The URL can be used to link to this page

Home My WebLink About04/18/2000, 3 - PD 215-99- PLANNED DEVELOPMENT REZONING REQUEST AT THE CORNER OF AERO AND AIRPORT DRIVES (910 AERO). SEE ATTACHMENT 6-1 FOR LOCATION MAP. council Ma,D. j '04-18-00 ac,Enaa Repout 3 N� CITY O F SAN LUIS O B I S P O 6 FROM: Arnold Jonas, Community Development Director Prepared By: John Shoals,Associate Planner SUBJECT: PD 215-99- Planned Development Rezoning request at the corner of Aero and Airport Drives(910 Aero). See Attachment 6-1 for location map. CAO RECOMMENDATION As recommended by the Planning Commission, introduce an ordinance to print amending the Zoning Map,from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, .Service-Commercial with the Special Consideration and Planned Development overlay zonings,for the subject property,based on findings and subject to conditions. DISCUSSION Background In July of 1999, the City's Architectural Review Commission approved the construction of two commercial/industrial shell buildings on a 2.524cre site adjacent to the County Airport. These buildings were reviewed under the assumption that they would be occupied by uses typically allowed in the Service-Commercial (CS).zone. This zone district allows a wide range of uses, including business services,wholesaling,building contractors,utility company yards,auto repair,. printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles,building materials,plants). The applicant is now proposing to add the Planned Development(PD) overlay zoning to the site to enable large office tenants and to expand the list of uses for the site. The applicant's statement and proposed list of uses are included as Attachment 6-5. . In 1987, the City Council adopted amendments to the General Plan and Zoning Regulations that allowed some large offices in the C-S and M zones with the approval of a planned development rezoning. The enabling ordinance was adopted because the existing office zones did not provide adequate room to accommodate the number of large (over 2,500 square feet) offices expected to need space within the City(Office Supply and Demand Study,Quad Engineering,1986). Planning Commission's Review/Action on Rezoning On March 22, 2000,the Planning Commission on a 6-0-1 vote(Chairperson Senn refrained from participation due to a stated potentialconflict of interest) recommended approval of the PD rezoning request to the City Council, based on findings, and with conditions. 3-1 Airport Drive Commercial r,i (PD 215-99) Page 2 Planning Commission discussion focused on the appropriateness of the proposed uses and consistency with the City's General Plan, the County's Airport Land Use Plan (ALUP) and the pending Airport Area Specific Plan (ASP), which shows the site planned and zoned Business Park-BP). The Planning Commission felt that most of the uses proposed by the applicant would be appropriate at the site, but that other uses were inconsistent with these planning documents. The applicant wants to include all government agency offices, social services and employment agencies to the master list of uses. The Planning Commission determined that these particular uses are inconsistent with General Plan policies on the location of government offices, social services and offices with substantial public visitation. The tri-polar policies of the General Plan encourage governmental offices to be congregated in three general areas—Johnson Avenue near General Hospital, the downtown civic center and the South Higuera area near Prado Road. The Commission did, however, determine that certain types of government agencyoffices might be appropriate at the site. Therefore, the Commission is recommending that government offices pertaining to airport operations and transportation administration be allowed with an administrative use permit, where it can be demonstrated that there is a limited need for public visitation. All other government offices should be prohibited. The basis of this recommendation is that the site is located immediately adjacent to the airport terminal and General Plan policy LUE 3.2.2, which indicates that certain business and professional services having no substantial public visitation or limited need for access to downtown government services may be in Services and Manufacturing districts. The applicant wants to include churches and schools as allowed uses. The project site is located in Airport Land Use Area 4, which prohibits schools (colleges, universities, business, trade or other specialized schools). The Planning Commission is recommending that these uses not be allowed because they are inconsistent with the General Plan and the ALUP. The applicant wants to include motels/hotels as allowed uses. Although the draft ASP lists them as conditionally allowed uses, the Commission could not recommend hotels and motels be allowed because they are currently inconsistent with the General Plan. There is, however, a possibility that hotels and motels will be added to the master list of uses with adoption of the specific plan and implementation of the BP zoning district It should also be noted that there are other uses (e.g., employment agencies and title companies), which are currently not allowed in the C-S zone,but will possibly be added with adoption of the specific plan. The applicant is asking for the use permit requirement for certain uses (i.e., large professional offices, insurances services, title companies and convenience facilities) to be changed from requiring an administrative use permit to being allowed by right. The Commission felt that the administrative use permit process would address issues such as parking, general plan consistency and airport compatibility. The Planning Commission's primary goal was to recommend uses that are consistent with the General Plan, the Airport Land Use Plan and the future Airport Area Specific Plan so as not to create non-conforming uses when the specific plan is adopted and BP zoning goes into effect. Attachment 3 is a copy of the Planning Commission resolution (Resolution no. 5287-00) and Attachment 4 is a copy of the draft minutes of the March 22, 2000 public hearing. 3-2 Airport Drive Commercial PO(PD 215-99) Page 3 Findings for Large Office Planned Developments Municipal Code Section 17.62.040 C. allowing large professional offices to be established through the PD overlay was added to the Planned Development zone section of the zoning regulations in 1987. It is highlighted as a separate section with its own unique findings. This differentiates the use of the PD to establish large offices from the traditional application of the PD zone, which is to grant exceptions to different development standards to protect resources and to encourage creative designs. The Planning Commission is recommending approval of the PD for the proposed commercial development. The Commission found that the large office PD made all of the required five findings outlined in the code, as well as two additional findings dealing with the appropriateness of government offices at the site and the environmental determination. In general, required findings cite: compatibility of proposed offices with other nearby uses, including residences; non-interference of proposed offices with established light manufacturing uses in the area; and not creating'a shortage of land zoned for light industrial uses. FISCAL IMPACTS None ALTERNATIVES 1. Adopt the Resolution, included as Attachment 2, denying the requested zoning map amendment based on inconsistency with the City's General Plan. 2. Continue with direction to the staff, and/or the applicant. 3. Approve the Planned Development with a different list of allowed and allowable uses, so long as they are consistent with the General Plan. Attachments Attachment 1: Ordinance approving the rezoning Attachment 2: Resolution denying the.rezoning Attachment 3: Planning Commission Resolution No. 5251-99 Attachment 4: Draft 3-22-00 Planning Commission Minutes Attachment 5: Table Comparing Proposed Uses Attachment 6: 3-22-00 Planning Commission Staff Report IShoaWCC/PD 215-99(Cowan) 3=3 ORDINANCE NO. (2000 Series) Attachment 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP FROM SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION OVERLAY ZONE (C-S-S)TO SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION AND PLANNED DEVELOPMENT OVERLAY ZONES(C-S-S-PD) FOR PROPERTY LOCATED AT 910 AERO DRIVE (PD 215-99) WHEREAS, the Planning Commission conducted a public hearing on March 22, 2000, and ultimately recommended approval of the rezoning (PD 215-99)to change the designation on the City's zoning map from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings,for property located at 910 Aero Drive; and WHEREAS, the City Council conducted a public hearing on, April 18, 2000 and has considered testimony.of the applicant, interested parties,the records of the Planning Commission hearings and actions,and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed rezoning 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 Architectural Review Commission and the Planning Commission; and determined that the project will not generate impacts beyond those evaluated in the previous environmental document. 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 Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed rezoning, and reflects the independent judgment of the City Council. The Council hereby adopts the Mitigated Negative Declaration. SECTION 2. Fes. That this Council, after consideration of the proposed rezoning to change the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration 3-4 Ordinance No. 1351 (1999 aeries) Page 2 and Planned Development overlay zonings, makes the following findings: 1. The project will be compatible with existing and allowed land uses in the area because the approved list of uses meet the intent of the planned Business Park zone,and the final project layout is consistent with the design guidelines and development standards specified in the pending Airport Area Specific Plan. 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones because it is in a developing commercial and industrial area away from residences. 3. The project, which is a PD rezoning to allow some large offices at the site, will not affect potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas. 4. The.project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M-zoned land available for service commercial or industrial development. The project will not result in a loss of C-S or M- zoned land. 6. The Mitigated Negative Declaration of environmental impact approved by the Architectural Review Commission on July 6, 1999 (ER 176-98) adequately addresses the potential impacts of the project. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment, with the mitigation measures contained in ER 176-98. SECTION 3. Action. The request to change the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located at 910 Aero Drive, is hereby approved,subject to the following conditions: 1. Uses shall be allowed, or allowable with further approval, consistent with the master list of uses(Exhibit"A"). Uses that are not listed may not be established at the site. 2. More than one office tenant may occupy office space on the site,but no single professional office tenant may occupy less than 2500 square feet of adjacent,interconnectedfloor area. 3. The following types of office-related uses are prohibited: banks, real estate offices, financial institutions,medical clinics,doctor's offices,and lawyer's offices. 4. Government agencies pertaining to airport operations and transportation administration that are not functionally related to general government,social services,or health care operations, as specified in the General Plan Land Use Element Section 5.1 may be allowed at the site 3-5 Ordinance No. 1351 (1999 Series) Page 3 through the approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. The Hearing Officer may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 5. The proposed PD allowing professional offices in the C-S zone will require additional traffic impact fees to be paid prior to issuance of building permits for the tenant improvements. A credit shall be given for those traffic impact fees already paid with the shell-building permit(based on a C-S zone commercial/industrial building). SECTION 4. Adoption. 1. The zoning map is hereby amended as shown in Exhibit"B". 2. The-.Community Development Director shall cause the change to be reflected in documents, which are on display in City Hall and are available for public viewing and use. SECTION 5. 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. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the day of, 2000, 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 ,2000. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: /ty ome Je . y GOorgensen JShoals/CC/OrdinancdPD215-99(Cowan) 3-6 PD 215-99 Use Listing Type of Use Status Advertising and related services Allowed Airports and related services Allowed with a Planning Commission use permit Antennas—municipal,commercial,and Allowable with administrative use permit public utility broadcasting and wireless communications Athletic and health clubs, fitness centers, Allowable with administrative use permit; see game courts, and other recreational also note 41 facilities- indoor Broadcast studios Allowed Building and landscape maintenance Allowed services Caretakers quarters Allowable with administrative use permit Computer services Allowed Construction Activities(Section Allowed 17.08:0l OG). Convenience facilities primarily to serve workers in the area Sales of business and office supplies Allowable with administrative use permit; maximum floor area 5,000 sq. ft;see also note #1 Branch of bank,savings& loan,or Allowable with administrative use permit; credit union maximum floor area 2,000 sq.ft.; see also note #1 Retail sales of food, publications,and Allowable with administrative use permit; sundries maximum floor area 2,000 sq. ft.;see also note #1 Credit reporting and collection Allowed Credit Union and Finance Company Allowed with administrative use permit Delivery and courier services Allowable with administrative use permit Government agency offices pertaining to Allowable with administrative use permit airport operations and transportation provided limited public contact and tri-polar administration not functionally related to policy consistency. general government,social services or health care operations. Insurance services(local and regional) Allowable with administrative use permit provide limited public contact. Internet services(connection and traffic Allowed routing facilities. Laboratories for medical or analytical Allowed research Manufacturing subject to note#2 Allowed Offices-contractors and construction Allowed management 3-7 1�3 Offices-architecture,engineering, and Allowed industrial design Offices(professional)counselors, Allowable with administrative use permit; accountants, investment brokers, minimum floor area of 2,500 square feet. appraisers Organizations(professional;religious, Allowable with administrative use permit political,labor,fraternal,trade,youth,etc.) offices and meeting rooms Photocopy services and quick printers Allowed Photo finishing- retail Allowable with administrative use permit; see also note 41 Photo finishing- wholesale;blue-printing Allowed and microfilming service Printing and publishing subject to note#2 Allowed Printing and publishing generally Allowable with Planning Commission use permit Public assembly facilities(community Allowable with Planning Commission use permit meeting rooms,auditorium, conyention/exhibition halls) Research&development—services, Allowed software,consumer products, instruments, office equipment,and similar items Retail sales and rental aircraft Allowed Secretarial and related services such as Allowable with administrative use permit transcribing,telephone answering Ticket or travel agencies, and Allowable with administrative use permit management of charters or tours Title companies Allowable with administrative use permit; minimum floor area 2,500 sq.ft.;see also note #1 Utility company—Engineering and Allowable with administrative use permit administration offices Vehicle servicing or repair, including Allowable with administrative use permit fueling as an accessory use Warehousing,distribution, moving,mini- Allowable with Planning Commission use storage as a principal use permit; see also note#I Wholesale(excluding fuel dealer)and Allowable with Planning Commission use mail order permit; see also note#I 3-8 �/3 61T PD 215-99 Use Listing Notes: 1. Within the project site combined floor area, the following uses shall not exceed 25 percent of the total floor area. • Ambulance service • Athletic and health clubs" • Bicycle repair • Branch of bank, savings& loan, credit union, finance company(regional or corporate administrative offices are not subject to this area limit) • Photo finishing- retail • Retail sales of food, publications, sundries • Sale,rental of business and office supplies • Wholesaling,mail order(as freestanding uses) 2. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping volume(shipping or receiving less than 400 cubic meters[14,000 cubic feet] of truck or container space per day); typical products would be specialty foods,beverages, dor apparel;electronic,optical,or instrumentation products;jewelry; musical instruments; sporting goods;art materials. 3=9 �/3 -ip N R-I-SP R-1 - C-S R-1-SP CS Proposed diange from C-S-S to C-S- PD -- CSS Rezoning Map 910 Aero N 0 200 4W 600 Fed PD 215-99 A 3-10 Attachment 2 RESOLUTION NO. (2000 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE REQUEST TO AMEND THE ZONING MAP FROM SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION OVERLAY ZONE (C-S-S) TO SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION AND PLANNED DEVELOPMENT OVERLAY ZONES (C-S-S-PD) FOR PROPERTY LOCATED AT 910 AERO DRIVE (PD 215-99) WHEREAS, the Planning Commission conducted a public hearing on March 22, 2000, and ultimately recommended approval of the rezoning (PD 215-99) to change the designation on the City's zoning map from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located at 910 Aero Drive; and WHEREAS, the City Council conducted a public hearing on, Aprill8, 2000, and has considered testimony of the applicant, interested parties,the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed rezoning is inconsistent with the General Plan and other applicable City ordinances. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The project is inconsistentwith the General Plan because[Council to specify reasons]. SECTION 2. Action. The request to rezone the property located at 910 Aero.Drive from C-S-S to C-S-S-PD is hereby denied. 3-11 Resolution No. (2000 Series) Page 2 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 , 2000. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: City Attorney Jeffrey G,Jorgensen 3-12 SAN LUIS OBISPO PLANNING COMMISSION Attachment 3 RESOLUTION NO. 5287-00 WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 22, 2000, pursuant to a proceeding instituted under application PD 215-00, Craig Cowan, applicant. ITEM REVIEWED: Request to amend the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration. and Planned Development overlay zonings, for property located at the northeast comer of Aero Drive and Airport Drive. DESCRIPTION: On file in the office of Community Development Department, City Hall. GENERAL LOCATION: 910 Aero Drive 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. The project will be compatible with existing and allowed land uses in the area because approved list of uses meet the intent of the planned Business Park zone,and the final project layout is consistent with the design guidelines.and development standards specified in the pending Airport Area Specific Plan. 2. The project's location or access arrangements do not significantly direct traffic to use. local or collector streets in residential zones because it is in a developing commercial and industrial area away from residences. 3. The project, which is a PD rezoning to allow some large offices at the site, will not affect potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas. 3-13 Resolution No 5287-00 Page 2 4. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M-zoned land available for service commercial or industrial development. The project will not result in a loss of C-S or M- zoned land. 6. The Mitigated Negative. Declaration of environmental impact approved by the Architectural Review Commission on July 6, 1999 (ER 176-98) adequately addresses the potential impacts of the project. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment, with the mitigation measures contained in ER 176-98. NOW, THEREFORE, BE IT RESOLVED, that PD 215-99 be approved, subject to the following conditions: Conditions 1. Uses shall be allowed, or allowable with further approval, consistent with the master list of uses (Exhibit W). Uses that are not listed may not be established at the site. 2. More than one office tenant may occupy office space on the site, but no single professional office tenant may occupy less than 2500 square feet of adjacent, interconnected floor area. _ 3. The following types of office-related uses are prohibited: banks, real estate offices, financial institutions, medical clinics, doctor's offices, and lawyer's offices. 4. Government agencies pertaining to airport operations and transportation administration that are not functionally related to general government, social services, or health care operations,as specified in the General Plan Land Use Element Section 5.1 may be allowed at the site through the approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. The Hearing Officer may refer these requests to the Planning Commission if the request raises potentially significant General Plan_consistency issues. 5. The proposed PD allowing professional offices in the C-S zone will require additional traffic impact fees to be paid prior to issuance of building permits for .the tenant improvements. A credit shall be given for those traffic impact fees already paid with the shell-building permit (based on a C-S zone commerciaUndustrial building). NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommend to the City Council, approval of the proposal. The foregoing resolution was approved by 3-14 Resolution No 5287-00 Page 3 the Planning Commission of the City of San Luis Obispo on motion by Commr. Whittlesey, seconded by Commr. Cooper, and on a separate roll call vote: AYES: Commrs. Loh, Jeffrey, Whittlesey, Ready, Peterson and Cooper NOES: None ABSENT: Commr. Cooper ABSTAIN: Commr. Senn Arnold B. Jonas, Secretary Planning Commission Dated: March 22, 2000 Attachment: Exhibit "A" 3-15 Attachment 4 DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES MARCH 22, 2000 CALL TO ORDERIPLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission was called to order at 7:05 p.m. on Wednesday, March 22, 2000, in Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California. ROLL CALL: Present: Commissioners Allan Cooper, David Jeffrey, Mary Whittlesey, Alice Loh, Charles Senn, Stephen Peterson, and Chairman Paul Ready Absent: None Staff Recording Secretary Leaha Magee, Development Review Manager Ron Whisenand, Associate Planner John Shoals, and Assistant City Attorney Gilbert Trujillo. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. ACCEPTANCE OF THE MINUTES: The Minutes of January 12 and 26, 2000, were accepted as amended. PUBLIC COMMENT ON NON-AGENDA ITEMS: There were no non-agenda comments made. PUBLIC HEARINGS: 1. 910 Aero Drive, PD 315-99: Planned development and rezoning request to allow large professional offices and other business park uses; C-S-S zone, Craig Cowan, applicant. Commissioner Senn refrained from participation due to a potential conflict of interest; through his business he has represented the applicant. Associate Planner John Shoals presented the staff report and recommended the Commission recommend approval of the amendment to the City Council, based on findings and conditions. 3-16 Draft Planning Commission Miwtes March 22,2000 Page 2 Commissioner Whittlesey asked if the staff recommendation contained in the staff report idenfities what business parks should resemble. Associate Planner Shoals replied yes. Development Review Manager Ron Whisenand stated there are some uses proposed for business parks that are currently not allowed by the City's General Plan, and the Commission does not have the authority to add uses that are inconsistent. Inconsistency will be resolved with the adoption of a specific plan. Commissioner Cooper stated that in reviewing the applicant's requested uses, four seem compatible with the airport use: Taxi services, airport services, parking and warehousing. Manager Whisenand stated the Commission should make recommendations on what the City wQVJd like to see in business parks in general. He noted this site is unique due. to its proximity to the airport. Associate Planner Shoals stated staff is trying to be consistent with what will ultimately be recommended as part of a business park. Commissioner Cooper commented that the uses recommended by staff that would otherwise be denied in the C-S zone seem to be mostly office-type uses. Manager Whisenand replied that in some cases, no categories currently exist in the Zoning Regulations for some uses, but that does not necessarily mean there is a conflict. Associate Planner Shoals stated for some uses, although the Zoning Regulations prohibit their location in the C-S zone, there is no language that expressly prohibits them in the General Plan; if it is the Commission's desire to include certain uses, it would not be in conflict with the General Plan. With respect to government offices, the Tri-Polar Policy speaks to the location of some social services, but there are also policies that speak to offices with limited public visitation being. allowed at other locations. It was represented to staff that there is a potential or desire to locate Caltrans or the FAA to this location and staff feels these agencies would be appropriate at this site, provided they can show limited public visitation and that there is no conflict with the Tri-Polar Concept. Commissioner Jeffrey had staff review the required findings for PD approvals, specifically Zoning Regulation Section 17.62.040. Commissioner Jeffrey expressed concern with recommending approval of uses on this site that could ultimately be nonconforming if the uses aren't incorporated in business parks. ManagerWhisenand reviewed proposed business park uses. 3-17 . Draft Planning Commission Minutes March 22,2000 Page 3 Commissioner Jeffrey asked for staff comment on Land Use Element Section 5.1.8 relating to government services that may be located within designated office areas and asked if located in" means the same as "expanded in" designated office areas. Attorney Trujillo stated he would review the element and report back after public comment was received. Commissioner Jeffrey felt that staff seems to be relying on the administrative use permit process to generate actual parking numbers. Associate Planner Shoals stated that approximately 50,000 square feet of commercial/industrial space was approved. If it is assumed that this building will be occupied with uses typically allowed in the C-S zone or business park, parking is calculated at one space per 300 square feet. It does appear there will be adequate parking in this facility. Staff is concerned there may be other uses that might have a higher parking demand and would like to be able to keep an inventory of parking to prevent potential over parking. Commissioner Loh expressed concern with the timing of this project and other similar projects as well as the proposed uses related to the impending Airport Area Specific Plan and business park zoning. Commissioner Jeffrey concurred and voiced concern with sufficient future safeguards in business park zoning in relation to uses that may be approved now. He felt the City nees to be ensure that new nonconforming uses are not approved. Commissioner Peterson cited General Plan Land Use Element 3.3.2, Section D, and questioned allowing Caltrans at this location. Associate Planner Shoals stated that given the proximity of the site to the airport, staff felt that some agencies related to airport services could be located here, provided there would not be inconsistency with policies of the General Plan. There were no further comments or questions and the public comment session was opened. PUBLIC COMMENT John French, applicant's representative, distributed and reviewed a summary regarding discussion issues dealing with the Tri-Polar Concept, the Airport Land Use Plan, and airport related use issues, noting the Airport Area Specific Plan has been an idea in various draft forms for 20 years. He displayed an overhead and described the uniqueness of the property and its relationship to the airport. He felt the business park designation would be refined through the process, but this building is completely designed and ready for permits now. Commissioner Whittlesey asked if car rental administrative uses would be allowed under an office use category. 3-18 Draft Planning Commission Mi,.ates March 22,2000 Page 4 Mr. French stated this would be acceptable. Commissioner Whittlesey asked if staffs recommended deletion of churches and employment agencies as allowed uses is based on the Airport Land Use Plan_ Manager Whisenand replied yes, staff does not feel these are appropriate business park uses from a compatibility standpoint. Associate Planner Shoals noted employment agencies have large public visitation that is.inconsistent with the General Plan. Manager Whisenand noted some uses that are not included in the staff report could be included with the specific plan. Employment agencies are proposed with Director's approval under the business park classification; employment agencies may not be allowed now, but when the specific plan goes forward and is adopted, they may be allowed at that time. Associate Planner Shoals stated proposed uses were compared with the current Airport Land Use Plan, churches and schools are prohibited in Area 4. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENTS: Attomey Trujillo summarized Commissioner Jeffrey's questions as to whether or not Land Use Policy 5.1.8 would allow government uses as an initial new use and stated his interpretation is that this would create a conflict, as staff has pointed out, with Land Use Policy 3.2.2. Commissioner Jeffrey asked if expansions, according to 5.1.8, could occur in an area designated as office, and if Caltrans could be approved in this area as an off-site expansion. Attorney Trujillo stated his opinion is that the intent behind the policy is to restrict locations to on-site expansion and to consolidate government uses within a certain uses. Commissioner Jeffrey commented that there is not a comfort level knowing there are finite resources available within the Tri-Polar area to make this an exclusive right for all government offices to be located in the Tri-Polar area. Commissioner Cooper had staff address the safeguards associated with the requirement of a director's approval of uses. Commissioner Jeffrey stated the PD seems reasonable and asked if there is any way to approve the PD and refer uses back to staff for clarification and exploration. 3-19 Draft Planning Commission Minutes March 22,2000 Page 5 Manager Whisenand explained the Commission could (1) approve the large office PD/C-S-S-PD with the understanding it may go to business park in the future and the list of uses will be established by the time the building is ready to be occupied or the Commission could .(2) hold off and think about the business park more carefully and how it relates to this site specifically and explore some of the government office issues. Attorney Trujillo stated after further review of Land Use Policy 5.1.8, the policy allows for some flexibility -in that public offices "should" be consolidated or they "may" be expanded. Commissioner Whittlesey moved to recommend to the City Council approval of the amendment to the City's zoning map designation from C-S-S to C-S-S-PD for the Property located at the northeast comer of Aero Drive and Airport Drive, based on findings and conditions as stated in the staff report. Commission Cooper seconded the motion. Commissioner Peterson complimented staff on their report and recommendations. He expressed concern with govemment/tri-polar uses and suggested airport-related services require Commission approval by amending Attachment 3 to include "Airport and related service as a Planning Commission allowed use." Commissioner Whittlesey and Cooper accepted the amendment to the motion. Commissioner Jeffrey requested Condition 4 be amended to reflect, "Government agencies pertaining to airport operations and transportation administration not functionally related to government, social services, or health care operations..." Commissioner Whittlesey and Cooper accepted the amendment to the motion. Commissioner Jeffrey questioned if banks, savings and loan, or credit unions would be at 2,500 square feet or be kept at 2,000 square feet. Manager Whisenand stated these uses are not considered as office uses under the business park plan. Commissioner Jeffrey requested the motion be amended to bring title companies up to a 2,500 square foot requirement. Commissioner Whittlesey and Cooper accepted the amendment to the motion to change title company status to be allowable with an administrative use permit;floor area minimum of 2,500 square feet Commissioner Loh requested the motion be amended to include employment agencies as an allowable use; she did not believe this type of use would generate frequent visitation. Manager Whisenand stated approval of this use would be inconsistent with the General Plan. 3-20 Draft Planning Commission P&wtes March 22, 2000 Page 6 Commissioner Whittlesey and Cooper did not accept Commission Loh's suggested amendment. Commissioner Whittlesey noted that Construction Activities on Attachment 3 needs to be amended to reflect the newly revised Zoning Regulations code number 17.08.10C-5. Commissioner Peterson questioned if the Commission is recommending the addition of a government agency related to airport operations and transportation because it is heard that Caltrans is looking to relocate. Commissioner Jeffrey stated that, based upon the recommendation of staff and the fact that these agencies don't fall under the Tri-Polar Concept, it would be reasonable to allow these government agency uses in this area. Commissitner Whittlesey noted these government agencies link nicely to the airport. Commissioner Cooper commented there would be potential for a multi-modal component at this site. Commissioner Peterson voiced concern over the Tri-Polar Concept and suggested its deletion from the General Plan; the Commission seems to be constantly addressing Tri- Polar issues. Commissioner.Whittlesey stated she is comfortable with transportation related services located by the airport. Commissioner Peterson stated instead of calling out "airport operations . and transportation services," it may be helpful to specify government offices thatdon't directly fit within the Tri-Polar Concept could be an allowable use here. He doesn't see the nexus for transportation agencies such as Caltrans at this location. AYES: Commrs.Whittlesey, Cooper, Loh, Jeffrey, Peterson, and Ready NOES: None ABSTAIN: Commissioner Senn The motion carried 6-0-1. 2. COMMENTS AND DISCUSSION: A. Staff: Agenda Forecast: April 12 — A use permit application for a specialized school and two annexation requests. April 26—The Dalidio EIR 3-21 Draft Planning Commission Muwtes , March 22,2000 Page 7 Commissioner Whittlesey noted she would be absent on May 10. B. Commission: Ballot Advisory Measures: Attorney Trujillo presented a report on ballot advisory measures, noting the Commission should limit its advice/recommendations to planning issues. Commissioner Loh noted a County Planning Commission training session on the roll of the Planning Commission will be held at 8:45 on March 23 in the Board of Supervisors The Commission and staff thanked Commissioners Jeffrey and Senn for their service on the Commission. Commissioner Jeffrey thanked the Commission and staff, noting he has learned a great deal from all in so many areas. He will miss everyone. Commissioner Senn thanked the Commission and staff for a memorable eight years on the Commission. ADJOURNMENT: With no further business-before the Commission, the meeting adjourned at 9:36 p.m. to the next regular meeting scheduled for April 12, 2000, at 7:00 p.m. in Council Chambers. Respectfully submitted, Leaha K. Magee Recording Secretary 3-22 Attachment 5 ' PD 215-99: Comparison of Uses Type of Use C-S zone Applicant's Business Park Planning Present zoning proposal proposed in Airport Commission Arca Specific Plan Recommendation Advertising and related services A A A A Airports and related services PC PC -- PC Ambulance services A — D D Amusement arcades(video A -- -- — games) Amusement park,fairgrounds PC — — — Animal hospitals,boarding and A A — — grooming(small animals) Animals hospitals,boarding and grooming(large animals) D -- — — Antennas—municipal, commercial,and public utility D D D D broadcasting and wireless communications Athletic and health clubs, A A D D fitness centers,game courts, and other recreational facilities —indoor Audio and video production — — A — studios Auto repair and related services A -- — (body,brake,transmission, muffler shops;painting,etc.) Auto sound system installation A — — — Banks,savings&loan,credit A — D union or finance company— Customer service branch Corporate or regional A administrative office Broadcast studios A — A A Building and landscape A A PC PC maintenance services Cabinet and carpentry shops D — — — Caretakers quarters A A D D Car rental as an exclusive use — A — — Carwash—self-service or D — — mechanical Catering services A A — — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-23 i Type of Use C-S zone Applicant's Business Park PC Present zoning Proposal proposed in Airport recommendation Area Specific Plan Cemeteries,mausoleums, PC -- -- — columbariums Churches,synagogues,temples D 3 D -- — Circus,carnival,fair,festival, D D — — parades Computer services A A A A Concurrent sales of alcoholic D -- -- — beverage and motor fuel Construction Activities A A A A (Section 17.08.010G). Contractor's yards A -- -- Convenience facilities primarily to serve workers in the area,which may include the following(see also separate. retail and service listings): see day care See day care D' Dl Child or elderly care,each facility having up to 5,000 sf gross floor area(GFA) Sales of business and office A A D D supplies(up to 5,000 sf GFA) Barbers,hair stylists,manicurist, _ D D D1 D tanning salon (2,000 sf GFA each) Bicycle sales.&repair(2,000 sf A A D D GFA each) Branch of bank,savings&loan, D A D1 D or credit union (2,000 sf GFA each) Laundry or dry-cleaning(2,000 sf See laundry below See laundry below Dr— GFA D each) . Retail sales of food,publications, __ __ D D and sundries(2,000 sf GFA each) Credit reporting and collection A A A A Credit Union and Finance — A -- D Daycare center D D — D Delivery and courier services D D Det.and security services A A — — Drive-in theaters PC -- — — Employment agencies — A D — Equipment Rental A -- — Exterminators and fumigators I A — — — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit =Use not Allowed NL=New Listing 3-24 3 Type of Use C-S zone Applicant's Business Park Planning Present zoning proposal proposed in Airport Commission Area Specific Plan Recommendation Feed stores and farm supplies A -- -- — Florists -- A -- — Food bank and package food D — -- — distribution centers Gas distributors—containerized D -- -- — (butane,propane,oxygen,etc.) Government agency offices and -- A -- D meeting rooms. offices pertaining to airport operations and transportation admin. Homeless shelters PC -- -- — Hot tubs—commercial PC — — — Hotels or motels -- A PC — Insurance services(local) -- A D D Insurance services(regional) -- A D D Internet services(connection -- -- -- A and traffic routing facilities. Laboratories for medical or A A A A analytical research Laundry/dry cleaner • cleaning plant A — — — • pick-up point A -- - — • self-service D Manufacturing—food, beverages;ice,apparel, electronic,optical, instrumentation products; D D -- D9 jewelry;musical Mineral Extraction PC — — — Mortuaries — — — — Motels or hotels -- D -- — Nightclubs,discotheques PC -- -- Offices-contractors and A A A A construction management Offices-architecture, A A A A engineering,ind.design Offices(professional) A D . D counselors,accountants,invest. 7 Min.2,500 sf floor Min.2,Oo sf floor brokers,appraisers area per tenant. area per tenant A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-25 4 Type of Use C-S zone Applicant's Business Park Planning Present zoning Proposal proposed in Airport Commission P Area Specific Plan Recommendation Organizations(professional, religious,political, labor, D D D D fraternal,trade,youth,etc.) offices and meeting rooms Parking(as a principal use) D D -- — Photocopy services and quick A A A A printers Photo finishing-retail A A D D Photo finishing-wholesale; blue-printing and microfilming A A A A service Photographic studios A A A A Police or fire stations or — — PC — training facilities Post offices and public and A A A A private postal services Printing and publishing subject A A A A to limitations for manufacturing uses Printing and publishing A A PC PC generally Produce stand A — — — Public assembly facilities (community meeting rooms, PC PC DI PC auditorium,convention halls) Recycling-bulk receiving,receiving, NL -- — — sorting,storage Recreation facilities-indoor A D D D Recreation facilities-outdoor A — — — Amusement facilities-outdoor— PC — — — low intensity(golf,fairway, green) Amusement facilities-outdoor- med.Intensity(golf driving PC — — — range,play lot) Amusement facilides-outdoor- high Intensity(sports field,rec. PC — — — center,amusement park) Railroad yards and stations D — — — Repair services A — D D Research&development— services,software,consumer A A A A products,instruments,office equipment,and similar items A =Allowed use D =Allowable with Adminia,a.ve Use Permit PC=Allowable with Planning Commission Use Permit =Use not Allowed NL=New Listing 3-26 5 Type of Use C-S zone Applicant's Business Park Planning Present zoning Proposal proposed in Airport Commission P Area Specific Plan Recommendation Research&development— transportation equipment, PC -- D D weapons,metals,building,etc. Restaurants,sandwich shops, D A -- D take-out food,etc. See convenience facilities Retail sales—convenience D A — See convenience stores facilities Retail sales—outdoor sales of building materials and A gardening supplies — — — (lumberyards,nurseries) Retail sales—indoor sales of building materials and A -- -- gardening supplies(floor,paint, — glass)•-:..- Retail sales—appliances, furniture and furnishings, musical instruments;data processing equipment, A A -- — business,office and medical equipment stores;sporting .goods,outdoor supply. Retail sales and repair of A A D bicycles See convenience See convenience facilities facilities Retail sales and rental—autos, A A _ D trucks,,RV's Retail sales—auto pan and accessories except tires and A batteries as principal use -- — — Retail sales—tines and batteries A — — Retail sales and rental—boats, A A — A aircraft,mobile homes,etc. Aircraft only Retail sales-groceries,liquor D and specialized foods.(bakery, D D _ See conveniencee[C.) facilities Retail sales-neighborhood D — --grocery Retail Retail sales-warehouse stores •45,000 sq.fL or less gross floor D — — — area per establishmenL *more than 45,000 sq R per establishment PC — — — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-27 6 Type of Use C-S zone Applicant's Business Park Planning Present zoning Pro oSal proposed in Airport Commission p Area Specific Plan Recommendation Schools •Colleges/universities __ D —3 *Business,trade,recreational,or D D —3 other specialized school Secretarial and related services D A D D such as transcribing,telephone answering Service stations A -- — — Skating Rinks PC -- — — Social services(see also — A --organizations) Stadiums Stadiums PC — — — Swap_meets PC -- -- Swimming pools(public) PC — -- — Tallow works(rendering plant) — — — — Tattoo parlors D — — — Temporary real estate offices in — — -- — tract Temporary sales(17.08.01J) D D — D Temporary uses-not otherwise D D — D listed in Sec. 17.08.01 OK of ZR Ticket or travel agencies,and D A D D management of charters or tours Tire recapping A — — — Tide companies -- A . D D Trailer rental A A — — Trucking/taxi service A A — — Utility company—Customer — — A account services services Utility company—Corp yards A — — — Utility company—Engineering D A A D and administration offices Vehicles servicing or repair, D excluding fueling,as an accessory uses Vehicles servicing or repair, D excluding fueling,as an accessory uses A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-28 7 Type of Use C-S zone Applicant's Business Park Planning Present zoning PTO oSal Proposed in Airport Commission p Area Specific Plan Recommendation Vending machines -- A -- — Veterinarians D A -- — Warehousing distribution, moving,mini-storage as a A A PC' — principal use Water treatment services A A — — Wholesale(excluding fuel A A PC D dealer)and mail order Wholesale fuel dealers NL -- -- — Notes. 1. The following activities are secondary uses for business parks. Within the project site,their combined floor area shall not exceed 25 percent of the total floor area. Some are also subject to limits on individual floor area. • Ambulance service • Athletic and health clubs • Bicycle repair(max. 2,000 square feet of floor area) • Branch of bank, savings & loan, credit union, finance company (2,000 square feet per use). Regional or corporate administrative offices are not subject to this area limit. • Photo finishing-retail • Retail sales of food,publications, sundries(2,000 square feet of floor area per use) • Sale,rental of business and office supplies(5,000 square feet of-floor area per use) • Wholesaling,mail order(as freestanding uses) 2. Branch bank only 3. Use prohibited by the Airport Land Use Plan(incompatible with ALUP Area 4). 4. Computer services limited to data processing and technical support. 5. Allowable with administrative use permit with documentation of limited public visitation and determination of consistency with City's tri-polar policy(General Plan). 6. Presently inconsistent with General Plan,but expected to be added with adoption of the Airport Area Specific Plan and amendment to land use designations and zoning to Business Park. 7. Zoning Regulations allow large offices(min. 2,500 sf floor area per tenant)with PD Overlay. 8. Zoning Regulation allow parking as a principal use with exceptions to certain development standards. 9. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping volume(shipping or receiving less than 400 cubic meters [14,000 cubic feet] of truck or container space per day);typical products would be specialty foods,beverages, or apparel; electronic,optical,or instrumentation products;jewelry;musical instruments; sporting goods; art materials. A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-29 Attachment 6 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM# BY: John Shoals,Associate Planner MEETING DATE: March 22, 1999 FROM: Ron Whisenand, Development Review Manager FILE NUMBER: PD 215-99 "`�� PROJECT ADDRESS: 910 Aero Street . SUBJECT: Request to amend the City's zoning map designation from C-S-S, Service- Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located at the northeast comer of Aero Drive and Airport Drive. SUMMARY RECOMMENDATION Recommend approval of the amendment to the City Council, based on findings, and with conditions. BACKGROUND Situation In July of 1999, the City's Architectural Review Commission approved the construction of two commercial/industrial shell buildings on a 2.52-acre site adjacent to the County Airport. These buildings were reviewed under the assumption that they would occupy by uses typically allowed in the Service-Commercial(CS) zone. This zone typically allows a wide range of uses, including business services, wholesaling, building contractors, utility company yards, auto repair,printing, food manufacturing and other light manufacturing, and retail sales of large items,bulk quantities, and items often stored outdoors (vehicles, building materials, plants). The applicant is now is proposing to add the Planned Development(PD) overlay zoning to the site to enable large office tenants and to expand the list of uses for the site. In 1987, the City Council adopted amendments to the General Plan and Zoning Regulations that allowed some large offices in the C-S and M zones with the approval of'a planned development rezoning. The enabling ordinance.was adopted because the existing office zones did not provide adequate room to accommodate the number of large (over 2,500 square feet) offices expected to. need space within the City(Office Supply and Demand Study,Quad Engineering,1986). The Planning Commission reviews zoning amendments and makes a recommendation to the City Council,which takes a final action on such requests. Data Summary Address: 910 Aero Drive Property Owner/Applicant: Craig Cowan Representative: Steve Pultz AIA&Associates 3-30 PD 215-99 (Cowan) Page 2 Zoning: C-S-S (Service Commercial with a Special Consideration Overlay) General Plan: Services and Manufacturing Environmental status: The ARC approved a mitigated negative declaration (ER176-98) for the project on July 6, 1999. Staff determined that the previously approved document adequately addresses the potential impacts of the project. Therefore,no further environmental is required. Project Action Deadline: Legislative actions not subject to processing deadlines. Site Description The 2.52-acre trapezoidal-shaped lot is vacant and undeveloped. Bisected by a severe escarpment in an east-west direction, there is about a 10-foot grade differential between the northern and southern portions of the parcel. With the exception of the escarpment, the site is generally flat with a 2 to 5 percent slope from south to north. Vegetation on the site consists of weedy grasses, forbs and a small stand of eucalyptus trees at the property's northwesterly property line." There is also an existing jurisdictional wetland on the site. The project site is currently zoned C-S-S, Service Commercial with the Special Consideration overlay zoning, as are the properties to the direct north. Surrounding land uses include: the County Airport to the south and east, and vacant and developed commercially designated land to the north and west. EVALUATION 1. Rezoning Request and Consistency with the General Plan The site is designated for "Services and Manufacturing" on the General Plan Land Use Element (LUE) map. The LUE encourages a wide range of uses, including "business services, wholesaling, building contractors, utility company yards, auto .repair, printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants)." The LUE also mentions "convenience restaurants and other activities primarily serving area workers" as appropriate types of uses. LUE Section 3.5 contains the policies for the Services and Manufacturing category. Policy 3.5.2 F.,Appropriate Uses, allows for large offices",with the proper approvals. This policy is also reiterated in the Offices Section, specifically Policy 3.3.2 E. Therefore, the application for a Planned Development,PD,zoning to allow certain large offices is consistent with these LUE policies. The project site is currently zoned C-S-S, Service Commercial with the Special Consideration overlay zoning. The "S" overlay requires the processing of an administrative use permit with development to insure that the particular special considerations associated with this site are addressed. The special considerations with this site include:consistent with the San Luis Obispo County Airport Land Use Plan (ALUP) and compatibility with airport operations. Since the property is within the San Luis Obispo County Airport Land Use Plan's (ALUP) Area 4, the project must comply with that the ALUP. The ALUP is a State-mandated guide to compatible 3-31 PD 215-99 (Cowan) Page 3 uses in the vicinity of the airport, which is adopted by the independent San Luis Obispo County Airport Land Use Commission. The applicant has now applied for the Planned Development overlay zoning at the site to enable the establishment of large offices (defined as having a minimum floor area of 2,500 square feet). Zoning regulations implement LUE policy through Note 10 following Table 9 - Uses Allowed by Zone-which provides for establishing large offices in the C-S and M zones, subject to PD zoning approval. Offices uses typically characterized by substantial public visitation or need for access to downtown government services, such as banks, real estate offices, financial institutions, medical and legal offices,are prohibited and cannot be added with the PD. In addition,staff believes that this is a good opportunity to look at the uses normally allowed in the C-S zone, and to possibly modernize those uses to match the future Business Park zone, which is planned for the project site. The Business Park zone and compatible uses are discussed on page 7 of this report To approve:a planned development allowing large professional office buildings in the CS or M zone,the planning commission or council must find that it meets each of the criteria listed below. The following office-related uses are prohibited in the PD in these zones: Banks, real estate offices, financial institutions,medical clinics and doctors' offices and lawyers' offices. 1. The project will be compatible with existing and allowed land uses in the area. 2. The project's location or access arrangement does not significantly direct traffic to use local or collector streets in residential areas. 3. The project will provide adequate mitigation to address potential impacts related to noise, light and glare and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing. 4. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of CS and M zoned land available for service commercial or industrial development. The proposed PD overlay zoning is consistent with Land Use Element Policy 3.32 E,which states that large offices,with no single tenant space less than 2,500 square feet,and having limited need for client visits or need for access to downtown government services,may be in the Services and Manufacturing districts, subject to approval of a Planned Development(PD) zoning application. Staff also finds that the project meets the required findings. 2. Proposed Uses The applicant's listing of uses was taken from the C-S zone column in the Zoning Regulations use chart Most of the proposed uses are allowed or conditionally allowed in the C-S zone and do not require approval through the proposed PD to locate at the site. Others (such as churches and schools) are inconsistent with the City's General Plan and cannot be added by the PD. However, there are several uses that would be subject to restrictions imposed through the large 3-32 PD 215-99 (Cowan) - Page 4 office PD zoning,and a finding that they are consistent with the General Plan. Banks, Savings and Loans City Zoning Regulations allow branch banks with administrative use permit approval in the C-S zone. It should also be noted that the draft Airport Specific Plan recommends that convenience facilities (such as branches of banks, savings & loan, credit union, or finance company) be allowed in the anticipated Business Park zone with a floor area limitation of 2,000 square-feet and the provision that these facilities not exceed 25% of a project's floor area. Corporate offices are currently allowed in the C-S zone with an administrative use permit. Non-branch banks and financial institutions are expressly prohibited in the C-S zone and are considered to be inconsistent with the General Plan. Therefore, staff recommends that non-branch banks and financial institutions be deleted from the proposed list of uses. Credit Unions and Finance Companies City Zoning-Regulations do not allow credit unions in the C-S zone because they are defined as financial institutions that should be located in the Office zone or downtown. The Planning Commission recently discussed this issue when reviewing the Lathrop PD application. After lengthy discussion, the Commission decided that a credit union could be allowed in that PD because: the General Plan does not expressly prohibit credit unions; their administrative functions of credit unions are similar to other office-type activities allowed in the C-S zone, such as advertising, credit reporting and collection and utility company administrative offices; and the direct customer service function would be limited and focus on people working the vicinity. Staff'is also recommending that credit unions be allowed in this PD. Employment Agencies City Zoning Regulations do not allow employment agencies in the C-S because they are inconsistent with General Plan policies on office locations. The Airport Area Specific Plan lists employment agencies as a conditionally allowed use in the future Business Park zone. Since this use is inconsistent with the General Plan, it cannot be added with the PD. Staff does, however, anticipate that the use will be added after the land use and zoning designations are amended. Government Agency Offices City Zoning Regulations do not allow government offices in the C-S because such uses are considered to be inconsistent with the General Plan. The applicant would like to be able to accommodate government agency offices that relate to the Airport and other transportation services (such as the California Department of Transportation and the Federal Aviation Administration). The primary concern with these types of use is inconsistency with the tri-polar policies of the General Plan. The City's Land Use Element (LUE) contains policies, which encourage governmental offices to be congregated in certain physical areas of the City. The LUE identifies three areas: Johnson Avenue near General Hospital, the downtown civic center and the South 3-33 PD 215-99 (Cowan) Page 5 Higuera area near Prado Road. Current policies related to these areas are now contained in the LUE Section 5.1, Public Facilities, and identified in Figure 5. It should, however, be noted that the applicant's targeted offices (Caltrans and the FAA) are not prohibited from the three social poles. Staff believes that allowing certain types of government agency offices might be appropriate at the site given its proximity to the airport. The LUE policy 3.2.2-Office Locations-indicates that certain business and professional services having no substantial public visitation or limited need for access to downtown government services may be in Services and Manufacturing districts. Examples of such uses are computer services, utilities engineering and administration, architects and engineers, industrial design, advertising, building contractors, labor and fraternal organizations,veterinarians and insurance and financial services that do not directly service retail customers. Staff recommends that certain government agency offices be allowed through approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. Staff also recommends that such offices be limited to agencies related to airport operations and transportation administration. All other government offices should be prohibited. Schools (Colleges, Universities and Specialized Schools) Under present Zoning Regulations, traditional schools are not allowed in the C-S zone, but specialized schools are allowed with an administrative use permit. With the exception of flying schools, school uses are prohibited in Airport Land Use Area 4. Therefore, schools (colleges, universities, business, trade or other specialized school) should be deleted from the list of uses because they are prohibited in Airport Land Use Area 4 and are considered to be incompatible with airport operations. Social Services LUE Policy 5.1.6 discusses the Social Services area and the desire for certain specified governmental offices to be located here (County Social. Services, California Employment Development and Rehabilitation, Federal Social Security Administration). LUE.Policy 5.1.7, Related Offices, suggests that functionally related ,offices to those named above, should be located in this area as well. Staff finds that social service uses are not an appropriate at this outlying commercial site that is completely detached from other governmental services. It should be noted that the draft Airport Area Specific Plan does not list social services as an allowed use, but refers to organizations offices and meeting rooms, which are conditionally allowed in the GS and the Business Park zone. Charitable Agencies Staff finds that the use is an appropriate one at the project site, and is not a type of office use prohibited by general plan policies to be located in a C-S zone. 3-34 PD 215-99 (Cowan) Page 6 Insurance Services (local and regional offices) City Zoning Regulations do not allow insurance services in the C-S zone. However, there are General Plan policies that allow certain.offices to locate in the C-S zone. LUE policy 3.2.2- Office Locations- states that certain business and professional services having no substantial public visitation or limited need for access to downtown government services may be in Services and Manufacturing districts. Examples of such uses are computer services, utilities engineering and administration, architects and engineers, industrial design, advertising, building contractors, labor and fraternal organizations, veterinarians and insurance and financial services that do not directly service retail customers. Since General Plan does not restrict this use, staff is recommending that insurance services be allowed through approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation, and the required 2,500 square foot floor is met. This use matches the pending Business Park zone. Motels, hotels, bed and breakfast Inn The applicant feels that this would be an appropriate location for a motel or hotel given its proximity to the County Airport. While the ALUP indicates that these types of uses are conditionally approvable, there is a question as to whether they appropriate uses in the C-S zone or the anticipated Business Park zone. City Zoning Regulations do not allow hotel and motels in the C-S zone because they are inconsistent with General Plan, which restricts the location of this use to Tourist Commercial areas. The draft Airport Area Specific Plan lists hotels or motels as allowable with a Planning Commission use permit. However, since the use is presently inconsistent with the General Plan, it cannot be added with the PD. Staff anticipates that this use will be added after adoption of the specific plan and implementation of the Business Park zone. Restaurants City Zoning Regulations list restaurants as allowable with an administrative use permit. The applicant is proposing to. have this as an allowed use. The draft specific plan does not list restaurants as an allowed use, but those allow the sale of prepared food and beverages with an administrative use permit. Since the General Plan does not restrict this use, staff recommends that restaurants continue to require administrative use permit approval. TicketlTravel Agencies This use is currently allowed with an administrative use permit. Applicant is proposing it as an allowed use. Title Companies The General.Plan restricts the types of businesses and professional services that can locate in the Services and Manufacturing area LUE Policy 3.3.2F states: "Certain businesses and services having no substantial public visitation or limited need to downtown government services may be 3=35 PD 215-99 (Cowan) Page 7 in the Services and Manufacturing districts." The draft Airport Area Specific Plan lists title companies as allowable with an administrative use permit. Staff recommends that branch offices of title companies be allowed with the approval of an administrative use permit. Staff anticipates that title companies (without restriction) will added with adoption of the specific plan and implementation of the Business Park zone. 3. Future Airport Specific Plan and Business Park Designation The City is being asked to approve a project where the General Plan map shows Services and Manufacturing, but where the draft of the Airport Area Specific Plan map shows Business Park. Some uses allowed in the Services and Manufacturing designation are not consistent with the proposed Business Park designation. If they were established before the Business Park zone is adopted, they would become non-conforming uses. Under zoning rules, these non-conforming uses could make building improvements or tenant changes at this site difficult. Nonconforming uses also eould become nuisances to the types of uses intended for the Business Park designation.. Until adoption of the Airport Area Specific Plan (and a simultaneous General Plan amendment), the PD zone provides the greatest flexibility in allowing only those uses that are consistent with both the current Services and Manufacturing designation and the anticipated Business Park designation. Staff has identified several uses that are currently allowed in the C-S zone, but that will not be permitted in the anticipated.Business Park zone. Those uses are listed in Attachment 4. It should also be noted that new uses would be allowed at the site with adoption of the specific plan and implementation of the Business Park zone. Those uses include: audio and video production studios,internet services(connection and traffic routing facilities),convenience facilities to serve the workers in the area, employment agencies, hotels, motels, insurance services, police or fire station or training facilities and title companies. As previously mentioned, these uses are presently inconsistent with the General Plan and cannot be added with the PD. 4. Parking When the Architectural Review Commission reviewed the project development plans, there was substantial discussion regarding parking for the proposed "spec" building (without known tenants). In the C-S zone, there is a range of different allowed uses with divergent parking requirements. Some office and retail uses have a requirement of 1:300 and some warehousing uses have a requirement of 1:1,500. Shell buildings are often developed with a parking ratio in between such as 1:400. The project site was approved with a total floor area of 49,900 square feet and 166 parking spaces (a parking ratio of one space for each 300 square feet of floor area). Based on these figures, parking is adequate for typical C-S development. However, it was noted that if a majority of the lease space in the building was allocated to offices that parking might become an issue. A condition of approval was that the owner provides a running total of the site's parking requirements with each request for an administrative use permit and building permit for tenant improvements. 3-36 PD 215-99 (Cowan) Page 8 OTHER DEPARTMENT COMMENTS Other departments were consulted regarding the land use change. Specific requirements from other departments have been incorporated as conditions of planned development approval. ALTERNATIVES 1. Recommend that the City Council deny the proposed amendment, based on inconsistency with the general plan. Planning Commission action is final unless appealed to the City Council. 2. Continue review of the amendment with specific direction to the applicant and staff. 3. The Commission may recommend that the Planned Development be approved with a different list of allowed and allowable uses, so long as they are consistent with the General Plan. One option is to not allow a credit union. RECOMMENDATION Recommend that the City Council approve the request to amend the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings to the City Council,based on findings, and with conditions. Findings 1. The project will be compatible with existing and allowed land uses in the area because approved list of uses meet the intent of the planned Business Park zone, and the final project layout is consistent with the design guidelines and development standards specified in the pending Airport Area Specific Plan. 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones because it is in a developing commercial and industrial area away from residences. 3. The project, which is a PD rezoning to allow some large offices at the site, will not affect potential impacts related to noise,light and glare,and loss of privacy,among others,imposed by commercial activities on nearby residential areas. 4. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M-zoned land available for service commercial or industrial development. The project will not result in a loss of C-S or M-zoned land 3-37 PD 215-99 (Cowan) Page 9 6. The Mitigated Negative Declaration of environmental impact approved by the Architectural Review Commission on July 6, 1999 (ER 176-98) adequately addresses the potential impacts of the project. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment,with the mitigation measures contained in ER 176-98. Conditions 1. Uses shall be allowed, or allowable with further approval, consistent with the master list of uses(Attachment 3). Uses that are not listed may not be established at the site. 2. More than one office tenant may occupy office space on the site, but no single professional office tenant may occupy less than 2500 square feet of adjacent,interconnected floor area. 3. The following types of office-related uses are prohibited: banks, real estate offices, financial institutions,medical clinics,doctor's offices,and lawyer's offices. 4. Government agencies pertaining to airport operations and transportation administration that are not functionally related to general government, social services, or health care operations, as specified in the General Plan Land Use Element Section 5.1 may be allowed at the site through the approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. The Hearing Officer may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 5. The proposed PD allowing professional offices in the C-S zone will require additional traffic impact fees to be paid prior to issuance of building permits for the tenant improvements. A credit shall be given for those traffic impact fees already paid with the shell-building permit (based on a C-S zone commercial/industrial building). Attached: 1. Vicinity Map 2. Site Plan(reduced) 3. . Recommended List of Uses 4. List of Potential Non-Conforming Uses with Business Park Zone 5. Applicant's statement Enclosed for Commissioners:plan sets 3-38 op 6.7 0 0 'I If i I o y V✓. ' ` � • c� � qua ;�:.�� \� � %, �A v Q � 0 o� D C23b o u I \\Y \\ q 6 d1 R1 O o Edo a o Ma"nity N 910 AERO 0 3W 600 9W FedPD 215-99 A ® 3-39 I Attachment gin I s �f•'s Rg3 € F `�rooy3r �E �� i � Pyr • �� 2 e pgpg 666 p yy §a p � e A k @ I = i Be W I o I I Eti Y e I ` I I � e s _ ' S d E~� 3-40 PD 215-99 Use Listingr Type of Use Status Advertising and related services Allowed Antennas—municipal,commercial,and Allowable with administrative use permit public utility broadcasting and wireless communications Athletic and health clubs, fitness centers, Allowable with administrative use permit; see game courts, and other recreational also note 41 facilities- indoor Broadcast studios Allowed Building and landscape maintenance Allowed services Caretakers quarters Allowable with administrative use permit Computer services Allowed Construction Activities(Section Allowed 17.08:010G). Convenience facilities primarily to serve workers in the area Sales of business and office supplies Allowable with administrative use permit; maximum floor area 5,000 sq. ft.; see also note #1 Branch of bank, savings& loan,or Allowable with administrative use permit; credit union maximum floor area 2,000 sq.ft.; see also note #1 Retail sales of food,publications,and Allowable with administrative use permit; sundries maximum floor area 2,000-sq.ft.;see also note #1 Credit reporting and collection Allowed Credit Union and Finance Company Allowed with administrative use permit Delivery and courier services Allowable with administrative use permit Government agency offices and meeting Allowable with administrative use permit rooms. provided limited public contact and tri-polar policy. Insurance services(local and regional) Allowable with administrative use permit provide limited public contact. Internet services(connection and traffic Allowed routing facilities. Laboratories for medical or analytical Allowed research Manufacturing subject to note#2 Allowed Offices-contractors and construction Allowed management Offices-architecture,engineering,and Allowed industrial design Offices(professional)counselors, Allowable with administrative use permit; accountants, investment brokers, minimum floor area of 2,500 square feet. 3-41 appraisers Organizations(professional,religious, Allowable with administrative use permit political, labor,fraternal,trade,youth,etc.) offices and meeting rooms Photocopy services and quick printers Allowed Photo finishing- retail Allowable with administrative use permit; see also note 41 Photo finishing-wholesale; blue-printing Allowed and microfilming service Printing and publishing subject to note#2 Allowed Printing and publishing generally Allowable with Planning Commission use permit Public assembly facilities(community Allowable with Planning Commission use permit meeting rooms,auditorium, convention/exhibition halls) Research&development—services, Allowed software,consumer products, instruments, office equipment,and similar items Retail sales and rental aircraft Allowed Secretarial and related services such as Allowable with administrative use permit transcribing,telephone answering Ticket or travel agencies,and Allowable with administrative use permit management of charters or tours Title companies Allowable with administrative use permit; maximum floor area 2,000 sq.ft.; see also note #1 Utility company—Engineering and Allowable with administrative use permit administration offices Vehicle servicing or repair, including Allowable with administrative use permit fueling as an accessory use Warehousing,distribution,moving,mini- Allowable with Planning Commission use storage as a principal use permit; see also note#1 Wholesale(excluding fuel dealer)and Allowable with Planning Commission use mail order permit; see also note#1 3-42 .r PD 215-99 Use Listing Notes: 1. Within the project site combined floor area,the following uses shall not exceed 25 percent of the total floor area • Ambulance service • Athletic and health clubs • Bicycle repair • Branch of bank, savings& loan, credit union,finance company(regional or corporate administrative offices are not subject to this area limit) • Photo finishing-retail • Retail sales of food,publications,sundries • Sale,rental of business and office supplies • Wholesaling,mail order(as freestanding uses) 2. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping volume(shipping or receiving less than 400 cubic meters[14,000 cubic feet] -of truck or container space per day);typical products would be specialty foods, beverages, or apparel; electronic,optical,or instrumentation products;jewelry;musical instruments; sporting goods; art materials. 3-43 ATTACHMENT6v* Potential Non-Conforming Uses upon adoption of the Airport Specific Plan and Implementation of the Business Park Zone. (Uses currently allowed in the C-S zone, but not in the anticipated.Business Park zone). Airports and Related Services Athletic fields and health clubs, fitness center, game courts and other recreational facilities (outdoors) Amusement arcade Animal Hospitals Auto repair and related services Auto sound system installation Barbers, hairstylists, manicurists, tanning centers Broadcast studios Catering services Bus stations•- Cabinet and.carpentry shops Carwash Cemetery Churches,synagogues,temples Circus Concurrent sale of alcoholic beverages Contractor's yard . Daycare • Equipment rental Exterminators and fumigators Feed stores and farm supply sales Florists Gas distributors Government agency corporation yards Homeless shelters Hot tubs-commercial use Laundry/dry cleaner Mineral extraction Nightclubs Parking as a principal use Photographic studio Postal services—public and private Produce stand Railroad yards Restaurant, sandwich shops,take-out food Retail sales—convenience store Retail sales—appliances,furniture and furnishings,etc. . Retail sales—auto parts-and accessories including tires and batteries Retail sales—building materials and gardening supplies-indoor and outdoor 3-44 Retail sales.or rentals of autos,trucks, motorcycles,trailers, recreational, vehicles; boats Retail sales and repair of bicycles Retail sales-Warehouse stores Schools - Service stations Tallow works Tattoo parlors Tire recappqlg Trucking, charter-bus and-taxi service Utility company-yards . Veterinarians Water and wastewater treatment services Wholesale fuel dealers 3=45 AT wA t*v 1 Steven D.PWts A&Associates Airport Drive Commercial 910 Airport Drive San Luis Obispo, California Legal Description Parcel 1 of Parcel Map CA-85-243, Book and Page PM 48/35, in the office of the County Recorder of the County of San Luis Obispo, State of California. Statement of Objectives The objective of the project is to provide professional office space with a minimum lease space of 2500 sf. Statement of Applicant's Future Intentions The applicant is intending to lease all portions of the proposed buildings as professional office space. Development Schedule Refer to the attached schedule for Phase One. Project Summarx The project consists of two, two story buildings with a combined lease space of 49,900 sf (24,950 sf each building) with parking at grade and under the.buildings. The total number of parking spaces provided is 171 (1':292) with 4 motorcycle spaces. An outdoor eating area and outdoor seating areas are provided for the tenants. The Applicant is currently in plan check for extending City water and sewer to the project site and all City properties along the proposed route. Architecture.Planning&Grapincs 3450&va Street-Sufte 106 San 1WS01*P0,CA 9-V0r 3-46 (805) 541-5604( Fax(805)541-4371 Identification of Nonconforming Elements The property was annexed into the City with the zoning of C-S-S. The proposal is to add the PD overlay to allow professional office space with a minimum lease space of 2500 sf. Currently the City of San Luis Obispo has a shortage of large office space The Airport Area Specific Plan calls for this area to be zoned as Business Park which allows for the construction of professional office buildings. Site Plan Refer to the attached drawings. Information on Adeacent Land The properties to the east remain undeveloped and have been annexed into the City. The property to the south is airport parking. The property to the west is airport .parking and Wings West Airlines office and maintenance building. The property to the north is currently undeveloped however a business park (offices) plan has been submitted to the County for Development Review. AmWectrae.Planning&Crapb6U 3450 Broad Street—SWe 106 San Las Obispo,CA 93401 (805) 541-5604 3-47 Par(805)5414371 AFWU ' . Lj `'0 CM Table 8 Uses Allowed by Zone R-1 R-2 R-3 R 4 C/OS O" PF GN C C C-R GT C-S M Advertising and related services I. A V ' A ��` A .(graphic design, writing,.mailing, .addressing,etc: Agriculture-grazing and outdoor crops :> _ Agriculture-greenhouse culture; livestock feeding r. Airports and related facmTmties mom Ambulance services g _ PC „4 PC . Amusement arcades(video games, O "¢ A see Chapter 5.52, Electronic Games> Amusement Centers& 17.08.060) ` -- -- '-- - ',Y,+Wc+W`p, —MUM ?%:'�3`y+ �i','.n'v.�"� - Amusement arks,fair rounds ^Fa+'� "w �ft ' Animal hospitals,boarding and ` D W A A u 2 afi grooming (smell animefs) a< *�• '� � �� ` . Animal hospitals,boarding. M 4mom grooming,training-parge.animals) Antennas.(commercial D broadcasting) Athletic and health dubs, D D A gymnasiums,fitness centers, game worts M ; Auto dismantling..scrap dealers, recycling centers ,. Auto repair and related services PC D mfim lbody,brake,transmissions, mufBer shops:painting.etc-) Auto sound system installation - D" Banks and savingsand loans A. Al A A Bars,taverns,etc.(see D D D Nightclubs) Barbers.hairstylists.manicurists. A A D tanning centers Boarding/rooming houses, D D dormitories(See also Chapter 17-20) Bowing alleys D Broadcast studios A A A ..y; Building and landscape A A maintenance services Bus stations a MI ;x. atm ' Cabinet and carpentry shops -- - - - Caretakers'quarters A A A A A A A e Allowed D = Director's approval required PC Planning Corvnission approval required AID = Director's approvalgr floor;allowed 324 above. 8 The Director shall determine if a proposed,unlisted use is similar to a fisted use. Numbered notes are at end of chart. 40 Table 9—Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS O" PF C-N C-C C-R C-T C-S M r]��Y�vkt y,�<. ::i::.':4�ih:,�3;;i +n+}'. }:.,iv':,.::. ::'i.2;:.}.:.. Carwash-mechanical �:':.. �'� ';��-5<'^. � ��% �! , , .. .... M.,;a� ,. ;cs; Cerwash-self-service Dvow Catering services D AA A� h 5111 !J.[t: mausoleums, PC �' PC PC PC Cemeteries. �; :� " ' M edumberiums Christmas tree sales(see Section 17.08.01 OD) ;;!•h;'xa< Churches,synagogues, temples, D ) ;: DW A D A of .T:: D >:> etc. ` .wTi'"i.�`.`: ..b'iv�Li�•"m}k 4%4$} � + �„')'.n,r. `iki:;YTTi: ..; ::. Circus.eamival, fair. festival, D .. D D '�°c�; D parades (See Section 17.08.010E) >..?!s"%tix'n,,"';>: M',azo>rn<::a'' H w.L,•>:. ?g:,s:N:.:�T y a.....v n A :iJi:ii:”i:: Computer services a.,.} �:;: A >. ::: .}, i s%. ..h.,..�,:: q Concurrent sales of alcoholic s ? D D ' . � beverages and motor fuel (See Section 17.08.100) 3>% %O'{,nii: ;WT\ 4}., , '� i,¢i':J:Cii Construction activities (see A _wr A A,. A s A A `..'< A Section 117.08.0110G) ""' Ts:• �:x.;;% T i Ate: S: --yM . Contractor's Yards &w. . `` 'K, GM .`.A. Convalescent hospitals PC D PC * p .# " k:w ..., Convents and monasteries PC A D .f.T,Ty. Credit reporting and collection ae A " A r'a8: >: A .'O`.. t.. Credit unions and finance `is+,;, A A .:Tfi.' ':Rxx Day Care -farm' d care homes see ^ ; Y day ( A A A A Section 17.08.045) ' -Day care center" D D. A A A D Delivery services {' D A A Detective and security services q A � A -D">M Drive-in theaters . Dwellings (See also Sec. 17.55- A y. A A A° A/D A/p . W6zed Use Zone) �. Educational conferences (see D D w Section 17.08.010H) Employment agenciesAM. .. . <• xs x,. A > M:Equipment rental M. < <i:<. Exterminators and fumigators :::.. Feed stores and farm supply sales "''3 :Y`ti'.:;?#4v'' :'»:, .:;,.- IMM P FIOfISLS X 'Y C}� .vWiM'{{¢ 'T •.,,•,v`,yWy^,"`. Ffctemities and sororities P xX A - Allowed D = Director's approval required PC = Planning Commission approval required AID = Director's approval on ground floor: allowed e. The Di 3-49 The Drector shill determine if a proposed,un .listed use is similar to a listed use. Numbered notes are at end of chart. 41 Table 9+Ueee Allowed by zone R-1 R-2 R.3 R-' C/OS O" PF C-N C-C C-R C-T C-S M .ii:.;i`:k Gas distributors-containerized L'. oc( �::_ryw:.s.; '�:zntY �� .s; A J:} •3ry ^SVv:y'i:ii (butene,propane..oxlgen, aeatylene ratc.) Government agency corporation ;s ` :xr ' yards ro .. }ti4. kw' Y 4i f: r Government agency offices and PC � D :i. meeting rooms yE:"��. 'xr^..-.'j�.:..:}:;..` :E:F.:°'.i�:fiS ::��ox�:`g:vr• .�i:; �. High occupancy residential use a 7 D °xM, :}.,.. 't tom. % :; ':'.:2'. :r. :.e't r. ��. p?Y'..�i�:�..��,ro ;R:,:iY�:ii:o-: .:mi.?G }i:::{ Home business(see Section r 17.08.040) acs Homeless shelters see SectionPC }, PC �k.v PC PC •^�':�� :'sa\.. Yv+.'. v..:S ':Y �.�.,tir<2: :::g"ii»ti}<:,t ::: 17.08.110) ::.Ci �Oi"C+,:o>ay. 'hYi,tl>:.> 3\�']aii. .'M} Hostels Y;E F PC }.. °ag. :: We .6 �>>�� Hospitals u:Nv.i v Tc'] PC w.O v':'{ •'h' S 5 sxs a2 i :ii;<. :r . . -. ... rr�ia.. - ; :_.....a,:.,„:}. Hot tubs-commercial use ;„ i k{' ' F ;' PC, (? a i PC 31 411liMIMC n Insurance service-local A °"A A a Insurance services-regional office _, � ` ..,. � A }�.• ,� Laboratories(medical.analytical PC research) _ .. Laundry/dry leaner ` ��x�i}, � pp} 4':i �- • cleaning plain .: A sc:•'.s#;ik. ,�n.��;., :�1> . CICU point :i:A. ;,} c }�} �` a iro:: -self-service ;:;;.k� a; A ;�,Y A demLibriatics Manufacturing-food, beverages:. r4 D r ice.apparel:electronic,optical. ? my instrumentation products;jewelry; rnusioel instruments;sporting goods;art materials Manufacturing-basic metals, y, ` chemicals,building materials. . b}' fabricated metals,textiles,paper and cardboard;machinery. X transportation equipment X. 3 Mineral extraction (see Section fC''# PC PC PC Ali PCC } PC 17.08.020) "k>: :x« Moble home parks 11 ' A A ` Moble home as construction office (see Section 17.08.010C) Mobile homes as temporary A ; A I'sA g «sA 4 residence at building site (see >: Section 17.08.01 OF) :{k`:iX' :aSC' 2.ty: g:...: .. '{�', a:}i]:.:2:}::},: :K'::P''� "W. ,,o-o-�� i;ini.ni:> ,:%.9N Sir Mortuaries 5 x,: a°: "u'+. A Z. ' 'S.ii: t:E:t{:.:u?rr :;�.'SuG.dw,�"'. Hotels, hotels,bad and breakfast °2 yyo A :+ii,.;#:li'4:: '?Y:do-,}52.:. X':± ;'..`.: nn5 A = Allowed D = Director's approval required PC = Planning Commission approval required AID = Director's approval gpygd floor;allowed above. ,U The Director shell datemtine if a proposed,unlisted use is similar to a listed use. Numbered notes are at and of chert. 42 Table 9-Uses Allowed by Zone R•1 R-2 R-3 R-4 C/Os O" PF C-N C C C-R C-T C-s M ... .. - :{}:i%1Y•'c+W*'2 a�.i}::`fv u,.>"�G J a�:'�''y�"�, J.:;; ''�E:.+.A'ii`:. ..Museums . A f. (' J: := xa3•: :3:.\.a}ksI- Nightclubs.discotheques; etc. (see Chapter 5.40.Adult Eittartainment Establishments) `y <" Offices-(convectors)-all types Of r A aha . ''gg��^� ^�" A S3 >1y :s{? A _3''.:::x3 ;�-y�(�>' Pl£`' %Px.;cvP < ii dPx.s. P•`?4K;.' :: . general and special n°"P `+>s n'a•3.};,. ;� < � � �^r•x.: fx3e' , <: g nil bildi }.:.G:Li'i{: :: . # iRf3:.} contractor's offices 'w + >a'y W. r`$y' �y.:�3 .,. . :ax:.}. .:ke3i..x :oe:Q.°;`.k: A ...a1;; A::. A :i: A Offices (engineering) engineers, . J>r :>•'P ^^ xti G fy .. .k.,. ^y;; ?'iii^`': ':A.}:.i{riV3'Q};(,,cc :;h 'Nn�: ::`(°,,d G. \kk3:.`' +f,i».?r.,. ?;:{•%., .3:{ M.- architects. and industrial designs a s.x :i:3 .: �/�.� i,. J" .'� : ^'"?�� o Offices (professional)seem�.vyw �aY'��'f.. :Q(. n :rx:J}:.xu{ ti A Vin,., ,i. :i{ `.f; A counselors.awdkml—atR. w Ga r. I5{{: accountants,investment brokers, -• .Saalsaaf.appraisers i3`f:ya: ..xx.... Organizations (professional, a:..;., 3;�3.i ... 0 y}: Ip:':>: 4�4>..,::,,.. ::X'tly:y\k .::VQ. n ♦ v}Q :S•}-,t;;>:; %::t,.'�( J, :iky,.Q religious. political, labor, fraternal .kkTC#Qf• ,w trade. Yo uth etc-)offices and } 4R� meeting roams ,. ::.ga�VJ :.};i;:i{wee:.:. Parking(es a principal use) i,�;;�Q�,3 „:r..:. �^.', s krpt5: ., # ^aK ;r.',' "¢iCkiw:{i:3 Parks A A y`f A A ilAn A , `.. Photocopy services;quick printers y',3 A A GAYA A "' A E MMM Photofinishing-retail AR A A �� ,�. }�. Photofinishing- wholesale;and . : . D ":�`"Q q blue-printing and microfilming service _ :s3»a'^'i":exKi }yJJ;3:.. r.h ,}}xsxcF Photographic studlo5 G'Yc``.. .:w3}. �r.3:x3:xu6' -1111111,' v— A <:;A.... A .;,3: :ik...,.. x«,.,.a .,<.;; £i F. ;;. 'i>�,Gr A :,Wi+::f3kf4 .n$M.�� j•A": . i:'a; M' ',.x,'xi':#:a..,.,".�>;;' >42:;;h.`x<,c Police and fire stations and training facilities ?i?:<:{^s'. ^>`y' <<`.; Pool haft,billiard parlors. etc- PC D cx.,zir nv3. Post offices and public and private wMirw+ f. • postal services st,�a:+`i•:J,: -under 2000 square feet gross ' p gA:?} A Skt A floor area per establishment s "`" ar Ri 2,000 square feet or more gross A : .;,r,,.; A Q : floor area per establishment Printing and publishing �;~«�. H::>,r{^` ;:•i:{xkiM. a D> �>' D ':> m'J.. n:�•.+ :iY'.YJF M• �+: fh1 mM„ %`.`:#''n' Produce 4 :; : .. tux stand °}yC.": :>}%'6v, }} 'py. 'ew fm: :::�ox>ya: :: f;.' A A •rS'k:kk ;::E. wky{3`> kii�,,-: :P:..;;: :::.. :,.,, ;"n;.::;.k::V ' Public assembly facilities , C :3>c 'i>>zE k•'S.p.: .«.;:%:..:. 2F(community meeting rooms. Sk'^�l ':i.'F..r Jy.'3 :}iiv3.. .:QC.:} O.W" ^•S:Q:' .a. :•: ... yy i auditoriums,s cony antioMexhibto i i nVX �°'3}: ,xx• P.r.. Q+ au3Y halls) >,Yi'hw' L3. } J`~,'+av 3 :. v:% ,: :.,\. .%3: \:i vinW.rf �)\v:f::3•y• Railroad yards, stations, crew �......�'33"x { ,,„}.,;` $iy`ii facilities" 4%yp: ,.f} Refuse haulin9• septic e tank and is?. portable toilet services "''�� >•{ ` A = Allowed D = Director's approval required PC = Planning Commission approval required A/D = Director's approval on ground floor; allowed above. 3-51 The Director shall determine if a proposed,unlisted use is similar to a listed use. Numbered notes are at end of chart. 43 11 Table S-Uses Allowed by Zone R-t R-2 R-3 R-4 1 C/OS 611 . PF C-N C-C C-R C-T C-S M w::<i ',Pw,v.. .Ckx 3k.':+;:y;}'+4{,"f :}..::.:,;;}.FRyi: "i1::::•bi:f Y]i]i;:j: Repair services � :»`a .:];< n�; <��. ,.]a.cr:.� ;.<,:..::::. '; :<•>;.:. 3:�::: small housahold.appliances, uR ey } c a A :rx» A >:>.:;;I �l'�e lackstrtiths,seamstress,shoe { `}: Y S: 'u repair ' '#R;+S �:` si:' <�' . >r{n.4;•! ., c; <:'�.,.. vele:;len;]k� rte. large appliances.electricaly.. i'�+.": ,�"•:' A:a. k. E'{,'�Y2fds wbf J<n:a<�; >f^'SM1:i: ::{S»�''io-; equipment.Power tools, saw �_ `�� :<. � � . �. ,}?Mt;s;. shenpering :a..,:.n :e;: _ k':}:s}.�. kjjo,',S.:ncihn::. .}ti{,y,.}:;;:;:: ,<j �gm :.�..e iG:. `;}}tiv': Residential r facilities-6 ork>.?< A :;A. <,x; A c?4.'^.'�:*?:t: A A/D i'.>A7D`� A/D fewer residents :#:{:�::uj}:ia; �k •>•' Y:Sv�]:<; u:;v:Y}<;.:<z;:: i�•`:.,'M1#<n:<::: ::w<:82o: 4�j: Residential care facilities-more ::}?�G:}��„ PC -*:.. D ��: k;`:.`: PC �C¢ti�,��>'. D ;YRih.W�i `' �ixYoxa2Qa}a. a�*i>.-7.�.t.:..; '.�53; than 6 residents %"" ^<i{N.Iv:i ';nU.tl}:]i)w:: :v+.di{^:{.ii`Y:: n:,^.ym v:-: ^;:........ ^v:^\nTl. '9:.n ::j\t',^..:j:i.}„ !`}.'.i:\N +!i}n 3;::i..'a.,ky ::e'G A:}.q:: :i�ui;ii;i4�:Yv.' ::>,?n';Y F. Restaurants. sandwich shops. };;�.k, ::k.;�};.M: ;.;}.: k.:Ysa:: A %'AY '>�'; A MMM: � < n:�:i.}'le.ki v.Y..tJC take-out food etc. >' k,w ��k>k�� .,+ ` wt »tt}a :+`k::'.",3°ia;;fi?a:` e e k::ag:'v:<.; Retail sales-outdoor sales of : ,..t ;x.;f $; D E>»:':r> A MW i building and i 1 d 8 landscape rnatena5 9 aP gumbe arils nurseries etc- x.,. `:: «....,: x». .,.:>: :.. %> `]"•`^"'^ :ikk. < .;; .u:.,}.,:.<,.,. Retail sales indoor sales of a]} :. .: A Vii::;;::>' A building materials and gardening � supplies(floor and wail coverings, paint, glass stores,etc. :{.....'Q:nw` Retail sales-appfianees.furniture A° kits` A `,:s�.<• a' moi:)' ^y ,`ky^n A +k and furnishings,musical irtstruments;.data processing equipment.business.office and medical'equipment stores;catalog stores- ^.-0kr _ ::.,..,:.;,. :Ati`:' "'f`t . sporting goods.outdoor :;key,. :c ;,. ' supply Retail sales and repair of bicycles ir- c .,.,, ;�:w.. ' .� ]:...... ....:.1� �srxkih..2.,+Sy, Retail sales and rental-autos, ^"�sy yn» trucks.motorcycles. ° . RV's Retail sales-auto pants and D A accessories:except tires and batteries as principal use .«: p :. Retail sales-tires and batteries € �+ M, Retail sales il and ramal baati r w A �f aircraft. r1S �:�.s•,i< �:`" :;:'y'2 "n:<:i5:::»2; �5 Retail sales-groceries.liquor and A Al A D ai specialized foods (bakery,meats. dairy items,etc.) Retail sales-neighborhood D D O ?9 ^': A grocery(See also Sec. 17.30.030 A = Allowed D = Director's approval required PC = Planning Commission approval required A/D = Director's approval i3gr�2 floor; allowed above. i The Director shall detenrine'if a proposed,unlisted use is similar to a fisted use. Numbered notes are at end of ehart. 44 Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS 011 PF C-N C-C C-R C-T C-S M n4a(,v S:Hi: .v.,.lf in •. :k'Lv,:`k; 4i �.�!`:aY.i.n :if:'„^`i. :: {i>:nk kk::: Retail sales-general merchandise c,.;.: ... discount. (drug,hardware,discount. ,�:< <.} department and variety stores) 011:1. 15,0(]0 square feet or less gross E; ,i�%-- .;, AA•. f A .l �`L�v KT' \•U; y�+J'{( ��yy�� n`.{. floor area per establishment «}:' �><>; . ;�a SIR. � 15,001 to 60,000 square tact .;n { f PC A X. :: :x 134. . ., i;H}..{nU{:' '.�:nk`}: N. );,>/$i gross v B floor area per establishment k: of>i,^'• re feet ..no-.. 6 000 square more than 0 rose floor area par establish- ,.fid: 3�;x: .?:' 'M.M. menL4,.,.ryk .: .,;v`: <:k'a"r,:%.;}: ;»:c>,:a; ,. .a. ^iiti,^:.k± •`;�';:.. `. > :' ;`.'.w`::: :?,k7y",,3.k.},+' `.::a:;w>}:> RKIetail sales an rental-specialties Ae shoe stores o stores `tl+}.:. <,•.i.{,o{ ( .clothing ::.x..a B T9 0 k. book/record/videotape stores, toy :>,a�M ;w:,,..�:: ;<xx�.,,,.,.... stores,stationary stores. gift shops) :s>zr Schools nA. M >. .:.ul.. SC heel S'GG Nurseryschools/Pre-school ( Day care)17. 4fs M. Elementary,junior high, high I PCschools;schools far disabled/ %:handicappedw:College5/{[IgVGr5itiG5 ;i..; ''M1 `J XHMUMMI. v k n Y+v::k'`fiC �':'!??:'•ip'•k .{ii.. `vT.>. i'/•.`$"•..;;• Q ,X+. +y'y w'�,iv%.+ i �`i�i:.,`li:}: }?nI Y; ::;' :Ca?➢.' `: r ::� �c :;SLS;.] »: E;:n• -Business,bade, recreational, or , y, y�; PC i;��,��. ;w A D other specialized schools sP a. }y>k .f ,^. i�' _ iy �f .y y`,'n ffi '•`f: i:4�C4 Y.`v:..::k';. n::4::::Y'.i :r\{: Boardingschools and academiesG PC y Secretarial and related services `jai• A '' � . A ` �, Win. r K w.::'.,i cam. (court reporting.stenography, •3,¢:,'`_;;: _ .{'. .{{`wkm3 A `'.:� typing,telephone-answering,etc.) ''` %. r <:'•r:, g; X. : vY Service stations(see Section D µ Dmom ' ,- Skating rinks EMU PC h tiU�":.� Fy:}frisk 'h y,:,ky .i. Social services and charitableX. ' :< :n.:• ageneses n n .. k Stadiums Swapmeets {:: �s PC z 3:: .N, ::.a...i.r. Swimming pools(public) "' =k (` ` x PC Tattoo parlorsn.g$; Pte .{.:}.;;:;;:;;. WAS Tallow works �p�w , {:ntN.'.'':R Temporary parking mP ry a n lots (see Section t 7 .08.01 OI s? , Tem pore real estate sales office D - in tract(see Section 17.08.0108 A = /Wowed D = Director's approval required PC = Planning Commission approval required A/D = Director's approvalyp gratuad floor: allowed above. The Director shelf determine if a proposed,unlisted use is similar to a listed use. Numbered.notes are at and of chart. 45 Table 9-Uses Allowed by Zone R-1 R-2 R-3 C/Os 01i PF C-N C-C C-R C-T C-S M 11 Temporary sales(see Section X ID 0 D:::::' D M 17.08.010J) k. % Temporary.uses-not otherwise $c U D D D fisted in Section 17.08.010K R01 PC, .MIXE D Theaters (see Chapter 5.40, Adult Entertainment Establishments) IRS M Ticket/travel agencies A MM Ad A X.. Tire recapping X. Title companies A ............ A Trailer rental D A X:. IX Trucking/taxi service A 1% x'*_ X. ............ ........... . . ..... _.M ............. Utility companies .::M: 0 X. .......... Z. :........ -Corporation yards X PC -Customer account services(bill A D s) -:Z, paying and inquirie X �g -Distribution and transmission f ..08.050 .....acilities-see Section 17 ........ M W MON. ........ -Engineering and administration A A offices K i 10v . ....... ... x?. :0 A ........ -Payment drop points A ',M,M'z A M xx I MEM .... .. .......... ........ Jnr :}Yii Vending machines(see Section -�.Mmw� i�, X 17.08.080) M., ...... ........... imp'. x: Veterinarians Ad Ad Y, RWROM Warehous' I A mg. mint-storage, moving company M,k:.. Water and wastewater treatment M plants ['��MX� "M Water treatment services ME A ME X. ......... Wholesale and mail-order houses X PC ........... xxx,: -g� xxx- Fzoos M E I Notes: 1. 'in the C-N zone, only branches of banks are allowed.-no headquarters. 2. Except for condominiums, the development of more than one dwelling on a land parcel in the R-1 zone requires approval of an administrative use permit. R-1 density standards apply. 3. In the 0 zone,dwellings an a site occupied by residential uses only are allowed. Dwellings on a site with nonresidential uses require approval of an administrative use permit. M 4. In the C-N zone; hot tubs/spas for commercial use must be enclosed. A = Allowed D = Director's approval required PC = Planning Commission approval required AID = Director's approva d floor:allowed above. The Director shall determine if a proposed, unlisted use is similar to a listed use. Numbered notes are at end of chart. 46 a& & ifli�►►►��III�IIIII� III oBis1ucity po 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ER 176-98 ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Airport Drive Commercial 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: John Shoals, Associate Planner (805) 781-7166 4. Project Location: 910 Aero Drive 5. Project Sponsor's Name and Address: Craig Cowan Steven D. Pultz, A.LA.,&Associates 980 Spitfire Lane 1401 Higuera Street San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 6. General Plan Designation: Services and Manufacturing 7. Zoning: Pre-zoned C-S-S (Service Commercial with a Special Consideration Overlay). Final zoning to become effective upon final approval of annexation © The City of San Luis Obispo is committed to include the disabled in all of its services, programs and acti&55 Telecommunications Device for the Deaf(805)781-7410. 8. Project Description: The project is the development of a 2.5 acre site with two commercial buildings. The first building is 25,000 square feet in area and consists of two floors with parking underneath. The second building, which will be'similar in size and design, will be constructed in the future. The proposed project involves site grading, building construction, parking, installation of utilities, landscaping and other site improvements. The project site is part of the "Aero Drive" conceptual development plan that was approved by the City Council in May of 1998. The "Aero Drive" development plan involves the construction of six commercial buildings (a total floor area of 134,000 square) on three parcels (two buildings on each parcel) for service-commercial, light manufacturing and research/development type uses. The proposed project is to construct one of the buildings on the Cowan property with the other building and site improvements to be constructed in the future. This environmental assessment also addresses the potential impacts of future development on the subject site. 9. Surrounding Land uses and Setting: The 2.52-acre trapezoidal-shaped lot is vacant and undeveloped. Surrounding land uses include: the County Airport to the south and east, and vacant and developed commercially-designated land to the north and west. Topography of the site is terraced with a flat upper portion bordering Airport Drive and a steep down slope to the lower flat area. The lower area receives drainage from airport roads and parking lots to the south and east of the site. Vegetation on the site consists primarily of annual grasses, forbs and a small stand of eucalyptus trees at the property's northwesterly property line. There is.a long irregular- shaped depression wetland area, with annual grasses and perennial plants, on the lower level of the site. 10. Project Entitlements Requested: The applicant has applied for environmental and architectural review of project plans. Because of the "S" (Special Consideration) zoning of the site, future uses will require approval of an administrative use permit. 11. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): San Luis Obispo County Airport Land Use Commission United States Army Corp of Enginedrs 3-56 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. X Land Use and X Biological Resources Aesthetics Planning Population and X Energy and Mineral Cultural Resources Housing Resources X Geological Problems X Hazards Recreation X Water X Noise X Mandatory Findings of Significance LX Air Quality Public Services r... , Transportation and X Utilities and Service � ^� x Circulation Systems x 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. X 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 attached sheets have been added to the project A MITIGATED NEGATIVE DECLARATION will be prepared. X I find that the proposed project May have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect(1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or is °Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, there WILL 3-57 NOT be a significant effect in this case because all potentially significant effects (1) have been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. June 3, 1999 gnatur Date Ronald Whisenand, Development Review Manager for Amold Jonas, Community DevelopmentDir. 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 CEOA 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. 3-58 Issues and Supporting Informs. . Sources Sources Pote � Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 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 X adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land use in the vicinity? 2,3 X d) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible land X uses? e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority X community)? General Plan Consistency In May of 1998, the City Council adopted a resolution amending the property's land use designation from Tourist Commercial to Services and Manufacturing. The LUE encourages a wide range of uses, including light manufacturing, research and development, and laboratories within areas designated "Services and Manufacturing.'The commercial building would accommodate these types of uses, and is therefore consistent with the City General Plan. The City has adopted policies that support the continued use of the Airport, including development of only those land uses that are compatible with Airport operations. The proposed development is considered to be compatible with the County Airport (see discussion below). Zoning Regulations Compliance The site is zoned C-S-S with a special consideration overlay. Zoning Regulations (ZR) allow service- commercial uses, light manufacturing and research/development uses consistent with the LUE "services and manufacturing" designation. The commercial building would accommodate these types of uses, and is therefore in compliance with City Zoning Regulations. The "S" overlay requires the processing of an administrative use permit with development to insure that the particular special considerations associated with this site are addressed. The special considerations with this site include: land use compatibility; circulation, utilities, services, safety, air and water quality and noise. The required use permit can be conditioned to address potential compatibility issues associated with C-S development at this site. County Airport Master Plan And Land Use Plan (ALUM The property is within the San Luis Obispo County Airport Land Use Plan's Area 4-Land adjacent to the airport between runway extensions. According to the ALUC, the proposed commercial building is conditionally approvable with proper mitigation(i.e., avigation easement and soundproofing). The County recently updated the Airport Master Plan which provides for the construction of a runway extension as well as terminal and support facilities. According to the Final EIR for the Airport Master Plan (certified by County Supervisors on December 1, 1998), the Airport will continue to be compatible with surrounding adjacent land uses which are required to comply with the ALUP. Mitigation Measure: 1. The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. 3-59 Issues and Supporting Informa-L. . Sources Sources Pote. y potentially I=Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 Issues Unless Impact mitigation Page 6 Incorporated 2. POPULATION AND HOUSING -Would the proposal: a) Cumulatively exceed official regional or local population projections? X b) Induce substantial growth in an area either directly or indirectly (e.g. through projects in an undeveloped area or X major infrastructure? c) Displace existing housing, especially affordable housing? X The project is the development of a commercial shell building(s) to be used for commercial-service, light industrial or research and development type uses. Given the size of the building(s) and the projected uses the project is not expected to generate a significant increase in population levels or create a significan demand for new housing. Therefore, the project would not induce substantial growth into the area or cause exceedances to local and regional growth projections. 3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: a) Fault rupture? 4 X b) Seismic ground shaking? 5 X c) Seismic ground failure, including liquefaction? 5 X d) Seiche, tsunami, or volcanic hazard? 5 X e) Landslides or mudflows? 5 X f) Erosion, Manges in topography or unstable soil conditions from excavation, grading, or fill? X g) Subsidence of the land? 5 X h) Expansive soils? 5 X i) Unique geologic or physical features? X Geologic Hazards San Luis Obispo County, including the City of San Luis Obispo, is located within the Coast Range Geomorphic Province, which extends along the coastline from central California into Oregon. This region is characterized by extensive folding, faulting, and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. Under the Alquist-Priolo Special Studies Zones Act, the State Geologist is required to delineate appropriately wide special studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential hazard to structures from surface faulting or fault creep. In San Luis Obispo County, the special Studies Zone includes the San Andreas and the Los Osos faults. The edge of this study area extends to the westerly city limits line, near Los Osos Valley Road. According to a recently conducted geology study (source 16), the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about a one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fault are considered "active". Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast, and the San. Simeon-Hosgri fault zone, located approximately 12 miles to the west. Although no known faults pass under or close to the site, it is located in an area of "High Seismic Hazards", which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. To minimize this potential impact, the Uniform Building Codes and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake. The site is not subject to landslide, liquefaction, sdiche, tsunami or volcanic hazards. 3-60 Issues and Supporting Informa.. .. Sources Sources Pote. i Potentially Less Than No Aero Drive Commercial Building Significant significant significant Impact ER 176-98 Issues Unless Impact mitigation Page 7 Incorporated Soils According to the Soil Survey of San Luis Obispo County, the soil underlying the site is classified as Cropley Clay (128)with 2 to 9 percent slopes. This soil type has slow to medium permeability and surface runoff with a slight to moderate hazard of water erosion. It also has high shrink-swell potential. The Soil Survey states that this type of soil is suitable for development, but there are moderate constraints that require special design considerations for footings, foundations and roads. The following mitigation measure is recommended to insure that there are no short-or long-term problems due to the soil underlying the proposed commercial development. Mitigation Measure: 1. A detailed soils engineering report shall to be submitted as part of the grading and building permit applications. The soils report shall include: data regarding the nature, distribution and strength of the existing soils,conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City's Grading Regulations. 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 oxygen or X turbidity? d) Changes in the amount of surface water in any water X body? e) Changes in currents, or the course or direction of water movements? X f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of X 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 Drainage The project site is within the East Branch sub-area of San Luis Obispo Creek. The East Branch drains the foothills of the Santa Lucia Range westward through Orcutt Road and the Airport area. Historically, the Airport area has experienced flooding problems due to the flat topography and the upstream flows passing through the natural channels which do not have the capacity to handle drainage from the upstream properties as well as existing and proposed development for the area. The project site drains in an northeast direction towards S.R..227 and Tank Farm Road. Runoff from th property drains as sheet flow over the adjoining properties and into a natural channel which flows (via Tan Farm Creek) into the East Branch Tributary which joins San Luis Obispo Creek (at U.S. 101/South Higuera) and enters the Pacific Ocean at Avila Beach. Because the existing drainage channels do not have th 3-61 Issues and Supporting Informa,. .. Sources Sources Pote. y Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 Issues Unless Impact mitigation Page 8 Incorporated capacity, any increase in drainage flow Irate and amount) could significantly impact these facilities Therefore, the proposed project must be designed so it does not increase flooding downstream. To reduce potential drainage and flooding impacts, the project includes an onsite detention basin at th northwest corner of the site. A detailed hydrological study will be required prior to issuance of a buildin and grading permit to ensure that the basin is designed to City Standards. In addition, the project mus comply with City Flood Prevention and Grading Regulations. Flooding According to the City's Informational Atlas, the project will not expose people or property to flooding. -Compliance with the City's Flood Prevention and Grading Regulations will assure that potential flooding impacts are less than significant 5. AIR QUALITY. Would the proposal: a) Violate any air quality standard or contribute to an existing or projected air quality violation(Compliance with APCD 7 X Environmental Guidelines)? b) Expose sensitive receptors to pollutants X c) Alter air movement, moisture, ortemperature, or cause any change in climate? X d) Create objectionable odors? X Short Term Impacts During project construction, there will be increased levels of fugitive dust associated with construction and grading activifies, 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. Lona-Term Impacts According to the CEQA'Air Quality Handbook, uses that cause the generation of 10 or more pounds a day o reactive organic gases, oxides of nitrogen, sulfur dioxide, or fine particulate matter have the potential t affect air quality significantly. A 72,000 sq.ft. light industrial building and a 77,000 sq.ft. industrial park would generate more than ten pounds of these pollutants. Project. The overall project (the new building and future building) will consist of approximately 50,000 square feet, which is below thresholds contained in the APCD's TEQA Air Quality Handbook." Therefore, the project will not result in a significant impact on long-term air quality. Cumulative:San Luis Obispo County is a non-attainment area for the State ozone and.PM10(fine particulate matter 10 microns or less in diameter)air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5%per year until the standards are attained. 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. 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? 8 X b) Hazards to safety from design features(e.g.sharp curves 3-62 Issues and Supporting Informa,. .. Sources Sources Pote. yPotentially Less Than No Aero Drive Commercial Building Significant Significant Significant impact ER 176-98 Issues Unless Impact mitigation Page 9 Incorporated or dangerous intersections)or incompatible uses(e.g. X 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, waterbome or air traffic impacts(e.g. compatibility with San Luis Obispo Co.Airport Land Use Plan) X Traffic And Circulation Primary access to the site is Aero Drive from S.R. 227, with secondary access from Airport Drive. Project plans show two driveways from Aero Drive and one drive from Airport Drive. There will also be some street improvements with the development of the site. Aero Drive is a narrow two-lane street which also serves as the primary access to the Airport. Airport Drive is private street owned by the County of San Luis Obispo. An access from Airport Drive requires an easement from the County of San Luis Obispo. The intersection at Aero Drive/S.R. 227 is unsignalized. S.R. 227 has four travel lanes north of Tank Farm Road and two lanes south of Tank Farm Road. The peak-month average daily traffic (ADT) on S.R. 227 is 13,000 to 15,000 vehicles near the Airport and about 25,000 vehicles north of the Airport at the city limits. A 1997/98 traffic analysis concluded that the intersections of S.R. 227/Aero Drive, S.R. 227/Tank Farm Road and S.R. 227/Buckley Road all currently operate at an acceptable level of service (LOS "D" or better). The proposed project is part of the conceptually-approved Aero Drive Development Plan which consists o 134,000 square feet of commercial floor area (six buildings) planned for research and development type uses. Research and development centers may contain offices and light fabrication areas. According to the ITE Trip Generation, sixth edition, a research.and development center generates about 8.11 average daily trips (ADT) and 1.08 p.m. peak hour trips (PHT) per 1000 square feet of gross floor area. Using these trip generation estimates, the uses within the proposed building would generate about 203 ADT and 27 PHT. Assuming the future building is the same size with similar occupants, it would be expected to generate the same number of trips to the site. Based on these figures, both buildings would generate approximately 400 ADT and 54 PHT to the site. Based on the above trip generate estimates, the project will incrementally cantribute.to an increase in traffic on local streets and roadways in the Airport area. However, the City's Traffic Engineer concludes that surrounding area streets can adequately accommodate the project's anticipated vehicle trips without creating a significant change in the current level of service of these roadways. Parkins And Driveway Project Parking: Project plans show 75 automobile spaces, four motorcycle spaces and six bicycles spaces. The plans also show 80 spaces for the future building. Car parking for the new building is provided at a rate of one space per 332 square feet(24,950 square feet/332 sq.fL=75). Compliance with the City's parking standards will assure that no significant parking impacts result from construction of the project. The proposed estimate of required parking for the building is based on a rational projection of potential uses of the building's space. However,given the range of uses allowed in the C-S zone,there may be potential future tenants with higher parking demands. The following measure is recommended to ensure that the development does not become under-parked. 3-63 Issues and Supporting Informal. . Sources Sources Pote: I Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176 98 Issues Unless Impact mitigation Page 10 Incorporated Mitigation: 1. The applicant shall be responsible for providing a running total of the site's parking requirements with the submittal of any building permit for tenant improvements. Airport Parking(Cumulative): According to the Airport Master Plan Final EIR, there is a total of 566 public spaces currently provided in five lots at the Airport. There are 454 long-term spaces, 59 short-term spaces, three recreational vehicle spaces and 50 spaces for rental car return. Employee parking consists of a 30-car lot behind the terminal building, 27 on-street spaces on Aero Drive and an unpaved area adjacent to the maintenance building. The proposed project is required to meet its parking demand onsite pursuant to City Zoning Regulations. In addition, parking for future buildings with the Aero Drive annexation area will be provided on site to mitigate any potential impacts to Airport parking. Parking availability will be addressed as part of the administrative use permit process. Driveway:The Public Works Department indicates that the proposed driveway on Aero Drive is too close to the Aero Drive/Airport Drive intersection to provide adequate sight distance. Public Works recommends that the Aero Drive driveway be signed for ingress only . Other potential solutions include relocating the driveway farther away from the intersection or eliminating the driveway. The following mitigation measure is recommended to mitigate traffic impacts: Mitigation Measure(s): 1.The Aero Drive driveway, closest to the Airport Drive/Aero Drive intersection, shall be signed for ingress only. 7. BIOLOGICAL RESOURCES. Would the proposal affect a) Endangered, threatened or rare species or their habitats 9,10 (including but not limited to plants, fish, insects,animals or X birds)? b) Locally designated species(e.g. heritage trees)? X c) Locally designated natural communities(e.g. oak forest, coastal habitat, etc.)? X d) Wetland habitat(e.g. marsh, riparian and vernal pool? 9 X e) Wildlife dispersal.or migration corridors? X Endangered,Threatened or Rare Species The City's Informational Map Atlas indicates there are no sensitive plant or animal species on the site. A wetlands delineation report, prepared in April 1999, confirms that wildlife habitat present on the site is marginal. Typical wildlife expected to utilize the wetlands include common birds and mammals adapted to human disturbance. Wildlife observed during the wetland determination included tree frogs, common crows and turkey vultures. No habitat suitable for California red-legged frog or other special-status aquatic species is present on the site. Wetland Habitat A wetlands delineation report prepared by Morro Group, Inc. (April 1999)identified a long irregular-shaped depressional wetland area on the site. This seasonal freshwater wetland covers about 0.19 acres, all of which are on the site. According to the report,the wetland area has a low quality habitat values for several reasons: the quality and biotic diversity of the wetland habitat present on the site are very poor due to limited plant species diversity;there is a lack of shrub or canopy vegetation; road.and parking lot runoff is a primary water source; it is isolated from other habitats, and the surrounding area is developed with highly urbanized-land uses. The report concludes that development of this area has the potential to permanently impact area this wetland area 3-64 Issues and Supporting Informai.-., Sources Sources Potet. i Potentially I=Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 Issues Unless Impact mitigation Page 11 Incorporated which falls under the jurisdiction of the United States Army Corp of Engineers(USACE)and the California Department of Fish and Game (CDFG). Therefore, any impacts to this wetland area may require notification and permit approval by these agencies prior to project construction. The report concludes that a Nationwide Permit #26 would appropriately address this potential impact. The following measures are recommended to mitigate potential wetland impacts to a level of insignificance: 1. The applicant shall secure a permit from the United States Army Corp of Engineers prior to beginning construction on the site. 2. The applicant shall relocate the existing wetland vegetation to the detention area proposed onsite. Wetland habitat values shall be replaced on-site at a 1:1 ratio. 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? 11 X b) Use non-renewable resources in a wasteful and inefficient manner'? — 11 X 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 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 architectural review. 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 recommended: Mitigation Measure(s): 1. 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. 9. HAZARDS. Would the;propos5l.involve:. a) A risk of.acciderbl exploslon or release of hazardous substances(in_cluding,:but.not rimiiled to:oil,.pesticides, X chemicals orradiation)? 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 fin: hazard in areas with flammable brush, grass or trees? X 3-65 Issues and Supporting Informal. Sources Sources Pote, y Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 Issues Unless Impact mitigation Page 12 Incorporated The project will not have an impact on public safety because the site does not contain any known hazardou substances and is not located in area of high risk. 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? X b) Exposure of people to"unacceptable"noise levels as defined by the San Luis Obispo General Plan Noise 3,12 X Element? According to the City's Noise Element, the project site will not experience significant noise from automobiles. However, the Noise Contour Map, included in the Noise Element, shows the site to be within the 60+ dB CNEL airport noise contour which means that the proposed project will experience significant noise from aircraft at the Airport Offices are noise sensitive with a maximum exterior noise level of 60 dB and an maximum interior noise level of 45 dB. Complying noise levels for interior spaces can be achieved through standard building techniques, and central air conditioning, if needed. The site is not designed to include any significant outdoor use areas. However, any outdoor spaces created should be designed to consider noise impacts. The following measures are recommended to mitigation airport noise to a level of insignificance: Mitigation Measure: 1. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered governmentservices in any of the following areas: a) Fire protection? X b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? X Fire Protection: The Airport and surrounding area was developed in the unincorporated area of San Luis Obispo County. Fire protection and emergency services for the airport are provided by the California Department of Forestry(CDF)/San Luis Obispo(SLO)County Fire Department (CDF/SLO) . The CDF/SLO County Fire Department operates two fire stations that the serve the airport area. Now that the.property has been annexed into the City of San Luis Obispo,the City will be responsible for fire protection to the site. The CDF/SLO County Fire Department would retain responsibility for the airport and other unincorporated areas in the vicinity. According to the City Fire Department,the project site appears to slightly exceed the department's four-minute emergency response time. The City Fire Department feels that adequate fire protection can be provided to the site with the installation of access, fire flow and fire hydrants. Compliance with the San Luis Obispo Department Development Guidelines and state requirements will assure that the project is served with adequate fire protection. . Police Protection: The County Sheriff and the California Highway Patrol (CHP) provide police services to the site and surrounding airport area. As a recently annexed property, the City Police Department will be responsible for safety. The County Sheriff and CHP will remain responsible for those areas not within the City Limits. In addition, the City has a mutual agreement with the County sheriff to provide police protection to the airport area. 3-66 Issues and Supporting Informa,. Sources Sources Pote, .y Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact ER 176-98 Issues Unless Impact mitigation Page 13 Incorporated Conclusion:Less than significant. 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? 13 X d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? 13 X g) Local or regional water supplies? X Wastewater Facilities: The City of San Luis Obispo Water Reclamation Facility provides treatment and disposal of sanitary and industrial waste from the A foort. Other commercial development in the area is served by septic systems. The City's wastewater treatment plant has the capacity to treat 5.2 million gallons per day of sewage. The project is tributory to the Tank Farm/Rockview lift station system which is currently at capacity. The City is currently working on a series of projects that will correct this deficiency. If the proposed development is scheduled to occur prior to these improvements to the existing system, the developer may need to resolve this capacity issue or propose an acceptable interim solution for approval by the Utilities Department prior to the issuance of building permits. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) being installed._The development of a water allocation is required. Water Treatment & Distribution Facilities Existing water utilities include a 10-inch line which delivers water to the Airport. This project has been reviewed by Utilities Department staff. Comments note that the project is subject t water impact fees which were adopted to ensure that new development pays its fair share of the cost o constructing the water supply, treatment and distribution facilities that will be necessary to service.it. Water Supplies The City has adopted Water Allocation Regulations to insure that increased water use by new developmen and land use changes do not jeopardize adequate water service to current and new customers. Sectio 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the city water system for a structure or facility not previously connected; change the use of land or buildings whether or not a construction permit is also required; obtain a construction permit." The project will increase future water demand. To receive an allocation, the property owner will need t 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 regulation 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 increased water demand. 3.67 Issues and Supporting Informal. Sources Sources Pote. .y Potentially Less Than I No Aero Drive Commercial Building Significant Significant Significant Impact Issues Unless Impact ER 176-98 mitigation Page 14 Incorporated Solid Waste Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californian dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacit by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills b 50% (from 1989 levels) by 2000. To help reduce the waste stream generated by this project, consistent with the City's Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials should b submitted with the building permit application. The project should include facilities for both interior an exterior recycling to reduce the waste stream generated by the project consistent with the Source Reduction and Recycling Element. Mitigation Measure: 1. The new building shall incorporate facilities for interior and exterior on-site recycling. In addition, site development.sball include a solid waste recycling plan for recycling discarded building materials such as. concrete, drywall,wood and metals from the construction site. The plans must be submitted for approval by the Community Development Director prior to building permit issuance. Conclusion: Potentially Significant Unless Mitigation Incorporated 13.AESTHETICS. Would the proposal: . a) Affect a scenic vista or scenic highway? X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X The aesthetic concerns associated with site development will be addressed with the Architectural Review Commission's review of plans. No further mitigation is required. 14. CULTURAL RESOURCES. Would the proposal: . a) Disturb paleontological resources? X b) Disturb archaeological resources? 15 X c) Affect historical resources? 16 X d) Have the potential to cause:a physicalchange which would affect unique ethnic:cultural values? X e) Restrict existing religious or sacred uses within the potential impact area?.. X Archaeological Resources: In May of 1999, an archaeological surface survey was made at the project site. The phase I assessment did not reveal the presence of archeological materials. A literature search also confirmed that the site does not have previously recorded archeological sites. Therefore, no further archeological study is required. 15. RECREATION. Would the proposal a) Increase the demand for neighborhood or regional parks or other recreational facilites? X b) Affect existing recreational opportunities? X The project does not involve the development of housing, no Impacts to Parks and Recreation are expected to occur. 3-68 Issues and Supporting Informal. Sources Sources Pote. y Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact Issues Unless Impact ER 176-98 mitigation Page 15 Incorporated 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, reduce the number or restrict X the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Without mitigation, the project would have the potential to have 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 goals? I X 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 project are considerable when viewed in connection with X 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 specific to this project and would not be categorized as cumulatively significant d) Does the project have environmental effects whichwill cause substantial adverse effects on human beings, either X 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) Earlierarialpisused. Identify earlier analyses and state:where they;are available for-review:' This initial study uses information from negative declarations ER 12-97, ER-70-97 and ER155-97 prepared for the airport area annexation in 1997,and the Final EIR prepared for the San Luis Obispo County Airport Master Plan (November, 1998). These documents are available at the Community Development Department at 990 Palm Street; San Luis Obispo, California. b) .Impacts adequately addressed. Identify which effects:from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable:legal standards, and state whether such effects.were addressed by mitigation measures.based.on the earlier analysis. Not applicable. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address.site-specific conditions of the project Not applicable. Authority: Public Resources Code Sections 21083 and 21087. Reference: Public Resources Code Sections 21080(c), 21080.1, 21080.3,21082.1,21083,21083.3, 21093, 321094, 21151; Sundstrom v. County of Mendocino,202 Cal.App.. 3d 296(1988); Leonof f v. Monterey Board of Supervisors, 222 Cal.App. 3d 1337 (1990). 3-69 Issues and Supporting Informa.. Sources Sources Potei. y Potentially Less Than No Aero Drive Commercial Building Significant Significant Significant Impact Issues Unless Impact ER 176-98 mitigation Page 16 Incorporated 18. SOURCE REFERENCES 1. . City of San Luis Obispo Zoning Regulations, February 1997. 2. City of SLO Land Use Element, April 1997. 3. Letter from Ted Bench of San Luis Obispo County Airport Land Use Commission, November, 1998. 4. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act, effective January 1, 1990. 5. City of San Luis Obispo Seismic Safety Element, July 1975. 6. Flood Insurance Rate Map (Community Panel 060310 0005 C)dated July 7, 1981. 7. APCD's"CEQA Air Quality Handbook", August 1995. 8. Trip Generation, Institute of Transportation Engineers, 6' Edition, Volume 2. 9. Wetlands Delineation Report, Morro Group, Inc. April 1999. 10. City of SLO Informational Map Atlas. 11. City of SLO Energy Conservation Element,April 1981. 12. City of San Luis Obispo Noise Element, May 1996. 13. City of SLO Water Allocation Regulations, June 1995. 14. City of SLO Source Reduction and Recycling Element, Brown, Vence&Associates, July 1994. 15. City of San Luis Obispo Archaeological Resource Preservation Guidelines, October 1995. 16. City of San Luis Obispo Historical preservation Program Guidelines, February 1987. 17. Fuller Road-Aero Drive Annexation Initial Study, ER 12-97, 70-97 and 155-97, December 1997. 18. Final EIR San Luis Obispo County Airport Master Plan, November 1998. 3-70 19. MITIGATION MEASURES/MONITORING PROGRAM ER 176-98-Aero Drive Commercial Building (Cowan) 1. Mitigation Measure: The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. 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. 2. Mitigation Measure: A detailed soils engineering report shall to be submitted as part of the grading and building permit applications. The soils report shall include: data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City's Grading Regulations. Monitoring Program: The Community Development staff will review plans in conjunction with the soils engineering report through the building permit plan check process. 3. Mitigation Measure: The applicant shall be responsible for providing a running total of the site's parking requirements with the submittal of any buildingpermit for tenant improvements. Monitoring Program: Compliance with this requirement shall be monitored through the review of plans submitted for a building permit and administrative use permits by Community Development. 4. Mitigation Measure: The Aero Drive driveway, closest to the Airport Drive/Aero Drive intersection, shall be signed for ingress only. 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. 5. Mitigation Measure: The applicant shall secure a permit from the United States Amry Corp of Engineers prior to being construction an the site. 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. 6. Mitigation Measure: The applicant shall relocate the existing wetland vegetation to the detention area proposed onsite. Wetland habitat values shall be replaced at a 1:1 ratio. Compliance with this requirement shall be monitored through the review of Monitoring Program: detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff. 7. Mitigation Measure: 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. 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. 3-71 8. Mitigation Measure: All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 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. 9. Mitigation Measure: The new building shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan for recycling discarded building materials such as concrete, drywall, wood and metals from the construction site. Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily Monitoring Program: by the Community Development Department staff. 3-72 1 • MEETING AGENDA Z April 17, 2000 DATE 4120196 ITEM # City of San Luis Obispo C/o City Council 990 Palm St. San Luis Obispo, CA 93401 Re: continuance After meeting with Mayor Settle this past Friday regarding the proposed loft addition at 1273 Stafford St. it has become clear that this proposed loft addition should be granted a continuance. Upon the Mayors' suggestion, I will be contacting the ARC & asking that they consider reconsidering there denial of the proposed loft addition. Design questions were never addressed at the ARC meeting. Furthermore, I feel that the ARC stepped outside there jurisdiction by denying this proposed loft addition even though planning recommended granting final approval of the project, the project met code, the project met parking, the project met density& the property owner is willing to record a Conditions of Use Agreement with the property. I hope that City Council will grant this continuance & reverse this course of action back to the ARC. Sincerely, Steven Ferrario CIL D DIR �C 0 O FIN DIR ZAC 0 O FIRE CHIEF RNEY O PW DIR CL�K/ORIQ O POLICE CHF T ❑REC DIR ❑UTIL DIR E3 PERS DIR 921PMnL 962 Mill Street, San Luis Obispo, California 93401 805/541-2888 ext. 3120 ♦ 805/541-0390 (fax) ♦ 805/547-1609 (residence) MEETING AGENDA ITEM # • City Council 990 Palm Street San Luis Obi spo, CA 93,,01-32li9 Re: City Council Public Hearing - 1?73 Stafford Street (AR.0 10-00) To Ahom It '_,'iay Concern: I am writing asking you to please deny Mr. rerra.rio' s appeal on this subject. The whole "study room" is out in the open because I,1r. Ferrario was making this attic into a bedroom and also was going to make a bedroom out of the attic in the front apartment. I reported all the hammering and windows going in; to the building department; I was told by the department that no permit for 1273 had been. granted. I also saw the windows going in when I was at Mss. Hanna's place whish is next door to this complex. This is a paragraph take from the Dec 2, 1991 ARC 91-119 Staff Report : "The lofts have been removed on both Building A and B which has reduced the square footage by about 2h% (from 1110 to 870 sq. ft. in Huilding A, and from 1404 to 1070 so. ft. in Building B). The der. in Building A has also been reduced. The overall height of Building B has been reduced by eighteen inches. " Now, Mr. Ferrario wants the roof to be extended. This is definitely against the original height reductions. I will speak about the covenant at the meeting. KG Thank you, ❑F: ❑FC.:. ❑6! TEAM ❑REC L.. ❑UTIL DO Isabel iiarqueslkle- L, /OrttS ❑PERS DIR 1239 Stafford Street San Luis Obispo, CA 93105-1916 • __---__--j AF 60�GiTy 1 `