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HomeMy WebLinkAbout08/17/1999, 5 - REVIEW OF A NEW PRELIMINARY DEVELOPMENT PLAN FOR THE PROPOSED REDEVELOPMENT OF THE CENTRAL COAST MALL SITE (PD 87-99). Ancouncil M�;qDm 8- -7-99 ac cn ba Report 'S N� CITY O F SAN LUIS OBISPO 0 FROM: Arnold Jonas, Community Development Director Prepared by: Pam Ricci,Associate Planner FR 9 SUBJECT: REVIEW OF A NEW PRELIMINARY DEVELOPMENT PLAN FOR THE PROPOSED REDEVELOPMENT OF THE CENTRAL COAST MALL SITE (PD 87-99). CAO RECOMMENDATION: Introduce an ordinance to print approving a negative declaration of environmental impact, and approving a preliminary development plan, based on findings, and with conditions, mitigation measures and code requirements. DISCUSSION Situation/Proiect Description A new application has been filed by MBK Southern California Limited to redevelop the existing Central Coast Mall site. The project includes the review of a new preliminary development plan because the project will change the overall configuration of retail uses on the site, as well as the site circulation features, which is consistent with Section 17.62.080 C. of the zoning regulations. As with the previous proposal (ARC/BR 153-98), the four outlying pad buildings nearest Madonna Road, Gottschalks and the hotel would be retained. The central portion of the mall would be demolished and replaced with new construction to accommodate an expansion to Gottschalks, three larger tenants (18,329 sq.ft.- 30,078 sq.ft.) and smaller shops (total of 7,000 sq.ft.). Three outlying pads are also proposed with varying building sizes. The total square footage of the redeveloped site would be 252,376 sq.ft. (255,497 sq.ft. previously proposed; 258,100 sq.ft. currently exists, including interior mall circulation areas). These floor areas are approximate and based on plans dated June 11, 1999. When actual tenants are secured and the project is built,there may be some variation in the sizes of proposed buildings. Previous Proposal Review The previous proposal to redevelop the site (ER/ARC 153-98) received approval by the Architectural Review Commission (ARC) on December 7, 1998. On December 16, 1998, an appeal of the ARC's decision to grant final approval to the project was filed by Brian Christensen. The appeal did not cite concerns with the site planning or building design decisions of the ARC, but instead questioned whether the project was properly processed given the site's Planned Development overlay zoning. 5-1 Central Coast Mall PD (ER,PD 87-99) Page 2 The appeal was denied by the City Council on January 19, 1999 with added direction for certain items to return to the ARC for review and reconsideration [see attached City Council Resolution No. 8899 (1999 Series)]. After the Council's action, the applicant decided to withdraw the earlier application (ER/ARC 153-98), and submitted a new application with revised project plans, including the request for a new preliminary development plan. The most significant project change reflected in revised plans has been to eliminate the combined pedestrian and automobile boulevard proposed between Major Tenants C & D and connecting with El Mercado across from the Sears driveway. New plans show that this linkage is now exclusively for pedestrians. A new driveway for automobiles has been added between the hotel and Major Tenant B. This change allows most of the existing parking area to remain as it is, including the preservation of a majority of the existing trees. Planning Commission's Review (Current Request) On June 23, 1999, the Planning Commission reviewed the initial study and preliminary development plan for the revised project. On a 6-1 vote (Commr. Peterson voting no), the Planning Commission recommended approval of the preliminary development plan to the City Council, with some specific recommendations for changes to the initial study in regard to long- term air quality impacts, tree removals and solid waste mitigation. The Commission's discussion focused on site circulation, pedestrian circulation and restrictions on allowed uses. Conditions were added regarding restrictions on certain types of offices and requirements for a public art piece. Brett Cross and Brain Christensen spoke at the hearing. Mr. Cross expressed some concerns with the conclusions in the initial study and Mr. Christensen explained his reasons for previously raising processing issues. The attached ordinance includes a minor revision to Condition No. 25 as it is worded in the Planning Commission's Resolution No. 5258-99. The change clarifies that it is those specific office uses listed in the condition that are subject to the requirement for the administrative use permit. Architectural Review Commission's Review(Current Request) On July 6, 1999, the Architectural Review Commission (ARC) on a 4-1-2 vote (Commr. Lopes voting no; Commrs. Stevenson & Parker absent), granted final approval to the project. A majority of the Commission felt that changes to the project, which included a pedestrian-only linkage between major tenants, and preservation of more of the existing parking lot in its current configuration, were positive. The Commission appreciated efforts to save more trees and changes made to architecture and colors to better articulate and enliven buildings. Discussion focused on pedestrian linkages and ways to screen trash and loading areas effectively. 5-2 Attachment 5 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM# 2 BY: Pam Ricci, Associate Planner M MEETING DATE: June 23, 1999 FROM: Ron Whisenand, Development Review Manage /� FILE NUMBER: ER/PD 87-99 PROJECT ADDRESS: 321 Madonna Road SUBJECT: Review of a new preliminary development plan for the proposed redevelopment of the Central Coast Mall site (PD 87-99). SUMMARY RECOMMENDATION Review and comment on the initial study of environmental impact, and recommend approval of the preliminary development plan to the City Council, based on findings, and with conditions, mitigation measures and code requirements. BACKGROUND Project Description A new application has been filed by MBK Southern California Limited to redevelop the existing Central Coast Mall site. The project includes the review of a new preliminary development plan because the project will change the overall configuration of retail uses on the site, as well as the site circulation features, which is consistent with Section 17.62.080 C. of the zoning regulations. As with the previous proposal (ARC/ER 153-98), the four outlying pad buildings nearest Madonna Road, Gottschalks and the hotel would be retained. The central portion of the mall would be demolished and replaced with new construction to accommodate an expansion to Gottschalks, three larger tenants (18,329 sq.ft- 30,078 sq.ft.) and smaller shops (total of 7,000 sq.fL). Three outlying pads are also proposed with varying building sizes. The total square footage of the redeveloped site would be 252,376 sq.ft. (255,497 sq.ft. previously proposed; 258,100 sq.ft. currently exists, not excluding interior mall circulation areas). These floor areas are approximate and based on plans dated June 11, 1999. When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings. Situation/Previous Review The previous proposal to redevelop the site (ER/ARC 153-98) received approval by the Architectural Review Commission (ARC) on December 7, 1998. On December 16, 1998, an appeal of the ARC's decision to grant final approval to the project was filed by Brian Christensen. The appeal did not cite concerns with the site planning or building design decisions of the ARC, but instead questioned whether the project was properly processed given the site's 5-33 Planning Commission Minutes June 23, 1999 Page 12 for electric vehicles the reuse and waste reduction measures taken by demolition and development stage and incorporating the use of recycled content building and decorative materials; (11) modification to page 6, Required PD Finding 6 to include ... and the $10,000 funding and space contribution by the developers for art (12) modification to page 6. Required PD Finding 1, to include because of the efforts that have been made specifically in making the project more pedestrian friendly than it had been under the previous project and (13) modifying page 9 of the Initial Study, Long- Term Impacts by including in order to reduce emissions, encourage alternative forms of transportation The motion was seconded by Commissioner Cooper. Commissioner Peterson referred to the air quality section, page 9 of the Initial Study, and stated this project is completely auto dominated. Air quality impacts are significant and there are several aspects of the General Plan which speak to the promotion of altemative modes of transportation and improvement of our modal split towards altemative modes. He felt mitigation measures are insufficient in addressing serious auto impacts that will be caused. He supported better mitigation and suggested contribution to public transit. Associate Planner Ricci stated she had spoken to the Public Works Department about public transit. There were extensive conditions included with the original PD. Public Works indicated there was no need for further conditions with approval of this project. Commissioner Peterson requested to address air quality impacts, the motion be amended to include a project contribution to improve public transportation at the discretion of the City Council. The amendment was not accepted by Commissioners Senn or Cooper. AYES: Commissioners Senn, Cooper, Loh, Jeffrey, Whittlesey, Chairman Ready NOES: Commissioner Peterson REFRAIN: None The motion carried 6-1. 4. 4090 Broad Street: A 74-99: Appeal of the Hearing Officer's approval allowing automotive repair services; C-S-S-SP Zone; Morin Brothers Foreign Auto, applicant; Nancy Foster, appellant. The appeal was withdrawn. There was no action necessary. COMMENT AND DISCUSSION: 6. Staff: 5-32 Planning Commission Minutes June 23, 1999 Page 11 provided for in reconfigured areas of the parking lot to the approval of the Community Development Director. Commissioner Whittlesey stated page 9 of the Initial Study, Long-Term Impacts, should include language to encourage altemative forms of transportation. After Commission, staff, and applicant discussion, the Commission agreed to include a Condition 26 on page 14 to reflect the applicant offer to make a $10,000 contribution to the City's Arts Council. Commissioner Loh reiterated her concern for creating a safe pedestrian environment/linkage. Associate Planner Ricci referred to page 12, Conditions 10 and 11, to address Commissioner Loh's concerns. Commissioner Loh suggested Finding 5 be modified to reflect that the project which includes a proposed new pedestrian linkage boulevard between the existing and future shopping centers on Madonna Road. ... (The Commission recessed for ten minutes.) Commissioner Senn moved to recommend that the City Council approve the Planned Development as submitted and initial study subiect to findings and conditions and mitigation measures and code requirements as presented and modified as follows: (1) Include Required PD Finding 5 on Page 6 as Finding 1.5 on page 10: (2)page 11, Condition 2 to be modified to reflect the total gross building floor area shall not exceed 253.000 s.f. by more than 2% without the processing.... (3) include Condition 25 reflecting that any occupancy by attorneys, accountants, investment brokers, Realtors, appraisers, govemment agencies or meeting rooms shall require a Director's Use Permit: (4) include Condition 26 to reflect the developer will contribute $10,000 for purchase of art to the satisfaction of the city and the developer: (5) Mitigation Measure 3. page 14, to include a bullet to reflect the project shall include outlets for recharging of electric vehicles in a fashion satisfactory to the Community Development Director. (6) Mitigation Measure 9b, page 15, amended to read: ... from the demolition of the existing building(s) and construction of the new structures and the reflect the plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to issuance of a demolition permit and issuance of a building permit: (7) use revised Mitigation 4 and Condition 21 as provided in the staff report: (8) modify Mitigation Measure 6, page 15, to reflect that the trees shall be relocated to an area at Laguna Lake Park or another location deemed acceptable by the City Arborist: (9) modify Condition 11 to include that ...the developer shall use best efforts to ensure that there is continuos pedestrian circulation: (10) modification to page 6. Required PD Finding 5. to include ...because of the installation of charging stations 5-31 Planning Commission Minutes June 23, 1999 Page 10 Diane Sheeley, City Economic Development Manager, noted that this project has zeroed in on Council's adopted priority of the revitalization of the Central Coast Mall and Madonna Plaza. She had tried numerous times to contact Madonna Plaza representatives but was unsuccessful in finding out how to help or encourage working with these other projects. She encouraged support of the staff recommendation of approval. Mr. Montgomery stated the 1983 certified EIR evaluated 290,000 square feet and this proposal is below that figure, even with the 2% flexibility included. With regard to trees along Dalidio Drive, they have surveyed each tree with the City Arborist to determine which ones will stay. Discussions with the Tree Committee with regards to oak tree replacements occurred, and the committee suggested the park for the plantings. Commissioner Whittlesey asked if the applicant is open to charging stations for electric vehicles. Mr. Montgomery replied yes, in parking lot areas where new spaces would be created. Commissioner Loh expressed concern with the alignment of pedestrian linkages to provide a safe environment. Mr. Montgomery explained ADA requirements and alignment of the walkway and explained that they are trying to eliminate the need to remove trees. Commissioner Peterson asked if the applicant will be providing public art or a location for public art placement. Mr. Montgomery replied they will provide a space for the placement of public art. Mg.r. Whisenand suggested the applicant provide funds for the City's public art program. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENT: Associate Planner Ricci suggested modifications to mitigation measures to address concerns expressed by the Commission. Page 15, Mitigation Measure 9b, should reflect: The project shall include a solid waste recycling plan for recycling discarded materials such as concrete, sheetrock, wood, and metals from the demolition of existing buildings and proposed construction. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to demolition and building permit issuance. Another bullet should be added to page 14, Mitigation Measure 3, to reflect: Outlet to accommodate electric vehicles shall be 5-30 Planning Commission Minutes June 23, 1999 Page 9 Mr. Trachman stated the reciprocal easement agreement controls the uses through a restriction on what are categorized as obnoxious uses such as adult entertainment businesses and uses which would require a higher parking demand. Commissioner Whittlesey asked about a possible Dalidio pedestrian crossover. Mr. Montgomery stated a signalized control would make a crossing possible. Commissioner Whittlesey suggested the project include parking lot charging stations for electric vehicles and expressed concern with the proper disposal of solid waste during the demolition aspect of the project, as well as the hardscape using recycled content. She complemented the applicants on the look of the project; that it is moving away from the industrial monolithic buildings. Commissioner Cooper asked for a response to staffs concern about the three driveways. Mr. Montgomery stated that they are fairly certain that the parking area will be used primarily by staff, but would not like to see it restricted to staff because it would be unenforceable. Closing off a driveway would not stop the project, but the parking lot would be awkward because it would dead end. Richie Ray Walker, 2180 La Entrada Avenue, conducted an inventory of the Central Coast Mall and Madonna Plaza and found 37 vacancies. He supported redevelopment of the mall but was concerned that high rents may hinder profitable business. Brett Cross, 1217 Mariner's Cove, believed there will be a significant increase in square footage resulting in impacts to the environment. He was concerned with tree removal along Dalidio Drive. Mr. Cross felt Laguna Lake Park has become the mitigation dumping ground for projects, and there are other areas in the city that should be looked at regarding tree mitigation. He had concerns with the configuration of the project meeting the purpose of PDs, and questioned how the entrances and pedestrian walkways will be oriented and integrated with the existing Madonna Plaza. Brian Christensen, 818 Pismo Street, appealed this project and now feels the process has been addressed and hopes the input will result in a better project. He noted this project needed to go through the whole process because there were changes to the PD Ordinance and in circulation, structure reconstruction, and new building pads. He believed there would be impacts with increased square footage. If the applicant's suggested 2% square footage increase is permitted, it should be evaluated because it may trigger other impacts. He felt with the revitalization of this site and hopefully the Madonna site, the community could evaluate whether any more commercial development is necessary. He was concerned with the insufficiency of mitigation relative to air quality. 5-29 Planning Commission Minutes June 23, 1999 Page 8 Mr. Montgomery agreed with staffs suggested minor modification to Condition 21. Mr. Montgomery noted the C-R zone allows office uses almost without restriction and to address concerns he suggested including a Condition 25 to read: The following uses are prohibited without Director's approval: attorney's offices, accountant's, investment broker's offices, realtor's offices, appraiser's offices, and government agencies or government meeting rooms. Mr. Montgomery stated that the mitigation measures are acceptable and requested a Planning Commission recommendation of approval to the City Council for the Planned Development. Commissioner Cooper expressed concern with an appropriate pedestrian connection with San Luis Market Place and alternative ways to circulate between the three projects without having to drive. Commissioner Loh complimented the applicants on their presentation. She was concerned with the quality of the commercial environment that will be created. Mr. Montgomery. stated that this project is aimed directly at providing a type of retail environment that does not currently exist in our community. He did not know of any downtown properties that can accommodate 30,000 sq. ft. users. The General Plan designates this location, along with the Market Place, as the center of regional serving destination retail. Commissioner Loh expressed concern with having a discernible main entryway and easy way-finding pedestrian pathways. Mr. Montgomery explained the difficulties that exist are because they are unsure of the alignment of Prado Road and the configuration of the main intersection of the Market Place. Commissioner Whittlesey questioned if the Madonna Plaza is redeveloping and if there has been any interactions. Mr. Montgomery stated Madonna Plaza has been difficult to get feedback from in terms of what they are planning. Commissioner Whittlesey asked if the veto power among the three owners extends to which tenants may go into the project. Mr. Montgomery did not believe the veto power operates on the basis tenants, but felt it is tied to parking requirements which could prohibit certain kinds of tenants. 5-28 Planning Commission Minutes June 23, 1999 Page 7 He asked if there is enough design information to assume this would be a logical connection. Associate Planner Ricci displayed an overhead of the previously proposed project and deferred further comment to the applicant. Mgr. Whisenand noted that the project shown on the lower part of the overhead is currently in the environmental review process. He felt the pedestrian linkage would tie in approximately where it is shown. Commissioner Loh expressed concern with having an appropriate pedestrian linkage established with adjacent projects. There were no further comments :or questions and the public comment session was opened. PUBLIC COMMENT: Andy Trachman, MBK President, explained that Mutual of New York foreclosed on the mall in December of 1993. The property is currently 80% vacant. In 1997, Mutual of New York selected MBK to develop the new project. He provided background on the MBK company based in Irvine. He reviewed how this project was conceptually based and the site constraints. Victor Montgomery, applicant's representative, reviewed maps demonstrating project site constraints, the proposed pedestrian links, and described the veto power and reciprocal easement agreement among the three property owners. He displayed overheads of project alternatives. The new PD application is consistent with the General Plan, the C-R zone and the City Council's priorities set for the redevelopment of this center. He presented computer-generated project renderings, noting after reevaluation, a design which saves existing trees utilizing the existing parking lot layout was chosen, but this option precludes the options of a through vehicle connection. The forms of the buildings have been designed to step back towards a focal point and a pedestrian connection has been incorporated to Madonna Plaza and the proposed major tenants across the parking lot to pad 7. In terms of square footage, this project is consistent with both prior projects and the EIR was certified in 1983. Tenants are yet unknown. A pedestrian plaza has been created with a focus on an area designed for placement of public art. He described the expansion of the existing Gottschalks store and the proposed project architecture and landscape features. Mr. Montgomery requested, to address flexibility concerns, that Condition 2, page 11, be modified to reflect that the gross floor area shall not exceed 253,000 sq. ft. by more than 2%... 5-27 Planning Commission Minutes Attachment 4 June 23, 1999 Page 6 but rather to enhance it. He noted that for their plans, currently both a north and south Prado Road alignment is being considered; the north alignment is slightly better, but fields can be built in either place. Commissioner Whittlesey asked if this project is consistent with the Waste Water Element of the General Plan. Mr. Le Sage replied yes. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENT: Commissioner Loh moved to recommend to the City Council that the proposed property acquisition conforms with the General Plan. The motion was seconded by Commissioner Jeffrey. AYES: Commissioners Loh, Jeffrey, Whittlesey, Senn; Peterson, Cooper, and Chairman Senn NOES: None REFRAIN: None The motion carried 7-0. (The Commission recessed for ten minutes.) 2. 321 Madonna Road, ER and PD 87-99: Request to allow a new planned development for a shopping center redevelopment project and environmental review; C-R-PD Zone; MBK Estate, Ltd., applicant. Associate Planner Ricci presented the staff report and recommended reviewing and commenting on the initial study of environmental impact and recommending approval of the preliminary development plan to the City Council, based on findings and with conditions, mitigation measures and code requirements. Commissioner Loh asked if the proposal is for a one:258 square foot parking ratio. Associate Planner Ricci replied yes, the existing ratio would be maintained. She.noted that a recommended condition sets a minimum requirement in case any further reductions in the amount of on-site parking result from the review of the design. Commissioner Cooper noted a pedestrian link between major tenants C and D that zigzags to the west side of pad 7 and connects ultimately with the adjoining property. 5-26 Resolution No. 5258-99 Page 9 Community Development Director, prior to the demolition or building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 10. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 11. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommend to the City Council, approval of the proposal. On motion by Charles Senn, seconded by Allan Cooper, the foregoing resolution was approved by the Planning Commission of the City of San Luis Obispo upon a separate roll call vote: AYES: Commrs. Loh, Whittlesey, Jeffrey, Ready, Senn, and Cooper NOES: Commr. Peterson REFRAIN: None ABSENT: None Arnold B. Jonas, Secretary Planning Commission Dated: June 23, 1999 5-25 Resolution No. 5258-99 Page 8 the property, City may consider whether to use its power of eminent domain to obtain a temporary construction easement pursuant to the Subdivision Map Act Government Code Section 66462.5). 5. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 6. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist , consistent with the decision of the City's Tree Committee, that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Paris, or other location deemed acceptable, by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size and species satisfactory to the City Arborist. 7. Site redevelopment shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. 8. The applicant shall demonstrate that required fire flow is in accordance with the California Fire. Code Appendix III-A, Fire Flow Requirements for Buildings, is provided to the satisfaction of the City's Fire Marshal. 9. To help reduce the waste stream generated by this project: a. Site development shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the demolition of existing buildings and proposed construction. The plan must be submitted for approval by the City's Solid Waste Coordinator 6-14 Resolution No. 5258-99 Page 7 9. All public facilities shall fall within proposed easements or property deeded to the City. 10. The existing groundwater well used for landscape irrigation shall be plotted on plans. The Utilities Department shall verify that it meets all code requirements including appropriate backflow devices. NOW, THEREFORE, BE IT RESOLVED, that the City Council approve Environmental Review Application ER 87-99, subject to the following mitigation measures: Mitigation Measures 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the.soils engineering report. 2. The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: bicycle parking and locker facilities for employee use; • outdoor areas that could be used by customers and encourage employees to stay on site during the lunch hour which are wind-protected and contain amenities such as tables and benches; • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles; and • charging stations for electrical cars in the reconfigured areas of parking lots to the approval of the Community Development Director. 4. To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, the applicant shall execute an agreement, subject to the approval of all other parties having an interest in the property, with the City to dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. In the event the applicant is unable to obtain the necessary approvals of all other parties having an int— qyast Resolution No. 5258-99 Page 6 25. Any occupancy by various office uses including attorneys, accountants, investment brokers, realtors, appraisers, and government agencies offices and meeting rooms, shall only be allowed at the site with the review and approval of an administrative use permit. 26. The applicant shall contribute $10,000 for public art to the satisfaction of the City and the developer. Code Requirements 1. A water allocation may be required. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. 3. The owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 2001. 4. Depending on occupancy, some buildings may need to have oil/sand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator. 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. Fire hydrants shall be installed in accordance with the California Fire Code Appendix III-B, Fire Hydrant Locations and Distribution. 6. Where minimum required fire access width is provided, curbs shall be painted red with appropriate signage installed to prohibit parking. 7. Fire sprinkler and alarm systems in the existing buildings shall not be compromised or removed from service during the demolition or remodel process. 8. Buildings undergoing construction, alteration,.or demolition shall be in accordance with Article 87 of the Califomia Fire Code. 5-22 Resolution No. 5258_-99 Page 5 18. Any applications for subdivisions which may be required as a result of proposed sale or lease of parts of the development shall indicate the relationship of proposed parcels to the total site, access and utility easements, and parking sufficient for the uses on.individual parcels. At the time of filing any required map, the applicant shall provide a draft reciprocal easement agreement for review and approval by the Community Development Department and the City Attorney. 19. Downstream erosion control measures may be required by the City Engineer as a condition of grading approval. 20. Earth-moving equipment and truck traffic are to use Madonna Road north of EI Mercado and avoid residential parts of Madonna Road and Los Osos Valley Road. 21. The street right-of-way line is 3 ft. behind the curb face. along EI Mercado. Interlocking decorative pavers may be installed within El Mercado at its intersection with the new pedestrian walkway between Major Tenant C and. the shops building. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will. maintain this decorative paving upon acceptance of the work. 22. Dalidio Dr. is currently a private St. southerly of the main Dalidio Dr.. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of;_way from the adjacent property owner. An easement exists for the maintenance of the existing public water main and public utilities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project; unless a postponement or waiver is approved by the Public Works Director as a result of an approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 23. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the .existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to. the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. 24. The redevelopment of the site may .trigger the Utilities Department Sewer Lateral Abandonment Policy. This policy states that sewer laterals must be abandoned at the main prior to any demolition or reconstruction unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS video tape documenting the internal condition of the pipe for Utilities Department approval. 5-21 Resolution No. 5258-99 Page 4 10. The total project shall be compatible with the existing and proposed buildings at Madonna Road Plaza, through design, building orientation and location, and with provisions for pedestrian circulation, to the approval of the Architectural Review Commission and City Council. 11. Walkways along pedestrian linkages through the parking lot shall be a minimum of 4 feet in width consistent with Title 24, Accessibility Code. The developer shall use best efforts to provide continuous pedestrian circulation within the project and its linkages to other projects. 12. Parking lot lighting shall provide adequate illumination for safety and shall be designed to direct light downward to minimize sky glare and horizontal glare and in scale with the surrounding area. The reuse of existing parking lot lights which are 38 feet in height is supported as long as existing illumination levels are maintained. 13. When specific tenants are known, a comprehensive sign program, indicating location, size, materials, copy, and lighting of all proposed signs, shall be submitted for the review and approval of the Architectural Review Commission. Signing shall be compatible throughout the project. 14. A landscaped buffer area shall be provided along the southern edge of the project between the parking lot and the adjacent agricultural land. Specific planting proposals shall be to the review and approval of the Architectural Review Commission. 15. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed buildings, the applicant shall submit adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross-sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 16. Street trees along EI Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 17. Trees shall be provided within parking rows, separated by not more than six spaces, and at the ends of each row. Trees shall be planted in deep-root, protected planters. The types of trees shall be recommended by the City Arborist and approved by the Architectural Review Commission (broad canopy trees are to be used in parking areas). Exceptions to the spacing of planters shall be to the review and approval of the Architectural Review Commission. 5-20 Resolution No. 5258-99 Page 3 Total 253,000 square feet When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings from what is shown on current plans to the review and approval of the Community Development Director. However, the total gross building floor area shall not exceed 253,000 square feet by more than 2% without the processing of a planned Development Amendment to the approval of the Planning Commission. 3. For consistency with Land Use Element Policy 4.3 which seeks to maintain the downtown as the entertainment center of the community, theater uses are not allowed to be established at the project site. 4. The separation between the "Shops" and "Major Tenant C" must be a minimum of 20 feet. 5. The landscape strip along the Dalidio Drive frontage shall have a minimum width of 18 feet, measured from the property line. This frontage landscaping shall be planted with a combination of groundcover, shrubs and trees which at maturity will be in scale with the buildings and which will provide a variety of colors and forms and which will be suitable for and provide protection in a windy setting. 6. Parking for about 1,290 cars is shown on plans dated 6-11-99 which translates to a parking ratio of one space for each 258 square feet of gross building floor area. The ARC in reviewing precise development plans may need to further reduce the number of parking spaces to provide landscaping, pedestrian pathways or other site amenities. Any reductions in the number of on-site parking shall not result in a parking ratio of less than one space for each 300 square feet of gross building floor area. 7. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development as redeveloped. 8. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs, based on input from the Architectural Review Commission. 9. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs, based on input from the Architectural Review Commission. 5-19 Resolution No. 5258-99 Page 2 4. The proposed project provides exceptional public benefits such as parking, open space, landscaping, and other special amenities, and specifically including public art, because of the developer's funding and space contribution. 5. The project, which is the redevelopment of an already developed commercial site with similar types of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo. 6. The project which includes a proposed new pedestrian linkage boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with Land Use Element Policy 3.7.10 which encourages more cohesion between the existing shopping centers on Madonna Road. 7. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 8. Mitigation measures established for the project (ER 87-99) have been reviewed and adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. NOW, THEREFORE, BE IT RESOLVED, that the City Council approve the Preliminary Development Plan for PD Application 87-99, subject to the following conditions and code requirements: Conditions 1. Within six months of approval of the preliminary development plan, the applicant shall file a final development plan, as required by the Zoning Regulations, for consideration by the Community Development Director. The final development plan shall include all items required for final architectural review and final architectural review shall have been conducted prior to Director consideration. The final development plan shall be effective only after approval by the Director. 2. The final development plan shall in general conform with the preliminary site plan dated June 11, 1999, and indicating the following: USE MAXIMUM GROSS BUILDING AREA Retail Shops 222,400 square feet Pads for existing freestanding buildings 30,600 square feet (near Madonna) 5-18 SAN LUIS OBISPO PLANNING COMMISSION RESOLUTION NO. 5258-99 WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the Council Chamber, City Hall, 990 Palm Street, San Luis Obispo, California, on June 23, 1999, pursuant to a proceeding instituted under application ER and PD 87-99 , MBK Southern California, Ltd. applicant. ITEM REVIEWED: ER and PD 87-99; Request to allow a new planned development for shopping center redevelopment project, and environmental review. DESCRIPTION: On file in the office of Community Development Department, City Hall. GENERAL LOCATION: 321 Madonna Road WHEREAS, said Commission as a result of its inspections, investigations, and studies made by itself, and in behalf of testimonies offered at said hearing has established existence of the following circumstances: Findings 1. Because of the efforts to add more pedestrian friendly improvements,features of the particular design achieve the intent of conventional standards (privacy, usable open space, adequate parking, compatibility with neighborhood character, and so on) as well as or better than the standards themselves since the project does comply with the property development standards for the C-R zone included in the zoning regulations. 2. It incorporates features which result in consumption of less materials, energy or water than conventional development because of the required charging stations for electrical cars and programs for reuse and reduction of waste materials. 3. Consistentwith City goals to minimize sprawl and to keep a compact urban form, the proposed project rehabilitates an existing retail commercial site, rather than developing vacant land. 5-17 IIIIIIf0Ala cit ® san WIS BISPO 990 Palm Street, San Luis Obispo, CA 93401-32 June 28, 1999 Attachment 3 MBK Southern California, Ltd. 1801 Century Park East, Suite 1040 Los Angeles, CA 90067 SUBJECT: ER and PD 87-99 - 321 Madonna Road Request to allow a new planned development for shopping center redevelopment project, and environmental review. Dear Applicants: The Planning Commission, at its meeting of June 23, 1999, reviewed and commented on the initial study of environmental impact, making some specific recommendations for changes to the initial study in regard to long-term air quality impacts, tree relocations and solid waste mitigation, and recommended approval of the preliminary development plan to the City Council, based on following findings, and subject to conditions, mitigation measures and code requirements, as noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on August 17, 1999. This date, however, should be verified with the City Clerk's office(805)781-7102. If you have any questions, please contact Pam Ricci at (805) 781-7168. Sincerely, onal G. Whi nand Development eview Manager cc: SLO County Assessor's Office Pat Blote Mony/Central Coast Mall RRM Design Group Yvonne Carrasco 3701 So. Higuera Street 321 Madonna Road Suite 200 San Luis Obispo, CA 93401 SLO, CA 93405 Attachment: Resolution No. 5258-99 The City of San Luis Obispo ts committed to include the disabled in all of its services, programs and activities. 5-1" Telecommunications Device for the Deaf(805) 781-7410. Resoliifion No. (1999 Series) Page 2 SECTION 2. Action. The preliminary development plan.for the redevelopment of the Central Coast Mall located at 321 Madonna Road is hereby denied. On motion of , seconded by and on the following roll call vote: AYES: NOES` ABSENT: The foregoing resolution was passed and adopted this day of. 1999. Mayor Allen Settle ATTEST`. Lee Price,City Clerk APPROVED AS TO FORM: ity Attorney Jeffrey G. Jorgensen 5-15 RESOLUTION NO: (1999 Series) A.RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE PRELIMINARY DEVELOPMENT PLAN FOR REDEVELOPMENT OF THE CENTRAL COAST MALL LOCATED AT 321 MADONNA ROAD (ER,PD 87-99) WHEREAS,the Planning Commission conducted a public hearing on June 23, 1999, and reviewed and commented on the initial .study of environmental impact, and recommended approval of the preliminary"development plan (ER, PD 87-99)for.the Central Coast Mall located at 321 Madonna Road; and WHEREAS,the Architectural Review Commission conducted a public hearing on July 6, 1999, and granted final approval to design plans for the redevelopment of the Central Coast Mall; and WHEREAS, the City Council conducted a public hearing on August 17, 1999, and has considered testimony of the applicant, interested parties,the records of the Planning Commission and the Architectural Review Commission hearings and actions, and the evaluation and recommendation of staff; and WHEREAS; the City Council finds that the proposed preliminary development plan is inconsistent with the General Plank and WHEREAS, the City Council has considered the draft Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Fes. 1. The project is inconsistent with the General Plan because[Council to specify reasons]. 5-14 Ordinance No. (1999 Series) Page 10 INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the_day of _ , 1999, on a motion of seconded by — and.on the following.;roll call vote: AYES: NOES ABSENT: The foregoing resolution was passed and adopted this_day of _ ' 1999. Mayor Allen Settle ATTEST: .Lee Price, City Clerk OVED AS TO FORM`. City Attorney Jeffrey G. Jorgensen ITOsMD 87-99(ORD).doc 5-13 Ordinance No. (1999 Series) Page 9 4. Depending on occupancy, some buildings may need to have oil/sand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator. 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. Fire hydrants shall be installed in accordance with the California Fire Code Appendix III-B, Fire Hydrant Locations and Distribution. 6. Where minimum required fire access width is provided, curbs shall be painted red with appropriate signage installed to prohibit parking. 7. Fire sprinkler and alarm systems in the existing buildings shall not be compromised or removed from service during the demolition or remodel process. 8. Buildings undergoing construction, alteration, or demolition shall be in accordance with Article 87 of the California Fire Code. 9. All public facilities shall fall within proposed easements or property deeded to the City. 10. The existing groundwater well used for landscape irrigation shall be plotted on plans. The Utilities Department shall verify that it meets all code requirements including appropriate backflow devices. SECTION 4. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty(30) days after its final passage. 5-12 Ordinance No. (1999 Series) Page 8 approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 23. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. 24. The redevelopment of the site may trigger the Utilities Department Sewer Lateral Abandonment Policy. This policy states that sewer laterals must be abandoned at the main prior to any demolition or reconstruction unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS video tape documenting the internal condition of the pipe for Utilities Department approval. 25. Any occupancy by the following office uses: attorneys, accountants, investment brokers, realtors, appraisers, and government agencies offices and meeting rooms, shall only be allowed at the site with the review and approval of an administrative use permit. 26. The applicant shall contribute $10,000 for public art to the satisfaction of the City and the developer. Code Requirements 1. A water allocation may be required. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. 3. The owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 2001. 5-11 Ordinance No. (1999 Series) Page 7 15. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed buildings, the applicant shall submit adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross- sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 16. Street trees along El Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 17. Trees shall be provided within parking rows, separated by not more than six spaces, and at the ends of each row. Trees shall be planted in deep-root, protected planters. The types of trees shall be recommended by the City Arborist and approved by the Architectural Review Commission (broad canopy trees are to be used in parking areas). Exceptions to the spacing of planters shall be to the review and approval of the Architectural Review Commission. 18. Any applications for subdivisions which may be required as a result of proposed sale or lease of parts of the development shall indicate the relationship of proposed parcels to the total site, access and utility easements, and parking sufficient for the uses on individual parcels. At the time of filing any required map, the applicant shall provide a draft reciprocal easement agreement for review and approval by the Community Development Department and the City Attorney. 19. Downstream erosion control measures may be required by the City Engineer as a condition of grading approval. 20. Earth-moving equipment and truck traffic are to use Madonna Road north of El Mercado and avoid residential parts of Madonna Road and Los Osos Valley Road. 21. The street right-of-way line is 3 ft. behind the curb face along El Mercado. Interlocking decorative pavers may be installed within El Mercado at its intersection with the new pedestrian walkway between Major Tenant C and the shops building. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will maintain this decorative paving upon acceptance of the work. 22. Dandio Dr. is currently a private St. southerly of the main Dalidio Dr. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of-way from the adjacent property owner. An easement exists for the maintenance of the existing public water main and public ut'lities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project, unless a postponement or waiver is approved by the Public Works Director as a result of an 5-10 Ordinance No. (1999 Series) Page 6 6. Parking for about 1,290 cars is shown on plans dated 6-11-99 which translates to a parking ratio of one space for each 258 square feet of gross building floor area. The ARC in reviewing precise development plans may need to further reduce the number of parking spaces to provide landscaping, pedestrian pathways or other site amenities. Any reductions in the number of on-site parking shall not result in a parking ratio of less than one space for each 300 square feet of gross building floor area. 7. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development as redeveloped. 8. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs, based on input from the Architectural Review Commission. 9. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs,based on input from the Architectural Review Commission. 10. The total project shall be compatible with the existing and proposed buildings at Madonna Road Plaza, through design, building orientation and location, and with provisions for pedestrian circulation, to the approval of the Architectural Review Commission and City Council. 11. Walkways along pedestrian linkages through the parking lot shall be a minimum of 4 feet in width consistent with Title 24, Accessibility Code. The developer shall use best efforts to provide continuous pedestrian circulation within the project and its linkages to other projects. 12. Parking lot lighting shall provide adequate illumination for safety and shall be designed to direct light downward to minimise sky glare and horizontal glare and in scale with the surrounding area. The reuse of existing parking lot lights which are 38 feet in height is supported as long as existing illumination levels are maintained. 13. When specific tenants are known, a comprehensive sign program, indicating location, size, materials, copy, and lighting of all proposed signs, shall be submitted for the review and approval of the Architectural Review Commission. Signing shall be compatible throughout the project. 14. A landscaped buffer area shall be provided along the southern edge of the project between the parking lot and the adjacent agricultural land. Specific planting proposals shall be to the review and approval of the Architectural Review Commission. 5-9 Ordinance No. (1999 Series) Page 5 SECTION 3. Action. The preliminary development plan for property located at 321 Madonna Road, is hereby approved, subject to the following conditions, and code requirements: Conditions 1. Within six months of approval of the preliminary development plan, the applicant shall file a final development plan, as required by the Zoning Regulations, for consideration by the Community Development Director. The final development plan shall include all items required for final architectural review and final architectural review shall have been conducted prior to Director consideration. The final development plan shall be effective only after approval by the Director. 2. The final development plan shall in general conform with the preliminary site plan dated June 11, 1999, and indicating the following: USE MA)MgUM GROSS BUILDING AREA Retail Shops 222,400 square feet Pads for existing freestanding buildings (near Madonna) 30,600 square feet Total 253,000 square feet When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings from what is shown on current plans to the review and approval of the Community Development Director. However, the total gross building floor area shall not exceed 253,000 square feet by more than 2% without the processing of a planned Development Amendment subject to the approval of the Planning Commission. 3. For consistency with Land Use Element Policy 4.3 which seeks to maintain the downtown as the entertainment center of the community, theater uses are not allowed to be established at the project site. 4. The separation between the"Shops" and"Major Tenant C"must be a minimum of 20 feet. 5. The landscape strip along the Dalidio Drive frontage shall have a minimum width of 18 feet, measured from the property line. This frontage landscaping shall be planted with a combination of groundcover, shrubs and trees which at maturity will be in scale with the buildings and which will provide a variety of colors and forms and which will be suitable for and provide protection in a windy setting. 5-S Ordinance No. (1999 Series) Page 4 11. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. SECTION 2. Findings. That this Council, after consideration of the preliminary development plan, makes the following findings: 1. Because of the efforts to add more pedestrian-friendly improvements, features of the particular design achieve the intent of conventional standards (privacy, usable open space, adequate parking, compatibility with neighborhood character, and so on) as well as or better than the standards themselves since the project does comply with the property development standards for the C-R zone included in the zoning regulations. 2. It incorporates features which result in consumption of less materials, energy or water than conventional development because of the required charging stations for electrical cars and programs for reuse and reduction of waste materials. 3. Consistent with City goals to minimise sprawl and to keep a compact urban form,the proposed project rehabilitates an existing retail commercial site,rather than developing vacant land. 4. The proposed project provides exceptional public benefits such as parking, open space, landscaping, and other special amenities, and specifically including public art, because of the developer's funding and space contribution. 5. The project, which is the redevelopment of an already developed commercial site with similar types of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo. 6. The project which includes a proposed new pedestrian linkage boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with Land Use Element Policy 3.7.10 which encourages more cohesion between the existing shopping centers on Madonna Road. 7. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 8. Mitigation measures established for the project (ER 87-99) have been reviewed and adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. 5-7 Ordinance No. (1999 Series) Page 3 6. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist , consistent with the decision of the City's Tree Committee, that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park, or other location deemed acceptable, by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size and species satisfactory to the City Arborist. 7. Site redevelopment shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. 8. The applicant shall demonstrate that required fire flow is in accordance with the California Fire Code Appendix III-A, Fire Flow Requirements for Buildings, is provided to the satisfaction of the City's Fire Marshal. 9. To help reduce the waste stream generated by this project: a. Site development shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the demolition of existing buildings and proposed construction. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to the demolition or building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 10. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 5-6 Ordinance No. (1999 Series) Page 2 hereby adopts said Negative Declaration and incorporates the following mitigation measures into the project: 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be.submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 2. The existing flood zone denoted on the grading plan.for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot. above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: e bicycle parking and locker facilities for employee use; 0 outdoor areas that could be used by customers and encourage employees to stay on site during the lunch hour which are wind-protected and contain amenities such as tables and benches; o extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles; and o charging stations for electrical cars in the reconfigured areas of parking lots to the approval of the Community Development Director. 4. To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, the applicant shall execute an agreement, subject to the approval of all other parties having an interest in the property, with the City, to dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. In the event the applicant is unable to obtain the necessary approvals of all other parties having an interest in the property, City,may consider whether to use its power of eminent domain to obtain a temporary construction easement pursuant to the Subdivision Map Act( Government Code Section 66462.5). 5. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 5-5 �171Y9 L h/,7 ORDINANCE NO. (1999 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A PRELIMINARY DEVELOPMENT PLAN FOR REDEVELOPMENT OF THE CENTRAL COAST MALL LOCATED AT 321 MADONNA ROAD (ER, PD 87-99) WHEREAS, the Planning Commission conducted a public hearing on June 23, 1999, and reviewed and commented on the initial study of environmental impact, and recommended approval of the preliminary development plan(ER,PD 87-99) for the Central Coast Mall located at 321 Madonna Road; and WHEREAS, the Architectural Review Commission conducted a public hearing on July 6, 1999, and granted final approval to design plans for the redevelopment of the Central Coast Mall; and WHEREAS, the City Council conducted a public hearing on August 17, 1999, and has considered testimony of the applicant, interested parties, the records of the Planning Commission and the Architectural Review Commission hearings and actions, and the evaluation and recommendation of staff, and WHEREAS, the City Council finds that the proposed preliminary development plan is consistent with the General Plan and other applicable City ordinances; and WHEREAS, the City Council has considered the draft Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Negative Declaration adequately addresses the potential significant environmental impacts of the project, and reflects the independent judgment of the City Council. The Council 5-4 Central Coast'Mall PD (ER,PD 87-99) Page.3 ALTERNATIVES 1. Adopt the Resolution, included as Attachment 2, denying the preliminary development plan, based on inconsistency with the previously-approved planned development and the City's General Plan. 2. Continue with direction to the staff. Attachments Attachment 1: Ordinance approving the preliminary development plan Attachment 2, Resolution denying the preliminary development plan Attachment 3: Planning Commission follow-up letter& Resolution.No. 5258-99 Attachment 4: 6-23-99 Planning Commission Minutes Attachment 5: 6-23-99 Planning Commission Staff Report Attachment 6: ARC follow-up letter Attachment 7: Draft 7-6-99 ARC Minutes Attachment 8: 7-6-99 ARC Staff Report Lzoning/PD 87z99.doc 5-3 Central Coast Mall Redevelt,,,ment Plan(ER, PD 87-99) Page 2 Planned Development overlay zoning. The appeal was denied by the City Council on January 19, 1999 with added direction for certain items to return to the ARC for review and reconsideration [see attached City Council Resolution No. 8899 (1999 Series)]. After the Council's action, the applicant decided to withdraw the earlier application (ER/ARC 153-98), and submitted a new application with revised project plans, including the request for a new preliminary development plan. The project is now before the Planning Commission for review of the initial study and preliminary development plan. The Planning Commission's role is to make recommendations on these two components of the application to the City Council,who will take final action on both entitlements. The most significant project change reflected in revised plans has been to eliminate the combined pedestrian and automobile boulevard proposed between Major Tenants C & D and connecting with El Mercado across from the Sears driveway. New plans show that this linkage is now exclusively for pedestrians. A new driveway for automobiles has been added between the hotel and Major Tenant B. This change allows most of the existing parking area to remain as it is, including the preservation of most of the existing trees. Data Summary Address: 321 Madonna Road Applicant: MBK Southern California Ltd. Representative: RRM Design Group Zoning: C-R-PD (Retail Commercial with the Planned Development overlay) General Plan: General Retail Environmental Status: A Negative Declaration of environmental impact was recommended by the Development Review Manager on June 14, 1999. Project Action Deadline: September 15, 1999 Site Description The project site includes approximately 24 acres and is developed with an enclosed mall, four freestanding pad buildings and parking lot areas with landscaping. The total building floor area constructed at the site is approximately 258,100 square feet. The site is surrounded by Highway 101, Madonna Road,the Madonna Plaza Shopping Center and the undeveloped Dalidio property. EVALUATION Back in 1984 when plans for the Central Coast Mall were being reviewed by the City, many in the community were concerned that the development would have dire impacts on the economic vitality of the downtown. Despite these concerns, the mall project was approved by the City through a "PD", planned development zoning. With the PD, conditions were imposed on the project including types of uses, required parking, public improvements and lighting [see attached Ordinance No. 1015 (1984 Series)]. Because of the PD,a development plan was approved by the Planning Commission and City Council, in addition to approval of plans by the Architectural 5-34 Central Coast.Mall Redevel, ,ment Plan (ER, PD 87-99) Page 3 Review Commission. After its completion in 1987,spaces in the mall were mostly leased out for the next several years. However, over the last five years, the opposite has been true and most of the mall space is currently vacant. The applicant is now proposing to revitalize•the mall by keeping the successful components of the currentproject, and replacing the bulk of the interior mall space with.new separate pad buildings. The applicant indicates that the objective of the new pad buildings is to attract larger tenants that desire separate identity and parking.accessibility. The project will also involve the review of the ARC,. and ultimately the City Council. The ARC's purview with the review of projects is to review all aspects of project design including site planning, building design, parking layout, signage, landscaping, site furniture and details, grading and drainage, and colors and materials. There is .inevitably some overlap in the discussion of project components when more than one review body is involved.. This is understandable and not always detrimental. However, the Commission should stay focused as much as possible on the specific aspects of its purview with regard to the review of the preliminary development plan which are:. • Land use/Zoning - evaluate the proposed size and mix of retail and restaurant uses for consistency with the general plan and the previous planned development approval for the mall project; • Planned development findings - determine whether-at least one of the requisite findings can be made to approve the preliminary development plan as outlined in Section 17.62.040 A. of the zoning regulations. • Environmental review review and comment on the initial study to provide.input to the City Council who will ultimately adopt the recommended environmental document.; • Site circulation - analysis of how project driveways operate internally, with respect to adjacent public streets, and provide linkages to the adjacent Madonna Road Plaza and potentially the Marketplace project planned on the.adjacent Dalidio property; • Setbacks - determinewhether the placement of buildings and parking areas from adjacent public right-o&ways are-appropriate and sufficient; • Parking = evaluate whether the proposed amount. of parking is adequate and that is conveniently located to serve proposed buildings and uses; and The following paragraphs discuss the project in regard to the Commission's purview: 1. Consistency with Adopted.General Plan and-Council goals The redevelopment project is consistent with the adopted policies for the General.Retail land use designation contained in the Land Use Element. The proposed remodel to create larger central tenant spaces, along with smaller outlying pads, to attract new retail tenants, as well as accommodate existing site retailers; is envisioned as providing a regional draw. The General Plan encourages these types of uses to locate in this area of the city. The initial study prepared for the project mentions that the project is consistent with Land Use 5-35 Central Coast.Mall Redevei,,,,,ment Plan(ER; PD 87-99) Page 4 Element Policy 3.7.10 which encourages more cohesion between the existing and planned shopping centers on Madonna Road. The applicant's proposal,.which shows a new pedestrian paseo between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with the intent of this policy. In addition, the improved link with Madonna Plaza is consistent with the original PD zoning approval which calls for the project to be compatible with the adjacent commercial development and provide for pedestrian circulation between projects. A new automobile linkage is proposed between Major Tenant `B" and the hotel. Provisions for an automobile linkage, which is designed to carry more significant numbers of shoppers, and to connect to both the existing Madonna Road.Plaza and the proposed Marketplace project, is now planned in the western portion of the site. This connection would be provided via the main circulation driveway to the west of Gottschalks and to the east of the four outlying pad buildings near. Madonna Road. Ultimately, these linkages, both the pedestrian paseo and the automobile linkages, will improve circulation for vehicles and pedestrians between shopping centers. For the 1997-99 Financial Plan period, the City Council established the revitalization of the Central Coast Mall and the Madonna Plaza as a Major City Goal. The City's role in revitalization is described as "encouraging private sector redevelopment efforts and assisting in coordinating a vision for this.effort". This project was seen by staff and the ARC as a way of realizing these revitalization goals by providing needed changes to what has become a dying center. Revitalization of existing Madonna Road shopping centers is also consistent with direction provided by the Council through their past actions on previous projects. With the denial of the 40 Prado Road project in 1997, the Council noted that existing retail areas in the vicinity should be revitalized prior to new vacant sites being developed. 2. Consistency with the Site's C-R-PD Zoning The project is the redevelopment of an already developed commercial site with similar kinds of retail uses. Portions of existing buildings would be demolished and replaced with new construction. The existing mall project was developed with a total building area of 258,100 square feet The proposed.reconfigured project has a total floor area of 252,376 square feet. Again, these floor areas are approximate and based on plans dated June 11, 1999. When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings. Therefore, the new project will result in a decrease of 5,724 square feet in the total overall floor area of buildings at the site. With the previous review of the project, requests were made to compare the total amount of leasable floor area in both the existing and proposed projects. The existing mall has a total net leasable floor area of 226,871 square feet; the new project will contain 252,376 square feet of leasable floor area Therefore,thereconfigured project will result in an increase of 25,505 square feet in the total amount of leasable floor area. 5-36 Central Coast Mall Redevei,,t,ment Plan(ER, PD 87-99) Page 5 It is difficult to directly compare the leasable floor area of the two projects since they have very different shopper circulation patterns and marketing concepts. While it appears from a direct comparison of the leasable floor areas of the two projects that the new project will result in a significant increase, this comparison is somewhat deceptive. The deduction of the entire interior mall area from the leasable floor area of the existing project does not reflect that these areas of malls can in themselves generate traffic since they often contain exhibits, house special events and otherwise accommodate people who drive to the site for other purposes than shopping within designated retail spaces. Another reason that a direct comparison in the leasable floor areas of the existing and proposed projects is difficult is because the floor spaces themselves are used quite differently. In addition to having fewer, larger floor areas for tenant spaces in the new project; these spaces have a greater proportional share of their area dedicated to storage and warehousing (about 15-20%, rather than an average of about 5% with existing mall tenants). The original Planned Development Rezoning for the project approved in 1984 included a total floor area of 284,750 square feet. .Deducting for the allocated interior mall space, the approved development plan contained a net leasable floor area of 251,450 square feet. The new total leasable floor area for the proposed project is 252,376 square feet. The new project, therefore, results in a net increase of 926 square feet over that leasable floor area allocated for the original development plan. The previous environmental analysis (EIR) done for the original mall development project was based on a project description for an even larger project. The EIR evaluated a project with about 290,000 square feet of gross leasable floor area, and another 46,750 square feet of mall common area and service and storage areas. The floor area proposed in project plans is in keeping with past approvals,is less than the amount of leasable floor area evaluated in the EIR for the original mall project, and in terms of gross floor area, is less than the existing floor area at the site. Staff is recommending Condition No. 2 which updates the previous PD ordinance for the mall project with revised square footages consistent with the applicant's current proposal. 3. Land Uses It is not known specifically what uses will occupy the new major tenant spaces, the shops building, or the new outlying pads, other than Gottschalks has plans to take over the 30,000 square feet of floor area next to its existing store in Major Tenant "A". Condition No. 7 in Ordinance No. 1015 listed.broad use categories and tied these uses to certain square footages. Some uses, such as the drugstore and auto accessories tied to the department store, were never established at the site. Other than this condition, and requirements for a hotel as one of the mall anchors, there were no specific restrictions on uses allowed at the site. Therefore, the uses allowed in the C-R zone would be allowed at the site subject to the requirements contained in the zoning regulations. Staff feels that theaters should not be allowed at the site since their establishment here seems to be in direct conflict with Land Use Element policies which seek to keep downtown as the 5-37 Central Coast Mall Redevetupment Plan(ER, PD 87-99) Page 6 entertainment center of the community (LUE 4.3). Condition No. 3 is recommended which notes the prohibition against theater uses. 4. Required PD Findings As mentioned earlier in this report, the project includes the review of a new preliminary development plan because of proposed changes in the overall configuration of retail uses on the site, as well as changes to site circulation features, consistent with Section 17.62.080 C. of the zoning regulations. The applicant decided to withdraw their previous project application because of direction provided by some members of the City Council after an appeal was filed based on processing issues. In order to approve a planned development, the Commission and the Council must make at least one of the following six findings: 1. It provides facilities or amenities suited to a particular occupancy group (such as the elderly or families with children) which would not be feasible under conventional zoning; 2. It transfers allowable development, within a site, from areas of greater environmental sensitivity or hazard to areas of less sensitivity or hazard; 3. It provides more affordable housing than would be possible with conventional development; 4. Features of the particular design achieve the intent of conventional standards (privacy, usable open space, adequate parking, compatibility with neighborhood character,and so on) as well as or better than the standards themselves; 5. It incorporates features which result in consumption of less materials,energy or water than conventional development; 6. The proposed project provides exceptional public benefits such as parking, open space,landscaping,public art,and other special amenities which would not be feasible under conventional development standards. When the previous mall project was reviewed, the Council made three findings in approving the preliminary development plan which were referenced in Ordinance No. 1015 (1984 Series). These three findings were Nos. 1, 4 & 5 from the list above (they were listed instead as a, d, & e in the version of the zoning regulations in effect at that time,but contain the same wording). The staff report prepared at the time that the mall plans were reviewed simply mentions that the project appears to meet Criteria 1 & 4, and by reducing exterior building surfaces and entries, Criterion 5. The planned development provisions of the zoning regulations are intended to encourage development tailored to individual site and occupant characteristics by allowing more flexibility in property development standards than normally would be allowed. It appears from the 5-38 Central Coast Mall Redevei„pment Plan(ER, PD 87-99) Page 7 discussion in the staff report prepared for the Planning Commission in considering the mall project, that the main incentive for pursuing a PD zoning for the site was to allow a height exception for the hotel of 48 feet, where 45 feet would be the maximum height normally allowed, and to allow a general merchandise establishment with over 60,000 square feet of gross floor area without the need for a separate use permit. While the proposed development plan does not include requests for changes to the property development standards for the zone, staff sees some benefits for keeping the PD zoning of the site and formally approving a new preliminary development plan. The adoption of a new ordinance will be tailored to the specifics of this project and clearly define any size limitations for site development, establish parking requirements, and set performance standards for other aspects of site development that will be reviewed by the ARC. In terns of the required findings, staff is recommending that Finding No. 4 be made. This finding which in simple terms says that the project achieves the intent of conventional standards is accurate since it does conform with required property development standards. The other findings are not as directly applicable. Staff is recommending some wording changes to Findings 2 & 6 that do relate to aspects of the project and are appropriate as general project findings, but only using Finding No. 4 as the mandatory finding for approval of the PD. 4. Environmental Review A new initial study was prepared to evaluate the potential environmental impacts of the project. The study recommends that a Negative Declaration with Mitigation Measures be prepared. A total of eleven mitigation measures are included which will reduce potential impacts to a level of insignificance. The initial study is similar to the document prepared for the previous remodel project and endorsed by the ARC and City Council. Mitigation Measures Nos. 4 & 8 are new additions to the study. Mitigation Measure No. 4 indicates that tests need to be performed to insure that adequate fire flow is provided to the project to the satisfaction of the Fire Marshal. Mitigation Measure No. 8 refers to future improvements that may be needed at the intersection of the north/south running driveway to the west of Gottschalks with Dalidio Drive if the Marketplace project is developed to better link the centers. 5. Site Circulation A pedestrian and automobile boulevard was proposed with previous plans between the new central buildings to connect the site with the adjacent Madonna Road Plaza Shopping Center, and ultimately with the planned San Luis Marketplace project on the Dalidio property. This linkage was provided based on staff recommendations to allow for the enhanced connection of all three properties. The General Plan encourages the functional integration of the centers as much as possible. Since the revised plans eliminate the automobile component of this connection, the driveway to the west of existing Major Tenant A will be the only remaining significant circulation feature to potentially link the three commercial centers for automobile travel. Dalidio Drive needs to be 5-39 Central Coast Mall Redevei.pment Plan (ER, PD 87-99) Page 8 able to function as an arterial roadway consistent with the City's Circulation Element. If intersections and driveways are misaligned, they will detract from achieving this objective and could reduce safe traffic operations along Dalidio Drive. Therefore, ensuring appropriate intersection design of the driveways at Dalidio Drive is necessary. To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, Mitigation Measure No. 4 is proposed which stipulates that the applicant shall execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. The applicant would like additional conditions attached to this mitigation measure. However, staff feels that the language is best kept more general with the specifics to be outlined in the actual agreement. Ultimately, the applicant may want to request that the City Council consider amending the mitigation measure to respond to their concerns. Staff brought up two additional site circulation issues during a Development Review Committee meeting held with the applicants, their representatives and City staff (see attached "Issues & Responses" dated 6-8-99 prepared by the applicant's representative). One was a concern with having three driveway off of El Mercado just to the west of the hotel. Staff suggested that one of these driveways be eliminated. The applicant responded to say that the parking in the small lot with the two driveway entries would be for employees only and, therefore, have very low turnover rates. The Commission should discuss the possibility of eliminating one of the two driveways to the small employee lot to minimize the number of driveways along EI Mercado and reduce the potential for conflicts in turning movements. The other circulation issue discussed was the fact that the design of the driveway between Major Tenant `B" and the hotel, with cars entering and exiting parking spaces proposed along it, may conflict with through traffic in the driveway. The applicant's response was that this driveway was not intended to serve as a main driveway and that the parking spaces were critical to the hotel. Since the potential for this driveway to be used as a quick cut-through was also brought up as a potential concern, a benefit of the proposed design is that cars will not travel at high speeds down the driveway given the adjacent parking. 6. Pedestrian Walkway A 20-foot wide pedestrian walkway is proposed Between Major Tenant C and the shops building. At the Development Review Committee Meeting, Planning staff raised some concerns with the design of the walkway in terms of how hospitable and inviting a place it would be. As noted in the attached "Issues & Responses", Planning staff had specifically asked about the possibility of having building entries directly off of the walkway. The width of the walkway, height of adjacent buildings, proposed planting and other amenities were also discussed. The Commission may wish to direct that the ARC consider building entries off of the walkway or look at other desirable features that are not yet reflected in submitted plans. 5-40 Central Coast Mall Redevei„pment Plan(ER, PD 87-99) Page 9 In staff's opinion, this walkway is an important feature and a potential key to providing better linkages with the existing Madonna Road Plaza, and potentially with the San Luis Marketplace. Condition No. 4 is recommended which sets the minimum width of the walkway at 20 feet and delegates the particulars of its design,:including provisions.for wind protection to the approval of the ARC. 7. Setbacks With review of the previous mall remodel project, the ARC was concerned that proposed outlying pads were only set back about 10 feet from Dalidio Drive. Since this street may become a major arterial in the future, it was determined that a more substantial setback of 15'-30' to allow for very dense planting may be advisable. It was also felt that this may be a tool to preserve additional trees on the site. In revised plans submitted to the ARC for final approval, the setbacks for these outlying.pads and adjacent parking areas was increased from 10%11' to 18' from the Dalidio Drive property line. Plans submitted for the current project show a setback of 18 feet for the outlying pad buildings, as well as parking areas. Condition No. 5 is recommended which sets 18 feet as the minimum setback along Dalidio Drive. 8. ParkinW Tree Removals Plans indicate that the same parking ratio as currently exists, one parking space for each 258 square feet of retail floor area, will be maintained with site redevelopment.. With review of the previous project, the number of parking spaces was not an issue. Staff is recommending Condition No. 6 which acknowledges the minimum number of parking spaces that the project must develop. Of more concern than the total number of parking spaces provided, were issues with the layout and design of the parking lot including use of head-in parking, compact spaces and meeting landscaping standards. With the elimination of the driveway between.central buildings, much more of the parking lot was able to be retained in its current layout which greatly helped to reduce the proposed amount of tree removals. In Section 7 of the attached initial study (Pages 11-.12), the issue of tree removals is discussed. The current project will result in the loss of about 175 trees, whereas the last redevelopment project was proposing to remove about 300 trees. While the total number of trees to be removed is a vast improvement, it still represents a significant loss in number and diversity of plant species on the site. The City's Tree Committee had previously approved the larger number of tree removals with mitigation. Mitigation Measure No. 6 is consistent with the Tree Committee's previous review and also reflects the current recommendation of the City Arborist. Part of the required mitigation involves replacement planting on-site, and the other component is relocating existing live oak trees to nearby Laguna Lake Park. 5-41 Central Coast Mall Redeve,.,pment Plan(ER,PD 87-99) Page 10 ALTERNATIVES 1. Recommend that the City Council deny the proposed preliminary development plan, based on inconsistency with the general plan. Planning Commission action is final unless appealed to the City Council. 2. Continue review with specific direction to the applicant and staff. OTHER DEPARTMENT COMMENTS Other departments were consulted regarding the revisions to the project and a Development Review Committee meeting was held between City staff, the applicants and their representatives. Specific requirements from other departments have been incorporated either as conditions of preliminary development plan approval or noted as code requirements. Actual comments from other departments are reflected in the attached "Issues & Responses" memo attached. A memo from the Transportation section of the Public Works Department is attached which has an exhibit showing the alignment of the intersection of the on-site driveway with Dalidio Drive for the possible future connection to the San Luis Marketplace. RECOMMENDATION Review and comment on the initial study of environmental impact, and recommend approval of the preliminary development plan to the City Council, based on findings, and with conditions, mitigation measures and code requirements. Findings 1. Features of the particular design achieve the intent of conventional standards(privacy,usable open space,adequate parking,compatibility with neighborhood character,and so on)as well as or better than the standards themselves since the project does comply with the property development standards for the C-R zone included in the zoning regulations. 2. Consistent with City goals to minimize sprawl and to keep a compact urban form,the proposed project rehabilitates an existing retail commercial site,rather than developing vacant land. 3. The proposed project provides exceptional public benefits such as parking, open space, landscaping,public art,and other special amenities. 4. The project, which is the redevelopment of an already developed commercial site with similar types of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo. 5. The project which includes a proposed new pedestrian linkage boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with 5-42 Central Coast Mall Redeve,.,pment Plan(ER, PD 87-99) Page 11 Land Use Element Policy 3.7.10 which encourages more cohesion between the existing shopping centers on Madonna Road. 6. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 7. Mitigation measures established for the project (ER 87-99) have been reviewed and adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. Conditions 1. Within six months of approval of the preliminary development plan, the applicant shall file a final development plan, as required by the Zoning Regulations, for consideration by the Community Development Director. The final development plan shall include all items required for final architectural review and final architectural review shall have been conducted prior to Director consideration. The final development plan shall be effective only after approval by the Director. 2. The final development plan shall in general conform with the preliminary site plan dated June 11, 1999, and indicating the following: USE MAXIMUM GROSS BUILDING AREA Retail Shops 222,400 square feet Pads for existing freestanding buildings(near Madonna) 30,600 square feet Total 253,000 square feet When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings from what is shown on current plans to the review and approval of the Community Development Director. However, the total gross building floor area shall not exceed 253,000 square feet without the processing of a planned Development Amendment to the approval of the Planning Commission. 3. For consistency with Land Use Element Policy 4.3 which seeks to maintain the downtown as the entertainment center of the community, theater uses are not allowed to be established at the project site. 4. The separation between the"Shops"and"Major Tenant C"must be a minimum of 20 feet. 5. The landscape strip along the Dalidio Drive frontage shall have a minimum width of 18 feet, measured from the property line. This frontage landscaping shall be planted with a combination of groundcwver, shrubs and trees which at maturity will be in scale with the 5-43 Central Coast Mall Redeveivpment Plan(ER, PD 87-99) Page 12 buildings and which will provide a variety of colors and forms and which will be suitable for and provide protection in a windy setting. 6. Parking for about 1,290 cars is shown on plans dated 6-11-99 which translates to a parking ratio of one space for each 258 square feet of gross building floor area. The ARC in reviewing precise development plans may need to further reduce the number of parking spaces to provide landscaping, pedestrian pathways or other site amenities. Any reductions in the number of on-site parking shall not result in a parking ration of less than one space for each 300 square feet of gross building floor area. 7. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development as redeveloped. 8. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs, based on input from the Architectural Review Commission. 9. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department(Planning) staffs,based on input from the Architectural Review Commission. 10. The total project shall be compatible with the existing and proposed buildings at Madonna Road Plaza, through design, building orientation and location, and with provisions for pedestrian circulation, to the approval of the Architectural Review Commission and City Council. 11. Walkways along pedestrian linkages through the parking lot shall be a minimum of 4 feet in width consistent with Title 24,Accessibility Code. 12. Parking lot lighting shall provide adequate illumination for safety and shall be designed to direct light downward to minimize sky glare and horizontal glare and in scale with the surrounding area. The reuse of existing parking lot lights which are 38 feet in height is supported as long as existing illumination levels are maintained. 13. When specific tenants are known, a comprehensive sign program, indicating location, size, materials, copy, and lighting of all proposed signs, shall be submitted for the review and approval of the Architectural Review Commission. Signing shall be compatible throughout the project. 14. A landscaped buffer area shall be provided along the southern edge of the project between the parking lot and the adjacent agricultural land. Specific planting proposals shall be to the review and approval of the Architectural Review Commission. 5-44 Central Coast Mall Redeve,,,pment Plan(ER, PD 87-99) Page 13 15. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed buildings, the applicant shall submit adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross- sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 16. Street trees along El Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 17. Trees shall be provided within parking rows, separated by not more than six spaces, and at the ends of each row. Trees shall be planted in deep-root, protected planters. The types of trees shall be recommended by the City Arborist and approved by the Architectural Review Commission (broad canopy trees are to be used in parking areas). Exceptions to the spacing of planters shall be to the review and approval of the Architectural Review Commission. 18. Any applications for subdivisions which may be required as a result of proposed sale or lease of parts of the development shall indicate the relationship of proposed parcels to the total site, access and utility easements, and parking sufficient for the uses on individual parcels. At the time of filing any required map, the applicant shall provide a draft reciprocal easement agreement for review and approval by the Community Development Department and the City Attorney. 19. Downstream erosion control measures may be required by the City Engineer as a condition of grading approval. 20. Earth-moving equipment and truck traffic are to use Madonna Road north of El Mercado and avoid residential parts of Madonna Road and Los Osos Valley Road. 21. The street right-of-way line is 3 ft. behind the curb face along El Mercado. Interlocking decorative pavers may be installed within El Mercado at the new driveway serving the subject property. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will maintain this decorative paving upon acceptance of the work. 22. Dalidio Dr. is currently a private St. southerly of the main Dalidio Dr. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of-way from the adjacent property owner. An easement exists for the maintenance of the existing public water main and public utilities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project, unless a postponement or waiver is approved by the Public Works Director as a result of an approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 5-45 Central Coast Mall Redevewpment Plan(ER, PD 87-99) Page 14 23. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. 24. The redevelopment of the site may trigger the Utilities Department Sewer Lateral Abandonment Policy. This policy states that sewer laterals must be abandoned at the main prior to any demolition or reconstruction unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse,the owner shall submit a VHS video tape documenting the internal condition of the pipe for Utilities Department approval. Mitigation Measures 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 2. The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: • bicycle parking and locker facilities for employee use; • outdoor areas that could be used by customers and encourage employees to stay on site during the lunch hour which are wind-protected and contain amenities such as tables and benches; and • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 4. To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, the applicant shall execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. 5. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of 5-46 Central Coast Mall Redevei.pment Plan (ER, PD 87-99) Page 15 San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 6. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist , consistent with the decision of the City's Tree Committee, that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size and species satisfactory to the City Arborist. 7. Site redevelopment shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. 8. The applicant shall demonstrate that required fire flow is in accordance with the California Fire Code Appendix III-A, Fire Flow Requirements for Buildings, is provided to. the satisfaction of the City's Fire Marshal. 9. To help reduce the waste stream generated by this project: a. Site development shall include convenient facilities for interior and exterior on-site recycling. b. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 10. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 11. If pre-historic Native American artifacts are encountered, a Native American monitor should 5-47 Central Coast Mall Redevei.pment Plan(ER, PD 87-99) Page 16 be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Code Requirements 1. A water allocation may be required. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. 3. The owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However,the City expects to have a replacement lift station with adequate capacity constructed by 2001. 4. Depending on occupancy, some buildings may need to have oil/sand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator. 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. Fire hydrants shall be installed in accordance with the California Fire Code Appendix III-B, Fire Hydrant Locations and Distribution. 6. Where minimum required fire access width is provided, curbs shall be painted red with appropriate signage installed to prohibit parking. 7. Fire sprinkler and alarm systems in the existing buildings shall not be compromised or removed from service during the demolition or remodel process. 8. Buildings undergoing construction,alteration,or demolition shall be in.accordance with Article 87 of the California Fire Code. 9. All public facilities shall fall within proposed easements or property deeded to the City. 10. The existing groundwater well used for landscape irrigation shall be plotted on plans. The Utilities Department shall verify that it meets all code requirements including appropriate backflow devices. 5-48 Central Coast Mall R_ edev._.,pment Plan(ER, PD 87-99) Page 17 Attached: Vicinity map Reduced version of current project-plans "Issues& Responses"dated 6-8-99 prepared by the applicant's representative Transportation memo with exhibit Chapter 17:62 , Planned Development, of zoning regulations City Council Ordinance No. 1015 (1984 Series) Previously reviewed site plan City Council Resolution No. 8899 (1999 Series) 12-7-98 ARC follow-up letter&minutes Initial Study ER 87-99 "New Lives for Old Malls" article from May 1999 issue of Planning PRlzoning\PD87-99(CC Mall) 5-49 i F rry S fir' I-Vj ., ' z 2 NA e,\A 73 _X zc il� IN LU a\\M No g so i uj � :z i �E la 2 R *a LU r Lu ix z xx CL IJ) FA CL zz E4 5-51 N = = 6 G µl. :. %:�. � �^;: cam'_ �.�:4c-"_r.J:•,�� ���� _ �]� •.'�. �,� ':`fir:�t3�,''� - '/t . a _ r ti • bAk alN k r tea.�: �•:>: . ;,''.� Wij 1 Q� } Lu 0 E i1j .• 3i �r• r,r x + 7 pt+ r S C e � 1 I • �� Y��Rr1 1 /a l •ir _�I•y.._l��v l _. ........ 7.89V_:Sp 1' '.fit C N 1 '� H " �' 5-52 0 Irk i I a3 r@ x c int .p k si g- ------------------ :eI IE ; yF cz III `7\^^ " f g #a §�g° 738 � 3 3�Sf 2,; 4�a P6@EppgaB$ glia c X;KS ji ;r€Pr '#EIEpC Ri �` � YV � c jP•`� t7/ l S Ila # a:a9PP�;.{ hill E \ + z 1lEPYS Yt iIgIl a , 5-2 co Y P:. 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LLI T LU 0 CL tn Lo rz 40 n VC0 vi a 1Y LU LL Acc Ln Ln Z,LU (To 5-61 N V.4 V C-P til 0 3. LU 0 CL 12 0fI gig v, LLJ tr) tn 5-62 R 1: M n E s i G N c IN, u r RECEIVED June 8, 1999 JUN -9 1999 CITY OF SAN LUIS OBISPO rza Fax: 781-7173 COMMUNITY DEVELOPMENT Ms. Pam Ricci Associate Planner City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 Re: Response to Planning Issues -- Central Coast Mall, San Luis Obispo Dear Pam: Thank you for your diligent effort to keep on the targeted schedule for this project. We appreciate receiving the comments from the DRC members in a timely manner and the thoroughness of their responses. Enclosed are our responses to the issues discussed. The respective issues are in bold and below them are the responses in italics. Should you have any questions, please do not hesitate to contact me. Very truly yours, RRM DESIGN GROUP Victor on g Pre ' ent closure cc. ary Scott, MBK Andy Trachman, MBK Bill Swackhamer, MONY v/a98001\govtWm-Ricci-Pl anningl ssues 5-63 i I. II ........ nt \m I.a i.l)I•iId„gni., i.r,i I'Ii I'nc , 1: z 4 1-,.I L1. ,.1: ;4: 1 1 CENTRAL COAST MALL San Luis Obispo, California ISSUES AND RESPONSES June 8, 1999 PLANNING ISSUES Pedestrian Walkway between Maior Tenants 1. Is the width of the walkway at 18 feet sufficient? Need to insure that there is sufficient room for pedestrians, as well as planned improvements, and that there is an adequate transition between the walkway and adjacent buildings to avoid the"canyon effect". We believe that the walkway width is sufficient. It is significant to note that thewalkway is not "between major tenants". It is between Major Tenant "C" and a "shops" building. The parapet height at the shops building is significantly lower than the major tenant parapet height. This will reduce the "canyon effect" you noted and, in our opinion, make the walkway comfortable at the proposed width. The proposed improvements within the walkway will leave sufficient room.for pedestrians. Based upon comments received from the Building Department, we propose to remove 2 of the 3 proposed overhead arches and retain only.the northern most arch located closest to El Mercado (this arch will be revised so that it does not form a fixed connection between buildings). 2. The elevation of the"shops" building should show the outline of Major beyond. This will be added(dashed line) to the revised drawings. Please note that the east elevation of Major D will not be visible to pedestrians in the pedestrian walkway as it is screened by the shop wall and parapet adjacent to the walkway—a cross sectional drawing of this condition will be submitted along with the revised drawings. 3. Indicate how the design of the walkway addresses issues with the prevailing winds in the area. We propose to integrate screening into the planter/public art exhibit space. A concept drawing for this screening will be submitted along with the revised drawings. 4. Look at incorporating a raised wall with seating areas at the entry to the plaza area. Individual street furniture type benches are proposed in lieu of a raised wall. 5. Explore the addition of building entries off of the walkway. Building entries will be accommodated at the "shops" building adjacent to the pedestrian walkway if the tenant(s)needs and/or desire(s) such an enoy(s). 6. Trees in center of walkway may be better placed on edges so as to maximize space for pedestrians. In our opinion, the trees are better placed at the center to..allow for better,flow and pedestrian activity. 5-64 CENTRAL COAST MALL—Issues and Responses Page 2 of 7 June 8, 1999 7. What type of lighting is proposed here? Fixture cut sheets for this lighting will be added to the submittal drawings. We anticipate that this space will have lighting in the trees similar to downtown and lighting from wall-mounted fixtures. 8. Is it possible to locate the main entry to Major C at angled tower, rather than at proposed location paralleling the parking lot? We have explored this idea with various major tenant prospects that have shown interest in this space and the concept has not been favorably received. Therefore, this entry will not be relocated. New Automobile Connection near Hotel 1. Look at providing additional planting along the east wall of Major B. The east elevation of Major B will be revised to indicate the landscape treatment proposed. 2. There are too many driveway approaches off of EI Mercado. Explore eliminating one of the driveways to the smaller parking area near the main driveway. The proposed parking area along El Mercado at the rear of Major B is proposed to be primarily employee parking. As such, the turnover rate for the parking lot will be very low and we believe it will not be a problem in the function of that portion of EI Mercado. 3. Concern with parking along main driveway — cars entering and exiting parking spaces may conflict with through traffic in driveway. We do not believe this will function as a "main driveway"and it is not intended to do so. This parting and the connection to El Mercado are, however, critical in the view of the Hotel operations in that it provides significant additional parking and a convenient access / exit from El Mercado for guests parked in this area. Landscaaina in Parking Lot 1. Existing parking lot areas may need trees added to reflect current spacing patterns. New parking areas need to provide trees in compliance with adopted Parking and Driveway Standards—one tree for each six parking spaces. In areas where existing parking aisles are being extended, tree "diamonds" (consistent with the existing parking lot) will be provided in the extended areas per City standards (every 6 spaces). In areas where there are significant landscaping islands between rows of parking, trees will be placed in the islands. The landscape plan sheets will be revised. 5-65 CENTRAL COAST MALL—Issues and Responses Page 3 of 7 June 8, 1999 2. Concern that the buffer / landscaping strip between the project and the adjacent :Dalidio property is very narrow(only 5 feet wide). The buffer is narrow in order to accommodate additional parking for the Hotel that they believe is critical to their operations and is a project go/no go issue to them. A planter five to eight feet wide plus the addition of"diamonds at the parking spaces will accommodate an adequate.screen of trees. The landscape drawings will be revised. Dalidio Road frontage 1. Trash enclosures for outlying buildings should• be incorporated into buildings, rather than provided in separate.structures along the street frontage. The concept of integrated trash enclosures will be explored and the drawings will .be revised accordingly. 2. There.seems to be a proliferation of monument signs in the project, both along Dalidio Drive-and EI Mercado. A sign program should.be ultimately approved by the ARC. Building elevations should provide suitable areas for future wall signs that coordinate with the building architecture. The monument sign locations shown are conceptual location points. A completesignage proposal will be presented for review at a later date. .Bike Racks 1. Bike racks should be located so that they are closer to the tenant Rntries.. Bike racks were located per the direction of the City's Bicycle Coordinator. FIRE PREVENTION BUREAU Fire.Department Access 1. Access roadways for fire apparatus are adequate as shown on the submittal. Fire lanes shall be clearly delineated and maintained at times.. No comment. Fire Flow 1. A fire flow analysis for the proposed project shall be completed and results provided to the Fire Prevention Bureau. Required fire flow shall be in accordance with the California Fire Code Appendix III-A,Fire Flow Requirements for Buildings. Comment.noted. 5-66 CENTRAL COAST MALL—Issues and Responses Page 4 of 7 June 8, 1999 Fire Hydrants 1. Fire hydrants shall be installed in accordance with the California Fire Code Appendix IIIm%Fire Hydrant Locations and Distribution. Comment noted. Fire.P_rotection Systems 1. Fire sprinkler and alarm systems in the existing buildings shall not be compromised or removed from service during the demotion or remodel process. The fire protection systems for Gottschalks, the Hotel, and existing pad buildings will remain operational during demolition. Fire Safety 1. Buildings undergoing construction, alteration, or demolition shall be in accordance with Article 97 of the California Fire Code.. Comment noted. BUILDING 1. A 4-foot wide unobstructed, safe; accessible path of travel between pads 5; 6, 7 and the major tenant buildings must be provided. See cross section AA on sheet.12 of the proposed project plans. 2. The parking lot accessed from.El Mercado behind the Major Tenant.B store appears awkward:. Itis not clear how the center aisle parking is used. See comment#10 of the Planning responses: 3. Drainage and parking lot layout dimensions have not been addressed or shown. Plans will be revised to indicate typical parking.and aisle dimensions. 4. The separation between the"Shops"and "Major Tenant C" must be a minimum of 20feet. RRM has spoken with Tom Baasch of the Building Department and he has indicated that dimensions as submitted comply with the Uniform Building Code. j 5-67 CENTRAL COAST MALL—Issues and Responses Page 5 of 7 June 8, 1999 UTILITIES Code Requirements 1. The water main in Dalidio Drive may need to be looped to the water main along Highway 101 in order to meet required fire flow requirements. If not,it would still be desirable for reliability. Comment noted and testing will be requested by RRM. 2. It is necessary to be certain that all public facilities fall within proposed easements or property deeded to the City. Comment noted—all public facilities will be in easements. 3. A water allocation may be required, due to the additional units. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation Division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. Comment noted—RRM will coordinate with the City Water Conservation Division after the Planned Development is approved. 4. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. Comment noted—RRM will review existing and proposed meter requirements and wastewater fees. 5. The Owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an offsite deficiency exists, the Owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 2001. Comment noted—RRM will prepare wastewater generation calculations as we get closer to /mowing the proposed tenant mix. It is our understanding that there is not a capacity deficiency with respect to the CC Mall project. 6. Depending on occupancy,some buildings may need to have oil/sand separators or the wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator,Dale Karns, at 781-7425. Comment noted. 5-68 CENTRAL COAST MALL—Issues and Responses Page 6 of 7 June 8, 1999 7. It does not appear that the proposed project will include the use of a groundwater well. If there is a plan to utilize groundwater,additional comments will apply. The groundwater well that is currently used will continue to be used for landscape irrigation. Conditions 1. The redevelopment of the site may trigger the Utilities Department Sewer Lateral Abandonment Policy. This policy states that sewer laterals must be abandoned at the main prior to any demolition or reconstruction unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the Owner shall submit a VHS videotape documenting the internal condition of the pipe for Utilities Department approval. Sewer laterals proposed to be abandoned will be accomplished per City requirements. TRANSPORTATION Area Circulation Coordination 1. A new alignment for the access drive that extends between existing Pad 4 and proposed Pad 5 shall be established to provide for a four-way intersection with Dalidio Drive and the planned access road along the western edge of the Market Place project. The realignment of the access drive shall eliminate any potential offsets between approaching streets at Dalidio Drive. The developer has two options: • Design and reconstruct the intersection and driveway with the proposed redevelopment of the Central Cost Mall project. • Design the realignment of the on-site driveway and execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the "Market Place"to reconstruct the driveway at the time of development of the"Market Place". While the proposed "Market Place"project is not presently located within the City, has not obtained any approvals to date, and is not a certainty in any event. CC Mall is prepared to cooperate with the City and accept a condition of approval from the City based upon the following parameters: • The realignment project planning, design and implementation is to be funded by the City and/or Market Place project developer and shall occur at no cost to the Owner of CC Mall. • The realignment shall not result in a net loss of parking spaces available to and convenient for the CC Mall project. Any replacement spaces shall be in a location acceptable to CC Mall. • The realignment shall not result in a net loss of leaseable area for the CC mall project. 5-69 CENTRAL COAST MALL—Issues and Responses Page 7 of 7 June 8, 1999 e The realignment shall not result in the closure of the east/west drive aisle providing access to pads S,6, and 7. • The City and/or Market Place developer shall be responsible to obtain and coordinate all necessary property owner (Dalidio, CC Mall, Gotischalks, Hotel) authorizations necessary (including those required under the CC Mall REA)for the realignment project to be implemented. Bicycle Parking 1. Bicycle parking shall be provided consistent with Section 17.16.060 of the San Luis Obispo Zoning Regulations. The applicant shall provide a plan detail sheet that demonstrates how both long-term and short-term bicycle parking is being provided that meets these standards. 2. Short-term bike racks shall be located close to the main entries to each Pad. The site plan seems to indicate that this has been achieved for some of the pads but not for others. More detail is required. 3. The plans do not indicate how long-term bicycle parking (either lockers or reserved rooms within the buildings is being provided. The plans shall stipulate how this code requirement is being met. Bicycle racks and bicycle locker locations are noted on plan sheet(s) 1, 3, and 4 of the submittal. This item was discussed with the Bike coordinator prior to submittal. Pedestrian Connections 1. Clearly-defined separated walkways should be provided that enable safe pedestrian movements between new land uses on Pads 5, 6, and 7 and the major tenants located to the east across the parking lot. A pedestrian connection is shown on sheet 1 of the submittal and the dimensions are shown on sheet 12 of the submittal. Dalidio Drive 1. Installation of a sidewalk adjacent to the curb on the north side of Dalidio Drive, upon request by the City, and possibly, the addition of an asphalt overlay, prior to the City's acceptance of Dalidio Drive as a public street. CC Mall is prepared to accept a Condition of Approval from the City subject to development of the Dalidio/Market Place project, subject to the realignment of the Prado Road extension/overpass and Dalidio Drive, and subject to the realigned Prado Road/Dalidio Drive being located on CC Mall property. v/a9800I\govtivm-Issues&ReWnses 5-70 t TRANSPORTATION N 1. Area Circulation Coordination. A new alignment for the access drive that extends between existing Pad 4 and proposed Pad 5 shall be established to provide fora four- way intersection with Dalidio Drive and the planned access road along the western edge of the Market Place project. The realignment of the access drive-shall eliminate any potential offsets between approaching streets at Dalidio Drive. The developer has two options.. e Design and reconstruct the intersection and driveway with the proposed redevelopment of-the Central Coast Mall project: s Design the realignment of the on-site driveway and execute an agreement with the City and dedicatea temporary construction easement that will allow the developer of the "Market Place"to reconstruct the driveway at the time of development of the "Market Place' (Note_ as part of previous reviews,. the Transportation Staff did not mandate this realignment because an alternative driveway access was provided between Dalidio Drive and El Mercado in front of the Sears building. Since the revised plans eliminate this option (apparently with City Council support), the driveway to the west of existing Major Tenant A will be the only linking significant circulation feature between three commercial centers. 'Therefore, ensuring appropriate intersection design of the driveways at Dalidio Drive is necessary. (Note to Community Development Staff.• there continues to be a need to coordinate the location of driveways along Dalido Drive for both the Central Coast Mall renovation project and the.Market Place project. Dalido Drive needs to be.ableto f tnetion as an arterial roadway consistent wiih the City's Circulation.Element. Miss- aligned intersections and driveways will detract from achieving this objective and could reduce safe traffic operations along Dalidio Drive.. The consultants preparing the circulation analysis for the .Market Place project should be apprised of the changes being made to this project because it will affect their work and they should be required to look at the driveway situation and suggest mitigation strategies if needed — before the City grants final approval of the mall renovation project.) I Bicycle Parking shall be provided consistent with Section 17.16.060 of the San Luis Obispo Zoning Regulations. The applicant shall provide a plan detail sheet that demonstrates how both long-term and short-term bicycle parking is being provided that meets these standards. 5-71 o Short-term bike racks shall be located close to the main entries to each Pad. The site plan.seems to indicate that this has been achieved for some of the pads but not for others. More detail is required. o The plans do not indicate how long-term. bicycle parking (either lockers or reserved rooms within the buildings is being provided- The plans shall stipulate how this code requirement is being met. 3. Pedestrian Connections. Clearly-defined v-defined separated walkways should be provided that enable safe pedestrian movements between new land uses on Pads 5, 6, and 7 and the major tenants located to the east across the parking lot. 5-72 �• w�� '/ r.. 1 �� _..': �•� fry _. r 't' � •`�, 0 4• w � , +�A��.t�„ J �- ���.� vin vrR`��,�rti~-c� i} +il �•�_rr Y•4 ri}������� ^� toy .I � _ ' ��•I r',L: {'}I a'�}•1`!,y II .'�rrw... q�� r.�J� l Ir fj ma �/ ■ j 7L,f�-t �_ �L y,M1 f-s 4.-x �1r 2`f � ••K��tl' '- JI���Y�{ 1,iy +�"''i1 jf nr 1� �eC lS,�+�w(11• ,• • .r• s~ �(,Zo+ � ,� ham• r .4r� � J/- _ J • y,l'�j,-�`"a ��-..�rvi't���"yy',,�,,T'�.y-y,`x�,,�r �.,�i �a .0 �+j�7 r:? t , v 1 I I_ 1 • � 1 Chapter 17.62 4. Location and size of all areas to be conveyed or reserved as common open spaces or for public or PLANNED DEVELOPMENT semipublic uses; Sections: 5. Existing and proposed circulation system of arterial, collector, and local streets; off-street parking, 17.62.010 Preliminary development plan. loading, and emergency access areas; points of 17.62.020 Actions of the Planning Commission. access to public rights-of-way; proposed. ownership 17.62.030 Actions of the Council. of circulation routes; 17.62.040 Required findings. 17.62.050 Requirement for development.plan. 6. Existing and proposed sidewalks and paths; 17.62.060 Final development plan. 1.7.62.070 Phasing. • 7. Existing and proposed utility systems, including 17.62.080 Amendment of final development plan. sanitary sewer, storm drainage, water, electricity, gas 17.62.090 Revocation of PD zoning. and telephone; 17.62.010 Preliminary development plan. 8. A genera[landscape plan. Application for planned development shall be made to 9. A general grading plan; the Community Development Department and shall consist of a preliminary development plan, to include: G. Information on land area adjacent to the proposed development, indicating important relationships A. A legal description of the total site involved; between the proposal and surrounding land uses, circulation systems, public facilities and natural B. A statement of the objectives to be. achieved by features; the planned development through the particular approach to be used by the applicant; H. Any additional information which may be required by the director to evaluate the character and impact C. A schedule indicating the approximate dates when of the planned development. (Ord. 941 - 1 (par construction of the development or stages of the 1982: prior code - 9204.4(A)) development are to be started and completed; • 1.7.62.020 Actions of the Planning Commission. D. A quantified description of the total number and type of dwelling units, parcel sizes, coverage, After giving notice as provided in Section 17.70.030, modified and natural open space; grading,. residential the Planning Commission shall hold a public hearing densities, and areas devoted to nonresidential uses; on the application. The Planning Commission may approve, approve subject to certain modifications, or E. Identification of portions of the development.which deny the application. The decision of the Planning would otherwise, require a variance, and reason for Commission shall be in the form of a recommendation the deviation from normal standards; to the Council and shall be rendered in writing, stating all modifications or conditions to be reflected F. A site plan and supporting maps, drawn to a in the final development plan. (Ord. 941 - 1 (part), suitable scale and clearly labeled, showing, if 1982: prior code 9204.4(13)) applicable: 17.62.030 Actions of the Council: 1. Existing .site conditions, including contours, vegetation and water courses; After giving notice as provided in Section 1.7.70.030, the Council shall hold a public hearing on the 2. Proposed lot designs; application and the recommendations of the Planning Commission. The Council may approve, approve 3. Location and floor .area of existing and proposed subject to certain modifications, or deny the proposal. buildings or outlines of areas within which buildings The decision of the Council shall be rendered in may be located; writing, stating all modifications or conditions to be reflected in the final development plan. If it approve- or conditionally approves the preliminary developme. AL AI TCENT 7 5-74 plan, the Council shall approve the rezoning and the clinics and doctors' offices and lawyers' offices. official zone map shall be amended to indicate approval of the planned development. (Ord. 941 - 1 1. The project will be compatible with existir (part), 1982: prior code 9204.4(C)) and allowed land uses in the area. 2. The project's location or access arrangement 17.62.040 Required findings. do not significantly direct traffic to use local or collector streets in residential zones. A. To approve a planned development, the Planning 3. The project will provide adequate mitigation Commission and Council must find that it meets one to address potential impacts related to noise, light or more of the following criteria: and glare, and loss of privacy, among others, imposed by commercial activities on nearby 1. It provides facilities or amenities suited to a residential areas, by using methods such as setbacks, particular occupancy group (such as the elderly or landscaping, berming and fencing. families with children) which would not be feasible 4.. The project does not preclude industrial or under conventional zoning; service-commercial uses in areas especially suited for 2. It transfers allowable development, within a such uses when compared with offices. site, from areas of greater environmental sensitivity or 5. The project does not create a shortage of C-S hazard to areas of less sensitivity or hazard; and M zoned land available for service-commercial or 3. It provides more affordable housing than industrial development. (Ord. 1129 - 1 (part), 1988: would be possible with conventional development; Ord. 1087 - 1 Ex. A(2), 1987; Ord. 941 - 1 (part), 4. Features of the particular design achieve the 1982: prior code - 9204.4(D)) intent of conventional standards (privacy, usable open space, adequate parking, compatibility with 17.62.050 Requirement for development plan. neighborhood character, and so on) as well as or better than the standards.themselves; No land division may be undertaken and no 5. It incorporates features which result in construction begun within an area zoned PD until a consumption of less materials, energy or water than final development plan has been approved. (Ord. 941 conventional development; - 1 (part), 1982: prior code 9204.40) 6. The proposed project provides exceptional public benefits such as. parking, open space, 17.62.060 Final development plan. landscaping, public art, and other special amenities which would not be feasible under conventional A. Within six months of approval of conditional development standards. approval of the development plan, the applicant shall file with the Community Development Department a B. In order to grant a 'density bonus' (as explained final development plan. At his discretion and for in Section 17.50.030), the Commission and Council good cause, the Director may extend for six months must find that the proposed development satisfies at the period for filing. least three of the five criteria set out in subsection A of this section. The applicant shall provide a detailed B. The final development plan shall include those statement indicating how the development satisfies items from Section 17.62.010 (Preliminary the appropriate criteria set out in subsection A of this development plan) which describe the proposal, section. The maximum density bonus is not including division of land, type and location of all automatic. In determining the allowable bonus, the buildings and improvements, and so on, but it need Commission and Council shall assess the extent to not include information on existing conditions. which these criteria are met. C. The Director shall review and take action on the C. To approve a planned development allowing large final development plan within 30 days of filing. He professional office buildings which can include shall approve it upon finding that it is in substantial multiple tenants but with no single tenant space less compliance with the preliminary development plan as than 2,500 square feet in the C-S or M zones, the approved or modified by the Council. Upon approval Planning Commission or Council must find that it of the final development plan, the Director shall add meets each of the criteria listed below. The following the number of the planned development to the official types of office-related uses are prohibited in planned zone map (for example, PD (9999)). Subsequently, developments approved for C-S and M zones: Banks, all grading, construction and landscaping shall comr, real estate offices, financial institutions, medical with the approved final development plan. 5-75 81 D. The final development plan may consist of final 17.62.090 Revocation of PD zoning. subdivision maps, building construction plans, grading plans, and so on, that would normally be submitted in If a final development plan is not carried out in tt the course of development, and need not be a time specified in the development plan or within a.. separate submittal. The Director shall determine the approved extension period, the Planning Commission extent to which any additional documentation of and Council may remove the PD designation development plans is required. (Ord. 941 - 1 (part), according to the usual procedure for city-initiated 1982: prior code - 9204.4(F)) rezoning. (Ord. 941 - 1 (part), 1982: prior code 9204.4(l)) 17.62.070 Phasing. If the construction of the planned development is to occur in phases, the open space and common facilities shall be developed and made available in proportion to the number of dwelling units or nonresidential floor area occupied during any given stage. At no time during construction of the project shall the density of developed land exceed the overall density established in the final development plan. (Ord. 941 - 1 (part), 1982: prior code - 9204.4(G)) 17.62.080 Amendment of final development plan. A. Minor differences between the approved development plan and construction plans may be allowed by the Director. B. Written requests for amendments to a final development plan may be approved by the Planning Commission after a public hearing, notice of which has been given as provided in Section 17.70.030. Amendments shall be limited to changes in the size and position of buildings; the number, area or configuration of lots; landscape treatment; phasing, and the like. C. Amendments may not include changes in proposed use, overall density, or overall configuration of the land uses and circulation features. Changes to these aspects may be accomplished only by reapplication and submittal of a new preliminary development plan. D. These procedures apply whether or not all or part of the development has been built. (Ord. 941 - 1 (part), 1982: prior code 9204.4.(H)) 82 5-76 ORDINANCE NO. 1015 (1984 Series) AN ORDINAh-E OF THE CITY OF SAN LUIS OBISPO APPROVING A PRELIMINARY DEVELOPMENT PLAN FOR SAN LUIS OBISPO MALL AND HOTEL AT 353 MADONNA ROAD (PO 1165) - WHEREAS, the Planning Commission and City Council have held hearings to consider appropriate zoning for subject property in accordance with Section 65800 et. seg. of the Government Code; and WHEREAS, the rezoning has been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Impact Procedures and Guidelines, a final environmental impact report has been certified, and a supplement has been considered; and WHEREAS, the proposed zoning promotes the public health, safety and general welfare; BE IT ORDAINED by the Council of the Cit; of San Luis Obispo as follows: Section 1. The Council makes the following findings: 1. That the development plan is consistent with the general plan. 2. That the status of environmental impacts is as follows: A. Impacts on animal life will not be significant. B. Impacts of these types may be reducedto acceptable levels through revision_= 'to the project as originally proposed or by conditions of project approval enumerated below: land-use trends; public services; utilities; noise levels; geologic and .seismic hazards or topographic m-3difications; surface water flow (drainage and flooding) and water quality; air quality; population distribution and growth; community plans and .goals; archaeological resources; -- energy use. C. Impacts of these types are significant and unavoidable. No feasible _ mitigation measures are available to reduce the impacts to insignificant levels. Overriding concerns — implementation of general-plan policies for retail expansion — will outweigh the risks of environmental damage. traffic circulation; agricultural land conversion (plant life) ; aesthetics. O 1015 5-77 Ordinance No. 1015 (1984 Series) Page 2 3. That the planned development satisfies criteria a, d, and a of zoning regulations Section 9204.4.D.1. Section 2. The preliminary development plan is approved subject to the following conditions: Conditions: 1. Within siz months of approval of tha preliminary development plan, the applicant shall file a final development.plan, as required by the Zoning Regulations, for consideration by the Cit; 1.ouncil. The final development plan shall show all proposed ...Aications and abandonments and all new utility lines. The precise configuration of streets and drives shown on the plan shall be based upon study and recamTendation by a traffic engineer, to the approval of the City Engineer. The final development plan shall include all items required for final architectural review and final architectural review shall have been conducted prior to Council consideration. The final development plan shall be effective only after approval by the City Council. 2. Grading and construction plants shall be acccmpanied by: a. A soils report prepared by a qualified engineer, including recommended measures to adequately. prepare the site for paving, drainage, and support of building foundations. a. A hydraulic study prepared by a qualified engineer, supporting drainage structure design and demonstrating compliance with the city's Flood Damage Prevention Regulations. 3. Prior to issuance of construction permits for any structure which would cross lot lines on the project site, a lot combination map (minor subdivision) shall be submitted and approved. 4. Any applications for subdivisions which may be required as a result of proposed sale or lease of parts of the development shall indicate the - relationship of proposed parcels to the total site, access and utility easements, and parking sufficient for the uses on individual parcels. At the time of filing any required map, the applicant shall provide a draft reciprocal easement agreement for review and approval by the Community Development Department and the City Attorney. 5. Prior to issuance of construction permits for any structure which would cross the property line between the project site and Madonna Road plaza. an agreemant among owners of both properties and the city concerning corpliance with applicable codes, approved by the Chief Building Official and the City Attorney, shall be recorded. 6. If a portion of El Mercado (formerl• �.11e Joaquin) is abandoned, the applicant shall submit to the city for recordation easements: 5-78 i Ordinance No. 1015 (. 4 Series) Page 3 - A. For the benefit "of the Madonna Read Plaza property, allowing access over the San Luis Obispo Mali site (in a form which would accommodate emergency vehicles and semi-trailers) to the portion of Madonna Road Plaza adjacent to Highway 101; and B. For the benefit of the San Luis Obispo Mall property and the public, allowing access along the private drive formerly occupies] by Calle Joaquin. C. Prior to issuance of construction permits, applicant shall submit evidence in a form satisfactory to the City Attorney that an agreement has been recorded to run with the land providing for maintenance of the drive formerly occupied by Calle Joaquin jointly by the owners of the San Luis Obispo Mall site and the Madonna Road Plaza site. 7. The final development plan shall conform with the preliminary site plan dated March 29, 1984, and indicating the following: . . . . Use Maximum Gross Building Area Major, broad-line, non- discount 74,230 square feet department store Tires, batteries, and automotive 4,850 square feet accessories facility associated with department store. Drugstore 25,000 square feet !retail shops 103,700 square feet T (SUBTOTAL) 207,780 square feet Pads for not more than four 30.000 square felt freestanding buildings. (SUBTOTAL) 249,750 square feet Interior Mall space 33,300 square feet TOTAL 284,750 square feet Parkin for about 1,400 cars, with convenient motorcycle and bicycle parking, as required by the Zoning Regulations. 8. The hotel shall include approximately 10,000 square feet of flexible, o')nference-meeting space. 9. • The total project shall be cr.,patible with the existing and proposed buildings at Madonna Road Plaza, through design, building orientation and location, and with provisions for pedestrian circulation, to the approval of the Architectural Review Commission and City Council. 5-79 Ordinance No. 1013 (1984 Series) Page 4 10. The mall itself shall be vented so that natural air circulation may be used rather than mechanical ventilation. 11.. The roof of the mall and hotel complex shall include skylights, appropriately glazed to prevent unwanted heat gain while allowing natural illumination. 12. Entries to the mall and to separate lease spaces shall he designed to allow controlled public access to the spaces and secure closure of the mall itself when the shops are not in operation. 13. Exterior entries to the mall and to the major tenant spaces shall be an "air-lock" or equivalent design to minimize unwanted exchange of indoor and outdoor air. 14. A. Prior to filing the final development plans, applicant shall provide an analysis by a qualified person evaluating the technical and economical feasibility of solar heating for water used by the hotel. In approving the final development plan, the city may require those solar applications which have a pay-back period of eight years or less. B. The roof structure of the hotel shall be designed to accommodate future installation of a wino-energy-conversion or photovoltaic system, to be certified by a qualified designer prior to issuance of building permits. 15. A landscape strip along the southwestern and southeastern site boundaries (including the Highway 101 frontage) averaging at least 20 feet wi& shall be planted with dense; evergreen trees and shrubs, with intermixing of species to provide variety of color and form and seasonal change. - 16.— So far as possible, existing nature trees along Highway 101 shall be retained. The areas shall be planted and maintain�l to the satisfaction of the Community Development Director. 17. Surfaces of all planting areas shall be porous, with no plcstic barrier. 18. The. landscape strip along the Madonna Road frontage shall have a minimum width of 20 ft. along parking areas .and 40 feet along buildings, measured from the property line after road widening. The landscape strip along the E1 Mercado alignment shall have a minimum width of 10 feet. Both strips shall be planted with a combination of groundcover, shrubs and trees which at maturity will be in scale with the buildings aril which will provide a variety of colors and forms and which Will be suitable for and provide protection in a windy setting. Box specimen trees shall be interspersed with sapling trees throughout the entire project. Landscaped berms and box specimen trees shall be used near and around t&:e hotel entrance to minimize the apparent height of the building. 19. Trees shall be provided within parking rows, separated by not more than spaces, and at the ends of each row. Trees shall be planted in deep-root, curb-protected planters. The types of trees shall be approved by the Community Development Department (broad canopy trees are to be used in parking areas) . Q 5-80 Page 5 20. An on-site well shall provide all water for landscape irrigation via an appropriately designed system with no cross-connection to the city water system. The existing agricultural well may be used. 21. Site drainage shall be designed to the approval of the City Engineer: a. The proposed culvert extension shall be capable of carrying a 25-year design-storm flow, as a minimum. b. Accumulated drainage, including the cross-site channel, shall be underground with concrete inverts and inlets at appropriate locations. - C. A velocity-reduction structure may be required at the point where the culvert leaves the site. — — d. A grease and oil separator or separators shall be installed where collected parking-lot drainage enters the main culvert. They shall be located and designed to facilitate maintenance. 7. 22. Parking lot lighting shall provide adequate illumination for safety and shall be designed to direct light downward to minimize sky glare and horizontal glare . and.in scale with the surrounding area. 23. Parking lot ligating circuits shall be designed to allow parking serving uses such as restaurants expected to be in operation longer than other uses to be lighted while other areas are not. 24. The submittal for final architectural approval shall include a signing plan indicating location, size, materials, copy, and lighting of all proposed signs. Unless specifically excepted by the Architectural Review Commission, signs shall be limited to identification of the shooping - center, the department store, drugstore, and hotel, and freestanding building occupants. Signing shall be compatible throughout the project. 25. The area offered for dedication for future extension of Zozobra Lane shall be improved as a drive, except that the base shall be prepared for ultimate development as an arterial street to the approval of the City Engineer. 26. The drive indicated at the end of Zozobra Lane shall be designed so as not to interfere with drives to the Post Office and to provide a safe pedestrian crossing, to the approval of the City Engineer. 27. Applicant shall offer to dedicate and improve street r . :;-i.f-way (a) to accommodate the widening of Madonna Road along the project frontage by a uniform 40 feet and (b) to accwmodate the widening of El Mercado between Madonna Road and the drive intersecting from the southwest to a 74-foot right-of-way (including a right-turn lane). 28. The applicant shall submit street improvement plans prepared by a civil engineer for approval by the City Engineer. 5-81 Ordinance No. 1015 (198, ,ieries) Page 6 29. Applicant shall install a landscaped median barrier in Madonna Road to prevent left turns at the Madonna Road drive and to provide turn pockets for left turns from Madonna Road to Zozobra Lane and to E1 Mercado, to_ the satisfaction of the City Engineer. 30. A. Prior to issuance of construction permits, applicant shall submit a written agreement, to the approval of the City Engineer, agreeing to pay the city $22,750 toward the cost of installing traffic signals at Madonna Road and E1 Mercado and 100 percent of the estimated cost of modifications or additions to the signals which may be necessary to accommodate changed traffic patterns or street widening resulting from the project. B. Applicant shall offer to dedicate right-of-way to accom-odate future freeway access from an extension of Zozobra Lane, to the satisfaction of the City Engineer. 31. Prior to issuance of construction oezmits, the city must have received dedication of Zozobra Lane from the fee owner and the city must have accepted for maintenance the existing street improvements. 32. Prior to issuance of construction permits for the mall connection to Sears, the city must have abandoned that portion of El Mercado indicated in the final development plan, subject to acceptance of access and utility easements by the city and atfected public utilities, and an agreement between city and applicant concerning relocation or special protection and valves for city water and sewer lines must have been executed and any required bond posted. 33. Applicant shall pay city the cost of a 2-inch asphalt blanket on E1 Mercado as determined by the City Engineer or shall include this improvement in the applicant's paveout of E1 Mercado, at the option of the City Engineer. Applicant shall reconstruct E1 Mercado to the approval of the City Engineer and in conformance with the approved final development plan. I 34. Applicant shall fully improve all street right-of-way dedicated to the city with base, -paving, curb, gutter tend sidewalks, to the approval of the City Engineer. 35. Applicant shall install traffic control signs and pavenent and curb — markings (including those features deemed necessary for pedestrian safety on and inmediately adjacent to the site) to the approval of the City - Engineer. 36. Applicant shall offer to dedicate at least 32 feet for street right-of-way and sign an agreenent (to be recorded) to install street improvements upon notice by the City Engineer, for the future extension of Zozobra to the southeast, to the approval of the City Engineer. . 5-82 Ordinance No. 1015 (1984 Series) Page 7 37. Applicant shall offer to dedicate and improve additional right-of-way for widening of Zozobra Lane to a full right-of-way width of 64 feet along the frontage between Madonna Road and the drive into the project site.- 38. Prior to issuance of construction permits, the city must have established a formal arrangement for participation by the applicant in paying for changes to the Madonna Road interchange at Highway 101. The applicant shall pay for at least 20 percent of the estimated cost, determined by the City Engineer. The timing and manner of payment shall be established by the terms of the formal agreement. _39. A. Applicant shall pay for undergrounding the existing electrical distribution pole line along E1. Mercado and shall be responsible for making all arrangements with utility companies. for maintenance of service in that area. B. New on-site or off-site sewer main with mannales may be required by the City Engineer. 40. Downstream erosion control measures may be required by the City Engineer as a condition of grading approval. -41. Construction shall commence within 12 months of final development plan approval and continue in a timely fashion with the project (excluding the connection to Sears) completed in a single phase. 42. Grading and compaction shall be carried out in a single dry construction season, from May to October. If site-preparation work cannot be completed in one season, catch basins are to be installed to retain - sediuent on the site and exposed soils are to be mulched a.d/or hydroseeded to minimize soil erosion. 43. Earth-moving equipment and truck traffic are to use Madonna Road north of El Mercado and avoid residential parts of Madonna Road and Los Osos Valley Road. 44. Dust abatement procedures (including moistening exposed soils and _ moistening or covering loaded trucks leaving or entering the site) are to be employed throughout site preparation. Applicant shall specify in grading plans that the City Engineer may suspend work if dust generation on-site together with strong winds would create a nuisance or hazards on neighboring property, streets, or Highway 101. 45. Soil is to be removed from the treads of major equipment before such equipment uses city streets. 46. Grading and excavation plans shall include a note that work is to stop upon discovering any archaeological materials. Applicant shall provide contractors with descriptions to help them recognize such materials, upon the advise of a qualified archaeologist. If archaeological materials are discovered, work shall cease until a qualified archaeologist can assess the find and an appropriate Native American group can be notified. Any costs incurred as a result of this condition shall be funded by the applicant. 5-83 Ordinance No. 1015 (198 ?ries) _ Page 8 4.7. Prior to approval of the final development plan, applicant shall remove the billboard located on the site. 48. Applicant shall safety prune existing trees which are to remain and _ - remove stumps, fallen limbs, field-crop stakes, debris, and trash from the area near Highway 101. 7be areas shall be planted and maintained. 49. Interior lighting and parking-lot lighting shall be turned off when uses served by the parking are closed (allowing sufficient time for employees to have left) ,. except that lighting for security will remain on. 50. Parking areas shall be cleaned according to a schedule established by the City Engineer with a vacuum sweeper to control litter and reduce water pollution, and the site shall be maintained in an orderly and attractive manner. 51. The developer shall provide the following transit incentives: A. A bus loading zone and sheltered passenger waiting area, west of the auto service (TBA) facility. Final design shall be subject to approval of the Public Works Department transit coordinator. The shelter shall provide protection from sun, wind, and rain, and shall be adequately lighted and identified. The bivs loading area shall include standard city bus signs, seating, trash recepticles, and an enclosed display case. The shelter shall be maintained by the project owner (bus system information will be maintained by the city) . B. Pavement section for the bus route shall be to the approval of the City Engineer. C. Stop signs to minimize delay for bus turning shall be provided at intersections of project drives with E1 Mercado and Zczobra Lane, to the approval of the City Engineer. D. A bus information board shall be located inside the enclosed mall, to the approval of the city transit coordinator. Bus system information will be maintained by the city and the display board shall be maintained by the project owner. E. Developer shall provide a regularly scheduled shuttle service with downtown stop for hotel guests. F. Project tenants shall provide (1) mini-shuttle service for one year to be financed by the developer. Shuttle service to be on a regularly-scheduled basis between the Madonna Road shopping area and the downtown; (2) bus systems information and passes for all employees; and (3) bus system information and tokens or similar reduced-fare incentives for shoppers, integrated with promotional material; all coordinate with the Public Works Department. - - 5-84 Ordinance No. 1015 (1984 Series) Page 9 -� G. Applicant shall cooperate with the Public works Department in an effort to provide expanded bus service, particularly during seasonal peaks, in conjunction with Madonna Road area and downtown merchants. 52. The developer shall provide the following to accommodate and encourage use of bicycles: A. Key-operated lockers shall be provided to accommodate at least 20 bicycles. The lockers shall count toward the required bicycle parking spaces. B. The project shall include at least two showers for male employees and two showers for female employees (accessible to all project employees) , located conveniently with respect to a major tenant's employee locker area. C. Bicycle parking areas shall include racks for locking to the i approval of community Development Department staff. 53. No more than 2311,750 square feet of retail floor shall be occupied prior — to June 1, 1987. Any building or area intended for-delayed occupancy _ shall be designed and maintained to present an attractive appearance, to the approval of the Community Development Director. —54. To provide greater security for hotel occupants, suites shall be provided with nonreproducible keys. i —55. Final plans shall include a fire control room, readily accessible from the outside at the ground level and providing central fire monitoring and control equipment, to the approval of the City Fire Department. SECTION 3. A summary of this ordinance, approved by the City Attorney, together with the names of councilmembers voting for and against, shall be published once, at least three (3) days prior to its final passage, in the Telegrams-Tribune, a newspaper published and circulated in said city, aad the same shall go into effect at the expiration of thirty (30) days after its said final passage. - INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at a meeting thereof held on the 3rd day of July on motion of Councilman Griffin, seconded by Councilman Settle, and on the following roll call vote: 5-85 w � z $ fi s 333a f 33 3 I' N i•" , Vk 111111 n {i{ d ? d ' 11111 111111 i i i�: a : > F iiHia alal,Tc_ pUTRTiTN !. O . NfTT{TTiN � p��1�u���p d �7iTiTT�fT11 � ; /1{jll{lllljll 'rrs.. o F- [f(1{71{11{m , e. s I i R r o c LU eS < • s s i )� IEZ py 2r'), 9 p+7 { ellll I to e- Z3 368d2Q I a - � _ . . . . _ - - - O j wOL O Ocz CL .. .. :tel .�•� •O� �® V • L !llt7L llllfl (jnp �ii< _ 0i .VV]�..�������ii���II ffTTRRVV RRiillllll n V N OJ 1 - ......111' 11 11 - •`--' i CL ._ .e••r..r till.,.:li':r'a'".t. ..^. m,- in W V N 5-86 RESOLUTION NO. 8899(1999 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S ACTION TO GRANT FINAL APPROVAL TO THE CENTRAL.COAST MALL REDEVELOPMENT PROJECT AT 321 MADONNA ROAD (ARC 153-98)1 BUT REQUIRING RE-EXAMINATION OF SPECIFIED PROJECT DESIGN ISSUES BY THE ARCHITECTURAL REVIEW COMMISSION WHEREAS, the Architectural Review Commission conducted public hearings on November 2, 1998, and December 7, 1998,to approve plans for the redevelopment of the Central Coast Mall; and WHEREAS, Brian Christensen, 818 Pismo Street, San Luis Obispo, filed an appeal of the Architectural Review Commission's action on December 16, 1998, based on concerns with the Community Development Director's interpretation that the project did not require the processing of a separate application for a Planned Development Amendment; and WHEREAS, the City Council conducted a public hearing on January 19, 1999, and has considered testimony of interested parties including the appellant, the records of the Architectural Review Commission's actions of November 2, 1998, and December 7, 1998, and the evaluation and recommendation of staff, and WHEREAS, the City Council has considered the Negative Declaration with Mitigation Measures(ER 153-98)as approved by the Architectural Review Commission. BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of the proposed project (ARC 153-98), the appellant's statement, staff recommendations and reports thereof, makes the following findings: 8899 Pag548f7/ Resolution No. 8899 (1999 Series) Page 2 1. The project, which is the redevelopment of an already developed commercial site with the same type of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. The Community Development Director has determined that changes to the approved planned development at the site could adequately be evaluated through review of plans by the Architectural Review Commission. 3. The project which includes a proposed new boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with Land Use Element Policy 3.7.10 encourages more cohesion between the existing shopping centers on Madonna Road. 4. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 5. The use of compact parking spaces is supported in this project along the pedestrian walkways through parking lots, because it provides for a reasonable use of the space given site development constraints and project goals, and the number of compact spaces as a percentage of overall parking spaces is minor(4.3%). 6. Mitigation measures established for the project (ER 153-98) have been reviewed and adequately address potential impacts resulting from the:redevelopment of a retail commercial project on this site. SECTION 2. Action - .Appeal Denied, The appeal of the Architectural Review Commission (ARC) is hereby denied. Therefore, the Commission's action to grant final approval to the project is upheld, subject to the following conditions, mitigation measures and code requirements, and with the following project design issues to be re-examined by the ARC; Conditions 1. Walkways along pedestrian linkages through the parking lot.shall be a minimum of 4 feet in width consistent with Title 24; Accessibility Code. 2. The adjacent 30' wide travel lane of the main access road through the shopping center in . front of buildings with "head-in" parking shall be delineated with street type striping to improve driver awareness and keep the traffic channeled as far away from the parked cars as possible,to the approval of the Director of Public Works. 8899 Pag$9387 Resolution No. 8899(1999 Series) Page 3 3. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development.as redeveloped. 4. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department(Planning).staffs. 5. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department. (Transportation Division) and Community Development Department.(Planning) staffs.. 6. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed buildings, the applicant shall "submit. adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross- sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 7. The front elevation of Major Tenant "D" shall be further articulated as shown on revised plans presented at the ARC meeting and dated 12-7-98. The ARC indicated that minor changes to the elevations of major tenant spaces to show variations in the precise locations of storefronts, display cases and textured wall surfaces to suit the needs of particular tenants, may bemade, subject to the approval of Planning staff, during building permit plan check. 8. When specific tenants are known, the applicant shall return to the ARC at a later date with a comprehensive sign program. 9. The reuse of existing parking lot lights which are 38 feet in height was approved. 10. The street right-of=way line is 3 ft. behind the curb face along El Mercado. Interlocking decorative pavers may be installed within El Mercado at the new driveway serving the subject property. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will maintain this decorative paving upon acceptance of the work. 11. Dalidio Dr. is currently a private St. southerly of the main Dalidio Dr. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of-way from the adjacent property owner.. An easement exists for the maintenance of the existing public water main and public utilities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project; 8899 PJ497 Resolution No. 8899 (1999 Series) Page 4 unless a postponement or waiver is approved by the Public Works Director as a result of an approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 12. Street trees along El Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 13. The existing flood zone must be plotted on the plans as denoted on the grading plan for the existing plaza. Satellite building pads #6 and Major E may need to be raised above the 100- yr storm water surface elevation. 14. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. (See 5. above) Mitigation Measures 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 2. The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: • bicycle parking and locker facilities for employee use; • outdoor employee rest area to encourage employees to stay on site during the lunch hour; • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 4. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo Coun Airport 8899 Pa Resolution No. 8899 (1999 Series) Page.5 via an avigation easement document available at the Community Development Department. 5. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into.the landscaping plan to compensate for trees-removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist that provides for the replanting of a sufficient number of existing.specimens to nearby Laguna Lake.Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist: Trees not replanted shall be replaced with number, size, and species satisfactory to the City Arborist. 6. Future site development shall incorporate the following as feasible: o Skylights to maximize natural day lighting. o Operable windows to maximize natural ventilation. o Energy-efficient lighting systems for both interior and exterior use. 7. To help reduce the waste stream generated by this project- a. Future site development shall include convenient facilities forinterior and exterior on-site recycling. b. Future construction projects shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock,wood; and metals,from the construction site. The plan must be submitted-for approval by the City's Solid Waste Coordinator or the Community Development Director,prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 8. If excavations encounter significant paleontological resources, archaeological-resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. 8899 Pags-59k Resolution No. 8899 (1999 Series) Page 6 Code Requirements L A water allocation may be required, due to theadditional units. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can.help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. 3. The owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift. Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 200 L. 4. Depending on occupancy, some buildings may :need to .have. oil/sand separators or other wastewater pre-treatment .systems to the satisfaction of the City's Industrial Waste Coordinator. 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. 6. Where minimum required fire access width is provided,. curbs shall be painted red with appropriate signage installed to prohibit parking. Council-Directed Design Issues In re-examining project plans, the ARC should consider the following direction provided by the City Council: 1. Eliminate the parking bay on the west side of the boulevard, and provide sidewalks through the parking lot on both sides of the boulevard. 2. Consider creating angled,rather than 90°-angle parking spaces. 3. .Eliminate or reduce compact spaces.. 4. Make the Mercado Drive elevations more inviting and user-friendly by improving visual entryways, providing_ additional architectural detailing and adding pedestrian access to stores. 8899 PJA12/ Resolution No.8899 (1999 Series) Page 7 5. Provide a greater emphasis on pedestrian access and circulation from store to store. 6. Remove "head-in"parking spaces in front of the major tenant stores. 7. Re-examine the original Planned Development conditions in the context of the new project. 8. Address where wheel stops would be used. 9. Address where bus stops would be located. 10. Assure that replacement trees are of sufficient size to provide for adequate mitigation for trees removed. On motion of Council Member Ewan , seconded by Vice Mayor Romero , and on the following roll call vote: AYES: Council Members Ewan, Vice Mayor • Romero. and ' Mayor Settle NOES: Council Members Marx and Schwartz ABSENT: None the foregoing resolution was passed and adopted this 19"day of January, 1999. ayor Al ettle ATTEST: r City Clerk Lee Price APPROVED: C;0 Wme Jeffr V'r gensen 8899 Pa�D7 SM WIS OBISPO cls O 990 Palm Street, San Luis Obispo, CA 93401-3249 December 9, 1998 R.R.M. Design Group Pat Blote 3701 south Higuera Street San Luis Obispo, CA 93401 SUBJECT: ARC and ER 153-98 - 321 Madonna Road Environmental and architectural review of plans to redevelop an existing mall by replacing 150,000 square feet of existing retail space, and other site modifications. Dear Mr. Blote: The Architectural Review Commission, at its meeting of December 7, 1998, approved the Negative Declaration and granted final approval to your project based on the following findings and subject to the following conditions, mitigation measures and code requirements: Findings 1. The project, which is the redevelopment of an already developed commercial site with the same type of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. The Community Development Director has determined that changes to the approved planned development at the site could adequately be evaluated through review of plans by the Architectural Review Commission. 3. The project which includes a proposed new boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with Land Use Element Policy 3.7.10 encourages more cohesion between the existing shopping centers on Madonna Road. 4. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. ATTACHMENT _3© r 5-94 The City of Sa p ograms and act vities. Telecommunia ARC and ER 153-98 Page 2 5. The use of compact parking spaces is supported in this project along the pedestrian walkways through parking lots, because it provides for a reasonable use of the space given site development constraints and project goals, and the number of compact spaces as a percentage of overall parking spaces is minor(4.3%). 6. Mitigation measures established for the project (ER 153-98) have been reviewed and adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. Conditions 1. Walkways along pedestrian linkages through the parking lot shall be a minimum of 4 feet in width consistent with Title 24, Accessibility Code. 2. The adjacent 30' wide travel lane of the main access road through the shopping center in front of buildings with "head-in" parking shall be delineated with street type striping to improve driver awareness and keep the traffic channeled as far away from the parked cars as possible, to the approval of the Director of Public Works. 3. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development as redeveloped. 4. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs. 5. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs. 6. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed buildings, the applicant shall submit adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross-sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 7. The front elevation of Major Tenant "D" shall be further articulated as shown on revised plans presented at the ARC meeting and dated 12-7-98. The ARC indicated that minor changes to the elevations of major tenant spaces to show variations in the precise locations of storefronts, display cases and textured wall surfaces to suit the needs of particular tenants, may be made, subject to the approval of Planning staff, during building permit plan check. 5-95 ARC and ER 153-98 Page 3 8. When specific tenants are known, the applicant shall return to the ARC at a later date with a comprehensive sign program. 9. The reuse of existing parking lot lights which are 38 feet in height was approved. 10.The street right-of-way line is 3 ft. behind the curb face along EI Mercado. Interlocking decorative pavers may be installed within EI Mercado at the new driveway serving the subject property. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will maintain this decorative paving upon acceptance of the work. 11.Dalidio Dr. is currently a private St. southerly of the main Dalidio Dr. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of-way from the adjacent property owner. An easement exists for the maintenance of the existing public water main and public utilities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project, unless a postponement or waiver is approved by the Public Works Director as a result of an approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 12.Street trees along EI Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 13.The existing flood zone must be plotted on the plans as denoted on the grading plan for the existing plaza. Satellite building pads #6 and Major E may need to be raised above the 100-yr storm water surface elevation. 14. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. (See 5. above) Mitigation Measures 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 5-96 ARC and ER 153-98 Page 4 2. The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: • bicycle parking and locker facilities for employee use; • outdoor employee rest area to encourage employees to stay on site during the lunch hour; • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 4. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 5. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan.. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size, and species satisfactory to the City Arborist. 6. Future site development shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. 7. To help reduce the waste stream generated by this project: a. . Future site development shall include convenient facilities for interior and exterior on-site recycling. 5-97 ARC and ER 153-98 Page 5 b. Future construction projects shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to building permit issuance. C. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 8. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Code Requirements 1. A water allocation may be required, due to the additional units. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. 3. The owner's engineer shall submit wastewater generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 2001. 4. Depending on occupancy, some buildings may need to have oil/sand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator. 5-98 ARC and ER 153-98 . Page 6 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. 6. Where minimum required fire access width is provided, curbs shall be painted red with appropriate signage installed to prohibit parking. The decision of the Commission is final unless appealed to the City Council within ten days of the action. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, Ria aid Whisenand Development Review Manager cc: MBK Southern California Ltd. 1801 Century Park East, Suite 1040 Los Angeles, CA 90067 Mutual Life Insurance Co. of N.Y. c/o Mony/Central Coast mall Attn: Yvonne Carrasco 321 Madonna Road, Suite 200 San Luis Obispo, CA 93401 5-99 ARC Minutes December 7, 1998 Page 3 5. The signs for which the exceptions are requested are consistent with the purpose and intent of the sign regulations. Conditions: 1. The bases of the proposed directional signs shall be buried 6 inches into the ground when installed so that there total height does not exceed 3 feet, consistent with the height. requirements for such signs contained in the sign regulations. 2. The total number of wall signs shall not exceed four, and the total area of these signs shall not exceed 219 square feet. The "Parts & Service" sign shall not exceed 36 square feet in overall sign area. 3. With installation of new signs,any remaining existing signs shall be removed. 4. Future additional signs shall not exceed the maximum limits set out by this approval without the review and approval of the Architectural Review Commission. Code Requirement: I. A sign permit needs to be obtained for all approved signs prior to their installation. Commr. Parker seconded the motion. AYES: Aiken,Illingworth,Parker,Rawson,Regier, Stevenson NOES: Loh ABSENT: None The motion passed(6-1). 2. ARC 153-98 321 Madonna Road: Environmental and architectural review of plans to redevelop an existing mall by replacing 150,000 square feet of existing retail space, and other site modifications; C-R-PD zone; R.R.M. Design Group,applicant. Pam Ricci, Associate Planner, presented the staff report recommending approval of the Negative Declaration with Mitigation Measures, and final approval of the project, based on findings, and with conditions, mitigation measures and code requirements. ATTACHMENT 4 5-100 ARC Minutes December 7, 1998 Page 4 APPLICANT/ARCHITECT: Andy Trackman, MBK, mentioned that they had met with staff to gauge if revised plans were in compliance with the ARC's direction. He explained that some changes were not possible because of site constraints. Pat Blote reviewed the applicant's response to eliminating compact spaces in the parking lots; he indicated that is was not possible to do so without significant changes in both the number and layout of spaces. He noted that buildings would be set back a total of 24 feet from current alignment of Dalidio and would be set back even farther from a future alignment. He explained that the building elevations had been revised to provide a greater differentiation in architectural style and detailing and variety in colors. He indicated that the front elevations of major tenant buildings had been modified to be more pedestrian friendly. He requested approval of the architectural elements shown, but wanted to have some flexibility to make future changes based on individual tenants (choices of requested storefronts, display cabinets or architectural insets). He described the gateway feature. Vic Montgomery explained concern with relocating gateway in the future with realignment of Dalidio. OTHER PUBLIC COMMENT: There was no public comment. COMMISSION COMMENTS: Commr. Aiken asked Pat Blote if all tree removals including those along Dalidio, were still proposed. Pat Blote responded that it was their intention to remove all trees. Commr. Stevenson expressed concerns with the wholesale redevelopment of the parking lot and proposed tree removals. He questioned whether the proposed alignment of the planned boulevard was absolutely necessary. He noted that they could possibly shift the location of the boulevard and save more trees. Commr. Aiken indicated the need to be comfortable with the proposed tree removals since the project will no doubt receive public scrutiny. Commr. Regier asked about reviewing the site plan to eliminate the use of compact spaces. Pat Blote responded that it had been examined, but that the only change to plans with these 5-101 ARC Minutes December 7, 1998 Page 5 spaces was to correct the dimension for car overhang from 24"to 30". The ARC asked about the retention of existing mall tenants. Andy Trachman did not provide specific names,but indicated that there were ongoing negotiations with some tenants. Commr. Illingworth stated that he liked changes and felt that they really responded to ARC direction. He noted that he could support the use of compact spaces. Commr. Rawson indicated that he supported revisions. Commr. Parker stated he loved the colors and the geometric detailing. He also mentioned that he liked the entrance/gateway feature. He noted that he appreciated the windows adjacent to the main entrances. Commr. Regier stated that he agreed with the previous comments. He indicated that he supported head-in parking,and grudgingly the use of compact spaces. Commr. Stevenson indicated his support of the revised design. He stated that he is discouraged that the project is not more pedestrian-oriented and better connected to other sites. He noted that there will be a reaction to the loss of trees. He indicated that he would like to see some attempt to retain some of the trees in good shape. Commr. Loh stated that she is pleased with the changes including the change to eliminate the two parking spaces that raised safety concerns. She supported the 90° angle parking. She noted that she would like to see the Arborist review all tree removals. She indicated the 18-foot setback is O.K. along Dalidio. She also strongly supported the gateway feature. Vic Montgomery wanted to reiterate the understanding that there would be future flexibility with the locations of store-fronts and display windows. Commr. Loh moved to approve the ARC Negative Declaration with Mitigation Measures, and granted final approval of the project, based on the following findings, and subject to the following conditions, mitigation measures and code requirements: Findings 1. The project, which is the redevelopment of an already developed commercial site with the same type of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. The Community Development Director has determined that changes to the approved planned development at the site could adequately be evaluated through review of plans by the 5-102 ARC Minutes December 7, 1998 Page 6 Architectural Review Commission. 3. The project which includes a proposed new boulevard between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with Land Use Element Policy 3.7.10 encourages more cohesion between the existing shopping centers on Madonna Road. 4. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 5. The use of compact parking spaces is supported in this project along the pedestrianwalkways through parking lots, because it provides for a reasonable use of the space given site development constraints and project goals, and the number of compact spaces as a percentage of overall parking spaces is minor(4.3%). 6. Mitigation measures established for the project (ER 153-98) Have been reviewedand adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. Conditions: 1. Walkways along pedestrian linkages through the parking lot.shall be a minimum of 4 feet in width consistent with Title 24, Accessibility Code. 2. The adjacent 30' wide travel lane of the main access road through the shopping center in front of buildings with "head-in" parking shall be delineated with street type striping to improve driver awareness and keep the traffic channeled as far away from the parked cats as possible,to the approval of the Director of Public Works. 3. A total of 38 motorcycle spaces as shown on plans is approved to accommodate site development as redeveloped. 4. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department(Planning) staffs. 5.. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department(Planning) staffs. 6. Prior to the removal of any trees along the Dalidio frontage between the back of the future sidewalk and proposed Buildings, the applicant shall submit adequate information for the 5-103 ARC Minutes December 7, 1998 Page 7 City Arborist to evaluate proposed tree removals. This information shall consist of cross- sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. 7. The front elevation of Major Tenant "D" shall be further articulated as shown on revised plans presented at the ARC meeting and dated 12-7-98. The ARC indicated that minor changes to the elevations of major tenant spaces to show variations in the precise locations of storefronts, display cases and textured wall surfaces to suit the needs of particular tenants, may be made, subject to the approval of Planning staff,during building permit plan check. 8. When specific tenants are known, the applicant shall return to the ARC at a later date with a comprehensive sign program. 9. The reuse of existing parking lot lights which are 38 feet in height was approved. 10. The street right-of-way line is 3 ft. behind the curb face along El Mercado. Interlocking decorative pavers may be installed within El Mercado at the new driveway serving the subject property. The decorative paving section shall be designed by the developer's engineer, consistent with the City standard structural sections, and submitted for review and approval by the Director of Public Works. The City will maintain this decorative paving upon acceptance of the work. 11. Dalidio Dr. is currently a private St. southerly of the main Dalidio Dr. mall entrance near the Post Office. The remainder is offered for public street purposes, but not yet accepted by the City until completion of the street and additional right-of-way from the adjacent property owner. An easement exists for the maintenance of the existing public water main and public utilities. Standard 6 ft. sidewalk shall be constructed along this frontage with the project, unless a postponement or waiver is approved by the Public Works Director as a result of an approved realignment of Dalidio Dr. in conjunction with the proposed "Market Place" project. 12. Street trees along EI Mercado and Dalidio Dr. (Prado Rd) frontages shall meet City standards as to size and species to the satisfaction of the City Arborist, with consideration for existing utilities. 13. The existing flood zone must be plotted on the plans as denoted on the grading plan for the existing plaza. Satellite building pads #6 and Major E may need to be raised above the 100- yr storm water surface elevation. 14. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction 5-104 ARC Minutes December 7, 1998 Page 8 of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year floodplain. (See 5. above) Mitigation Measures 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report 2. The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 3. The project shall include: • bicycle parking and locker facilities for employee use; • outdoor employee rest area to encourage employees to stay on site during the lunch hour, • extensive tree planting iii the parking areas to help reduce evaporative emissions from automobiles. 4. In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 5. Where feasible, existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees, the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist Trees not replanted shall be replaced with number, size, and species satisfactory to 5-105 i ARC Minutes December 7, 1998 Page 9 the City.Arborist. 6. Future site development shall incorporate the following as feasible: • Skylights to maximize natural day lighting. a Operable windows to maximize natural ventilation. s Energy-efficient lighting systems for both interior and exterior use. 7. To help reduce the waste stream generated by this project: a. Future site development.shall include convenient facilities for interior and exterior on-site recycling. b. Future construction projects shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director,.prior to building permit issuance. c. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. 8. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which.may affect them shall cease until the extent of the resource'is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 9. If pre-historic Native American artifacts are,encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. bisposition of artifacts shall comply with state and federal laws.. Code Renuirements 1. A water allocation may be required, due to the additional units. Currently, a water allocation can. only be obtained through the water retrofit program.. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. 2. If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of the required Water Impact Fee according to appropriate City policics. The.project will receive a credit for any water meters that are no longer needed and are subsequently removed. 5-106 ARC Minutes December 7, 1998 Page 10 3. The owner's engineer shall submit wastewater. generation calculations so that the City can make a determination as to the adequacy of the supporting infrastructure. If it is discovered that an off-site deficiency exists, the owner will be required.to mitigate the deficiency as a part of the overall project: It is already known that the Laguna Lift Station is beyond capacity. However; the City expects to have a replacement lift station with adequate capacity constructed by 2001. 4. Depending on occupancy, some buildings may need to have oiUsand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator. 5. All existing fire sprinkler systems, fire alarm systems, fire hydrant systems, fire protection systems and appliances shall be modified to address the requirements of proposed occupancies. 6.. Where minimum required fire access width is provided, curbs shall be painted red with appropriate signage installed to prohibit parking. Comm. Illineworth seconded the motion.. AYES: Aiken, Illingworth, Loh, Parker, Rawson, Regier NOES: Stevenson ABSENT' None The motion passed(6-1). COMMENT AND DISCUSSION: Pam Ricci, Associate Planner distributed a memo from John Mandeville on the upcoming urban design workshop for the Airport area and provided an agenda forecast. She also mentioned that the applicant for the San Luis Marketplace was interested in coming before the Are for a conceptual review in the near future. Alice Loh noted that she would not be attending the 12-21-98 meeting and Jim Aiken added that there was a possibility that he would not be there. The ARC asked staff to present an update at their next meeting on the recruitment for a new commissioner to replace the retiring Ron Regier. Lance Parker asked that packets not be printed on bright and dark colors so that they would be more legible and easier to copy if"necessary. The meeting adjourned at 7:10 p.m. to a regular meeting of the Architectural Review Commission scheduled for Monday, December 21, 1998 at 5:00 p.m„ in the Council Hearing Room, City Hall, 990 Palm Street. 5-1®7 ��I�IIII 11111111 II�;���������IIIII III IIIA ' city of sAn tuis ouspo 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUD_ Y ER 87-99 ENVIRONMENTAL CHECKLIST FORM 1.. Project Title: Central. Coast Mall Redevelopment Project . 2. Lead Agency Name and Address: City of San Luis Obispo Community Development Department 990 Palm Street San Luis Obispo 3. Contact Person and Phone Number: Pam Ricci, Associate Planner (805) 781-7168 4. Project Location: 321 Madonna Road San Luis Obispo, CA (See Attached Vicinity Map) 5. Project Sponsor's Name and Address: MBK Southern California Limited 1801 Century Park East, Suite 1040 .Los Angeles,, CA 90067 6. General Plan Designation: General Retail 7. Zoning: C-R-PD; Retail Commercial with the Planned Development overlay V� The City of San Luis Obispo is committed to include the disabled in all.oPits services, programs and activiti25 1®" Telecommunications Device for the Deaf(805) 781.7410. 8. Description of the Project: A new application has been filed by MBK Southern California Limited to redevelop the existing Central Coast Mall site. As with the previous proposal (ARC/ER 153-98), the four outlying pad buildings nearest Madonna Road, Gottschalks and the hotel would be retained. The central portion of the mall would be demolished and replaced with new construction to accommodate an expansion to Gottschalks, three larger tenants (18,329 sq.ft.- 30,078 sq.ft.) and smaller shops (total of 7,000 sq.ft.). Three outlying pads are also proposed with varying building sizes. The total square footage of the redeveloped site would be 252,376 sq.ft. (255,497 sq.ft. previously proposed; 258,100 sq.ft. currently exists, not excluding interior mall circulation areas). These floor areas are approximate and based on plans dated June 11 , 1999. When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings. The most significant project change has been to eliminate the combined pedestrian and automobile boulevard proposed between Major Tenants C & D and connecting with EI Mercado across from the Sears driveway. New plans show that this linkage is now exclusively for pedestrians. A new driveway for automobiles has been added between the hotel and Major Tenant B. This change allows most of the existing parking area to remain as it is, including the preservation of most of the existing trees. 9. Project Entitlements Requested: The applicant has applied for environmental and architectural review of project plans, as well reapplication and submittal of a new preliminary development plan. Ultimately the City Council will act on the preliminary development plan and environmental document with the recommendation of the Planning Commission. 10. Surrounding Land Uses and Settings: The project site includes approximately 24 acres and is developed with an. enclosed mall, four freestanding pad buildings and parking lot areas with landscaping. The total building floor area constructed at the site is approximately 258,100 square feet. The site is surrounded by Highway 101 , Madonna Road, the Madonna Plaza Shopping Center and the undeveloped Dalidio property. . 11. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): None. 5-109 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 X Biological Resources Aesthetics Population and Housing X Energy and Mineral X Cultural Resources Resources X Geological Problems Hazards Recreation X Water Noise X Mandatory Findings of Significance X Air Quality Public Services =e X Transportation and X Utilities and Service " Circulation Systems There is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. 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 will not be a significant effect in this case because the mitigation measures described on an X attached sheets have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project May have a significant effect on the environment, and a ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at leas one effect (1) has been adequately analyzed in an earlier document pursuant to applicable lega standards, and (2) has been addressed by mitigation measures based on the earlier analysis a described on attached sheets, if the effect is a"Potentially Significant Impact" or is "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed 5-110 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 o mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. June 14, 1999 natur Date Arnold Jonas, Community Development Dir. Printed Name 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 analysis in each section. 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. 4 5-111 Issues and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER 87-99 Issues Unless Impact mitigation Page 5 Incorporated 1. LAND USE AND PLANNING - Would the proposal: a) Conflict with general plan designation or zoning? 1 X b) Conflict with applicable environmental plans or policies 1 X adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land use in the vicinity? 1 X d) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land 1 X uses? e) Disrupt or divide the physical arrangement of an established community (including a low-income or X minority community)? Consistency with the Site's C-R-PD Zoning The project is the redevelopment of an already developed commercial site with similar kinds of retail uses. Portions of existing buildings would be demolished and replaced with new construction. The existing mall project was developed with a total building area of approximately 258,100 square feet. The proposed reconfigured project has a total floor area of 252,376 square feet. Again, these floor areas are approximate and based on plans dated June 11, 1999. When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings. Therefore, the new project will result in a decrease of about 5,724 square feet in the total overall floor area of buildings at the site. The City's zoning regulations, including parking requirements, generally refer to building areas based on gross floor areas. However, with the previous review of the project, requests were also made to compare the total amount of leasable floor area in both the existing and proposed projects. The existing mall has a total net leasable floor area of 226,871 square feet; the new project will contain 252,376 square feet of leasable floor area. Therefore, the reconfigured project will result in an increase of 25,505 square feet in the total amount of leasable floor area. It is difficult to directly compare the leasable floor area of the two projects since they have very different shopper circulation patterns and marketing concepts. While it appears from a direct comparison of the leasable floor areas of the two projects that the new project will result in a significant increase, this comparison is somewhat deceptive. The deduction of the entire interior mall area from the leasable floor area of the existing project does not reflect that these areas of malls can in themselves generate traffic since they often contain exhibits, house special events and otherwise accommodate people who drive to the site for other purposes than shopping within designated retail spaces. Another reason that a direct comparison.in the leasable floor areas of the existing and proposed projects is difficult is because the floor spaces themselves are used quite differently. In addition to having fewer, larger floor areas for tenant spaces in the new project; these spaces have a greater proportional share of their area dedicated to storage and warehousing (about 15-20%, rather than an average of about 5% with existing mall tenants). The original Planned Development Rezoning for the project approved in 1984 included a total floor area of 1284,750 square feet. Deducting for the allocated interior mall space, the approved development plan 5 5-112 Issues and Supporting Informa,..,i Sources Sources Pote. .,iy Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page 6 Incorporated contained a net leasable floor area of 251,450 square feet. The new total leasable floor area for the proposed project is 252,376 square feet. The new project, therefore, results in a net increase of 926 square feet of net leasable floor area over that floor area allocated in the original development plan. However, the previous environmental analysis (EIR) done for the original mall development project assumed an even larger project of about 290,000 square feet of gross leasable floor area The total project floor area assumed in the EIR was about 336,000 square feet which included about 47,000 square feet allocated toward mall common area and service and storage areas Conclusion: Less than significant impact. Along with entitlements for architectural review and environmental review, the applicant has applied for a new preliminary development plan as outlined in Section 17.62.080 C. of the zoning regulations. Ultimately, the Planning Commission and City Council will provide for new floor area limitations for the project with the review of the new development plan. The overall square footage of the project is less than that which currently exists. In addition, the increase in the new net leasable floor area is not significant, given the functional use of proposed floor areas with a larger proportion allocated to warehousing and storage, and the minor impacts to project parking and trip generation. Consistency with the General Plan - Land Use Element (LUE) Policies The project includes the review of a new preliminary development plan because the project will change the overall configuration of retail uses on the site, as well as the site circulation features, which is consistent with Section 17.62.080 C. of the zoning regulations. The following excerpts from the Land Use Element are cited to reinforce the project's consistency with the existing General Plan. Policy: 3.1.6 Building Intensity The ratio of building floor area to site area shall not exceed 3.0, except that downtown sites which receive transfers of development credits for open space protection shall not exceed 4.0. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in General Retail districts, they shall not exceed 36 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.l Conclusion: No impact. The proposed building floor area to site area will remain virtually the same - a ratio of 0.25 exists and a ratio of 0.24 is proposed. Commercial and Industrial Development Policy: 3.7.10 Madonna Road Center The City will investigate ways to encourage more intense commercial development within, and more cohesion between, the existing shopping centers on Madonna Road. Conclusion: Less than significant impact. 6 5-113 Issues and Supporting Informa,.-.i Sources Sources Foote.. ply Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87 99 mitigation Page 7 Incorporated The applicant's proposal, which shows a new pedestrian paseo between proposed building pads to link the project with the Madonna Plaza Shopping Center, is consistent with the intent of this policy. A new automobile linkage is proposed between Major Tenant "B" and the hotel. Provisions for an automobile linkage which is designed to carry more significant numbers of shoppers, and to connect to both the existing Madonna Road Plaza and the proposed Marketplace project, is now planned in the western portion of the site. This connection would be provided via the main circulation driveway to the west of Gottschalks and to the east of the four outlying pad buildings near Madonna Road. Ultimately, these linkages, both the pedestrian paseo and the automobile linkages, will improve circulation for vehicles and pedestrians between shopping centers. 2. POPULATION AND HOUSING - Would the proposal: a) Cumulatively exceed official regional or local population projections? 2 X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area 1 X or major infrastructure? c) Displace existing housing, especially affordable housing? 1 X Conclusion: Not significant. The project is the redevelopment of an existing retail commercial site. Although many of the spaces in the existing mall are not currently leased out, the mall in the past was for the most part fully leased and staffed. Therefore, the project will not significantly affect the supply of City-wide housing since the bulk of positions created will likely utilize existing residents as employees, rather than depend on large staffing demands from out of the area. In conclusion, the use will not significantly increase population levels or create. a demand for new housing. The proposed project will not displace existing housing as it is a commercially developed site that currently is not habitated. In addition, the project, because it is a commercial remodel that does not result in an increase of more than 2,500 square feet in the gross floor area of the site, is considered excluded from the City's Inclusionary Housing Ordinance (Section 17.91.030 B.3.). As mentioned, the remodel project results in a decrease in the gross floor area of the site by 5,724 square feet. 3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? 3 X b) Seismic ground shaking? 4 X c) Seismic ground failure, including liquefaction? 4 X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? 4 X f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? X g) Subsidence of the land? 5 X h) Expansive soils? 4 X i) Unique geologic or physical features? I X There are no known fault lines on site or in the immediate vicinity. However, the City of San Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during the life of proposed structures. Structures must be designed in compliance with seismic design criteria established in the Uniform Building Code. The site lies in an area identified by the Seismic Safety Element of the General Plan as being in the "Rt" zone, Zone of Highest Liquefaction Potential. As defined in the Seismic Safety Element, "liquefaction involves a sudden loss in strength of a saturated cohesionless soil (predominantly fine grain sand) which is caused by shock or strain (such as an earthquake), and results in a temporary transformation of the soil to a fluid mass." 7 5-114 Issues and Supporting lnformati�., Sources Sources Poten.. .y Potentially Less Than No Significant Significant Significant Impact ER 87-99 Issues Unless Impact mitigation Page 8 Incorporated Liquefying layers near the surface can cause a sinking, "quicksand"-like effect. At lower levels, liquefying layers can cause a slipping surface for layers above. Soils reports prepared for projects in the near vicinity of the project site have also identified conditions - such as high ground water - that would require extensive earthwork to provide suitable support for major structures. Conclusion: Potentially significant impact unless mitigation incorporated. 1. Mitigation Measure: Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 4. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff? X b) Exposure of people or property to water related hazards such as flooding? 6 X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved X oxygen or turbidity? d) Changes in the amount of surface water in any water body? X e) Changes in currents, or the course or direction of water movements? X f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception X of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? X h) Impacts to groundwater quality? X i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? X Surface Drainage Proposed development will not significantly change soil absorption rates or drainage patterns since the amount of impervious surfaces (parking lots, buildings and other site improvements) will stay fairly constant with redevelopment. Although proposed changes are not considered significant, the applicant will be required to obtain a general construction activity storm water permit from the State Water Resources Control Board because site redevelopment involves grading which will disturb 5 or more acres of land. Conclusion: Less than significant impact. Flooding Issues A flood zone was plotted on a portion of the northwestern part of the project site on the grading plan for the existing shopping center. Two of the proposed buildings, Pad 5 and Pad 6, may be included in this flood zone. 8 5-115 Issues and Supporting Informam.. Sources Sources Poten. Potentially Less Than No Significant Significant Significant impact ER 87-99 Issues mitess Impact mitigation Page 9 Incorporated Conclusion: Potentially significant issue unless mitigation incorporated. 2. Mitigation Measure: The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. 5. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation (Compliance X with APCD Environmental Guidelines)? 7,8 b) Expose sensitive receptors to pollutants 9 X c) Alter air movement, moisture, or temperature, or cause any change in climate? X d) Create objectionable odors? X Air quality impacts were previously evaluated in the Final EIR prepared for the original mall project in November 1983. The conclusions were that the project would not result in long-term impacts because of improvements in emission standards for vehicles and more capture of retail leakage. The EIR did contain mitigation measures for construction-related impacts. The current project is the redevelopment of an existing retail commercial site. Although many of the spaces in the existing mall are not currently leased out, the mail in the past was for the most part fully leased and staffed. Therefore, it can be anticipated that the project will have similar impacts to existing development on overall air quality. However, since the Final EIR for the original mall project was done, San Luis Obispo County has become a non-attainment area for the State ozone and PM,o (fine particulate matter 10 microns or less in diameter) air quality standards. Standard mitigation is recommended to reduce impacts resulting from site redevelopment and construction activity. Short-term Impacts During project construction, there will be increased levels of fugitive dust associated with construction and grading activities, as well as construction emissions associated with heavy duty construction equipment. Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X. (Sec. 7004 (b)) will adequately mitigate short-term impacts. No further mitigation is necessary. Long-term Impacts The 1995 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control District (APCD) to meet that requirement. The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan. Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are also a significant source of PM,,. Thus, a major requirement in the CAP is the implementation of transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents. Conclusion: Potentially significant issue unless mitigation incorporated. The following mitigation measure will encourage transportation alternatives to the single occupant vehicle and make the project attractive to bicyclists and pedestrians. 9 5-116 Issues and Supporting Informati,., Sources Sources Poten. .y Potentially Less Than No Significant Significant Significant impact ER 87-99 Issues Unless Impact mitigation Page 10 Incorporated 3. Mitigation Measure: The project shall include: • bicycle parking and locker facilities for employee use; • outdoor areas that could be used by customers and encourage employees to stay on site during the lunc hour which are wind-protected and contain amenities such as tables and benches; and • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? 6,10 X b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment))? c) Inadequate emergency access or access to nearby uses? X d) Insufficient parking capacity on-site or off-site? X e) Hazards or barriers for pedestrians or bicyclists? X f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? X g) Rail, waterborne or air traffic impacts (e.g. compatibility with San Luis Obispo Co. Airport Land Use Plan)? 11 X Potential Traffic Impacts The proposal will modify the locations of building pads on the site, but will actually result in a decrease of about 5,700 square feet in terms of the overall project floor area. Therefore, the Public Works Department has concluded that surrounding area streets can adequately accommodate the anticipated vehicle trips that th project will generate. The City uses "Level of Service" (LOS) as the primary criterion to judge the significance of impacts. LOS provides a measurement of congestion levels and traffic delays ranging from LOS A which represents free flowing traffic to LOS F which represents extreme congestion. The traffic analysis prepared for the DeVaul Ranch project, located at the intersection of Madonna Road and Los Osos Valley Road, indicates that the ten year intersection service levels (2008) at Madonna Road and EI Mercado will be operating at LOS C. The same report indicates that the intersection will be operating at LOS D with City build-out. The City's Circulation Element establishes LOS D as the maximum acceptable level of congestion along routes other than the Downtown where the desired maximum LOS is E. Conclusion: Less than significant impact. The traffic analysis prepared for the DeVaul Ranch project took into account existing development. Therefore, the project site as developed with the existing mall containing 258,000 square feet of retail floor area would have been accounted for in this traffic analysis. Even with build-out, the Madonna Road and EI Mercado intersection will be operating at an acceptable LOS. Potential Circulation Impacts A pedestrian and automobile boulevard was proposed with previous plans between the new central buildings to connect the site with the adjacent Madonna Road Plaza Shopping Center, and ultimately with the planned San Luis Marketplace project on the Dalidio property. This linkage was provided based on staff recommendations to allow for the enhanced connection of all three properties. The General Plan encourages the functional integration of the centers as much as possible. 10 5-117 Issues and Supporting Informati�.. Sources Sources Ft r.. .y Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page I1 Incorporated Since the revised plans eliminate the automobile component of this connection, the driveway to the west of existing Major Tenant A will be the only remaining significant circulation feature to potentially link the three commercial centers for automobile travel. Dalidio Drive needs to be able to function as an arterial roadway consistent with the City's Circulation Element. If intersections and driveways are misaligned, they will detract from achieving this objective and could reduce safe traffic operations along Dalidio Drive. Therefore, ensuring appropriate intersection design of the driveways at Dalidio Drive is necessary. Conclusion: Potentially significant impact unless mitigation incorporated. 4. Mitigation Measure: To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, the applicant shall execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. Compatibility with Airport Land Use Plan The project site is located on the County of San Luis Obispo's Airport Land Use Plan map. The map divides the territory it covers into areas which are based on their proximity or sensitivity to airport operations. The project site is located in Area 5, Other Land between Runway Extensions. This area is defined as one which has only a lesser degree of safety and/or noise consideration. Conclusion: Potentially significant impact unless mitigation incorporated. Shopping centers are considered a compatible use in Area 5. The City referred the application to the County's Airport Land Use Commission (ALUC). The following condition recommended by the Commission's staff is reiterated here to serve as a mitigation measure: 5. Mitigation Measure: In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. 7. BIOLOGICAL RESOURCES. Would the proposal affect: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals 12 X or birds)? b) Locally designated species (e.g. heritage trees)? 6 X c) Locally designated natural communities (e.g. oak forest, coastal habitat, etc.)? X d) Wetland habitat (e.g. marsh, riparian and vernal pool? X e) Wildlife dispersal or migration corridors? X Endangered, Threatened or Rare Species The site is no longer in a natural condition having been developed since the mid-1980s with the Central Coas Mall. The City's Informational Map Atlas indicates there are no sensitive plant or animal species on the site. 11 5-118 Issues and Supporting Informati,.., Sources Sources Poter.. .y Potentially Less Than No Significant Significant Significant Impact ER 87 99 Issues Unless Impact mitigation Page 12 Incorporated Existing Trees The approximate number of trees existing on the site in parking lot planters is 554. With the previously reviewed plans for redevelopment of the site, a much greater proportion of the entire parking lot was to be re-graded and reconfigured resulting in the loss of about 300 trees. The grading plan, Sheet No. 2, shows the areas of the parking lot that will be retained as they are, and the areas where new grading and paving is proposed. With more of the parking lot retained in its existing condition,fewer trees need to be removed than previously shown. A memo from firma, the applicant's landscape architect,indicates that a total of approximately 368 trees, or 66% of the existing on-site trees, will be retained with the revised project. Conclusion: Potentially significant unless mitigation incorporated. Removal of about 177 trees is significant, and will change the number and diversity of plant species on the site. The City Arborist has reviewed project plans and does not object to removal of the bulk of proposed tree removals, which include oaks, Monterey& Bishop pines, London Planes and Myoporums. He has indicated that some of the existing London Plane (Piatanus acerifoiia) trees are not particularly healthy and may be removed without specific mitigation. In general,theArborist concluded that the removal of most of the tree species shown will be mitigated through the addition of new trees as indicated on the project landscaping plan. However, he had particular concerns with the proposed removals of several Coast Live Oak trees which are considered more significant tree specimens. The following recommended Mitigation Measure No. 5 was approved with the previous redevelopment plans and includes a requirement that several existing Coast Live Oak trees may be removed with the condition that they are replanted at nearby Laguna Lake Park. In its consideration of project tree removals,the City's Tree Committee heard from the applicant that a $20,000 budget had been set aside for the replanting of the oaks. The Tree Committee on a 3-1 vote ultimately supported proposed tree removals with the noted mitigation for the oaks. 6. Mitigation Measure: Where feasible,existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees,the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the City Arborist, consistent with the decision of the City's TreeCommitteee,that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park.Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size and species satisfactory to the City Arborist. 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? 13 X b) Use non-renewable resources in a wasteful and X inefficient manner? 13 c) Result in the loss of availability of a known mineral resource that would be of future value to the region and X the residents of the State? The Energy Element states that, "New development will be encouraged to minimize the use of conventional energy for space heating and cooling, water heating, and illumination by means of proper design and 12 5-119 Issues and Supporting Informati�.. Sources Sources Poten. Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page 13 Incorporated orientation, including the provision and protection of solar exposure." The City implements energy conservation goals through enforcement of the California Energy Code which establishes energy conservation standards for residential and nonresidential construction. Buildings proposed as part of this project must meet those standards. The City also implements energy conservation goals through its development review process. Project designers are asked to show how a project makes maximum use of passive means of reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems to maintain comfort. To avoid using non-renewable resources in an inefficient manner, the following standard mitigation is included: 7. Mitigation Measure: Site redevelopment shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Proper building orientation and highly efficient heating, ventilation, and air conditioning (HVAC) systems; • Energy-efficient lighting systems for both interior and exterior use. 9. HAZARDS. Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to: oil, pesticides, X chemicals or radiation)? b) Possible interference with an emergency response plan or emergency evacuation plan? X c) The creation of any health hazard or potential health hazard? X d) Exposure of people to existing sources of potential health hazards? X e) Increased fire hazard in areas with flammable brush, grass or trees? X There are no known hazardous substances located on this site and none are proposed to be used in conjunction with the normal operations of the retail shops and restaurants. The site is identified in the City's Safety Element, Natural Hazards Map, as having a low potential for wildland fires. 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? 14 X b) Exposure of people to "unacceptable" noise levels as defined by the San Luis Obispo General Plan Noise 14 X Element? Although impacted from two significant noise sources - Madonna Road and Highway 101, the proposed retail commercial uses are not noise sensitive as designated by the Noise Element. The project will not result in changes that will expose people to unacceptable noise levels. 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? 15 X b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? X Fire Protection - This project has been reviewed by the Fire Department staff. Comments received provide standards for compliance with the Fire Code including a requirement for all existing automatic fire-sprinkler 13 5-120 Issues and Supporting Informati�.. Sources Sources Poten. 1 Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page 14 Incorporated systems, fire hydrant systems, fire protection systems and appliances to be modified to address the requirements of the reconfigured project and proposed occupancies. These requirements will be addressed through established City review processes such as architectural review and building permit. A memo from the City's Fire Marshal also notes that further testing of existing water lines for fire flow will be necessary to determine whether further looping of the water main in Dalidio Drive is needed. Conclusion: Potentially significant unless mitigation incorporated. 8. Mitigation Measure: The applicant shall demonstrate that required fire flow is in accordance with the California Fire Code Appendi III-A, Fire Flow Requirements for Buildings, is provided to the satisfaction of the City's Fire Marshal. 12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? X b) Communications systems? X c) Local or regional water treatment or distribution facilities? 16 X d) Sewer or septic tanks? 17 X e) Storm water drainage? 17 X f) Solid waste disposal? 18 X g) Local or regional water supplies? 19 X This project has been reviewed by Utilities Department staff. In general, the project will not result in a greater demand for services than existing development does. The following paragraphs analyze potential service issues. Water Treatment & Distribution Facilities If additional water meters are needed or if any water meters need to be up-sized, Water and Wastewater Impact Fees will be charged. The cost of developing an allocation through retrofit could offset a portion of th required Water Impact Fee according to appropriate City policies. The project will receive a credit for any water meters that are no longer needed and are subsequently removed. These are code requirements, no further mitigation is necessary. Wastewater Treatment/Storm Drainage The owner's engineer will need to demonstrate to the satisfaction of the City's Utilities Engineer that estimated wastewater generation can be supported by existing infrastructure. If it is discovered that an off- site deficiency exists, the owner will be required to mitigate the deficiency as a part of the overall project. It is already known that the Laguna Lift Station is beyond capacity. However, the City expects to have a replacement lift station with adequate capacity constructed by 2001. There are two existing oil separators in Dalidio Drive (adjacent to the 2 northerly driveways) that serve the existing mall development. Drainage from the modified parking lot, driveways and buildings must conform to the existing pattern or modified as needed, to the satisfaction of the Public Works and Community Development Departments. Any proposed changes must consider any resulting changes in the 100-year flood plain. Depending on occupancy, some buildings may need to have oil/sand separators or other wastewater pre-treatment systems to the satisfaction of the City's Industrial Waste Coordinator Dale Karns. 14 5-121 Issues and Supporting Informati�.. Sources Sources Poten. i Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page 15 Incorporated Again, both of these issues are code requirements and can be handled through the review of working drawings. Solid Waste Disposal/Recycling Reducing the amount of waste generated and disposed of, and increasing the amount of waste that is recycled, can extend the life of existing landfills, and reduce the need for expensive new sites or expansions of existing sites. The San Luis Obispo County Integrated Waste Management Authority reports that per capita disposal, from all sources, in the State of California is approximately 4-5 pounds of waste per day. Cold Canyon landfill, the primary disposal facility for the City of San Luis Obispo, is projected to reach itscapacity around 2018. Policy: Consistent with requirements specified in AB939, the City's Source Reduction and Recycling Element calls for the diversion of 50% of all solid waste from landfills by January 1, 2000 through source reduction, recycling, and composting activities. Conclusion: Potentially significant unless mitigated. Cumulatively, projects that do not provide for recycling in all phases of their construction and operation prematurely reduce the capacity of landfills and result in the consumption of raw materials and resources rather than reuse of recycled materials in the manufacture of new products. 9. Mitigation Measure: To help reduce the waste stream generated by this project: A. Site development shall include convenient facilities for interior and exterior on-site recycling. B. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to building permit issuance. C. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. Water Supprres A water allocation may be required if the mix of new tenants results in increased water use over past development. Currently, a water allocation can only be obtained through the water retrofit program. To receive an allocation, the property owner will need to provide water offsets through retrofitting the plumbing of existing structures to save at least as much water annually as the projected demand, or otherwise satisfy the requirements of the water allocation regulations through an approved method. Compliance with the provisions of the Water Allocation Regulations and the water impact fee program is adequate to mitigate the effects of any potential increased water demand. 13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? 20 X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X On the Scenic Roadways Map in Appendix B of the Circulation Element, the segment of Highway 101, between Madonna Road and Los Osos Valley Road, on which the project fronts, is designated as one of 15 5-122 Issues and Supporting Informati�.. Sources Sources Poten. .y Potentially Less Than No Significant Significant Significant Impact ER 87 99 Issues Unless Impact mitigation Page 16 Incorporated moderate to high scenic value. Madonna Road, north of the site, is identified as being a road of moderate scenic value. From these segments are views of Cerro San Luis, the Santa Lucia Foothills, and the Irish Hills. The aesthetic concerns associated with site development will be addressed with the Architectural Review Commission's review of plans. Proposed light standards shall be designed with light fixtures that direct light downward and prevent light trespass onto adjacent properties. No further mitigation is required. 14. CULTURAL RESOURCES. Would the proposal: a) Disturb paleontological resources? 7 X b) Disturb archaeological resources? 7 X c) Affect historical resources? X d) Have the potential to cause a physical change which would affect unique ethnic cultural values? X e) Restrict existing religious or sacred uses within the X potential impact area? The previous EIR done for the mall stated that the site contained no recorded or observed archaeological resources, but indicated that there is a minor potential for the existence of an undiscovered subsurface archaeological site. The site was excavated and graded in the past with the development of the mall. It is unlikely that the more minor work done with this project will result in any new archaeological or historical discoveries. However, standard mitigation is included to halt grading and construction activities in case such discoveries are made. 10. Mitigation Measure: If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 11. Mitigation Measure: If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. 15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? X b) Affect existing recreational opportunities? I X Demand for additional park and recreation facilities is typically associated with new residential development. 16. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality 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, X 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? 16 5-123 Issues and Supporting Informati,... Sources Sources Poten. y Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER 87-99 mitigation Page 17 Incorporated Without mitigation, the project would have the potential for adverse impacts for all the issue areas checked in the table on page 3. b) Does the project have the potential to achieve short- term, to the disadvantage of long-term, environmental X goals? In this case; short- and long-term environmental goals are the same. c) Does the project have impacts that are individually . limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a X 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) The impacts identified in this initial study are in general specific to this project and would not be categorized as cumulatively significant. d) Does the project have environmental effects which will cause substantial adverse effects on human beings, X either directly or indirectly? With incorporation of mitigation measures, the project will not result in substantial adverse impacts on humans. 17. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. For the most part, environmental impacts associated with this project were included in this study, rather than relying on previous analyses. However, as noted in the initial study some impacts associated with the further development of the site were previously analyzed in the Final EIR for the San Luis Obispo Mall, November 1983. The initial study prepared for the previous remodel of the project site (ER 153-98) was utilized as a framework for this initial study. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. None. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. Not applicable. Authority: Public Resources Code Sections 21083 and 21087. Reference: Public Resources Code Sections 21080 (c), 21080.1, 21080.3, 21082.1, 21083, 21083.3, 21093, 321094, 21151; Sundstrom v. County of Mendocino, 202 Cal. App. 3d 296 (1988); Leonofff v. Monterey Board of Suervisors, 222 Cal. App. 3d 1337 (1990). 18. SOURCE REFERENCES 1. City of San Luis Obispo Land Use Element (LUE), April 1997. 2. Final EIR for LUE/Circulation Element Updates with Appendices, August 1994. 3. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist- Priolo Earthquake Fault Zoning Act, effective January 1, 1990. 17 5-124 4. City of San Luis Obispo Seismic Safety Element, July 1975. 5. Los Osos Valley Assoc. v. City of SLO & soils reports for Toyota of SLO & Sunset Honda. 6. Memorandum from Jerry Kenny dated 10-14-98. 7. Final EIR for San Luis Obispo Mall, November 1983. 8. APCD's "CEQA Air Quality Handbook", August 1995. 9. City of SLO Municipal Code Section 15.04.040 X. (Sec. 7004 (b)) - dust management practices. 10. DeVaul Ranch Traffic Impact Study, Fehr & Peers Associates, Inc., 2-28-98. 11. County of San Luis Obispo Airport Land Use Plan for SLO County Airport, December 1973. 12. City of San Luis Obispo Informational Map Atlas. 13. City of San Luis Obispo Energy Conservation Element, April 1981. 14. City of San Luis Obispo Noise Element, May 1996. 15. Memo from Darren Drake dated 5-21-99. 16. City of San Luis Obispo Water & Wastewater Element, July 1996. 17. Memo from Dan Gilmore of the City Utilities Department dated 5-27-99. 18. City of San Luis Obispo Source Reduction and Recycling Element, Brown, Vence & Associates, July 1994. 19. City of SLO Water Allocation Regulations, June 1995. 20. City of San Luis Obispo Circulation Element, November 1994. 19. MITIGATION MEASURES/MONITORING PROGRAM 1. Mitigation Measure: Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report needs to be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and issues associated with expansive soils. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. Monitoring Program: The Community Development Department staff will review plans in conjunction with the soils engineering report through the building permit plan check process. 2. Mitigation Measure: The existing flood zone denoted on the grading plan for the existing shopping center shall be plotted on working drawings submitted for a building permit for the redevelopment project. The finish floor of any affected project buildings shall be raised to a minimum of one foot above the 100-year storm water surface elevation consistent with the City's Flood Damage Prevention Regulations. Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for building permit primarily by the Public Works Department. 3. Mitigation Measure: The project shall include: • bicycle parking and locker facilities for employee use; • outdoor areas that could be used by customers and encourage employees to stay on site during the lunch hour which are wind- protected and contain amenities such as tables and benches; and • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Public Works and Community Development Department staffs. 4. Mitigation Measure: To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, the 18 5-125 applicant shall execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for a building permit primarily by the Public Works Department. 5. Mitigation Measure: In order to be consistent with the requirements of the County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document available at the Community Development Department. Monitoring Program: An avigation easement shall be recorded with the San Luis Obispo County Clerk/Recorder's Office. Evidence of its filing shall be provided to planning staff prior to issuance of a building permit for the project. 6. Mitigation Measure: Where feasible,existing mature trees shall be retained and incorporated into the project landscaping plan. Where proposed plans do not allow for the retention of existing trees,the applicant shall incorporate new trees into the landscaping plan to compensate for trees removed to the approval of the Architectural Review Commission. Several existing Coast Live Oak trees are proposed to be removed. The developer shall prepare a plan to the satisfaction of the CityArborist, consistent with the decision of the City's Tree Committeee,that provides for the replanting of a sufficient number of existing specimens to nearby Laguna Lake Park. Removal shall be accomplished using a tree spade and all necessary preparatory work under the direct supervision of a certified Arborist. The trees shall be relocated to an area at Laguna Lake Park designated by the City Arborist and the site shall be prepared to receive said trees as directed by the City Arborist. Trees not replanted shall be replaced with number, size and species satisfactory to the City Arborist. Monitoring Program: The Architectural Review Commission will ultimately approve the project landscaping plan. Community Development Department staff will: coordinate with the City Arborist regarding the final landscaping plan including relocation of the oaks to Laguna Lake Parr and provide field inspections to confirm that installation complies with plans. 7. Mitigation Measure: Site redevelopment shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. Energy-efficient lighting systems for both interior and exterior use. Monitoring Program: Compliance with this requirement shall be monitored through the review of plans submitted for a building permit by the Community Development Department staff. 8. Mitgation Measure: The applicant shall demonstrate that required fire flow is in accordance with the California Fire Code Appendix III-A, Fire Flow Requirements for Buildings, is provided to the satisfaction of the City's Fire Marshal. Monitoring Program: Compliance with this requirement shall be monitored through the review of plans submitted for a building permit by the City's Fire Marshal. 9. Mitgation Measure: To help reduce the waste stream generated by this project: A. Site development shall include convenient facilities for interior and exterior on-site recycling. B. The project shall include a solid waste recycling plan for recycling discarded materials, such as concrete, sheetrock, wood, and 19 5-126 metals, from the construction site. The plan must be submitted for approval by the City's Solid Waste Coordinator or the Community Development Director, prior to building permit issuance. C. Recycled-content materials shall be used in structural and decorative building components and in surfacing wherever feasible. Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff. 10. Mitgation Measure: If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. Monitoring Program: Compliance with this requirement shall be monitored through the review of plans submitted for a building permit by the Community Development Department staff and subsequent inspections. 11. Mitgation Measure: If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. Monitoring Program: Compliance with this requirement shall be monitored through the review of plans submitted for a building permit by the Community Development Department staff. Er\87-99 (CC Mall).doc 20 5-127 y yi f l � rCW i � 20 Planning May 1999 i' 4D •. New Lives f y for Old Malls - Rethinking the nation's first d _ generation shopping centers. $ r" o° L d � _ w Y �1 By George Homsy g -- in his 1985 book, mates that there are 20 square feet of selves every five to eight years, and to- The Malling of America, William Severini shopping mall space for every man, day the trend is toward mixed use deve' Kowinski describes the Greengate Mall woman, and child in the U.S., and 13 opments that emphasize the"importancL in his hometown of Greensburg, Penn- percent of that space is vacant. of streetfront retailing." sylvania, as "the culmination of all the Hardest hit by the oversupply of retail American dreams, both decent and de- space are the malls built in the 1950s and A new town center mented, the model of the postwar para- 1960s. Many are too small or outmoded When the Eastgate Mall was built in the dise.' to attract the most profitable retailers. 1950s on farmland eight miles east of Last year,Kowinski's paradise was sold. Often they were built in the first ring of downtown Chattanooga, it helped drain It took three years for the owners, the suburbs around a city and have them- commerce from downtown and contrib- Rouse Company of Columbia,Maryland, selves become victims of newer competi- uted to the inner city's economic decline. to unload the down-and-out mall.A spokes- tors that located farther out in the sub- But i i years ago, the bigger, flashier woman for the company,which built the urbs.They fight for their lives by renovating Hamilton Place mall opened six miles shopping center in 1965 and received or updating their look, or they become further east and stole business from only about $1.6 million for the property, home to discount or outlet stores. Eastgate. The fortunes of the once thriv- says Rouse officials felt Greengate would Of the 2,200 enclosed shopping malls ing neighborhoods of east Chattanooga never again be a major attraction for around the country, 15 to 20 percent will declined along with the mall. Today, the local consumers. be obliged to close, according to Michael 900,000-square-foot Eastgate Mall is largely The new owners, Greengate Realty Beyard,vice-president of the Urban Land shuttered and surrounded by empty park- LP,seem to concur. On the site of one of Institute in Washington, D.C. He says ing spaces. the mall's former anchor stores, J.C. those that survive must reinvent them- However, the owners of the Eastgate Penney, the owners have opened the Greengate Expo Center, which will host a model train show this fall. f Troubled malls are becoming all too f i common. "There is way too much mall space". around the country, according to g►�`�� .134 ; David Brennan,an associate professor of marketing and director of the Small Busi- ness Institute at the University of St. a Thomas in St. Paul, Minnesota. He esti- .` • O - 21 Chattanooga's Eastgate Mall is being "That's where the sanctuary of the retrofitted into the Eastgate Town Center. church will be," says the Rev. Charles Left:the new town common and business Mingus, pointing to an empty parking area. Immediately below:a development space. "It feels like it will be a church on scheme proposing civic buildings and more a New England town common." Rev. housing, an aerial view of the original mall, and facade improvements. Mingus, who once preached before con- gregations in Massachusetts, adds, 'to r create an urban center without a church makes no sense.° Most important for the mall's new own- ers, the town center concept has caught r on with tenants, according to Gerry Chauvin,vice-president of Eastgate LLC, which owns the mall. When his firm /r started the rehab in 1997, the shopping center's occupancy rate was 27 percent. `> `•,. By this summer,Chauvin says,Blue Cross Blue Shield,AT&T,Prudential,Merastar, - and Cigna will have taken space in the r^ ti Y" renovated mall, bringing 4,000 to 5,000 employees with them. Occupancy will be over 90 percent. - S o Two views of the Eastgate P Mall before rehab:one of 9 the parking lots labovel and the mall interior/left). Mall have planned a dramatic and un- Offices plus usual overhaul. They are trying to turn But Eastgate is more than an office park. Eastgate from a car-dominated enclosed The five major tenants have committed shopping area into a new town center to long-term leases because of the town with tree-lined streets and wide pedes- center concept, Chauvin claims. In this trian walkways,and they are using a new tight labor market, he explains, employ- name to match: Eastgate Town Center. ers want to keep their workers happy. If The rebirth is already under way.Build- Eastgate were converted into just an- ings are rising along a new "Main Street" other office complex,workers would have where once there were onlyparking spaces. to drive to get lunch, to shop, and to find The outside of the mall is being refin- child care and medical services. In northern Massachusetts, the ished to give it a more urban facade. Chauvin plans to put all of those pieces Methuen Mall is about to be Even a local church has agreed to move together in the new town center. "It's razed and replaced, not with a to a location bordering the Town Com- probably the most exciting thing I've shopping center but an "outdoor mon,as the new 40,000-square-foot green ever done,' says Chauvin about his role 'faimnent center"/left and in the rehabbed mall is called. as community builder. 5-130 22 Planning May 1999 In addition to the church,a local YMCA, having to plan on a night out,"says Wilder. complete with athletic facilities, is mov- This rehabbed mall will be "a lifestyl ing in.A skating rink has already opened, center"instead of a shopping center,Wilde. and Chauvin is negotiating to bring in a presstare says, although retailers have been in- karate or dance school for children. He.is to vited to join the mix.The developers are also seeking a grocery store and a medi- in discussion with clothing stores and cal provider, and he hopes to entice a find bookstores. But, Wilder says, "retailers local college into opening a satellite cam- will have to think outside of the box" in pus there. When done,the company willterms of how they present themselves. have invested $9 million to buy the prop- Wilder,whose company owns 15 shop- erty and another $21 million to overhaul ping centers,says the entertainment project it. 'for! is a brand new way of recycling an old The new town center is located on amall—and its new name reflects its new- busy seven-lane boulevard lined with old, ness. Instead of being named Methuen shopping malls of every stripe. Local Commons or Methuen Plaza, it's simply officials hope the Eastgate project will called The Loop. inspire nearby business owners to reWill - think the appearance of their malls. Rick ® The doctor is in illy Wood,ATOP,formerly of the Chattanooga/ Some malls are finding new lives without Hamilton County Planning Agency, says increase retail. In 1996, the University of Texas that at the moment, "the road to Eastgate Medical Branch in Galveston moved many is a poster child for ugly streets." of its outpatient clinics to the rundown Wood, who now works for Eastgate, the Port Holiday Mall, which is adjacent to hopes that the project can attract new the campus.The site is a much friendlier residents to the adjacent neighborhoods 14 Alionenvironment for patients than the medi- "so as the city grows, it will fill in these cal school's academic buildings, accord- areas instead of sprawling out.'The city is ing to chief facilities officer Michael of Chattanooga has contributed$255,000 in Shriner. "Shopping malls tend to have toward the planning of the Eastgate Town everything on the ground floor,with plenty Center and the construction of the new aof parking all around," he says. common. -realIt still feels like a mall, says Shriner, Chauvin's bosses are so enthusiastic despite its complete renovation.Renamed about the Eastgate project that they have the University of Texas Medical Branch acquired another rundown mall,just out- Primary Care Pavilion,the 140,000-square- side of Baton Rouge, Louisiana, where foot first floor houses a variety of clinics, they hope to duplicate their success."There while the second level is home to aca- are Eastgates all over the country," says demic offices and classrooms. Chauvin. But he adds that not every revoltition Another educational takeover is hap- rundown mall is ripe to become a town pening in Phoenix.One school district in center. the city,faced with a growing population The idea of rehabbing a mall into a - of students but with no land left to build town center isn't unique to Eastgate, ac- on, has begun renovating two-thirds of cording to marketing professor David it will be pedestrian based,with 30-foot- the Mary-vale Mall,according to the Busi- Brennan. "People have a need to see wide sidewalks, trees, and benches. In nessJournalServing Phoenix. The$13mil- things on a human scale," he says. In addition to a 20-screen movie theater, lion makeover will eventually include an trying to create a downtown, he says, the developers plan to include a bowling elementary school, a middle school, and other malls have begun to house civic alley, a virtual golf center, and several a warehouse. organizations and offices, although he family restaurants."People can come down The pressure to find new uses for old knows of none that have attracted as and spend three to four hours without malls will only increase, according to. many businesses as Eastgate has. University of Massachusetts professor John Mullin, AICP, who has represented Fun and n "u,rc ° cities in negotiations with mall owners. "More than a mall" is also the concept He says the nation is 'in a real time of driving the redevelopment of the Methuen retail revolution."Megamalls,box stores, Mal]in northern Massachusetts. "Weare mail order catalogs,and the Internet will looking to create an experience beyond continue to compete for the attention of shopping," says project principal Tho- shoppers. There are no new retail dol- mas Wilder of the Boston-based Wilder lars, Mullin says, just shifting dollar: Companies.Working with Brickstone Prop- "When you create another mall or add a erties of Andover,Massachusetts,Wilder box store, it will be at the expense of is trying to turn the troubled Methuen isomething else,"he.says. Mall into an entertainment mecca. The old mall will be razed, and the George Homsy is a freelSi 13Ld radio outdoor entertainment center replacing producer based in Belmont,Massachusetts.. II�IIIII III city of sAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 July 9, 1999 Attachment 6 MBK Southern California, Ltd. Attn: Pat Blote R.R.M. Design Group 3701 South Higuera Street San Luis Obispo, CA 93401 SUBJECT: ARC and ER 87-99: 321 Madonna Road Review of redevelopment plans for shopping center, and environmental review. Dear Mr. Blote: The Architectural Review Commission, at its meeting of July 6, 1999, granted final approval to your project, based on the following findings and subject to the following conditions and code requirements: Findings 1. The project, which is the redevelopment of an already developed commercial site with similar types of retail uses, is appropriate in this General Retail commercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines. 2. The project will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 3. The use of diamond-shaped tree wells in parking lots is an acceptable compromise to the City standard of providing a finger-type planter every 6 spaces given plans to retain major portions of the existing parking lot and augment existing trees. 4. Mitigation measures established for the project (ER 87-99), which have been reviewed by Architectural Review Commission and the Planning Commission, and will be approved by the City Council, adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. V� The San Luis Obispo is committed to include the disabled in all of its services, programs and activitmi.-y✓2 TelecoCitymmuofnications Device for the Deaf(805) 781-7410. ARC 87-99 Page 2 Conditions 1. The applicant shall explore eliminating one of the two driveways to the small employee lot behind Major Tenant B to minimize the number of driveways along EI Mercado and reduce the potential for conflicts in turning movements. 2. Prospective tenants to be established in the shops building shall be encouraged to explore entries off of the adjacent pedestrian walkway. 3. The applicant shall submit more specific details of the wind protection screen for the pedestrian walkway, including elevations, colors and materials, for Community Development Director review and approval. 4. The pedestrian walkway through the parking lot presented on plans dated 6-11-99, is acceptable. 5. The proposed landscaping strip along the southeastern edge of the parking lot near the hotel provides an adequate buffer between the project and the adjacent agricultural land, and is acceptable. 6. Trash enclosures for Pads 5, 6, & 7 should be consolidated with buildings if possible, should not number more than necessary for the freestanding pad buildings, and if provided as freestanding structures, be effectively bermed and screened to the approval of the Community Development Director. 7. When specific tenants are known, the applicant shall return to the ARC with a comprehensive sign program. 8. Bicycle racks for outlying buildings Pads 5, 6, & 7 shall be located closer to building entries to the approval of the Public Works Director and Community Development Director. 9. The applicant is encouraged to explore the addition of an entry to Major Tenant C at the angled tower, rather than its proposed location paralleling the parking lot. 10. The reuse of existing parking lot lights which are 38 feet in height is allowed as long as existing illumination levels are not increased. 11. Explore the addition of vines in a planter along the screen wall in front of the Gottschalks loading area. 12. Explore greater articulation of the building elevations along the pedestrian walkway by means such as awnings. 5-133 ARC 87-99 Page 3 The decision of the Commission is final unless appealed to the City Council within 10 calendar days of the action. While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, Arnold B. Jonas Community Develop rntDUirector cc: County of SLO Assessor's Office MBK Southern California, Ltd. 1801 Century Park East, Suite 1040 Los Angeles, CA 90067 MONY / Central Coast Mall Attn: Yvonne Carrasco 321 Madonna Road, Suite 200 San Luis Obispo, CA 93401 5-134 Draft Minutes ARC Meeting July 6, 1999 Page 9 COMMISSION COMMENTS Commiss' er Lopes had questions regarding the conceptus whether it wo d come back to the Commission. Attachment 7 Commissioner Metz I ed the building design and colors. Commissioner Rawson a Commissioner Howard agr d with Commissioner Metz. Commissioner Lopes was oncerned about "e north building elevation and recommended more building arti lation and : rtical articulation. He suggested some cornice detailing and a detention bas wit out fencing. Commissioner Aiken supported the. roject presented. Commissioner Rawson moved grant final a roval to the project based on findings and subject to modified con itions and code require ents noted in the Meeting Update. Commissioner Howar seconded the motion. AYES: Co issioners Rawson, Howard, Aiken, Metz, a Lopes NOES: N e ABSENT: ommissioners Stevenson and Parker The moti passed. 4. ER and ARC 87-99; 321 Madonna Road: Review of redevelopment plans for shopping center, and environmental review; C-R-PD zone; MBK Southern California, Ltd., applicant. Pam Ricci, Associate Planner, presented the staff report recommending the Commission grant final approval to the project, based on findings, and with conditions. 5-135 Draft Minutes ARC Meeting July 6, 1999 Page 10 Andy Trachman, MBK, explained the variety of alternatives considered before settling on a destination-oriented box center. Vic Montgomery explained the site constraints and how the width of the pedestrian walkway developed. He emphasized that the current plan saved many more trees. He preferred to keep two driveways (Condition 1), was ok with Conditions 2, 3, 4 & 5, without changes, and Condition 6 with modifications. He felt the remaining conditions were ok, although Condition 9 may never happen. He indicated that the proposed colors and materials are the same as those previously approved by the Architectural Review Commission. He also described the changes. Commissioner Howard suggested the loading area for Gottschalks be modified. Commissioner Lopes felt that the change should occur with review of the project. Andy Trachman suggested adding landscaping along the screen wall of the Gottschalks loading area. There was no public comment. COMMISSION COMMENTS Commissioner Howard felt that the proposal was improved and more pleasing. She liked the treatment of the facades, but suggested a more direct pedestrian linkage. Commissioner Lopes recommended EI Mercado being more of a parking aisle. He didn't support parking spaces off of the driveway near the hotel. He suggested a more direct pedestrian route through the parking lot that was incorporated with an automobile driveway. He would like to see the sidewalk continued around the loading area for Gottschalks and a small tenant added to the comer of Tenant C. He preferred having the pads moved closer to the center of the site for wind protection and better integration between the buildings. Vic Montgomery responded to Council's direction regarding the building location and ability to retain more of parking configuration and save trees. He stated that the parking spaces along the easterly driveway were mandated by the hotel. Commissioner Metz felt there was plenty of screening provided by the redwoods and melaleucas as a buffer to the agricultural fields. Commissioner Rawson liked the changes to the project including the pedestrian walkway with amenities. He supported retaining the parking and preserving the trees. He also approved of the outlying pad buildings along Dalidio Drive because they provided a more inviting streetscape between the centers. He endorsed final approval with an added condition for vines to better screen the Gottschalks loading area. 5-136 Draft Minutes ARC Meeting July 6, 1999 Page 11 Commissioner Lopes reiterated his concern with the site plan. Commissioner Rawson moved to grant final approval to the project, based on four findings, and subject to 12 conditions. Commissioner Howard seconded the motion. AYES: Commissioners Rawson, Howard, Aiken, and Metz NOES: Commissioner Lopes ABSENT: Commissioners Stevenson and Parker The motion passed. 5. ARC 90-99; 505 Higu eview of a new 23,000 square foot office build* - zone; Steven Moss, applic This item was continued to the Architectural Review Commission meeting of July 19, 1999. The meeting adjourned to a regular meeting of the Architectural Review Commission scheduled for Monday, July 19, 1999 at 5:00 p.m., in the Planning Conference Room at City Hall, 990 Palm Street. Respectfully, Glen Matteson, Pam Ricci and John Shoals Recording Secretary Prepared by: Sandi Matthews 5-137 Attachment 8 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM 9 BY: Pam Ricci, Associate Planner., MEETING DATE: July 6, 1999 FROM: Ron Whisenand, Development Review Manage(;/nn FILE NUMBER: ARC 87-99 PROJECT ADDRESS: 321 Madonna Road SUBJECT: Review of plans to redevelop the existing Central Coast Mall located on the southeast side of Madonna Road and west of Highway 101. SUMMARY RECOMMENDATION: Grant final approval to the project, based on findings, and with conditions. BACKGROUND: Project Description A new application has been filed by MBK Southern California Limited to redevelop the existing Central Coast Mall site. The project includes the review of a new preliminary development plan because the project will change the overall configuration of retail uses on the site, as well as the site circulation features, which is consistent with Section 17.62.080 C. of the zoning regulations and the site's C-R-PD zoning. The revised project also requires a new initial study and the review and approval of the Architectural Review Commission(ARC). As with the previous proposal (ARC/ER 153-98), the four outlying pad buildings nearest Madonna Road, Gottschalks and the hotel would be retained. The central portion of the mall would be demolished and replaced with new construction to accommodate an expansion to Gottschalks, three larger tenants (18,329 sq.ft.- 30,078 sq.ft.) and smaller shops (total of 7,000 sq.ft.). Three outlying pads are also proposed with varying building sizes. The total square footage of the redeveloped site would be 252,376 sq.ft. (255,497 sq.ft. previously proposed; 258,100 sq.ft. currently exists, not excluding interior mall circulation areas). These floor areas are approximate and based on plans dated June 11, 1999. When actual tenants are secured and the project is built,there may be some variation in the sizes of proposed buildings. Situation/Previous Review The previous proposal to redevelop the site (ER/ARC 153-98) received schematic approval by the ARC on November 2, 1998, and final ARC approval on December 7, 1998. On December 16, 1998, an appeal of the ARC's decision to grant final approval to the project was filed by Brian Christensen. The appeal did not cite concerns with the site planning or building design 5-138 ARC 87-99 Page 2 decisions of the ARC, but instead questioned whether the project was properly processed given the site's Planned Development overlay zoning. The appeal was denied by the City Council on January 19, 1999 with added direction for certain items to return to the ARC for review and reconsideration [see attached City Council Resolution No. 8899 (1999 Series)]. After the Council's action, the applicant decided to withdraw the earlier application (ER/ARC 153-98), and submitted a new application with revised project plans, including a request for a new preliminary development plan. On June 23, 1999, the Planning Commission reviewed the initial study and preliminary development plan for the revised project. The Planning Commission's made some specific recommendations for changes to the initial study in regard to long-term air quality impacts, tree removals and solid waste mitigation, and recommended approval of the preliminary development plan to the City Council, who will take final action on both entitlements. The most significant project change reflected in revised plans has been to eliminate the combined pedestrian and automobile boulevard proposed between Major Tenants C & D and connecting with El Mercado across from the Sears driveway. New plans show that this linkage is now exclusively for pedestrians. A new driveway for automobiles has been added between the hotel and Major Tenant B. This change allows most of the existing parking area to remain as it is, including the preservation of most of the existing trees. Data Summary Address: 321 Madonna Road Applicant: MBK Southern California Ltd. Representative: R.RM Design Group Zoning: C-R-PD (Retail Commercial with the Planned Development overlay) General Plan: General Retail Environmental Status: A Negative Declaration of environmental impact was recommended by the Development Review Manager on June 14, 1999. Project Action Deadline: September 15, 1999 Site Description The project site includes approximately 24 acres and is developed with an enclosed mall, four freestanding pad buildings and parking lot areas with landscaping. The total building floor area constructed at the site is approximately 258,100 square feet. The site is surrounded by Highway 101, Madonna Road, the Madonna Plaza Shopping Center and the undeveloped Dalidio property. Proiect History Back in 1984 when plans for the Central Coast Mall were being reviewed by the City, many in the community were concerned that the development would have dire impacts on the economic vitality of the downtown. Despite these concerns, the mall project was approved by the City through a "PD", planned development zoning. With the PD, conditions were imposed on the 5-139 ARC 87-99 Page 3 project including types of uses, required parking, public improvements and lighting. Because of the PD zoning, a development plan was approved by the Planning Commission and City Council, in addition to approval of plans by the Architectural Review Commission. After its completion in 1987, spaces in the mall were mostly leased out for the next several years. However, over the last five years, the opposite has been true and most of the mall space is currently vacant. The applicant is now proposing to revitalize the mall by keeping the successful components of the current project, and replacing the bulk of the interior mall space with new separate pad buildings. The applicant indicates that the objective of the new pad buildings is to attract larger tenants that desire separate identity and parking accessibility. EVALUATION With the Planning Commission's review of the preliminary development plan (hereinafter shortened to PD) , conditions were recommended that certain items be to the review and approval of the ARC. The following paragraphs highlight these items, as well as other project issues: 1. Site Circulation (Automobiles) A pedestrian and automobile boulevard was proposed with previous plans between the new central buildings to connect the site with the adjacent Madonna Road Plaza Shopping Center, and ultimately with the planned San Luis Marketplace project on the Dalidio property. This linkage was provided based on staff recommendations to allow for the enhanced connection of all three properties. The General Plan encourages the functional integration of the centers as much as possible. Since the revised plans eliminate the automobile component of this connection, the driveway to the west of existing Major Tenant A will be the only remaining significant circulation feature to potentially link the three commercial centers for automobile travel. Dalidio Drive needs to be able to function as an arterial roadway consistent with the City's Circulation Element. If intersections and driveways are misaligned, they will detract from achieving this objective and could reduce safe traffic operations along Dalidio Drive. Therefore, insuring appropriate intersection design of the driveways at Dalidio Drive is necessary. To insure that circulation options are planned for in the event that the Dalidio property is developed with the San Luis Marketplace project, Mitigation Measure No. 4 was supported by the Planning Commission which stipulates that the applicant shall execute an agreement with the City and dedicate a temporary construction easement that will allow the developer of the San Luis Marketplace to reconstruct the driveway at the time of development of the San Luis Marketplace. Staff brought up two additional site circulation issues during a Development Review Committee meeting held with the applicants, their representatives and City staff (see attached "Issues & Responses" dated 6-8-99 prepared by the applicant's representative). One was a concern with having three driveway off of El Mercado just to the west of the hotel. Staff suggested that one of these driveways be eliminated. The applicant responded to say that the parking in the small lot 5-140 ARC 87-99 Page 4 with the two driveway entries would be for employees only and, therefore, have very low turnover rates. Staff is recommending Condition No. 1 requiring that the applicant eliminate one of the two driveways to the small employee lot behind Major Tenant B to minimize the number of driveways along El Mercado and reduce the potential for conflicts in turning movements. The other circulation issue discussed was the fact that the design of the driveway between Major Tenant `B" and the hotel, with cars entering and exiting parking spaces proposed along it, may conflict with through traffic in the driveway. The applicant's response was that this driveway was not intended to serve as a main driveway and that the parking spaces were critical to the hotel. Since the potential for this driveway to be used as a quick cut-through was also brought up as a potential concern, a benefit of the proposed design is that cars will not travel at high speeds down the driveway given the adjacent parking. 2. Pedestrian Walk-ways A 20-foot wide pedestrian walkway is proposed Between Major Tenant C and the shops building (see Sheets 4 & 5 of plans). In staff's opinion, this walkway is an important feature and a potential key to providing better linkages with the existing Madonna Road Plaza, and potentially with the San Luis Marketplace. An archway incorporating signage is proposed at El Mercado which highlights the walkway from the Madonna Road Plaza. Condition No. 4 of the Planning Commission's recommendations on the PD sets the minimum width of the walkway at 20 feet and delegates the particulars of its design, including provisions for wind protection to the approval of the ARC. At the Development Review Committee Meeting, Planning staff raised some concerns with the design of the walkway in terms of how hospitable and inviting a place it would be. Staff wanted some assurance that the walkway was sufficiently wide to create an open and pleasant environment, protected from the wind, that people would like to use and possibly linger in. This area represents a major project amenity and will be developed with decorative paving, landscaping, benches and tables. On either end of the walkway are wider plaza areas. The plaza facing the parking lot contains a location for a public art piece. As noted in the attached "Issues & Responses", Planning staff had specifically asked about the possibility of having building entries directly off of the walkway. The width of the walkway, height of adjacent buildings, proposed planting and other amenities were also discussed. The Commission should discuss the desirability of building entries off of the walkway. Staff is recommending Condition No. 2 encouraging tenants in the shop building to provide building entries along the pedestrian walkway. Wind protection is addressed by the installation of a curved, painted meshed metal panel set between posts behind the public art piece. The applicant's representative has indicated that the screen could serve the dual purpose of providing directional signage. Sheet 4 shows the location of the screen and Sheet 13 provides a detail. Since screen plans are still somewhat sketchy, staff is recommending that more specific details of the screen, including elevations, colors and materials return to staff for approval (Condition No. 3). 5-141 ARC 87-99 Page 5 With its review of the PD, the Commission discussed the circuitous path that pedestrians would need to follow to get from the main pedestrian walkway between major tenants to Dalidio Drive. Condition No. 11 of the PD was modified to require the applicant to "use best efforts to provide continuous pedestrian circulation within the project and its linkages to other projects." Staff agrees that pedestrian circulation through the site is not the optimal design. However, the ARC needs to take into consideration that the current plan is a compromise effort to respond to thedirection of the ARC, Planning Commission and City Council, as well as provide a project design that meets the needs of the prospective tenants that the applicant is attempting to attract. Much of the motivation for the new project site design has been to limit the amount of changes to parking fields to minimize tree removals. Adding a direct pedestrian route to Dalidio from the main walkway between the major tenants would require further changes to the parking lot, including possible tree removals and the need to utilize compact parking spaces. The ARC should either accept the pedestrian walkway presented or provide direction on desired changes (Condition No. 4). 3. Parking Lot Lavout/Tree Removals Plans indicate that the same parking ratio as currently exists, one parking space for each 258 square feet of retail floor area, will be maintained with site redevelopment. With review of the previous project, the number of parking spaces was not an issue. Of more concern than the total number of parking spaces provided, were issues with the layout and design of the parking lot including use of head-in parking, compact spaces and meeting landscaping standards. With the elimination of the driveway between central buildings, much more of the parking lot will able to be retained in its current layout. This change helped to reduce the proposed amount of tree removals. Sheet .No. 2 of plans shows the areas of the parking lots that will be retained and where pavement will be removed. In Section 7 of the attached initial study (Pages 11-12), the issue of tree removals is discussed. The current project will result in the loss of about 175 trees, whereas the last redevelopment project was proposing to remove about 300 trees. While the total number of trees to be removed is a vast improvement, it still represents a significant loss in number and diversity of plant species on the site. The City's Tree Committee had previously approved the larger number of tree removals with mitigation. Mitigation Measure No. 6 is consistent with the Tree Committee's previous review and also reflects the current recommendation of the City Arborist. Part of the required mitigation involves replacement planting on-site, and the other component is relocating existing live oak trees to nearby Laguna Lake Park, or other location designated by the Arborist.. The main east-west project driveway in front of the major tenants has been modified from a straight to an arced alignment to "embrace" the store entries. Most of the head-in parking previously proposed in front of the stores off of this driveway have been eliminated. A few head-in spaces are shown in front of Major Tenants A & B. Current plans no longer propose any compact spaces. 5-142 ARC 87-99 Page 6 With the ARC's schematic review of the earlier version of project plans last November, the issues of conformance with the City's Parking & Driveway Standards was discussed in terms of the types of planters proposed for parking lot trees. The applicable requirement from the City's Parking & Driveway Standards says; In order to encourage the use of trees in parking lot areas, planters shall be placed after each six parking spaces in any row, and at the ends of each row of parking spaces. (Parking& Driveway Standards 1.1.) In the past, this requirement was most typically met with "finger" type planters a minimum of four feet wide. However, with some more recently approved projects for larger-scale parking lots, including the Marigold Shopping Center and the rear parking lot at French Hospital, smaller tree well planters have been approved. There are advantages and disadvantages to the use of tree wells. The obvious disadvantages are that they are more limited in size and do not allow for the range of plant materials that larger finger planters can accommodate. On the positive side, it can be argued that the tree wells allow for a greater number of trees in parking areas with better canopy coverage. Because of their placement and confined size, the vegetation in tree wells is not as readily trampled by pedestrians using planters as short-cuts through parking lots. The ARC previously indicated that the use of tree wells as proposed was acceptable. Given that more of the existing parking lot will be retained, this seems like a reasonable approach to adding trees. Plans for this project have been amended from their initial submittal to show a few more tree wells than originally proposed in areas of the parking lot where pavement will be removed and replaced. 4. Southeastern Parkine Lot Edge Buffer Staff raised the concern with the applicant that the width of the planter that separates the southeastern part of the parking lot from the adjacent agricultural fields was rather narrow, varying between 5'-8'. The applicant responded by adding some additional diamond-shaped tree wells every six spaces. The ARC should discuss if this width of a planter with the additional tree wells provides an adequate buffer(Condition No. 5.). 5. Dalidio Drive Streetscaye With the review of the previous project, the ARC directed that the outlying buildings, now labeled Pads 5, 6 & 7 provide a more substantial setback from the Dalidio Drove property line than the 10'-11' originally shown to allow for denser planting. Previous plans showed these buildings set back. The applicant responded to this direction by revising plans to show an 18- foot setback which the ARC ultimately accepted in its approval of final plans. The Planning Commission in its review of the PD formalized the 18-foot setback through Condition No. 5. Condition No. 15 dealing with the review of tree removals along the Dalidio Drive frontage is consistent with the ARC's previous action on the earlier project. 5-143 ARC.87-99 Page 7 Staff brought up concerns with the number of monument signs and trash enclosures proposed in the Dalidio Drive street yard which would add unnecessary visual clutter to the streetscape. The issue was that there were too many sign locations shown and that trash enclosures should be consolidated with buildings,rather than separate structures. Any signage shown on current plans represents preliminary ideas and is not an official part of the current project consideration. Condition No. 7 is recommended that a sign program will return to the ARC at a later date. The Commission can augment this condition to provide direction if they like on where monument signs might be acceptable and where they are not appropriate_ Trash enclosure details are provided on Sheet No. 12. The number of freestanding enclosures has been reduced from three to two, and the longer wall of the easternmost enclosure is now facing the parking lot, rather than paralleling the street. Staff feels that these are positive changes, but is recommending Condition No. 6 noting that trash enclosures for Pads 5, 6, & 7 should be consolidated with buildings if possible, should not number more than two, and if provided as freestanding structures, be effectively bermed and screened to the approval of Planning staff. 6. Bike Racks for Pads 5, 6, & 7 The Planning Commission's recommended PD includes Conditions Nos. 8 & 9 regarding final locations of bicycle racks and lockers to return to staff for review and approval with direction from the ARC. Staff is recommending Condition No. 8 of the ARC's action on the project to supplement these other conditions which directs that the bicycle racks for these outlying buildings be specifically located closer to entries. 7. Building Design ' The applicant's earlier project description noted that the strategy with the design for new buildings has been to utilize predominant shapes and scale found in the existing project, but to also incorporate some variation through new accent materials (brick veneer), architectural features (towers) and color palettes. The predominant exterior material is stucco which will be used for walls, columns, parapets and bases. Roofing will be the same concrete flat tiles used on the existing buildings, as well as a standing seam metal on tower features. A colors and materials board presented to and approved by the ARC in December of 1998 will be available for ARC review at the meeting. With its final review of the previous project, the ARC felt that their direction had been taken to heart and was especially pleased with changes made to enliven the building elevations from their schematic review of plans including: more differentiation between buildings through the use of varied rooflines and heights; the addition of more architectural elements; and greater variation in both colors and materials. Besides being more interesting, the ARC felt that all these changes helped to reduce the massive and linear appearance of proposed buildings. The ARC also felt that the alley elevations were much improved, that staff could review minor changes to outlying buildings consistent with the established design "vocabulary", and liked the appearance of the Majors. With its earlier review of the project, the ARC provided the following specific direction in regard to building architecture to provide additional articulation and differentiation: 5-144 ARC 87-99 Page 8 Previous Commission Direction: Enliven the "alley" (boulevard) views of buildings by the addition of storefronts or display cases in arched forms of walls. Applicant's Response: Changes made to the alley elevation of buildings include: o more variety in building heights and forms; e wider and more decorative banding or fascias; a scoring patterns in stucco walls; and o additional storefronts. Previous Commission Direction: Outlying Pads should be redesigned to better address the street(Dalidio Drive). Applicant's Response: These buildings have been modified as noted above with "-alley" elevations, along with the addition of arch patterns and other decorative patterns in fascias. The applicant indicates that these buildings have been revised to reflect the theme of varied forms; materials and colors. Their response also notes that a "vocabulary" of architectural elements shown in elevations could be interchanged to meet the needs of future tenants. Previous Commission Direction: Consider enlivening building elevations by providing individuality in designs and variety in colors and materials. Applicant's Response: The applicant has followed already described techniques along with varying materials and colors to add interest to the design of the proposed buildings. One last suggestion that staff had made to the architect was to locate the main entry to Major Tenant C at the angled tower, rather than its proposed location,paralleling the parking lot. The applicant has indicated that prospective tenants have objected to this change. However, staff continues to feel, with the proposal for the adjoining plaza and walkway, that the angled tower seems like a logical entry location. Instead of mandating a change that may not be feasible for the applicant, staff is recommending Condition No. 9 that the relocation of this entry be encouraged and explored. 8. Gateway Feature With its review of the previous project, the ARC asked that the applicant providesome type of a gateway feature at the intersection of the new on-site boulevard with Dalidio Drive. As mentioned earlier, the onsite automobile boulevard concept through the center of major tenants is no longer proposed. However, the applicant has retained the gateway concept off of Dalidio Drive between Pads 6 & 7. The proposal is the reverse of the concept previously shown with a.tower element at the corner of Pad 7 near the east side of the intersection and a curvilinear screen wall with brick columns added on the west: In addition to the screen wall, a 3-foot high berm with lower-lying shrubs and groundcover is proposed in front of it and tall columnar trees behind it. 5-145 ARC 87-99 Page 9 In staff's opinion, the tower element of Pad 7 creates an interesting architectural element which ties in with the architecture of the major tenants in central buildings. It also provides a natural gateway feature which help frame and highlight the entry off of Dalidio Drive. The proposed wall and landscaping help balance and finish off the gateway. Additional finishing suggestions for the gateway might include flag poles and signage. ALTERNATIVES 1. Grant schematic approval with direction on revisions or additional information to return in plans submitted for final review. 2. Continue the project with direction to the applicant and staff on further information needs and necessary revisions to address project issues, as identified in this report and provided by the comments of the Commission. 3. Deny the project. Action denying the application should include the basis for denial. OTHER.DEPARTMENT COMMENTS The comments from other City departments were incorporated as conditions or code requirements of the preliminary development plan approval. RECOMMENDATION Grant final approval of the project, based on the following findings, and subject to the following conditions: Findings 1. The project, which is the redevelopment of an already developed commercial. site with the similar types of retail uses, is appropriate in this General Retail comrnercial setting, will be compatible with surrounding development and will contribute to the quality of life in San Luis Obispo, consistent with goals contained in the City's Architectural Review Guidelines.. 2. The project.will add interest to the shopping center and help achieve goals to make the center more pedestrian-friendly. 3. The use of diamond-shaped tree wells in parking.lots is an acceptable compromise to the City standard of providing a finger-type planter every..6 spaces given plans to retain major portions of the existing parking lot and augment existing trees. 4. Mitigation measures established for the project (ER 87-99), which have been reviewed by Architectural Review Commission and the Planning Commission, and will be approved by the City Council, adequately address potential impacts resulting from the redevelopment of a retail commercial project on this site. 5446 ARC 87-99 Page 10 Conditions 1. The applicant shall eliminate one of the two driveways to the small employee lot behind Major Tenant B to minimize the number of driveways along El Mercado and reduce the potential for conflicts in turning movements. 2. Prospective tenants established in the shops building shall be encouraged to explore entries off of the adjacent pedestrian walkway. 3. The applicant shall submit more specific details of the wind protection screen for the pedestrian walkway, including elevations, colors and materials, to Planning staff for review and approval. 4. The ARC endorsed the pedestrian walkway through the parking lot presented on plans dated 6-11-99 {or provide direction on desired changes to the review and approval of Planning staff}. 5. The ARC determined that the proposed landscaping strip along the southeastern edge of the parking lot near the hotel provides an adequate buffer between the project and the adjacent agricultural land {or provide direction on desired changes to the review and approval of Planning staff). 6. Trash enclosures for Pads 5, 6, & 7 should be consolidated with buildings if possible, should not number more than two, and if provided as freestanding structures, be effectively bermed and screened to the approval of Planning staff. 7. When specific tenants are known, the applicant shall return to the ARC at a later date with a comprehensive sign program. 8. Bicycle racks for outlying buildings Pads 5, 6, & 7 shall located closer to building entries to the approval of the Public Works (Transportation Division) and Community Development Department (Planning) staffs. 9. The applicant is encouraged to explore the relocation of the main entry to Major Tenant C at the angled tower, rather than its proposed location paralleling the parking lot. 10. The reuse of existing parking lot lights which are 38 feet in height is supported as long as existing illumination levels are maintained. Attached: F(easc rj� -F-o (0-,2 3 -9 R PG repo rt- �7e r o-H-a L hvr\�P-n�s Vicinity map Reduced version of current project plans Follow-up letter and resolution from 6-23-99 Planning Commission meeting "Issues& Responses" dated 6-8-99 prepared by the applicant's representative 5-147 ARC 87-99 _ Page 11 Transportation memo with exhibit Previously reviewed site plan City Council Resolution.No. 8899 (1999 Series) 12=7=98 ARC follow=up letter& minutes. Initial Study ER 87-99 arc\87-99(CC Mall) 5-.148 RECEIVED MEETIIiJu r -'IDA AUG 1 31999 DATE 17/94 �_ SLO C;''% CI o Fco 1; gn a a _ w ' O G G O u Y' :r�Gl n �C1 II py - t LG1. � �. is N P S•. , a,,9 1. ." c ® . Q. 0 115: 8 -, ® �� g �1L, C- r O rp (D� G c r J G ui � O O Q i w w � O nw ar0e - o w +� d N N O O t W Q ¢ J UW .r Qtr.- "Pt. ke fl It I i lie 4 lock. cz cz A4 cz (5 CL cz i Y _ _ b d i 1 � � y1IIIIIII /M. fII I '�T t r 1 ' { 0 a 3 � Q y.. 0 S tl Ir. I 1 e ... 1113 j! O K o p -- a '• 9 o u F- O d _ o vJ i u w H O N `c � a o c � Q a � F o w W U H ee " °e e z H IOC /y Z V 3 r � E - IJ I.. 11 y m I I J 59 N F N O V' N a I � O i Epp I'I � I S` I' cl a - J � U � E o - 2 I o w O - — H w o 9 Q � I 0 W p I V- � - I- c N h o _., w m o 0 0 _ o a Q o a r7 d a ¢ W N v Nah O bp U- 0 ..... As if) cc > a) LLI CL ca cn d LU 0 cn 0 LU rL LU o c OjO 0 U Kt —j LU LU LU U W MEETING AGENDA DATE 117-q ITEM # - - MEMO - CrCOUNCIL DD DIR Date: August 14, 1999 SAO ❑FIN'DIR fffCAO ❑FL^. CHIEF �WTTOS::TY O =FC ,DIR To: Council Collea egg_y Mandeville �LEFwORIG ❑PGLICE CHF ❑MGM TEAM• 13REC DIR From Ken Schwartz �g-N n lL p UTIL DIR. 0 O PERS DIR Re: Item#4. Augu 17 Agenda, Hertel& Sons..Inc. Su on T K.W hi serl" Copies: John Dunn,Arnold Jonas,Neil Havlik In my opinion, the revised subdivision we have before us Tuesday is far superior to the design presented to us June 15'h. The developer, his architect- RRM Design Group, and City staff have taken our comments seriously and we have a subdivision design before us without need of exceptions. The 12 mitigation measures, 4 findings, 39 conditions and 7 code requirements attest to the-di$icult character of the physical site and access thereto. I concur with staff opinion as stated in recommendation#10 (pg.4-3)regarding the reduction in the width of Goldenrod Drive by reducing the parking lane on the creek side. However, I would recommend that we go a step further. As no parking will exist easterly from the cul d sac to the fire equipment turn around, I think we can eliminate sidewalk for that distance. To do so would have a couple of advantages- it would reduce unnecessary hard surface earth coverage, and it would allow the area between the curb and the creek to be fiilly/densely landscaped. I would also recommend that instead of requiring a "street tree" species from our street tree list,that in this area only, we use three or four native Sycamores in keeping with the creek habitat. The scale, structure and color of Sycamores could add to the visual character of this portion of the subdivision. I recommend that staff develop some wording for the Council to consider at the hearing. RECEIVED AUG 1 6 1999