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Home My WebLink About09/17/1996, 5 - REQUEST TO AMEND THE HIGUERA COMMERCE PARK SPECIFIC PLAN TO ENABLE SMALLER LOT SIZES AND ADDITIONAL LAND USES FOR APPROXIMATELY 8 ACRES AT THE SOUTHERN END OF THE HIGUERA COMMERCE PARK. (SP, ER 74-96) Council j acEnaa REpoizt Ik-' CITY O F SAN LUIS O B I S P O FROM: Arnold Jonas, Community Development Director ° Prepared By: Whitney McIlvaine, Associate Planner SUBJECT: Request to amend the Higuera Commerce Park Specific Plan to enable smaller lot sizes and additional land uses for approximately 8 acres at the southern end of the Higuera Commerce Park. (SP, ER 74-96) CAO RECOMMENDATION By resolution, approve a mitigated negative declaration of environmental impact and the requested amendment (Exhibit A) based on findings outlined in the attached resolution for approval. DISCUSSION Pr9ject Description The applicant and property owner, R. Howard Strasbaugh Inc., is proposing to amend provisions of the Higuera Commerce Park Specific Plan to: 1. Enable a minimum lot size of 1.75 acres for roughly 8 acres of property along Tank Farm Road. The current minimum lot size stipulated by the specific plan is 4 acres. The proposed subdivision that would be enabled by this specific plan amendment is attached. It is labeled "Vesting Tentative Map SLO 96-057." The subdivision application will be processed administratively if the specific plan amendment is approved. Please refer to the attached Planning Commission staff report for further discussion of lot size and effect on availability of large commercial lots. 2. Expand the types of allowed and conditionally allowed uses for the resulting lot at the corner of Tank Farm Road and South Higuera Street in order to facilitate adaptive reuse of the historical LongBonetti Ranch. These uses are listed in Exhibit A attached to resolution for approval. Please also refer to the discussion in the Planning Commission staff report regarding project description and zoning and general plan consistency. Planning Commission Recommendation Staff reviewed this proposal in the context of general plan policies, land use compatibility, and parcel size. On a 4 to 0 vote, the Planning Commission concurred with staffs conclusions and recommended that City Council approve the proposal to expand allowed uses for the ranch site and enable smaller lots with mitigation recommended in the initial environmental study. Minutes of the August 14 Planning Commission meeting are attached. Council Agenda Report - Title of Report Page 2 Applicant Concern: Soil Contamination At the meeting, the applicant's representative expressed concern with the requirement for clean-up of contaminated soil as a result of a release from pipelines in Tank Farm Road serving Unocal's tank farm roughly 60 years ago. An assessment of potential health risks associated with the leak is currently being reviewed by the Water Quality Control Board and the California Department of Toxic Substance Control. Another possible source of contamination is from use of pesticides associated with the historic agricultural use of the property. Fire Department staff are working with State agencies and affected property owners to determine the best approach to removal or containment of toxins necessary to meet public health and environmental standards mandated by Federal and State law. Citizen Inpu No one from the public spoke about this project at the Planning Commission meeting. On September 3, 1996, a resident of the Silver City Mobile Home park submitted a letter (attached) opposing: 1) driveway access from South Higuera Street and 2) a bar or wine tasting room in conjunction with the restoration of the LongBonetti Ranch property. The driveway easement was established as part of the Telegram-Tribune project. Any proposal for a bar would be subject to administrative use permit approval, as is the case in all M-zoned areas. CONCURRENCES Other department comments are attached and incorporated into recommended environmental mitigation and will be applied as conditions of approval to the proposed subdivision. FISCAL IMPACT No significant fiscal impacts are anticipated as a result of project approval or denial. ALTERNATIVES 1. Continue action with direction to the applicant and staff. 2. Approve a resolution denying the request. A draft resolution for denial is attached. If the request were denied, the applicant could still proceed with finalizing the subdivision approved with Vesting Tentative Map SLO 91-152.(attached). Attachments draft resolution for approval draft resolution for denial letter opposing the project planning commission minutes planning commission staff report (with attachments) initial environmental study s=Z Resolution for approval of SP 74-96 Page 1 RESOLUTION NO. (1996 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING AN AMENDMENT TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN TO ENABLE SMALLER LOT SIZES AND ADDITIONAL LAND USES FOR APPROXIMATELY 8 ACRES AT THE SOUTHERN END OF THE HIGUERA COMMERCE PARK (SP, ER 74-96) WHEREAS, the Planning Commission and the City Council have held public hearings in accordance with the California Government Code and Municipal Code Chapter 17.52 to consider amending the Higuera Commerce Park Specific Plan to enable smaller lot sizes and additional land uses for approximately 8 acres at the southern end of the Higuera Commerce Park (SP, ER 74-96); and WHEREAS, the potential environmental impacts of the proposed specific plan amendment (SP 74-96) have been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Guidelines in initial study ER 74-96; NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Fines. That this Council, after consideration of the proposed specific plan amendment as set forth in Exhibit A and the Planning Commission's recommendations, staff recommendations, public testimony, and reports thereon, makes the following findings: 1. Proposed amendments to the Higuera Commerce Park Specific Plan are consistent with the general plan, specifically with Land Use Element policies 3.5.1, 3.5.2, and 6.6.1 through 6.6.3, regarding appropriate uses in the Services and Manufacturing areas and cultural resource preservation. 2. The proposed reduction in minimum lot size for parcels in the southern 8 acres of the Higuera Commerce Park is consistent with City subdivision regulations. 3. The project is unlikely to result in significantly adverse environmental impacts, provided mitigation measures outlined in the mitigation agreement are incorporated into the project. SECTION 2. Environmental D t rmination. The Council finds that the project's initial study and mitigated Negative Declaration, ER 74-96, hereby incorporated into this resolution by reference, adequately address the potential significant environmental impacts of the proposed specific plan amendment, and reflect the independent judgement of the City Council. The Council hereby adopts said Negative Declaration with incorporation of all mitigation measures outlined in Exhibit B into projects enabled by this specific plan amendment. S�� Resolution for approve]of SP 7496 Page 2 i SECTION 3. ARpr The request for an amendment to the Higuera Commerce Park.Specific Plan is hereby approved. On motion of .- .- - _ ,.seconded by _ - - and on the following.roll C91 Vote. AYES, NOES: ABSENT: the foregoing resolgtion was passed and adopted this —day of _ _ _. 1996. Mayor,Allen Settle ATTEST:. Bonnie Gawf., City Clerk APPROVED AS TO FORM: ff org n, _ orney HIGUERA COMMERCE PARK EXHIBIT A SP-MM PLAN AMENDMENT Amend last sentence on Page 1, S ,mm ry of the_pl�n to read: The specific plan includes a schematic subdivision design which provides a "commerce park" with one-half acre minimum lots, and larger parcels in the "service commercial and "special industrial" districts composing the 80-2e.re area. (Delete...and seven larger parcels in the northern 50 acres and in the southern 30 acres, five large "special industrial" sites.) Revise page 4, Specific Land Use Map to show lot pattern as existing and proposed in southern 30 acres. (See also page 13 and 17 graphics.) Amend Page 5, Special Industrial Diet.ict Allowed sec and rp-nditional Uses by addition of the following conditional uses for the parcel at the corner of South Higuera and Farm Tank Road containing the main Long/Bonetti Ranch buildings only. Conditional Uses: •Retail sales offurniture and furnishings • Produce.stands; outdoor sales of�lgricultural Prpducts (,seasntral produce and flolters) • Florists, (pottery and&shops) * •Retail sales, groceries, liquor and specialty foods, bakery, (less thcrlt 10,000 sq.ft.) • Retail sales-specialties-* • Retail sales - outdoor sales of buildings and landscape materials, (nctrserZ) • Catering • Bars, taverns, etc. •Restaurants, sandwich shops, take-outfood, etc. Amend second sentence of paragraph #2, page 6, Loc Area to read: "Each lot in the southern 8 acres of the special industrial sub-area shall be at least 1.75 acres." Amend page 6, second sentence of paragraph#3, Minimum Lot Fr�nr Wi Irh to read: "The minimum lot frontage and width in the southern 8 acres of the special industrial]sub-area shall be 20.0 feet (delete 300 feet)." Amend page 12, fifth paragraph regarding subdivision of the southern 30 acres providing for widening of Tank Farm Road to reflect increased right of way and cross-section now required by City "(additional 30 feet offer of dedication and 15 feet wide street tree park-way caserncnt)." (Delete "additional 22 feet of right of way with curb, gutter, sidewalk and paving"). Revise page 13, Circulation Ma^to show lot pattern as existing and proposed in southern 30 acres, (including two driveways on Tank Farm Road and revised Section D.for Tank.Farm Road). Revise page 17,Utilities and I)minalZe Map to show lot pattern as described above. * Allowed only as minor accessory uses to other permitted uses EXHIBIT A ' PRADO ROAD . N e a A DRIVEWAY LOCATION � iA 1 1 * OFFER TO DEDICATE tiV STREET TREES T10'=44 10' . h * SECTION A--TYPICAL INTERIOR STREET C EX15TING CYPRESS TREE HIGUERA STREET (existing) CL FRONTAGE RD. O SECTION B--HIGUERA STREET TREATMENT TANK FARM ROAD --FRONTAGE ROAD o • E 1SSTIIIG CYPRESS TREE STREET TREE 10' HIGUERA STREET BICYCLE/PEDESTRIAN EASEMENT SECTION C-=HIGUERA STREET TREATMENT SECTION D--TANK FARM ROAD :HIGUEPA CQ` SCE PAPJC S°ECIF'IC PLAN CIRCULATION H was �UN1r( �j ��iJ14 F11t 11t,4A GDOP6A rrJ EXHIBIT APR ROAD Li i. ........... .. . . ....... .. ................ ........... NIN .mmommommom No I Mi "No ..... .... a :-N I ... .... .... -T I / TANK FARM ROAD 1154 PIPROVEMENT COPPLE;: SERNCE COMMERCIAL SPECIAL INDUSTRIAL ( pl�&! Was OV) HIGUER4 CUTIERCE PARK SPECIFIC PLAN SPECIFIC LOAD USE s="7 EXHIBIT I / I / / 1 / ® LEGEND WATER LINE PRE-DATING COMMERCE PARK •� O 0 0 LINE PARK PRE-DATING COMMERCE WATER LINE FOR PARK • :/ /.�. _ _ __ SEWER LINE FOR PARK / STORM DRAIN FOR COMMERCE PARK - / • i -+ FIRE HYDRANT ---- 0 FOR COMMERCE PARK DROP INLETS, UNDERSTREET DRAIN, AND DRAIN PIPE FOR COMMERCE PA'lK UTILITIES AND DRAINAGE HIGUE.RA CM00E PARK SPECIFIC PIAN C�T/.rwlMT PI IS581 18 hr/ IV EXHIBIT B Applicant Acceptance.of Mitigation Measures Project: ER 74-96 3897 South Higuera Street This agreement is entered into by and between the City of San Luis Obispo and R. Howard Strasbaugh, Inc. on the d 9 Tid- day of jy Ly following measures are included in the project to mitigate potential adverse enviirronmen ae impacts. Please sign the original and return it to the Community Development Department. Mitigation Measures: 1 Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination. 3. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. All conditions of Parcel Map MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of Parcel Map 96-057. 4. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-turn-in and right-turn-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SLO91-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 7. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. EXHIBIT B Mitigation Measures Agreement ER 74-96 Page 2 If the Community Development Director or hearing body determines that the above mitigation measures are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. Please note that 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. This project will not be scheduled for public review and hearing until this signed original is returned to the Community Development Department. Z4//,0/ ona Whisen d Date Development R view Manager --ARRY H. STRASBAUGH R. HOWA,R9 '37 1ASBAUGH. INC. 825 BUCKLE( ;?OAD S LUi"' 31SPO93401 R. Hd and Strasbaugh Date Applicant LAER\7496.mit GC Resolution for denial of SP 74-96 Page 1 RESOLUTION NO. (1996 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN AMENDMENT TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN THAT WOULD ENABLE SMALLER LOT SIZES AND ADDITIONAL LAND USES FOR APPROXIMATELY 8 ACRES AT THE SOUTHERN END OF THE HIGUERA COMMERCE PARK (SP, ER 74-96) BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Fines. The Council, after consideration of the proposed amendment SP 74- 96 and Planning Commission recommendations, staff recommendations, public testimony, and reports thereon, makes the following findings: 1. The proposed amendment is inconsistent with the intent of the Higuera Commerce Park Specific Plan to accommodate large-lot research and development and light manufacturing uses. The Council may specify additional findings. SECTION 2. Denial. The request for approval of the speciific plan amendment SP 74-96 is hereby denied. On motion of , seconded by , and on the following roll call vote: 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 Allen Settle Resolution for denial of SP 7496 Page 2 ATTEST: Bonnie Gawf, City Clerk APPROVED AS TO FORM: 6* il^-- *Jeorge S'�L— Bernice Cardoza 3860 S. Higuera St. , #B20 airy J' �O San Luis Obispo, CA 93401 (ac J September 2, 1996 Mayor and Council Members 0Q. of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 Dear Members of the Planning Commission: Regarding Meeting, September 17, 1996 -- Specialty Shopping Center, South Higuera I am opposed to converting the old Long Street Ranch House on the property next to Telegram-Tribune into a Cafe/Restaurant with a Bar and Outdoor Dining. I am also opposed to using the old barn and specialty shops for Wine Tasting and I oppose this Specialty Shopping Center sharing the driveway to South Higuera with Telegram- Tribune. Since I moved into Silver City Mobile Lodge in September 1962, this side of South Higuera has become a very large residential area with the addition of Creekside Mobile Home Park, The Meadows, Los Verdes Parks I and II, and also the Montessori Children's School on South Higuera and Los Osos Valley Road. There are many children living in these residents and Silver City alone has 298 mobile homes and is a family park with many children. Certainly a Bar selling hard liquor until 2 A.M. and the Wine Tasting should not be permitted right across the street from this large residential area. People who attend Bars and Wine Tasting tend to become very loud and argumentative and many times the music is extremely loud. This would be very disturbing to all the residents and would put more people consuming alcohol (many with an alcohol blood count over the legal limit) driving on South Higuera Street. There are too many of those drivers on the roads already. A restaurant with a wine menu would be quite different. The Food 4 Less Market selling alcoholic beverages in sealed containers is also very different from Wine Tasting. Many demands were made of the TK Project. They have to offset their driveway so that it will not be directly across from Las Praderas (The Meadows) and also have to install and synchronize signal lights on Tank Farm Road, Suburban Road, and Los Osos Valley Road. They have to build Jenny Way to keep most traffic off of South Higuera. We need that same consideration here for Silver City. Telegram-Tribune's driveway is directly across from the main driveway of Silver City. South Higuera has no signal lights between Tank Farm Road and Prado Road. Even with the lights the traffic from the right turn lane on Tank Farm Road is continuous. It would be extremely difficult and hazardous, especially with people coming from the Bar and Wine Tasting, for the residents of Silver City to drive in and out of our main driveway, especially when there is a traffic back up from the red signal light at Tank Farm Road. There is a roadway in back of Telegram-Tribune leading to Hind Road and that is the driveway that should be developed and used instead of the driveway on South Higuera Street where the traffic is already very heavy at times. If they want to preserve the Historical Site it would be much better to follow the example of the Jack House or some other restored Historical Buildings. Please consider protecting the children and all the residents living in this large and heavily populated residential area on South Higuera Street and DENY the permit for the Bar and Wine Tasting on the property next to Telegram-Tribune. Thank You, Draft Planning Commission Minutes August 14, 1996 Page 12 The motion was seconded by Commissioner Ready. AYES: Commissioners Veesart, Ready, Senn, Whittlesey, and Chairman Karleskint NOES: None ABSTAIN: None ABSENT: Commissioners Kourakis and Jeffrey 3. 3897 South Higuera Street: MS 74-96, SP 74-96 and ER 74-96: Review of minor subdivision of four lots from two (MS 96-057) and review of a specific plan amendment allowing smaller than four-acre lots and additional uses in the southern end of the Higuera Commerce Park; M-SP Zone, R. Howard Strasbaugh, Inc., applicant. Chairman Karleskint refrained from participating due to a potential conflict of interest. Commissioner Senn was designated as Acting Chairman. Associate Planner McIlvaine presented the staff report, recommending that the Commission recommend that City Council, by resolution, approve a mitigated negative declaration of environmental impact and the requested amendment based on findings outlined in the staff recommendation. Commissioner Veesart asked if this is currently two parcels. Associate Planner McIlvaine stated it is one parcel. There is an approved tentative map. She displayed an overhead of the parcel map (MS 91-152) to the Commission. Commissioner Ready asked when the vesting tentative tract map expires. Associate Planner McIlvaine deferred the question to the applicant. PUBLIC COMMENTS: Rob Strong, applicant's representative, stated it expired Nov. 7,1995. With extensions, they have two years beyond that. They don't intend to use the extension. They're going to try to do improvements and the final map concurrently. They are ready to go within the next six months. Mr. Strong stated the Higuera Commerce Park Specific Plan is about 20 years old. Fifteen years ago the 30 acres south of the main body of the 50-acre subdivision was added to it. They have eight acres Draft Planning Commission Minutes August 14, 1996 Page 13 undeveloped. One of the conditions of approval was that they restore and reuse the existing historic Long/Bonetti Ranch. One advantage and the primary purpose behind the smaller lot size would be to facilitate the separation of the restoration area from the new development area. The only other parcel that would be affected would be on the east side of Long St. The lot size is about ten times the size of the lots that the City approved in TK. It is probable that they will try to find a single tenant/single development. They may not have any use for these small lots, but they need the flexibility. The primary market is for smaller lots. The uses that they are requesting are compatible relative to the historic character. The landscaping and access limitations are not really conducive to large-scale retail. The are asking for more flexibility to enable the historic preservation. He asked for clarification from the fire department relative to Environmental Mitigation 1. The wording of the condition implies that they can't do anything without resolving the contamination issue. TK was allowed to phase their development. As long as they're not developing contaminated land, the fire department said they have no objection to them proceeding. They feel they are a hostage in the battle between Water Quality Control Board, the City, and Unocal. Unocal is going to be given notice to at least provide the resource assessment as to how extensive the contamination is. TK is going ahead because they're working on a part of the property that isn't contaminated. They want to be able to do the same. Associate Planner McIlvaine stated she has a report that was prepared by Earth Systems Consultants, the site assessment for the Strasbaugh property that shows the hydrocarbon concentration of the soil to the 100 parts per million standard. Based on this exhibit from this report, it appears to affect only two parcels, Lots 3 and 4 to the east on Long St. The City has been working with TK to help coordinate efforts to some resolution on the cleanup. There would be some value to both TK and this applicant to have a very firm condition from the City requiring the cleanup. Acting Chairman Senn asked if the applicant is comfortable with the language in the conditions that are in the staff report. Mr. Strong replied yes, with the understanding that's the same condition that was imposed on TK, and the Water Quality and the City are still working on the interpretation that affected lots means that not the entire subdivision is going to be precluded from development. Larry Strasbaugh, 825 Buckley Rd., stated the soil report was published July 12 and was conducted in May of this year. They put four borings down to see where the boundary of contamination is located. Unocal is going to try to influence the City to accept the situation as it is and not do a cleanup. This would make two of the proposed lots undevelopable. Mr. Strong stated he was informed by the fire department that four borings isn't sufficient. They want the contamination clearly defined and cleaned up. Draft Planning Commission Minutes August 14, 1996 Page 14 Seeing no further speakers come forward, the public comment session was closed. COMMISSIONERS' COMMENTS: Commissioner Ready made a motion that the Commission recommends that the City Council, by resolution, approve a mitigated negative declaration of environmental impact and the requested amendment of the Hguera Commerce Park Specific Plan, as set forth in Exhibit A of the staff report, based on findings outlined in the staff recommendation and the mitigation contained therein. The motion was seconded by Commissioner Veesart. Commissioner Whittlesey stated there was a discussion in the initial study about an easement along parcel three and four to provide access to Long St. She asked if there was any discussion about parcel two having an easement along its northern boarder to provide access to proposed parcel one. Associate Planner McIlvaine stated that both easements are shown on the proposed tentative map. Commissioner Whittlesey is concerned about smaller parcel sizes. AYES: Commissioners Ready, Veesart, Senn, and Whittlesey NOES: None ABSTAIN: None ABSENT: Commissioners Karleskint, Kourakis and Jeffrey COMMENT AND DISCUSSION: 4. Staff Development Review Manager Whisenand presented the agenda forecast for the meetings of August 28, September 11, and September 25. 5. Commission Commissioner Whittlesey stated she may be absent for the meeting of August 28. Chairman Karleskint thanked Jane McVey for her contributions and her letter. ADJOURNED at 11:15 p.m. to a regular meeting of the Planning Commission, scheduled for August CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT fTM x 3 BY: Whitney Mcllvaine, Associate Planner MEETING DATE: August 14, 1996 FROM: Ron Whisenand, Development Review Manage FILE NUMBER: SP 74-96, ER 74-96, MS 74-96 PROJECT ADDRESS: 3897 South Higuera (also 120 & 170 Tank Farm Road) SUBJECT: Request to amend the Higuera Commerce Park Specific Plan to enable smaller lot sizes and additional land uses for approximately 8 acres at the southern end of the Higuera Commerce Park. SUMMARY RECONEMENDATION 1. Recommend that City Council, by resolution, approve a mitigated negative declaration of environmental impact and the requested amendment based on findings outlined in the staff recommendation. BACKGROUND Situation Specific plan amendments are subject to review by the Planning Commission and review and action by the City Council. The proposed parcel map (MS 74-96, SLO 96-057) will be processed administratively if the specific plan amendment enabling smaller lots is approved. Previous Review In 1990, the Planning Commission and Council reviewed a similar proposal to reduce the minimum lot size and expand the range of allowed and conditionally allowed uses for the southern 30 acres in the Higuera Commerce Park. The Council denied the reduction in minimum lot size but approved some additional land uses for the area. See attached resolution No. 6839. DataSummary Applicant/Property Owner: R. Howard Strasbaugh, Inc. Representative: Rob Strong, Strong Planning Zoning: M-SP (Manufacturing-Specific Plan) General Plan: Services and Manufacturing Environmental Status: The Director made a determination to prepare a mitigated negative declaration on July 12, 1996. The mitigation agreement and initial study are attached. Project Action Deadline: Legislative acts are not subject to the Permit Streamlining Act. SP 74-96 Page 2 Site Description The 7.86-acre project site' covers parcels 1 & 2 of approved tentative map SLO 91-152 (see attached reduction). It is currently used for row crop farming and contains what remains of the historical Long/Bonetti Ranch. There are mature trees along South Higuera and scattered among the ranch outbuildings. Surrounding land uses in the Higuera Commerce Park include the Telegram Tribune, Hinds Sportswear, and San Luis Sourdough. Cook Business Park (industrially zoned County property) is to the east. The TK Annexation area is across Tank Farm Road to the south. There are two trailer parks across South Higuera to the west. Prgject Description The applicant is proposing to amend provisions of the Higuera Commerce Specific Plan to enable resubdivision of two lots' into four lots, ranging in size from 1.87 to 2.21 acres, and to expand the types of allowed and conditionally allowed uses for proposed parcel 1, in order to facilitate adaptive reuse of the historical Long/Bonetti Ranch. Uses requested for the ranch site include the following. Superscript notations refer to applicable zoning regulations: Antique/Furniture Sales: Retail sales of furniture and furnishings' Wine Tasting/Pottery, Gift and Flower Sales: Retail sales - specialtiesb; Florise Cafe/Bar/Catering: Restaurant`; Bars, taverns, etc.`; Catering services Outdoor Dining: Not a separate listing in the zoning regulations (same as restaurant) Plant Nursery: Retail sales - outdoor sales of building and landscape materials° Produce Stand: Outdoor sales - agricultural products (seasonal produce and flowers)` Specialty grocery (less than 10,000 s.f.): Retail sales - groceries, liquor, and specialized foods, bakery` Applicable zoning regulations for requested uses: a - Allowed in the C-S zone, not allowed in the M zone b - Not allowed in C-S or M zones c - Allowed in the C-S and M zones with Administrative Use Permit d - Allowed in both C-S and M zones e - Allowed in all nonresidential zones with Director's approval, subject to standards in Section 17.08.020 t Net size after right-of-way dedication. 2 The two lots will not exist until the parcel map for SLO 91-152 is recorded. The applicant has stated he intends to finalize that map before recording the currently proposed parcel map,SLO 96-057. SP 74-96 Page 3 f- Currently allowed in the C-S zone with Administrative Use Permit, not allowed in the M zone. Text amendment, TA 77-96, proposes to eliminate the use permit provision for groceries in the C-S zone due to inconsistency with the general plan policies. See discussion below. EVALUATION Zoning Regulation Consistency The project description above indicates which of the requested uses is allowed, conditionally allowed, or not allowed in the Manufacturing and Service-Commercial zones. These two zone categories correspond to the Services and Manufacturing land use designation described in the general plan. The project site is zoned Manufacturing - Specific Plan. The Specific Plan zoning enables a list of allowed and conditionally allowed uses to be tailored to a specific site. That list of uses does not have to correspond exactly with the zoning regulations for the Manufacturing zone, but does have to be consistent with the general plan. General Plan Consistency Land Use Element Policies 3.5.1 and 3.5.2 describe what uses should be accommodated in the Services and Manufacturing areas. Most uses encouraged by the general plan could probably be accommodated on the smaller lot sizes proposed, with the possible exception of light manufacturing, research and development, and laboratories. The proposed nursery, furniture sales, and restaurant/deli would be consistent with general plan polices. Land Use Element Policy 3.5.3 states that new specialty stores should not be developed in the Services and Manufacturing area. This would apply to the proposed specialty retail and specialty grocery. Specialty retail could be allowed if accessory to a permitted use. For instance, a nursery that also sold a small number of gift items or a restaurant/deli that also sold some specialty groceries would be considered consistent. Grocery stores were determined to be inconsistent with the general plan Land Use Element Policy 3.5.3 during the review of a Foods 4 Less store on the TK Annexation property directly across Tank Farm Road. The TK site has the same general plan land use designation as this project site - Services and Manufacturing. Land Use Element Polices 6.6.1 through 6.6.3 outline City goals of preserving historical resources. The Long/Bonetti Ranch is included on the City's master list of historic resources. An adaptive reuse plan for the main house and outbuildings is required as a condition of tentative map approval (SLO 91-152). The proposed reuse of the Long/Bonetti Ranch furthers these goals and meets previous conditions of approval. Y--17 SP 74-96 Page 4 Airport Land Use Compatibility The project site is located within Land Use Area 3 as designated by the Airport Land Use Plan. Proposed uses appear to be compatible with airport operations, based on the compatibility listing contained on pages 11 and 12 of the plan. This project is scheduled for review by the Airport Land Use Commission on August 20. Lot Size The Higuera Commerce Park Specific Plan stipulates 4-acre minimum lots for all parcels in the southern 30 acres of the park. As noted in the Focused Environmental Impact Report for the specific plan, the Higuera Commerce Park was designed to "attract service commercial and industrial firms which prefer a pre-planned setting, provided with complete services, and in close proximity to the urban center of San Luis Obispo." An objective of the specific plan was "to attract industries, services, and businesses not presently operating in the area, while some existing firms might expect to expand or relocate their facilities." The specific plan states that the southern 30 acres of the commerce park "is intended to accommodate primarily clean, light industries -- such as research and development, laboratories, precision manufacturing -- which require substantial space as well as city services, and which will draw most of their employees from the local labor market." The issue of whether or not to maintain an inventory of large vacant lots in the C-S and M zones was raised by staff during review of the subdivision of the TK Annexation property. The Planning Commission concluded that it is important to maintain an inventory of large lots with City services to be marketed to "clean", high-tech firms, and that this area of town is an appropriate location for such lots. Therefore, the Commission recommended that the 5 lots along Tank Farm Road be reconfigured as two lots, one having a minimum size of 3 acres. Council disagreed and approved the lot configuration proposed by the applicant, thereby establishing a precedent for small commercial lots in this vicinity, and triggering this application. The Strasbaugh application requests a reduction in the minimum lot standard from 4 acres to 1.75 acres. The new standard would apply only to the southernmost 8 acres of the commerce park. Parcel Map SLO 96-057 shows how the applicant would then divide the property. The resulting 4 lots would range in size from 1.87 to 2.21 acres. Effective lot size would be slightly reduced due to the required access easements. Even so, the proposed lots would be larger than most of the lots approved for the TK Annexation area across Tank Farm Road, and would exceed the 9,000-square-foot minimum lot size required by City subdivision standards. Effect on Availability of Large Commercial Sites A list of remaining M-zoned properties inside City limits is attached. It lists five properties, ranging in size from 17,250 square feet to 6+/- acres. Outside the City limits, in the Airport 6'.2D SP 74-96 Page 5 Annexation Area (roughly 1,500 acres including the airport), there are numerous large vacant parcels. County zoning currently requires 2.5-, 5-, and 20-acre minimum parcel sizes in this area. Most remaining vacant parcels are at least 6 acres in size. An executive summary of an industrial sector analysis prepared for the County in 1986 concludes that market demand will be primarily for small lot industrial development and that current industrial zoning will more than adequately accommodate development forecasts. Potential Environmental Impacts The initial environmental study is attached to this report. It discusses potential impacts on transportation and circulation, public services, and cultural resources. It also identifies potential for exposure to hazardous materials as a result of soil contamination. The applicant has.agreed to modify the project by including mitigation measures designed to reduce impacts to a less than significant level, as outlined in the attached mitigation agreement. ALTERNATIVES 1. Recommend approval of an expansion in allowed uses but denial of the reduction in minimum lot size. 2. Recommend denial of requested uses and lot size. 3. Continue action with direction. OTHER DEPARTMENT COMMENTS Other department comments are attached and incorporated into recommended environmental mitigation and will be applied as conditions of approval to the proposed subdivision. RECOMMENDATION Recommend that City Council approve the proposed specific plan amendments outlined in the attached Exhibit A, based on the following findings: Findings: 1. Proposed amendments to the Higuera Commerce Park Specific Plan are consistent with the general plan, specifically with Land Use Element policies 3.5.1, 3.5.2, and 6.6.1 through 6.6.3, regarding appropriate uses in the Services and Manufacturing areas and cultural resource preservation. 2. The proposed reduction in minimum lot size for parcels in the southern 8 acres of the Higuera S �/ SP 74-96 Page 6 Commerce Park is consistent with City subdivision regulations. 3. The project is unlikely to result in significantly adverse environmental impacts, provided mitigation measures outlined in the mitigation agreement are incorporated into the project. Environmental Mitigation* ion: 1. Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination. 3. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. All conditions of Parcel Map MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of Parcel Map 96-057. (Note: MS 91-152 expires November 7, 1995. Two additional one-year time extensions may be requested.) 4. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-turn-in and right-turn-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SLO 91-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 7. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. S"-o2z SP 74-96 Page 7 Attached: vicinity map proposed amendments to the Higuera Commerce Park Specific Plan other maps- assessor's map lot line adjustment map(showing current property lines) approved tentative map for the project site (SLO 91-152) and resolution of approval proposed tentative map (MS 74-96, SLO 96-057) soil contamination map letters from applicant's representative comments from other depts. Council resolution for previous similar request list of remaining vacant M-zoned property initial study and mitigation agreement A copy of the Higuera Commerce Park Specific Plan is included in each Commissioner's packet and available at the Community Development Dept. .S�a2� V) w Q_ m w BONETTI o W Zq�q GRANADA MEISSNER HIND klz v MqR/POSq �9S PRADE�S HUPARROSA LOS VERDES o SUBURBAN o� z v ES o VICINITY MAP7 MS 74-96 NORTH 3897 SOUTH HIGUERA R� I � I W J I Z aa96 _ I � s'rymr� I n ,� m .tiI m N _ // 3!i 01 Imo 'R ml w \ l O VAl ' BOi.,Zs +4C7 7.1 � .p4 n e, A73 .b'• a•ozo9' '� O m �o m s W 2 � �so 0 m N 0 L J w V m v co o I v m n :� "n i :•. {o�nT~',fe�. n `\wry \^//• ��r C��LI`• -'ZI Y � •T�'`-'•%. I`4:4+. \, `�''r'%�Jr`tw Y�``r ��'1'�. X41 ti� I. '•C i I• I r^-• �"' `%��'` ` e \'�+._ + ••"' SIO �''`�n.. x _ Z. n `y rrrv...rr�£^n• %' F' //IL � t Kms. '":e14� is �� /'/ _^o• I e t• 'y 1 q y ±Yo MjN'4 2�/ / y`^DD�- _?• fh.� C,En VIC tr Z t tF � I-tin• \�L\ • 4:;..! / e� mnn a ' y fir• -`tiG /�\ � /• � �r:,' d`:'_ /•. i� r 1!a'Or'U vil• m w�.� •/ w !� i / 1 . +.. ♦` / r / Pk z `� I I OJrIW IXRI/lyN '. r•� i COMMERCIAL.S.ERV CEG (County)'. 1-4 ` `cz amnio Mc r t ' I a�i .Z n .:. R1 �m :�� >rimxv�ra 0 �j vJ goo 3J Z Z u Ltd ou~ "iaax L Lq" ti O a r aLxmVm •,oa �1 .na 20•.' m m man s• 2nrm'm � � '.'•G: � 'n9''.ro.a$�E': IN m In ?Z s rxtno �f f II II ISI Nmcr�-M _ •\ :�� I :310: :_� '�" '"37 Otimim to 'ry m-Iamo 1® i •1• m � 1 m D-1 tiZ m 9 p �•,. as t\ a 2o A- N �.� 5S I :�}. �i�a:"�4`- •� ��„ �S py.'a�, 4 �ry`4�' a `r.-`Ei N 7a.•e:+Yi�ut�v��' y; SL(•• Y ` <+�. \ 0_;1y�'\ . .�'. A i w V i \ I86�. ♦'i/ ,� : // �fy •spa _-i �I in r git3 I wisp. =L i i ;R � m . y i ,_� `'��' \��\ i. r' �'/tip♦t,�IIII', �.�, 'y �.. Ir n $ :w � �� ♦ � / �y� / rami �. �` / ni...r�- - + �o i v♦� -_ �� // / /� i'��I �� •syr`♦ / ♦♦--�/ �p' -.c ' ... e ��'i I � r j�soj /� i ^y SJ9`♦moi 'vrrataourem i + y I 'I bs re ee L ♦.�esirr - _- _ M 'COM MERC.IALLSERVCE -' (County) m ormoam .� aNG)Sm� f rn m. ti m m ain aIt2 WoM ar 20'+• N iem ZafN'm Z v :ter. '• HI OHN a 0 f�1 E c5 i �x"r�ir ��E�' b O"O V 2 b • (� m (n N O V ZZ nOismN cZ rNoa if r I c mrtl r.4 atirn to u Tate :. o°na� T h - sc ti m' DIRECTOR'S ACTION NO. 91-14 AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR MINOR SUBDIVISION NO. 91-152 LOCATED AT 120 TANK FARM ROAD BE IT RESOLVED by the Community Development Director of the City of San Luis Obispo, as follows: SECTION 1. Findin . That the Community Development Director, after consideration of the tentative map of Minor Subdivision 91-152 and the staff recommendations and reports thereon, makes the following findings: 1. The design of the subdivision is consistent with the General Plan, Higuera Commerce Specific Plan, Subdivision and Zoning Regulations. 2. The site is physically suited for the type and density of development allowed in a M-SP zone (Special Industrial District, Higuera Commerce Park Specific Plan). 3. The design of the vesting tentative map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 4. The design of the subdivision or the type of improvement will not conflict with easements for access through or use of property within the proposed subdivision. 5. The Community Development Director has determined that the proposed subdivision is categorically exempt from environmental review under the California Environmental Quality Act and the City's Environmental Guidelines (Minor Land Division, Section 15315). 6. Installation of public street improvements and other subdivision improvements is necessary prior to the issuance of construction permits for individual lot development to protect public health and safety, to comply with the Higuera Commerce Park Specific Plan, and to provide for the orderly development of the surrounding area. SECTION 2. Conditions. That the approval of the tentative map for Minor Subdivision MS 91-152 be subject to the following conditions: DA 91-14 Page 2 for review, approval and parcel ma to the city riot to or 1, Subdivider shall submit a P recordation. Lot Line Adjustment parSLOAL Map 91-117 91-152sha! be recorded p concurrent with records tion th uera eet and Tank onto S 2. Parcel map shall note that driveway access ess nternalust street and 60rfoot common Farm Road shall be limited to the proposed shall note that access rights driveway on Parcel A of SLOAL 91-157• Parcel map are dedicated to the City for the remainder of the subdivision's frontage on South Higuera Street and Tank Farm Road. provide for 50 3, Subdivider shall dedicate property at Tank Farm Road frontage, to p feet of right-of-way from the centerline of said street, to the satisfaction of the City Engineer. south cate and to 4, r the Subdivider shall grant an irrevocaneSouthoffer H'gnera'Streetgotthe City limits;costs to one-half street of "Hind Lane from dedicate the 60-foot wide "ac ceneeras Accessf ghtsuat h ebeasterly te d of "Hind the satisfaction of the City Eng Lane" shall be dedicated to the City. provided from the common 5• Parcel map shall note that access to parcel 1 shall be p access driveway on parcel A of. LOAL 91-157 in acCO lan•Subdivider shall record a common access Higuera-Commerce Park Specific P to the approval of driveway agreement prior to or concurrent with the final map, the Community Development Director. Higuera reet rm 6• Subdivider shall dedicate property at theSout fe turn and 4t0' curb dreturn, to Tank the Road intersection to provide for a 30' property satisfaction o. the City Engineer. r public pedestrian purposes and the easterly side of the Monterey Cypress trees adjacent 7. Subdivider shall dedicate an easement or p construct a sidewalk along Engineer. to South Higuera Street, to the satisfaction of the Cie easement 10' wide street tree blic S easement ralongdall public and private ustreet�frontages. et. avement (T.4.= 8.0) per city standards and g. Subdivider shall improve TanksFaerm Road and South Higuera Street with curb, gutter, sidewalk and structure varyfrom typical ted on the tentative parcel map to preserve the existing cypress trees. specifications. The South Higuera Street curb alignment may section indica 10. Subdivider shall post surety to guarantee installation of off-site street frontage im rovements for Parcel A, SLOAL 1-x57 91 vehicle 152ch 1. The intenl allow t of thisscrondition p Minor S art of the Telegram- vehicle connections serving improvements planned as p Telegram- is to ensure that if the street S' .2q DA 91-14 Page 3 Tribune development project on Parcel A, SLOAL 91-157 are not installed, they will be completed as a condition Minor Subdivision 91-152. Amount of surety shall be determined by the City Engineer 11. The interior street shall be constructed per city standards and specifications, and the southerly one-half of "Hind Lane" shall be constructed per city standards and specifications (T.1.= 8.0). Traffic signage and striping shall be installed to the approval of the City Engineer. 12. Final map shall note the names of the new street and the right-of-way shown as "Hind Lane" on the tentative parcel map, to the approval of the Community Development Director. 13. Subdivider shall install street lighting, in accordance with city standards and specifications, along all adjacent and proposed public streets. 14. Subdivider shall construct a new public water main within Tank Farm Road (from South Higuera Street to the easterly City limits), and in the interior street (from Hind Lane to Tank Farm Road), per city standards and specifications. City shall pay the cost for any oversizing as required by the City Engineer and/or Utilities Engineer, per current adopted resolution. 15. Subdivider shall install public fire hydrants along all adjacent and proposed public streets per city standards and specifications, to the satisfaction of the City Engineer, Utilities Engineer and Fire Chief. 16. Subdivider shall construct a new public sewer main and laterals to provide sewer service for each parcel. The limits and alignment of said sewer shall be within public or private streets or easements to the satisfaction of the City Engineer and Utilities Engineer. The new sewer main in Tank Farm Road shall be extended to the easterly city limits; any line oversizing shall be paid for by the City per current adopted resolution. 17. Each parcel shall be served with individual water, sewer,electric,telephone, gas and cable TV per city standards and specifications. 18. Street trees shall be planted along the southerly side of "Hind Lane", both sides of the interior street and the northerly side of Tank Farm Road, upon the development of each parcel, per city standards and specifications. 19. Payment of water, sewer and sewer lift station fees shall be postponed until time of development of each parcel, per Ordinance 1200 (1991 Series). 20. Subdivider shall pay $3,640.00 towards the Los Osos Valley Road/South Higuera Street connection, as required by the Higuera Commerce Park Specific Plan. !s - DA 91-14 Page 4 21. Subdivider shall submit a hydrology study and construct drainage facilities (public/private) to convey surface runoff to an adequate point of disposal and provides for the completion of the drainage system in South Higuera Street which serves the subdivision and connecting with a 60-inch storm drain opposite Las Praderas on South Higuera Street. 22. All boundary monuments, lot corners and centerline intersections, and street alignment data shall be tied to the City's control network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final parcel map. A 5-1/4" diameter computer floppy disk, containing the appropriate data for use in autocad for Geographic Information System (GIS) purposes, is also required to be submitted to the City Engineer. 23. Final map shall note that trip reduction plans and implementation programs will be required as part of development review of new projects on all lots. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2) carpool and public transit information; 3) incentives for employees to use alternative transporation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit, and other measures to the approval of the Community Development Director. 24. Subdivider shall provide easements on the South Higuera and Tank Farm Road frontages of parcel 1 or on parcel A, SLOAL 91-157 for bus pull-outs, and shall be responsible for installing a bus pullout and shelter on South Higuera Street, to the approval of the Community Development Director and City Transit Manager. The bus pullout shall be installed with street frontage improvements; however bus shelter installation may be bonded for and deferred until required by City. 25. All existing trees shall be preserved, except where the City Arborist determines that tree removal is necessary for public safety, or to protect the health of adjacent trees, following sound aboricultural practice. A tree protection agreement and surety shall be required prior to construction, to the satisfaction of the City Engineer. The subdivider shall be responsible for any required tree removals and safety pruning of existing trees along South Higuera Street, prior to acceptance of subdivision improvements by the City, to the satisfaction of the City Engineer and City Arborist. All trees shall be safety pruned to the approval of the City Arborist, and any trees removed should be replaced with two 24" box specimen trees for each tree removed. 26. To preserve the integrity of the site's historical resources, the subdivider shall comply with the following measures: DA 91-14 Page 5 A. Sensitive Site Designation. The final map shall note that Lot 1 is considered a sensitive site due to its historic significance, and shall require Architectural Review Commission approval for any demolition, exterior changes to buildings or grounds, or for any new construction. B. Preservation Covenant. The subdivider shall enter into a covenant with the City agreeing to preserve the appearance and historic integrity of the Bonetti/Long Street ranch structures and grounds, including: ranch house, barn, windmill, water tower, entry sign and gardens, to the approval of the Community Development Director and City Attorney. The covenant shall be recorded prior to the recordation of the final map, and shall run with the land. C. Reuse/Preservation Plan. The covenant shall note that prior to any change of use or further development of Lot 1, the property owner(s) of Lot 1 shall submit an adaptive reuse and historical preservation plan for Community Development Director approval. The plan shall address development strategies that maintain the long-term viability of the site and structures, including, as a minimum: -parking and vehicle access -landscaping and visual screening -preliminary feasibility study of alternative land uses -marketing/economic strategies for adaptive reuse -recommended land use strategy D. Historical Marker. Prior to final subdivision acceptance by the City, the subdivider shall install a permanent, historical plaque, kiosk, or marker on or adjacent to the site explaining the Ranch's history and its community significance, with the design and location to the approval of the Community Development Director and Architectural Review Commission. E. Modifications. The Community Development Director may at any time, modify, add, or delete mitigation measures if the above mitigation measures are determined to be ineffective or physically infeasible. Such changes shall be limited to measures which would meet the intent of the original mitigation. The foregoing document was passed and adopted this 7th day of November, 1991. Community Development Director by: Ken Bruce, Hearing Officer 76- n 6teMFO' < r fA Z t1%C 1 Z 2 _ � .R ^� a ev a 'a:`l F �'s��FMt,� m a Ax r i r `cm /Ua Al E-teas s ' c' ck m alf All d `• • / i " 3 ilapw ��e r /. �� 6'o aftc a / / ' _- �. a •. COMMERCIAL SERVICE, T' Rbunty? ' ww»/Y/r• J A un ormoam ` t.? O cmrrl _ mm r �sm -mz naiirn2QamQ r (Tj � � Z C-) rOT1 • ''A� .rm=ars 8�0 Z O m'n ~ntimoo o s srm !! }} OX w r� ,yr'stim O ;IPT 1 U y <Y V M (JI H w a OMO�n2 u rTl ~T2 ZZ 2�maa Z r�mna �P 1 ' �I I IIIff;II :rri .cimm mm _ eti mtiso' � I In►-, � P e s s r r m r S R 0 i a x m, I r2__ .. x I iI c R t s oa i�z f z l �Po ► x—x—x ... . x x _x �g m -��—X—8-x— x 'fl a:.; r bo CO3 �X �y x X L—J x—Lx -, o F . lI° : -V= x LX—x 1A I.. . 9 Y I I] 6 I X—LX—rx- 000 CJ g x—OX _j0 D = `x 6x—x—X—X- 4, �o o O C \ j C s Q ZO C 0 Z > D cn ® C y r r3 % u S cp cxy tq Nv NG OD r D OpD7i b" m p> W N v> r•. C D' Op � gm r. O r i D [D p O w 7 m b Z 7J m 5/ l •].. '��i t • .,.:T � ... Syi.. i. _ ry. r.•l:F.".� w'r� :r.�� - y:�J � �l. 't: ;.- sow�lzr; '�; . �t.� $$ .'te�.�t, - ,.�t��r�y�$�,�'y�, '+ _.+,:•'•: d ` i?. �+' �- 9�- l",�'�. , :�:4+-�:•. ,�: �_+...r•..- �-'f -.?Y.a;. ..9j-. "" .;�K!n....,..n::�tt:'w. ':1n.•�: �t .> _f -i... ..c. STRONG PLANNING SERVICES ROB STRONG, A.I.C.P. Ms. Whitney McIlvaine,Project Planner June 19,1996 Community Development Department CITY OF SAN LUIS OBISPO RECEIVED 990 Palm Street, City Hall San Luis Obispo,CA 93401 JUN i 41996 Subject: Higuera Commerce Park Specific Plan Amendment, Strasbaugh, Inc. CITY OF SAN LUIS OBISPO ,OMMUNm DEVELoaLoNr Dear Whitney: Sorry I missed you yesterday when I was in San Luis Obispo,but you deserve a vacation day or two ! Instead, I talked to Jeff Hook regarding the historic restoration and adaptive reuse concepts which are important to Strasbaugh,and should be acceptable to the City. I also called Ron to beater understand what policy problems you might be referring to,since my review of the general plan did not reveal any apparent conflicts. To clarify the project description for environmental determination and enable specific plan amendment consisent with the general plan,without generalplan amendment,I submit the following clarifications or revisions to the application: 1)The proposal meets all requirements of General Plan Policy 3.0 regarding commercial siting 2)The proposal as submitted might be interpreted to conflict with the provisions of General Plan Policy 3.1 related to general retail,regional attractions,or specialty stores.The proposal should be clarified so that uses such as wine tasting,gift and flower sales composing less than 1500 s.f. of the 16,500 s.f. service commercial complex,are minor and incidental or accessory to permitted or conditional uses such as plant nursery and cafe/bar/catering uses,not separate specialty uses. The proposed specific plan amendment to page 5, Special Industrial District,Allowed and Conditional Uses,should be clarified to apply only to the 1.9 acre historic buildings and grounds, or alternatively,be deleted entirely,provided that the City can consider and conditionally allow other compatible and incidental uses to facilitate adaptive reuse of the historic building complex 3)The provisions of General Plan Policies 3.2, 3.3 and 3.4, regarding Neighborhood Commercial,Offices,and Tourist Commercial,respectively,are not applicable to this proposal. 4)The proposal can be found consistent with General Plan Policies 3.5 regarding Services and Manufacturing,specifically because: 3.5.1 and 3.5.2 C The proposal provides for areas and uses intended to accommodate convenience restaurant and other activities serving primarily area workers,and large items such as furniture and furnishings and plant nursery. 3.5.3 The proposal should not conflict with this provision if revised as outlined in 42. The intent is not to create new specialty stores,department stores or a neighborhood shopping center,but a commercial service complex in the existing historic ranch setting. The magnitude and character of the proposed uses are considered"compatible with nearby rues"and "will not divert trade from other general retail or neighborhood commercial areas which are better located to serve the expected market area." 3.5.4 Access is to and from South Higuera Street using the shared driveway already developed by the Telegram-Tribune,and would not impact residential streets nor increase the number of driveway accesses onto arterial streets. 7314E RFI AIR ROAD PALM DESERT. CA 92260 PHONE/FAx(619)341-2798 5)The proposal is consistent with the General Plan Policies 3.6 and 3.7,particularly 3.6.2 regarding "convenience facilities serving the daily needs...and amenities...allowed in centers of employment,"and that"compatible mixed uses in commercial districts should be encouraged." In summary,we agree that the application as submitted needs to be revised to prevent the interpretation that new specialty stores such as florist,pottery,gift shops,produce stands or specialty foods could be conditionally permitted as primary uses,or allowed on the undeveloped remaining lots.These uses should be allowed or conditionally allowed as accessory or incidental to other primary permitted and conditional uses,particularly as part of the adaptive reuse of historic Long Street Ranch buildings and grounds. If)on or other staff have any further concerns or clarifications to suggest to avoid any other general plan policy problems or to mitigate possible environmental impact issues,please call me. I got your letter of June 14 referring to roughly 30 policies which appear to be relevant to this application,but I cannot respond until you tell me how or which ones you feel we may not conform with. I recall you mentioning prime agricultural land as a possible concern,but recall that this issue was one of the topics addressed 18 years ago,when the southern 30 acres was deferred from the original specific plan,and again 15 years ago when the southern 30 acres was allowed for phased M-SP use.Now that only two of the four acre lots remain undeveloped,and all we are proposing to change is the possible division of these into four lots of two acres each,one of which contains the historic ranch buildings, I don't agree this is an issue again. In any event,call me so we can resolve any other policy problems or impact concerns. We understand that the environmental determination should be completed before July 17 and that the Planning Commission hearing on the specific plan amendment will be scheduled for August 14,which works well with my scheduled vacation. We can farther discuss this next week or when I am in town on July 2,if necessary. T. mjoer strong, I cc: Strasbaugh J � "F,-�-- �...'t c. - a Y.. ..' � '.. ��r r r y_ ,' •fir' .� _ F•+@°��>,�ti w'". �,��1;� , .t . •• y-ti!' J►�! y .� C a �'� T''4, •• C y'� y `� nal � y ti ti F'a'-�Y r(.- a� w �4�qn t r '��. T"t.� `r'a 1. +.. . �'✓r�i � "ia JTRONG PLANNING SERVICES ROB STRONG, A.I.C.P. May 9, 1996 Mr. Arnold Jonas, Director "4r �vF Community Development Department rIY CITY OF SAN LUIS OBISPO City Hall, 990 Palm Street San Luis Obispo, CA 93401 Subject: Preliminary Reuse/Preservation Plan for 3897 Higuera Street, "Long Street Ranch," Tank Farm and Higuera Streets, San Luis Obispo Dear Arnold: Enclosed is a Preliminary Reuse and Preservation Plan for the historic Bonetti Long Street Ranch properties currently owned by R. Howard Strasbaugh, Inc. This plan was a prerequisite for "any change of use or further development of Lot 1, PM SLO 91-152," which we intend to final within the next year. As you know we have filed ER 74-96, MS 74-96 and SP 74-96 to enable division of the Long Street Ranch complex from the remainder of Lot 1, each approximately 2 acres in area. We recognize that the new parcel containing the historic buildings would be considered a "sensitive site" subject to ARC approvals "for any demolition, exterior changes to buildings or grounds or for any new construction." We request that the required "preservation covenant" be recorded prior to the recordation of the final map for MS 74-96 rather than SLO 91-152 (or confined to that portion of Lot 1 only). The reuse/preservation plan indicates proposed • parking and vehicle access • landscaping and visual screening • preliminary conditional land uses(subject to SP amendment). The existing buildings are not conducive to "large scale light industrial use" and thus the specific plan amendment is essential to separate this historic complex from the undeveloped half of Lot 1 and enable certain conditional service commercial uses. The "Long Street Ranch" complex will enhance Higuera Commerce Park and be compatible with nearby residential neighborhoods subject to Conditional Use Permit approval by the City. We are prepared to process the Use Permit application concurrent with the other applications 74-96 assuming this adaptive reuse strategy is acceptable to the City. Finally, we request that the required placement of an "historical marker" be deferred until use permit and MS 74-96 final map rather than required prior to final map of SLO 91-152. We intend to place most of the historical display on the north side of the barn adjacent to proposed parking lot and entry to the"Long Street Ranch." If you or other staff have questions regarding this request, please call me at(619) 341-2798. Sincere} , Ro 5tron- , C.P. 73149 BEL AIR ROAD, PALM DESERT,CALIFORNIA 92260 PHONE/FAx(619)341-2798 5--37 1; ••-{L.'s:_f'�_ -$'.��' - .:[. Ply t ..A:il.. ...�::f. - �y,.1'.'.'.`.. f .n...:#_ ,L.�•. '_ ..t8 f'.C:�" - � a6! ri G k s t t • ' C4 Z.... S 3 -Y�S`'ti°k'. +f3�•_ 4 y a`�c. `. ''`..{.�� .r �.,.�+,�+y�• a].rd��.... Y �,.� rfw l�.•_yc'�� a..�r� tS�.`'i��'. r� 'l�'a�'+-i`'`r"':S-rr't.Y,/`: `� i� •:�•.�� `1.i�� • a;:_`..Sac.'f=W+�ti�>•-' ` �3�7 �'�' ?.:�r'�. � � �.5�i� a"`__.'-t "'_+�.� a-i"� K`-'^•c:-!''r ,x�.1 �� ` }^�,",'0 j.'�•!��''Y9t �-bA�w:�� ,�•' 'iw� �.�r�.y,,.;� �� .a4 y�t^�cwr��e .-n F3'LS '•c r"'}WiteL�'�M••��.) } �+• � f�'8? .'• 7�� . +� �b �" 'l+'f`>-�?; Tom=.l;.?li Tt+s.F:,r �:�.,t'�°.. ,1•['...•,~L.j 1'r..'-" ..r�:"+ ��,.'...:ti�,•G"'f STRONG PLANNING SERVICES ROB STRONG, A.I.C.F May 8, 1996 Mr. Arnold Jonas, Director Community Development Department CITY OF SAN LUIS OBISPO City Hall, 990 Palm Street San Luis Obispo, CA 93405 Subject: Higuera Commerce Park Specific Plan Amendment and Tentative Parcel Map No. SLO 96-057, R. Howard Strasbaugh,Inc. Preliminary Concept Plan for Bonetti "Long Street Ranch" Dear Arnold: Transmitted herewith are the above applications and related materials as discussed at the pre- application meeting of May 2, 1996. The applications relate particularly to the southern 8 acres of the 30 acres designated "special industrial' in the Higuera Commerce Park Specific Plan, and amend the schematic subdivision design and conditional uses for that portion of the property. One of our primary objectives is to separate the historic Bonetti "Long Street Ranch" on the northeast comer of Higuera Street and Tank Farm Road, to facilitate its restoration and reuse as a service commercial complex similar to Sycamore Ranch in Templeton. A concept plan for this restoration and reuse was requested by Jeff Hook at the preapplication meeting. We would include the following uses of existing buildings, and areas of"Long Street Ranch." es Building Size Parkins: Antique/Furniture Barn 2,750 s.f. 5.5 Wine Tasting/Gift& Flower Bam/Shacks 1,375 s.f. 6.9 Cafe/Bar/Catering House 1,650 s.f. 8.3 Outdoor Dining Patio/Garden 4,400 s.f. 25.0 Plant Nursery Water Tower Area 6,400 s.f. 12.8 Subtotal: 16,575 s.f. 58.5 We request a 20% mixed-use parking reduction which would result in 46 parking spaces being required. The concept plan provides for 48 spaces plus 2 loading spaces. It also provides for a 13,000 s.f. grassed, special event area which can accommodate outdoor space for weddings, receptions, private fairs, and similar parties. Offsite parking would be provided on adjoining lots during special events. 73149 BEL AIR ROAD, PALM DESERT, CALIFORNIA 92260 PHONE/FAx(619)341-2798 S/�� S/ MEMORANDUM TO: Whitney Mcllvaine, Department of Community Development FROM: Spencer Meyer, Fire Department SUBJECT: NE corner of Tank Farm and South Higuera Streets, ER, MS 74-96 DATE: May 17, 1996 ACCESS: Proposed street access is adequate. FIRE-FLOW: Public distribution main (Higuera Street only) appears adequate to supply the proposed land use. A new public distribution main will be required along Tank Farm Road and shall be capable of supplying the required fire-flows. HYDRANT LOCATIONS: Public fire hydrants will be required on all street frontages. Fire hydrants shall be spaced per SLOFD Development Guidelines (maximum of 225 foot intervals) and shall be capable of supplying the required fire-flows General Notes: (1) All structures shall be protected with approved automatic fire alarm system and fire sprinkler system per NFPA 13. (2) If/When traffic control signals are installed, emergency preemption devices (e.g. Opticom systems) will be required to expedite emergency access. (3) Due to the proposed developments close proximity to old petroleum transmission mains and past site/area history, there are defined and the possibility of areas of "undefined" contamination within the proposed land-use. Prior to building approval, the developer/owner must justify to the satisfaction of the Administration Agency that no- contamination exists on the proposed site. Please note: Unocal's England Shanin & Associate's/Danes & Moore reports have only defined the areas of contamination (@ Tank Farm Road area) down to 1,000 ppm. (action levels start at 100 ppm. for soil), areas of contamination maybe greater than represented in reports. S��/D (4) Agricultural areas (such as barns, storage/repair/parking areas and old fueling facilities/areas) shall have environmental assessment(s) prior to any building or development. Areas shall be reviewed for historically common contaminants (found in Ag. yards) as heavy metals, solvents, pesticides, herbicides, asbestos and fuel hydrocarbons. c: Jerry Kenny Engineering Department Dan Gilmore, Public Utilities Department Ron Hanson, Fire Department PROJO REVIEW REN May 28, 1996 To: Whitney McIlvaine, Associate Planner Via: Jerry Kenny, Supervising Civil Engineer From: Mike Bertaccini, Engineering Assistant Subject: Tentative Map SLO 96-057, TFR @ I-Eguera(ER-MS-Mg/Com SP Amend 74-96) CONDITIONS 1. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. 2. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-tum-in and right-tum-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SL091-152). 3. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be,followed upon development of each parcel, to the satisfaction of the Public Works Director. 4. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 5. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. 6. All boundary monuments, lot comers and centerline intersections, BC's, EC's, etc..., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad®(Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the Public Works Director. 7. The final map, public improvement plans and specifications shall use the International System of Units (metric system)if submitted after June 30, 1996. The English System of Units may be used on the final map where necessary(eg - all record data shall be entered on the map in the record units, metric translations should be in parenthesis), to the approval of the Public Works Director Fdc: TTR-H1G.P1 SITE/GRADING COMMENTS DATE: May 14, 1996 SUBJECT: Specific Plan Amendment (Create 1.75 Acre Lots) ------------------------------------------------------------------- ---------------------------------------------------------------=--- COMMENTS: 1 Sewer connections will eventually be required and easements may be needed to provide access to public sewers. 2 The natural topography slopes from east to west, eventual parcel development will probably result in similar drainage patterns. An easement may be required on the downslope lots to ensure an outlet to public drainage facilities is provided. Bob Bishop �4 RESOLUTION NO. 6839 (1990 Series) A RESOLUTION OF THE COUNCIL OF .THE CITY OF SAN LUIS OBISPO DENYING AMENDMENTS TO THE HIGUERA COMMERCE SPECIFIC PLAN REGARDING MINIMUM LOT AREA, CIRCULATION, AND FRONTAGE REQUIREMENTS, DENYING TENTATIVE TRACT 1766, AND APPROVING AN AMENDMENT TO THE HIGUERA COMMERCE PARR SPECIFIC PLAN TO ALLOW ADDITIONAL LAND USES Iii THE SPECIAL INDUSTRIAL DISTRICT, AT 3897 SOUTH HIGUERA STREET AND 130 TANK FARM ROAD. BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. ENVIRONMENTAL DETERMINATION. The Community Development Director's decision on April 11, 1990 granting a mitigated negative declaration is affirmed, with the inclusion of required mitigation measure number 1 as listed in Exhibit "A", attached. SECTION 2 . SPECIFIC PLAN AMENDMENT 1448. This council, after consideration of public testimony, Specific Plan Amendment SP 1488 and supporting information, the Planning Commission's recommendations, and staff recommendations and reports thereon, takes the following actions: A. The amendment request to reduce the minimum lot area from four (4) acres to two (2) acres, reduce minimum frontage requirements, and modify the circulation plan and policies in the Higuera Commerce Park Specific Plan are denied, based on the following finding: 1. The proposed amendments are inconsistent with the intent of the Higuera Commerce Park Specific Plan to accommodate large-lot research and development and light manufacturing uses. B. The amendment request to expand the range of allowed uses in the Special Industrial District of the Higuera Commerce Park is approved, with the additional uses as recommended by staff in addition to those currently allowed by the Higuera Commerce Park Specific Plan, as listed below, and subject to the following findings: Findings 1. The proposed uses are consistent with the Higuera Commerce Park Specific Plan and the General Plan; and 2 . The proposed uses are appropriate at the proposed location and will be compatible with surrounding land uses. Allowed Uses: -advertising, public relations -broadcast studios -computer services -credit reporting and collection .—delivery, mailing, and postal services -detective and security services -laboratories (medical, analytical) offices (architects, engineers, industrial design) Add to conditionally allowed uses: Large office buildings including multiple tenants but with no single tenant space less than 2500 square feet, but excluding banks or other financial institutions, medical offices and clinics, government agency offices and attorney's offices. SECTION 3. TENTATIVE TRACT 1766. This Council, after consideration of public testimony, Tentative Tract Map 1766 and supporting information, the Planning Commission's recommendation, and the staff's recommendation and report thereon, hereby denies Tentative Tract 1766 based on the following finding: 1. The design of the subdivision is not consistent with goals, policies, and development standards in the Higuera Commerce Park Specific Plan. On motion of Mayor Dunin , seconded by Councilman Reiss , and on the following roll call vote: S�'�S AYES: Mayor Dunin, Cotmcilmembers Reiss, and P.appa NOES: Councilman Roalman ABSENT: Councilwoman Pinard the foregoing resolution was passed and adopted this 10th day of July , 1990. c on Dunin, Mayor ATTE ` ) V pan V ges, City Cler * * * * * * * * * * * * APPROVED: 4itAdministr ive Of cer �/Y'&�� tco to ney unity De ,eopment Director jh/D/higcom2.wp s�7K �� y7 z J II`.' ' .. .. 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IZN o O o 0 CCD ZR� 0000 cn \ O I o IN �y m 3 0- CD + 0 < ° cn C7 C7 O (7 N CD 0 3 0 70 Z (n z y m r/ n ; d Q� O41 h oO n CD O y y N 4�:, O W N Co ° N CO V W cn m D rn CL :3 00° V 0° v � O o 0 0 0 o D CD cr o o 0 0 o 0 ° < cn D <CD 0 p CD Ul VI ° � O- nm mo a -� pO ° Z Z CL O O ° c° m Ooo 91 m y Z ZmrmC- Z —I CD r" D m j Z <CL Dz y O '- O < _ _ m O D ° N co W W N N 0m m C7 Q o N co cn rn cn O cn D Z 20 vD W CT1 O O OD Co 0 fn O =i cn N O N c W 0 O O in c 0 0 m � mm O Z 0 Ill city of sAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 August 19, 1996 R. Howard Strasbaugh ^ 825 Buckley Road San Luis Obispo, CA 93401-8127 SUBJECT: MS 74-96, SP 74-96, and ER 74-96: 3897 South Higuera Request to amend the Higuera Commerce Park Dear Mr. Strasbaugh: The Planning Commission, at its meeting of August 14, 1996, recommended adoption of a resolution approving a mitigated negative declaration of environmental impact, and the requested amendment of the Higuera Commerce Park Specific Plan outlined in the attached Exhibit A, and based on the following: Findings: 1. Proposed amendments to the Higuera Commerce Park Specific Plan are consistent with the general plan, specifically with Land Use Element policies 3.5.1, 3.5.2, and 6.6.1 through 6.6.3, regarding appropriate uses in the Services and Manufacturing areas and cultural resource preservation. 2. The proposed reduction in minimum lot size for parcels in the southern 8 acres of the Higuera Commerce Park is consistent with City subdivision regulations. 3. The project is unlikely to result in significantly adverse environmental impacts, provided mitigation measures outlined in the mitigation agreement are incorporated into the project. Environmental Mitigation: 1. Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination. /O The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. v Telecommunications Device for the Deaf(805) 781-7410. MS 74-96, SP 74-96 and ER 74-96 Page 2 3. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. All conditions of Parcel Map MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of Parcel Map 96-057. 4. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-turn-in and right-tum-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SLO 91-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 7. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. The action of the Planning Commission is a recommendation to the City Council and, therefore is not final. This matter has been tentatively scheduled before the Council on September 17, 1996. This date should be verified with the City Clerk's Office (805) 781-7103. If you have any questions, please contact Whitney McIlvaine at 781-7175. Sincerely, Rona G. Whisenan Development Review Manager Attachment: Attachment A cc: Rob Strong L:74-%.pe . s�.s7? J, L LY. .. 'JL_ (VY. ✓L.1L. . vv- � .Vr .-.v,.r �- ATTACHMENT A MGUERA COMMERCE PARK SPECIFIC PLAN AMENDMENT Amend last sentence on Page 1, 4umm ry ofeTh PL-alto read: The specific plan includes a schematic subdivision design which provides a "commerce park".with one-half acre minimum lots, and larger parcels in the "service commercial" and "special industrial"districts composing the 80-acre area. (Delete...and seven larger parcels in the northern 50 acres and in the southern 30 acres, five large "special industrial" sites.) Revise page 4S=;tic Land I lse Man to show lot pattern as existing and proposed in southern 30 acres. (See also page 13 and 17 graphics.) Amend Page 5, Special t_dustri c ": ett�u,PA r tsps and Conditional Uses by addition of the following conditional uses for the parcel at the comer of South Higuera and Farm Tank Road containing the main LongBonetti Ranch buildings only. Conditional Uses: -Retail sales offurniture and furnishings -Produce stands; outdoor sales ofAgricultural Products (seasonal produce and flotirers) •Florists, (pottery and gift shops)* - Retail sales, groceries, liquor and specialtyfoods, bakery, (less than 10,000 sq.ft.) - Retail sales-specialties4 -Retail sales-outdoor sales of buildings and landscape materials..(nursery) - Catering - Bars, taverns, etc. -Restaurants, sandwich shops, take-out food etc. Amend second sentence of paragraph#2,page 6. of Area to read: "Each lot in the southern 8 acres of the special industrial sub-area shall be at least 1.75 acres." Amend page 6,second sentence of paragraph#3,Minimum Lot Frontage and Width to read: "The minimum lot frontage and width in the southern 8 acres of the special industrial sub-area shall be 200 feet(delete 300 feet)." Amend page 12, fifth paragraph regarding subdivision of the southern 30 acres providing for widening of Tank Farm Road to reflect increased right of way and cross-section now required by City "(additional 30 feet offer of dedication and 15 feet wide street tree parkway casement)." (Delete "additional 22 feet of right of way with curb, gutter, sidewalk and paving"). Revise page 13,Circulation Man to show lot pattern as existing and proposed in southern 30 acres, (including two driveways on Tank Farm Road and revised Section D for Tank.Farm Road). Revise page 17,itilities and pMinAjLM=to show lot pattem as described abcvc. Applicant Acceptance of Mitigation Measures Project: ER 74-96 3897 South Higuera Street This agreement is entered into by and between the City of San Luis Obispo and R. Howard Strasbaugh, Inc. on the d 9'T,4 day of -,TiJ C.Y , 1996. The following measures are included in the project to mitigate potential adverse environmental impacts. Please sign the original and return it to the Community Development Department. Mitigation Measures: 1. Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination. 3. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. All conditions of Parcel Map MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of Parcel Map 96-057. 4. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-turn-in and right-tum-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SLO91-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 7. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. Mitigation Measures Agreement ER 74-96 Page 2 If the Community Development Director or hearing body determines that the above mitigation measures are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. Please note that 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. This project will not be scheduled for public review and hearing until this signed original is returned to the Community Development Department. J41&Z� ///s ona Whisen d Date Development R view Manager .ARRY H. STRASBAUGH R. IOwARQ ;TRASBAUGH. INC. 82-5 '.OAD S LUi.. BiarO 93401 21 . r / � R. Hd and Strasbaugh Date Applicant LAER7496.mit s - II � city of sAn tuis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Strasbaugh Specific Plan Amendment and Minor Subdivision 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: Whitney Mcllvaine, Associate Planner (805) 781-7175 4. Project Location: 3897 South Higuera. 11.38 acres at the southern end of the Higuera Commerce Park. 5. Project Sponsor's Name and Address: Howard Strasbaugh, 825 Buckley Road, San Luis Obispo, CA 93401 6. General Plan Designation: Services and Manufacturing 7. Zoning: M-SP 8. Description of the Project: The applicant is applying for a specific plan amendment (SP 74-96), and proposing to amend the Higuera Commerce Park Specific Plan to allow smaller lots in the southern end of the park and to allow additional land uses. A separate application (MS 74-96) has also been submitted for a parcel map subdivision creating 5 lots from 3 lots with resulting lot areas ranging from 1.87 acres to 3.54 acres. The three underlying lots have been approved as part of a tentative map approval for MS 91-152. The applicant intends to record a final map for that project either prior to recordation of a parcel map for MS 74-96. Currently, the entire project site is one lot created from Lot Line Adjustment Ms 91-157. The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. v Telecommunications Device for the Deaf (805) 781.7410. 1��ii►��IIIIIIIIIIIIII�1°��°�� 1 it i city of sAn tuis OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 9. Surrounding Land uses and Setting: Surrounding land uses also in the Higuera Commerce Park include the Telegram Tribune, Hinds Sportswear, and San Luis Sourdough. Cook Business Park (industrially zoned County property) is to the east. The TK Annexation area is across Tank Farm Road to the south. The project site is currently used for row crop farming and contains what remains of the historic Long/Bonetti Ranch. 10. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): None. The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805) 781-7410. 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. Land use and Planning Biological Resources Aesthetics Population and Housing Energy and Mineral X Cultural Resources Resources Geological Problems X Hazards Recreation Water Noise X Mandatory Findings of Significance Air Quality X Public Services X 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 MITIGATIVE NEGATIVE DECLARATION 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. 1 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. 3 July 12, 1996 gna re Date Ronald Whisenand, 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 CEQA 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. Issues and Supporting Information Sources Sources Potentially Potentially Leas Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated 1. LAND USE AND PLANNING. Would the proposal: a) Conflict with general plan designation or zoning? 1,2,3, X 4,7 The applicant is proposing amendments to the Higuera Commerce Park Specific Plan to: 1. Reduce the minimum lot size in the southern 30 acres of the special industrial zone of the Higuera Commerce Parkfrom 4 acres to 1.75 acres. This would affect the applicant's 11-acre parcel which is developed with the new San Luis Sourdough bakery and the house and outbuildings of the Long/Bonetti Ranch. This could also affect the parcel immediately east of the Hind Sportswear development. Further subdivision of the applicant's 11 acres is proposed as shown on the tentative map for minor subdivision MS 96-057, pending approval of the specific plan amendment. 2. Expand the list of conditionally allowed uses for the proposed parcel 1 which would contain the house and outbuildings of the LongBonetti Ranch in order to better enable adaptive reuse of this historic ranch. Uses requested include Antique/furniture sales; wine tasting/gif /flower sales; cafe/bar/catering; outdoor dining; and plant nursery. Zoning regulations would classify these uses as retail furniture sales, specialty retail, restaurant, bar, catering, and nursery. All of these uses are either allowed or conditionally allowed in the Manufacturing zone, except retail sales of furniture. None of these uses would be allowed or conditionally allowed under the current provisions of the specific plan. Amendment of specific plans is allowed by Chapter 17.70 of the zoning regulations, which implement the general plan. Aside from the policy issue raised by the specific plan amendment, regarding appropriate lot sizes for the southern portion of the Higuera Commerce Park, the proposed tentative map appears generally consistent with zoning and subdivision regulations. The proposed changes to uses allowed in the specific planning area raise the issue of general plan consistency. Land Use Element policies ( LUE 3.1.5,3.5), regarding appropriate land uses in the Services and Manufacturing areas, discourage specialty retail and uses better located in general retail or neighborhood commercial areas. If specialty retail is limited in square footage and only accessory to uses such as a nurseries or a restaurant, the proposal could be found consistent with general plan polices. Any approved amendment to allowed and conditionally allowed uses in the specific plan would supersede zoning regulation provisions for this area. The applicant is only requesting additional uses for the LongBonetti Ranch parcel in conjunction with a proposal to reuse and restore the historic structures. In this case, the proposed changes to uses allowed may be consistent with general plan polices related to historic preservation and tourism (LUE 3.4, 6.6). X b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? -T 7 No other agencies have jurisdiction over this project. c) Be incompatible with existing land use in the vicinity? 3 X Land uses proposed for the LongBonetti Ranch site are proposed for the purpose of improving the feasibility of historic restoration and reuse of the Ranch. As such, the project is likely to enhance surrounding land uses. 5 -6d ,ssues and Supporting Information Sources Sources Potentially Potentially Lees Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated d) Affect agricultural resources or operations (e.g. impact to 1 X soils or farmlands, or impacts from incompatible land uses)) Although the property is currently farmed, it is zoned Manufacturing which allows farming but also more industrial uses. Land Use Element Policies 1.8.1 and 1.8.2, related to protection of farmland, exempt "small parcels essentially surrounded by urban development." e) Disrupt or divide the physical arrangement of an - X established community (including a low-income or minority community)? There is no such established community on the project site. The project would not result in any physical barriers to surrounding land uses and circulation. 2. POPULATION AND HOUSING. Would the proposal: a) Cumulatively exceed official regional or local populationT 2 1 1 1 X projections? ,fects of converting farmland to industrial uses were addressed in the focused EIR for the Higuera Commerce Park. The impact of growth was mitigated through a City-approved phasing plan for the special industrial district, which is still in effect and outlined on page 21 of the Higuera Commerce Park Specific Plan. b) Induce substantial growth in an area either directly or 2 X indirectly (e.g. through projects in an undeveloped area or major infrastructure? See discussion under 2.a. above. c) Displace existing housing, especially affordable housing? X The Long/Bonetti Ranch house is currently occupied as a dwelling. A dwelling could be retained on site as a caretaker's unit. 3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? 1 5 1 X The geotechnical study prepared in 1991 by Staal, Gardner & Dunne for the Telegram-Tribune building just to the north of the project site concluded that the potential for ground rupture due to seismic activity is remote. b) Seismic ground shaking? 1 5 1 X The geotechnical study prepared in 1991 by Staal, Gardner & Dunne for the Telegram-Tribune building just to the north of the project site concluded that the design standards in the Uniform Building Code for Seismic Zone 4 provide adequate construction safeguards necessary to ensure building will withstand the amount and type of ground shaking likely to occur :n conjunction with seismic activity in the vicinity. ..1 Seismic ground failure, including liquefaction? 5 X 6 �,6� Issues and Supporting Information Sources Sources Potentially Potentially Lees Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated The geotechnical study prepared in 1991 by Staal, Gardner & Dunne for the Telegram-Tribune building just to the north of the project site concluded that the potential for liquefaction is low due to soil characteristics in this location. d) Seiche, tsunami, or volcanic hazard? X Not applicable. e) Landslides or mudflows? X Not applicable. - f) Erosion, changes in topography or unstable soil conditions X from excavation, grading or fill? The project does not propose to make any changes to site topography. Because the site is relatively level, erosion is not an issue. A soils engineering report will be required with any application for a building permit to ensure that buildings and foundations are designed for on-site soil characteristics. g) Subsidence of the land? 1 5 X The geotechnical study prepared in 1991 by Staal, Gardner & Dunne for the Telegram-Tribune building just to the nort of the project site concluded that the potential for subsidence is low. h) Expansive soils? 1 5 Soils in the vicinity are typically in the medium expansive category. A soils engineering report will be required with any application for a building permit to ensure that buildings and foundations are designed for on-site soil characteristics. i) Unique geologic or physical features? X Not applicable. 4. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the 11 X rate and amount of surface runoff? As a condition of the approved tentative map for MS 91-152, which encompasses the same project site area as the proposed minor subdivision MS 96-057, the subdivider must construct drainage facilities to convey surface runoff to an adequate point of disposal to the satisfaction of the City Engineer. A discussion of the drainage issue is provided in the environmental initial study for a previous proposal to subdivide the site into 9 lots (Tract 1766, ER 38-89). b) Exposure of people or property to water related hazards 11 X such as flooding? See discussion under 4.a. c) Discharge into surface waters or other alteration of 11 X surface water quality (e.g. temperature, dissolved oxygen or turbidity? See discussion under 4.a. 7 S�� Issues and Supporting Information Sources sources Potentially Potentially Leas Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated d) Changes in the amount of surface water in any water 11 X body? See discussion under 4.a. e) Changes in currents, or the course or direction of water 11 X movements7 See discussion under 4.a. f) Change in the quantity of ground waters, either through 4,9 X direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? City subdivision regulations require that the subdivider provide water service to each lot. Section 16.36.2500)(2). Any proposal to use well water would have to be reviewed and approved by City Council, consistent with the City's Urban Water Management Plan. No such proposal has been submitted. Therefore, the project, as proposed, should not have an impact on groundwater. , Altered direction or rate of flow of groundwater? 4,9 X See discussion under 4.f. h) Impacts to groundwater quality? 4,9 X See discussion under 4.f. i) Substantial reduction in the amount of groundwater 4,9 X otherwise available for public water supplies? See discussion under 4.f. 5. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an exiting X or projected air quality violation? Air Pollution Control District staff (Barry LaJoie) are aware of the project and note that it will not result in impacts to air quality that exceed APCD thresholds. b) Expose sensitive receptors to pollutants X See discussion under 5.a. c) Alter air movement, moisture, or temperature, or cause X any change in climate7 e discussion under 5.a. d) Create objectionable odors? X See discussion under 5.a. Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion) 11 X Reducing the minimum lot size from 4 acres to 1.75 acres will not in itself result in increased vehicle trips. At the time site development is proposed, trip generation will be analyzed. Applying average trip estimates compiled by the Institute of Transportation Engineers to the square-footage estimates noted in the attached letter from Strong Planning Services, dated May 8, 1996, the ranch property could generate roughly 1,000 trips per day during the week and 1,400 trips per day on the weekend, representing an increase of about 7% over existing traffic levels in the vicinity. These figures do not reflect a pass-by factor. However, It is reasonable to expect an attractive restoration of.the ranch, offering dining and a colorful plant nursery, to entice people travelling by to stop in. Public Works Department staff have reviewed this project and determined that the frontage improvements and dedications along Tank Farm Road and South Higuera Street - required prior to recordation of parcel map 91-152 - will accommodate additional traffic likely to be generated by proposed uses on the ranch parcel. This project does not include specific site development plans. Such plans will be subject to architectural review and possibly use permit review. Traffic estimates will be further refined at that time. b) Hazards to safety from design features (e.g. sharp curves 1 X or dangerous intersections) or incompatible uses (e.g. farm equipment))? The Public Works Department staff have reviewed this proposal and note in their attached comments that vehicle access from proposed parcel 1 to Tank farm Road shall be prohibited. Vehicle access at driveways serving proposed parcels 2, 3, and 4 will be limited to right-in right-out only. These conditions will eliminate any potential for dangerous intersections and are consistent with the Circulation Element's designation of Tank Farm Road as a "parkway arterial." c) Inadequate emergency access or access to nearby uses) X Public Works comments on the project stipulate that proposed parcel 4 shall have access to Long Street via an easement across the northerly portion of parcel 3. This will ensure adequate emergency access. d) Insufficient parking capacity on-site or off-site? X Parking can not be evaluated until a specific proposal for site development is submitted. e) Hazards or barriers for pedestrians or bicyclists? X Street frontage improvements for the proposed subdivision will not differ significantly from those required for the approved tentative map MS 91-152. Such improvements include provisions for sidewalks and bicycle lanes. f) Conflicts with adopted policies supporting alternative FX transportption (e.g. bus turnouts, bicycle racks)? Because of the proximity of other existing and proposed bus stops in the vicinity, none are required in conjunction with this project. Bicycle racks will be required in conjunction with approvals of specific site development projects, consistent with the City's Bicycle Transportation Plan. g) Rail, waterbome or air traffic impacts (e.g. compatibility 8 X with San Luis Obispo Co. Airport Land Use Plan)? 9 s�11�� Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated The project site is located under the airport's approach and climb out zone as designated by the Airport Land Use Plan. In this area certain uses, such as restaurants and retail stores, are conditionally allowed subject to Airport Land Use Commission (ALUC) review. Specific development plans will be forwarded to the ALUC. 7. BIOLOGICAL RESOURCES. Would the proposal result in: a) Endangered, threatened or rare species or their habitats 6 X (including but not limited to plants, fish, insects, animals or birds)? Undeveloped portions of the site have been under cultivation for many years and do not serve as habitat for any known endangered, threatened, or rare species. b) Locally designated species (e.g. heritage trees)? 6 X See discussion under 7.a. c) Locally designated natural communities (e.g. oak forest, 6 X coastal habitat, etc.)? ee discussion under 7.a. d) Wetland habitat (e.g. marsh, riparian and vernal pool? 6 X See discussion under 7.a. e) Wildlife dispersal or migration corridors? 6 X See discussion under 7.a. 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? 4 X The size and orientation of proposed lots is consistent with subdivision regulations regarding solar access (Section 16.36.170). b) Use non-renewable resources in a wasteful and inefficient FX manner? Not applicable. 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? Not applicable. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous 10 X substances (including, but not limited to: oil, pesticides, chemicals or radiation)? 10 i Issues and Supporting Information Sources sourcep Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated A May 1996 report prepared for Unocal Corporation by England & Associates includes a site vicinity map that indicates the presence of petroleum hydrocarbons on the project site. This is believed to be the result of a release from pipelines in Tank Farm Road serving Unocal's tank farm. Fire Department comments also note that an environmental site assessment is also required because of the historic use of the site for agriculture and the potential for agricultural site contaminants. Trenching necessary to install utilities and road improvements and site development will encounter contaminated areas,therefore,the contaminated soil must be removed or remediated. Fire Department staff recommend that any contaminated area be remediated prior to subdivision improvements and development of the affected lots and in no case later than the initial expiration of tentative map approvab which is 2 years. The recommended clean up level is 100 ppm (parts per million), unless otherwise specified by the Regional Water Quality Control Board, based on review of a remediation risk analysis. b) Possible interference with an emergency response plan or X emergency evacuation plan? The Fire department staff have reviewed the plans and note that street access is adequate for emergency purposes. c) The creation of any health hazard or potential health 10 X hazard? See discussion under 9.a. d) Exposure of people to existing sources of potential health 10 X hazards? See discussion under 9.a. e) Increased fire hazard in areas with flammable brush, grass 6 X of trees? The site is not located in a high fire hazard area. 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? X Additional subdivision of the project site will not directly result in increased noise levels. Any future specific development applications will be reviewed for potential noise impacts. b) Exposure of people to severe noise levels? X See discussion under 10.a. 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 Fire Department staff have reviewed this application and their comments note that the project must supply required fire flows to each lot, that new fire hydrants must be installed, and that fire sprinklers will be required for future site development. b) Police protection? X Issues and Supporting Information Sources Sources Potentially Potentially Lase Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated The specific plan amendment and proposed subdivision will not result in any need for additional police protection. c) Schools? X See discussion regarding population growth under 4.a. d) Maintenance of public facilities, including roads? X Since the site is within City limits,the City is already responsible for maintenance of public facilities. Public improvements required of tentative map MS 91-152 -and, therefore, for this subdivision as well -will upgrade existing facilities, therby reducing maintence in the short term. e) Other governmental services? X Not applicable. 12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: R) Power or natural gas? X Public improvement plans submitted for minor subdivision MS 91-152 include a provision for under grounding utilities along street frontages. The area affected by the current applications (SP 74-96 and MS 74-96) has the same frontage. b) Communications systems? X Not applicable. c) Local or regional water treatment or distribution facilities? X Prior to recording the parcel map for MS 91-152, the subdivider must install a new water main in Tank Farm Road, which would also serve parcels proposed in the most current subdivision application (MS 74-96). d) Sewer or septic tanks? I I I I X Prior to recording the parcel map for MS 91-152, the subdivider must install a new sewer main in Tank Farm Road, which would also serve parcels proposed in the most current subdivision application (MS 74-96). e) Storm water drainage? X See discussion under 4.a. f) Solid waste disposal? X Not applicable. g) Local or regional water supplies? X Site development is subject to water impact fees and plumbing retrofit requirements. These fees and requirements were stablished to ensure that new development will not have a significant negative impact on water supply. 13. AESTHETICS. Would the proposal: 12 s _�� Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated a) Affect a scenic vista or scenic highway? X In so far as the specific plan amendment and subdivision improve the feasibility of restoring the LongBonetti Ranch buildings, the project would likely have a positive aesthetic effect. Future site development on any of the project lots is subject to architectural review and approval to ensure against negative aesthetic impacts. b) Have a demonstrable negative aesthetic affect? X This project will not result in any significant physical alteration of the site. Any future site development is subject to architectural review and approval to ensure against negative aesthetic impacts. c) Create light or glare? X Not applicable. 14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? X The proposed specific plan amendment and minor subdivision will not physically impact the site beyond any impacts anticipated as a result of subdivision improvements for tentative map MS 91-152. Therefore, no archaeological site report is necessary at this time. However, such a report will be required with any application for specific site develop menton any of the affected parcels. b) Disturb archaeological resources? X See discussion under 14.a. c) Affect historical resources? 7 X See discussion under 14.a. A previous assessment of the historic significance of the Long/ Bonetti Ranch was done in conjunction with the environmental review of the minor subdivision MS 91-152. All conditions of approval for that subdivision related to historic preservation of the ranch are.applicable to the current subdivision. d) Have the potential to cause a physical change which X would affect unique ethnic cultural values? Not applicable. X e) Restrict existing religious or sacred uses within the potential impact area? -T Not applicable. 15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks X or other recreational facilities? Demand for additional park and recreation facilities is typically associated with new residential development. This is not a residential development project. b) Affect existing recreational opportunities? X 13 S! (r Issues and Supporting Information Sources Sources Potentially Potentially Leas Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated Not applicable. 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 Long/Bonetti Ranch is included on the City's master list of historic resources, and as such is significant as a local historic resource. The historic value of the ranch is well-documented in the Historical Evaluation of LongBonetti Ranch prepared by the San Buenaventura Research Associates in 1990. Recordation of a covenant by which the subdivider agrees to preserve the appearance and historical integrity of the ranch and its grounds is required prior to recordation of the parcel map for minor subdivision MS 91-152. The tentative map for MS 91-152 was approved in 1991. The ranch ,jildings are now in seriously deteriorated condition. Delay in compliance with this condition of approval, possibly as a :suit of processing the current specific plan amendment request and minor subdivision, only diminishes the feasibility of `restoration and reuse. X b) Does the project have the potential to achieve short-term, to the disadvantage of long-term, environmental goals? In this case, short-and long-term environmental goals are 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) Without including provision of needed utilities, services, and right-of-way improvements, such as the extension of a water and sewer main in this case, new subdivision projects could cumulatively overburden existing utilities, public services, and circulation facilities. Although the farming area affected by this project is rather small - roughly 8 acres - the incremental loss of agricultural land is cumulatively considerable. California is losing approximately 44,000 acres of agricultural land each year to urbanization (State of California Department of Food and Agriculture). rd) Does the project have potential environmental effects which X will cause substantial adverse effects on human beings, either directly or indirectly? rfemoval of contaminated soils or construction without removing contaminated soils will expose people to hazardous material. 14 s, �� Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact 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. Available at the Community Development Department: Environmental Impact Report for the Higuera Commerce Park Initial study (ER 38-89) for Tract 1766 and Specific Plan Amendment Application, SP 1448 b) Impacts adequately addressed. The EIR was referenced primarily for its analysis of growth inducing impacts. The initial study was referenced for analysis of impacts on historic resources, utilities, circulation, and drainage. 15 5�v Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact Mitigation Incorporated c) Mitigation measures. 1. Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination. 3. All conditions established with Parcel Map SLO 91-152 shall apply to this subdivision. All conditions of Parcel Map MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of Parcel Map 96-057. 4. Vehicle access from Parcel 1 to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-tum-in and right-turn-out only. Parcel 4 shall have access to Long Street via an easement across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SL091-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. 7. The subdivider shall dedicate a 6' wide public utility easement and 10' wide street tree easement along all public street frontages, to the satisfaction of the Public Works Director. 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 City of San Luis Obispo General Plan 2 Higuera Commerce Park Environmental Impact Report 3 City Zoning Regulations 4 City Subdivision Regulations 5 SGD Geotechnical Report for the Telegram-Tribune, 1991 6 City Information Map Atlas 16 �i �/ I%► ! Issues and Supporting Information Sources Sources Potentially Potentially Lisa Than Significant Significant SignificantIm Impact Issues Unless Impact r Mitigation l Incorporated 7 Historical Evaluation of Long/Bonetti Ranch prepared by the San Buenaventura Research Associates, 1990 8 Airport Land Use Plan, 1973 9 Urban Water Management Plan i 10 Aquifer Pumping Test for Unocal prepared by England and Associates, 1996, Project No. 147-G 11 Initial study (ER 38-89) for Tract 1766 and Specific Plan-Amendment Application, SP 1448 12 Trio Generation, Institute of Transportation Engineers, 4th edition Attachments: i letters from project representative assessors' map lot line adjustment map !! approved tentative map MS 91-152 proposed tentative map MS 96-057 soil contamination map L:\ER\74-96.WPD 17 7 ,�Z MEETIN AGENDA DATE ITEM #S_ MINA M NORTON 3860 SO HIGUERA ST. B19 SAN LUIS OBISPO, CA 93401 SEPTEMBER 7, 1996 SAN LUIS OBISPO CITY COUNCIL 990 PALM STREET SAN LUIS OBISPO, CA 93401 RE: TUESDAY, SEPTEMBER 17 MEETING RE DEVELPMENT OF PROPERTY AT SPECIALTY SHOPPING CENTER, SOUTH HIGUERA ST. GENTLEMEN: I hhve no objection to deveipment of this property provided it does not include the bar and wine tasting. We need another bar in San Luis Obispo like we need an atom bomb. Take a trip down to the Garden Street area between Marsh and Higuera and seohowh many teens and young people are raising h---1 there also Tortilla Flat is no great asset. Some time back there was a request for a non-alcoholic bar for dancing etc. for young people and it was objected to because of noise! ! ! ! ! ! When I was a teenager we had a non-alcoholic dance hall and a skating rink in town - now what????? Nothing but alcoholic bars! ! ! ! ! ! ! Also with the homeless problem with a big percentage of them being involved with alcohol and drugs - giving them a free phce to get wine doesn't seem like such a good idea. I also have been to some of these wine tasting and beer tasting doings where there doesn't seem to be any concern with the age of the pariticpants. With the large number of children we have in this are now, it seems anything we can do to keep this type of activity away from them is advisable. Si*IN ly, NTO P.S. I WOULD BE AT THE MEETING ON THE 17th EXCEPT I HAVE TO GO TO THE WOMAN'S JAIL TO.TELL THEM IF THEY DON'T DRINK AND USE DRUGS 'OHEY WON'T GET arrested for breaking the law. Z COUNCIL CDD DIR I; IIS ■ CAO ❑ FIN DIR ' ,lECEI VED ❑ 16WFIRDIR IEF �j TTORNEY ❑ PW DIR SEP 1 '' 1996 �` �LERIQM ❑ ROLICECHF ❑ MGMi TEAM ❑ AEC DIR J- 141 UT!L DIR C17 COUNCIL 4AN L!liS OBISPO�CA PERS DIR 0 MEETING y AGENDA DATE 9-/ ITEM #.-. 3860 South Higuera#270 San Luis Obispo, CA 93401 September 8, 1996 Allen Settle, Mayor City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 Dear Mayor Settle, I am writing to tell you about my support of and concerns for the proposed development of the property on South Higuera Street between the Telegram-Tribune and Tank Farm Road. While I support the concept of a speciality shopping center at that location, I do have several concerns which I urge you to take into consideration during your decision making process about the property. My concerns relate to the traffic situation and the proposed bar and wine tasting area. There is already a traffic problem in this area. The situation will become even worse once the Food for Less shopping center is completed. As a resident of Silver City Mobile Home Park, I sometimes sit for five to seven minutes attempting to make a left turn onto Higuera toward town. When the Food for Less center is done, it will become ahnost impossible to make such a turn. I often see people coming out of the Park into the "suicide" lane because they are so frustrated at the continuous flow of traffic at certain times of the day. The potential for many accidents there is already great. The addition of a shopping center directly across the street will increase the accident risk to residents. I suggest that the entry for the shopping center be placed so that Hind Road would become the access to the area rather than the driveway directly across from Silver City. Traffic would flow behind the Telegram Tribune building rather than beside it. The west side of South Higuera Street in that area is a large, family residential area with many children and elderly persons. The location of a bar and wine tasting area in a family residential area, is I believe, incompatible. Children walk to and from the school bus stop as well as play in the area. Also, a bar often produces loud music and boisterous behavior which would be disturbing to the people living directly across the street. A restaurant would be better for this area than a bar and wine tasting area. Thank you for your consideration of these concerns. 7 Sincerely, rr COUNCIL CDD DIR T/�_ • % `�� ❑ FIN DIR C ❑ FIRECHIEF RECEIVED Linda Perkins AT7 �' O PW DIR IdCLERiUORIC ❑ POLICE CHF. SEP 1 U lyyo ❑ MGMTTEAM ❑ REC DIR ❑ C FI O UPL DIR !fkkf� CITY COUNCIL 4� qAV I '�l1RIRP(1.Co f - &4r 0 PERS DIRl.. CDD DIR r MEETIN -/r 9 AGENDA uNCIL '. DATE ITEM #s- AO ❑ FIN DIR AO D FIRE CHIEF '. D pW DIR RVJO G D POLICE CHFcLE . D MGMTTEAM D BEG �; RECEIVED FLc D p p=_rsDIR_ SEP IN COUNCIL nRicpn. CA �> — -- -zip --- 4 MEETING AGENDA ouNCIL DO DIR DATE /r ITEM #S p FIN DIR GAO WA O p FIRE CHIEF r!, I ATTORNEY p PW DIR VOLERKIORIC' ❑ POLICE CHF E; p MGMT TEAM ❑ REG DIR !' C READ FILE p UTL DIR �, RECEIVED aRS_ Dom-. SEP t U 1`9b CITY COUNCIL SAN ...' OF31gpO.CA ✓� �J z� �