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Home My WebLink About09/05/2000, 1 - PD 61-00 - REQUEST TO AMEND THE CITY'S ZONING MAP DESIGNATION FROM C-S, SERVICE-COMMERCIAL, TO C-S-PD, SERVICE-COMMERCIAL PLANNED DEVELOPMENT, FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF TANK FARM ROAD AND SOUTH HIGUERA STREET (100 CRO council ji 09-05=00 acEnaa Repoin ,1H CITY OF SAN LUIS OBISPO O FROM: Arnold Jonas, Community DeveVpe',10ire.ctor Prepared By: Whitney McIlvainsociate lanner SUBJECT: PD 61-00 - Request to amend the City's zoning map designation from C-S, Service- Commercial, to C-S-PD, Service-Commercial Planned Development, for property located at the southeast comer of Tank Farm Road and South Higuera Street(100 Cross Street). CAO RECOMMENDATION: As recommended by .the Planning Commission, introduce an ordinance to print approving a mitigated negative declaration and amending the zoning map from C-S to C-S-PD for property located at the southeast corner of Tank Farm Road and South Higuera Street. DISCUSSION Data Summary Address: 100 Cross Street(formerly 3965 South Higuera) Property Owner: Tank Farm Properties LLC Applicant: Weyrich Development Representative: Steve Pultz AIA& Associates Zoning: C-S(Service Commercial) General Plan: Services and Manufacturing Environmental status: On July 13, 2000 the Community Development Director determined that the project qualifies for a mitigated negative declaration of environmental impact. Project action deadline: Legislative actions are not subject to processing deadlines. Proiect Description The proposal is to add a PD(Planned Development)zoning overlay to establish a list of uses specific to this site as allowed by both the General Plan and the Zoning Regulations. The applicant submitted a list of desired uses with his application.The request has been evaluated by staff and the Planning Commission in terms of current zoning regulations;consistency with the Draft Airport Area Specific Plan; compliance with the San Luis Obispo Airport Land Use Plan; General Plan consistency; and compatibility with surrounding and proposed development. Attached to the Planning Commission resolution(Attachment 6) is Table 1 PD 61-00 Comparison of Uses, which compares the applicant's original list of uses to C-S zoning regulations, the Draft Airport Area Specific Plan and the Planning Commission's recommended list. 1-1 Weyrich PD 61-00 Page 2 Planning Commission's Review On July 26, 2000, the Planning Commission reviewed the initial study of environmental impact, and recommended approval of the request to amend the City's zoning map designation from C-S, Service-Commercial, to C-S-PD, Service-Commercial with a Planned Development overlay to the City Council,based on findings, and with conditions. The Commission made some minor changes to the staffs recommended list of uses for this site. Specifically they recommended that government offices should be subject to review and approval by the Planning Commission rather than the Community Development Director. The Commission stated that any government offices must be consistent with general policies related to their location and must have no need for public visitation. The Commission also determined that certain uses, such as daycare and athletic gyms, should be subject to administrative use permit approval in addition to review by the Airport Land Use Commission for a determination of compatibility with airport operations. The master list of allowed uses, attached to the resolution for approval, reflects the Planning Commission's recommendations. In their review of the initial environmental study, Commissioners asked that additional discussion of potential impacts to historic resources be discussed, specifically regarding the project's proximity to the LongBonetti Ranch across Tank Farm Road. They also recommended modifications to mitigation measures regarding solid waste recycling and an outdoor break area for employees. The initial study has been modified accordingly. ARC Review A 42,000-square-foot, two-story commercial building is proposed for construction on the site to accommodate uses as allowed. Building design and site planning were approved by the Architectural Review Commission on August 7,2000. Application of PD Zoning In the City of San Luis Obispo, Planned Development zoning has three distinctly different applications. Traditional PD's: In its more traditional application, PD zoning allows modification to typical site development standards providing the result achieves certain community benefits such as creative designs, affordable housing and conservation of environmental resources. The applicant is not requesting this type of PD zoning. Large Office PD's: The General Plan and Zoning Regulations enable large offices to be located in the C-S and M zones with certain stipulations and minimum floor areas. City Council adopted amendments to the General Plan and Zoning Regulations in March 1987 that allow some large offices in the C-S and M zones with the approval of a planned development zoning. 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 applicant is requesting this type of PD zoning. 1-2 1. Weyrich PD 61-00 Page 3 Combination Use PD's: The Zoning Regulations, under Section 17.50.020 allow any use or combination of uses which conform with the General Plan to be established on a site through the PD rezoning process. The applicant is requesting this type of PD zoning. Required Findings 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. The Planning Commission in recommending approval of the PD for this project made all of the required five findings outlined in the code. 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. The proposed PD overlay zoning is consistent with Land Use Element Policy 3.3.2 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. Combination Use Planned Developments: The section of the zoning regulations which allows the establishment of uses not otherwise allowed in the underlying zone through Planned Development zoning requires that such combination of uses be found consistent with the General Plan.The Planning Commission found that, as conditioned, the project is consistent with the General Plan, including policies on government office locations and the desirability for convenience services primarily serving area workers. ALTERNATIVES 1. Adopt the Resolution, included as Attachment 4, denying the requested zoning map amendment based on inconsistency with the City's General Plan. 2. Continue with direction to the staff. Attachments Attachment 1: Vicinity map Attachment 2: Reduced development plans Attachment 3: Ordinance approving the rezoning Attachment 4: Resolution denying the rezoning Attachment 5: Initial Environmental Study Attachment 6: Planning Commission follow-up letter&Resolution No. 5251-99 Attachment 7: 7-26-00 Planning Commission Staff Report 1-3 m Al LE I I ILA I MAQ Zu "MM 10 am M o. in ROM gp 6-Al'�d Eh.<�741 aft WTI :Me L pry, RD n Lu A 0-P D / 0-PD " .� R-2-S - - f / c •O�a + V � cM > PF c�sf� R-2 E PF' N .a ` Ci T C' 6onFrri I / C SP ♦cc' GRANADA DRNE i --------------------------- ---- % C-s-s P- �D cm LRrt •, ,C-S-P • \ - - R 2 S Cs C-T �,; M -S P ' � � /OS-2 " KK F to ROAD R- .� S C-S-S �C-T Y s.1.0 w RGA ROAD m I Ci/os —10 � j ;• �� -2 PD ]� SITE I EXISTING ZONE: C-S PROPOSED ZONE: C,-S-PD C l j YCCMO HISUERR CENTER f / 100 CROSS STREET / SAWN LUIS OBISPO Pults a Associates 1-5 \ .•r \ � I IIII A }L�; � ''•� \ \ - IIII � I ._o -�Y.: �� .a ei xa�sa c4=7 fa.•t M - I lig I .. ,•.., T .r I'illIF. 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O■►. ■:®fie■:■!. _W& : ■. ■■■ ■II 21 '�' 'm; ! till M IIII IIII .:`■■ IIII IIII �� mi Ijl ill mi uu i1n ■� uu n11 ■� im 11111:' �. uu till �. .6 iuiIIII @ii till - ■ s Qe6 lift I■_■yy",, iilll .��` till '�� till IngIIII a �-' IIII. L.:{ �Oi til.._.,i !_-. �� ■■I ll rr u, :: ._. h PlT tt3 ®■' am ARM UTF ■� � ®@ ■■i I ■®. �eL �' es I, I eA" 1 A T ORDINANCE NO. (2000 Series) T A AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO C AMENDING THE ZONING REGULATIONS MAP TO FROM C-S, SERVICE- H COMMERCIAL,TO C-S-PD,SERVICE-COMMERCIAL PLANNED DEVELOPMENT, M FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF TANK FARM E ROAD AND SOUTH HIGUERA STREET (100 CROSS STREET) N PD 61-00 T WHEREAS, the Planning Commission conducted a public hearing on July 26, 2000 and recommended approval of amendments to the City's Zoning Map; and WHEREAS, the City Council conducted a public hearing on September 5, 2000 and has considered testimony of interested parties, the records of the Planning Commission hearing and action,and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed revisions are consistent with the General Plan, the purposes of the Zoning Regulations,and other applicable City ordinances; and. WHEREAS,the City Council has considered the draft mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed map amendment to the Zoning Regulations, and reflects the independent judgment of the City Council. The Council hereby adopts said mitigated Negative Declaration and incorporates the following mitigation measures into the project: 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report shall be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and compliance with the City Building Codes. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 2. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separator must be regularly maintained to ensure efficient pollutant removal. 1-10 d A T PD 61-00 Ordinance Page 2 3. The project shall include: C • Short-and long-term bicycle parking for employee use; H • Shower and locker facilities for employees to encourage bicycling and walking to work; M • A pleasant, partially covered, wind-buffered outdoor employee rest area to encourage E employees to stay on site during the lunch hour; and N Extensive tree planting in the parking areas to help reduce evaporative emissions from T automobiles. 4. New buildings constructed on this site shall incorporate the following as feasible: • Energy-efficient lighting systems for both interior and exterior use; • Increased wall and attic insulation beyond Title 24 requirements; • Skylights or other means of maximizing natural daylighting, especially at the center of the building; • Operable windows in employee work and break areas to maximize natural ventilation; • Lighting controls (occupancy and motion sensors); and • Dual glazed windows. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these energy conserving features. 5. A site and project specific Health and Risk Assessment shall be submitted to the Community Development Department and approved prior to any issuance of building or grading permits. 6. Compliance with provisions of the basic notification document prepared by England and Associates for Unocal (Project No. 147-1) and with a Health and Risk Assessment prepared specifically for this site shall be required as part of any building or grading permit issued for work on this site. 7. If any archaeological resources are found during site preparation,all earth-work within 150 feet of object(s) shall cease until the resources have been evaluated by a qualified archaeologist. Any additional mitigation measures recommended by the archaeologist shall be evaluated by the Community Development Director, and upon Director approval, implemented by the applicant. 8. The new buildings shall incorporate facilities for interior and exterior on-site recycling. 9. A plan for recycling construction material waste shall be submitted with the building permit application for review and approval by the Community Development Director. 1-11 A T PD 61-00 Ordinance T Page 3 A .SECTION 2. The City Council makes the following findings: C H 1. The project,as conditioned,will be compatible with existing and allowed land uses in the area. M E 2. The project's location or access arrangements do not significantly direct traffic to use local or N collector streets in residential zones. T 3. The project, which is a PD rezoning to allow large offices and other uses consistent with the General Plan 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. 6. As conditioned, the project is consistent with the General Plan, including policies on government office locations and the desirability for convenience services primarily serving area workers. 7. A mitigated Negative Declaration was prepared by the Community Development Department on July 13, 2000, which describes significant environmental impacts associated with project development. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial study ER 61-00 being incorporated into the project. SECTION 3. The Zoning Regulations Map Amendment PD 61-00 is hereby approved, subject to the following conditions: 1. Except as otherwise noted in these conditions of approval, all requirements included in the zoning regulations for the C-S zone shall apply. Upon adoption of the Airport Area Specific Plan,except-as otherwise noted in these conditions of approval,all requirements included in the specific plan for the C-S zone shall apply. 2. Allowed and conditionally allowed uses shall be as specified in the attached EXHIBIT A: PD USES ALLOWED AND CONDITIONALL YALLOWED A T 100 CROSS STREET. 3. 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 as indicated in the list of allowable uses recommended by staff. 1-12 A PD 61-00 Ordinance r Page 4 4. The following types of office-related uses are prohibited: non-branch banks,real estate offices, C financial institutions,medical clinics,doctors offices,and lawyers offices. H M 5. Government agencies not functionally related to general government,social services,or health E care operations,as specified in the General Plan Land Use Element Section 5.1 may be allowed N at the site through the approval of an administrative use permit where it can be demonstrated T that there is no public visitation. The Hearing Office may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 6. 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. 7. Bicycle Parking: The applicant shall provide additional short- and long-term parking for bicycles as required by the Zoning Regulations. On all plans submitted for tenant improvements for each of the proposed tenant spaces, clearly identify the lockers or lockable rooms that will be reserved for employee bicycle storage consistent with standards of the City's Bicycle Transportation Plan. SECTION 4. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the day of , 2000, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2000, on the following roll call vote: AYES: NOES: ABSENT: Mayor Allen Settle ATTEST: City Clerk Lee Price 1-13 A T PD 61-00 Ordinance T Page 5 A APPROVED AS TO FORM: C H M E "toe � N *Io y Jo nsen T 1-14 A EXHIBITA: T PD USESALLOWEDAND CONDITIONALLYALLOWEDAT 100 CROSSSTREET PD 61-00 " C H Type of Use Approval Requirement M E Advertising and related services A N Airports and related services -- T Ambulance services -- Amusement arcades(video games) -- Antennas—municipal,commercial,and public utility broadcasting and D wireless communications Athletic and health clubs,fitness centers,game courts,and other D recreational facilities-indoor ATM machine D Auto repair and related services(body,brake,transmission,muffler -- shops;painting,etc.) Auto sound system installation -- Banks and savings and loans D Barbers,hairstylists,manicurists,tanning centers A Broadcast studios D Building and landscape maintenance services D Cabinet and carpentry shops -- Caretakers quarters D Carwash—mechanical — Carwash—self-service -- Catering services A Cemeteries,mausoleums,columbariums — Churches, synagogues, temples D Circus,carnival,fair,festival,parades — Computer services A Construction Activities(Section 17.08.010G). A Contractor's yards -- Credit reporting and collection A Credit Unions and Finance Companies D Daycare center D Delivery and courier services A Detective and security services A Drive-in theaters -- Employment agencies A with a min floor area of 2,500 SF 1-15 PD 61-00 List of Allowed Uses A Page 2 T Equipment Rental D T A Exterminators and fumigators D C Feed stores and farm supplies - g Florists D M Food bank and package food distribution centers D E Gas distributors-containerized(butane,propane,oxygen,etc.) -- N Government agency offices and meeting rooms. PC T Government-Non-public serving:engineering, computer services, - 3 administrative / Government-Social services - Government-Public serving,permits, taxes,judicial, etc. - Insurance services(local) A with a min floor area of 2,500 SF Insurance services(regional) A with a min floor area of 2,500 SF Internet services(connection and traffic routing facilities) D.r Category description needs .' -'clarlfi6i ion=manned? unmanned? Laboratories for medical or analytical research A Laundry/dry cleaner • cleaning plant - • pick-up point A • self-service - Manufacturing-food,beverages;ice,apparel,electronic,optical, D instrumentation products;jewelry;musical Mortuary - Nightclubs,discotheques,etc. - Offices-contractors and construction management A Offices-architecture,engineering,industrial design A Offices(professional)counselors,accountants, investment brokers, A appraisers with a min floor area of 2,500 SF Organizations(professional,religious,political,labor,fraternal,trade, youth,etc.)offices and meeting rooms D Parking(as a principal use) -- Photocopy services and quick printers A Photo finishing-retail A Photo finishing-wholesale;blue-printing and microfilming service A A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-16 PD 61-00 List of Allowed Uses A Page 3 r Photographic studios A Post offices and public and private postal services A C Printing and publishing A H Public assembly facilities(community meeting rooms,auditorium, lyj convention halls) PC, E Repair services—small appliances, locksmiths,seamstress,shoe repair, A 7N large appliances,electrical equipment,power tools, saw sharpening j Research&development—services,software,consumer products, instruments,office equipment,and similar items A J Research&development—transportation equipment,weapons,metals, J building,etc. PC Restaurants,sandwich shops,take-out food,.etc. A UNDER 1,200 SF Restaurants,sandwich shops,take-out food,etc OVER 1,200 SF D Retail sales—convenience stores:groceries, liquor and specialized foods A (bakery,etc.) UNDER 1,500 SF Retail sales—convenience stores: groceries, liquor and specialized foods D (bakery,etc.) OVER 1,500 SF Retail sales—outdoor sales of building materials and gardening supplies — (lumberyards,nurseries) Retail sales—indoor sales of building materials and gardening supplies A (floor,paint,glass). Retail sales—appliances,furniture and furnishings,musical instruments; data processing equipment,business,office and medical equipment A stores;sporting goods,outdoor supply. Retail sales and repair of bicycles A Retail sales and rental—autos,trucks,motorcycles,RV's — Retail sales—auto parts and accessories except tires and batteries as A principal use Retail sales—tires and batteries -- Schools •Collegestuniversities UNDER 1,500 SF -- •Colleges/universities OVER 2,500 SF — Secretarial and related services such as transcribing,telephone answering D Service stations — Skating Rinks — Social services(see also organizations) See organizations Swap meets -- Tattoo parlors — Ticket/travel agencies A A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-17 PD 61-00 List of Allowed Uses A Page 4 T, T Tire recapping — A Title companies A C with min. floor area of 2,500 H SF and no public visitation M requirements Trailer rental — E N Trucking/taxi service -- T, Utility company—Corp yards — Utility company—Engineering and administration offices A with min.floor area of 2,500 SF Warehousing,distribution,moving,mini-storage as a principal use Water treatment services A Wholesale(excluding fuel dealer)and mail order A Notes: 1. Use requires specific approval by the Airport Land Use Commission(may be incompatible with ALUP Area 3). 2. Computer services limited to data processing and technical support. 3. Allowable with administrative use permit with documentation of limited public visitation and determination of consistency with City's tri-polar policy and with public facility and office location policies(General Plan). 4. Zoning Regulations allow large offices(min.2,500 sf floor area per tenant)with PD Overlay. Non-branch banking services,real estate offices,financial institutions,medical clinics,doctor's offices and lawyer's offices are prohibited. 5. 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. 6. Outdoor storage is not appropriate in this location. 7. Auto sales in areas other than Auto Park Way should be minimized according to the General Plan Land Use Element. Italics note use descriptions not currently included in the Zoning Regulations. Some were suggested by the applicant, some by staff. A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-18 RESOLUTION NO. (2000 Series) A T A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE REQUEST TO AMEND THE ZONING MAP FROM SERVICE-COMMERCIAL(C-S) TO SERVICE-COMMERCIAL PLANNED C DEVELOPMENT OVERLAY ZONES (C-S-PD) FOR PROPERTY LOCATED AT H 100 CROSS STREET(PD 61-00) M E WHEREAS, the Planning Commission conducted public hearings on July 26, 2000, and N recommended approval of the rezoning (PD 61-00) to change the designation on the City's T zoning map from C-S, Service-Commercial to C-S-PD, Service-Commercial Planned Development, for property located at 100 Cross Street; and WHEREAS, the City Council conducted a public hearing on September 5, 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 inconsistent with the General Plan because [Council to specify reasons]. SECTION 2. Action. The request to rezone the property located at 100 Cross Street from C-S to C-S-PD is hereby denied. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this_day of , 2000. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: City Attorney Jeffrey G. Jorgensen 1-19 ��1e��llll l l�llllll�� T i T cityo san vu�s oBispoA 990 Palm Street, San Luis Obispo, CA 93401-3249 H M REVISED INITIAL STUDY ER 61-00 E ENVIRONMENTAL CHECKLIST FORM N T 1. Project Title: Weyrich Development Commercial PD 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Whitney Mcllvaine, Associate Planner (805) 781-7168 4. Project Location: 100 Cross Street (formerly 3965 South Higuera) 5. Project Sponsor's Name and Address: Weyrich Development 1245 Vine Street Paso Robles, CA 93446 6. General Plan Designation: Services & Manufacturing 7. Zoning: C-S, Service Commercial 8. Description of the Project: The project proposes to add the Planned Development overlay zoning to the site to enable large office tenants, consistent with Land Use Element policy 3.3.2 E, which states that large offices, with no single tenant space less than 2,500 square feet, and having no substantial public visitation or need for access to downtown government services, may be in the Services and 1-20 O The Ci of San Luis Obis es. City Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805) 781-7410. A T C H M Manufacturing districts, subject to approval of a Planned Development (PD) E zoning application. The applicant also wishes to establish a list of uses specific N to this site consistent with the General Plan as allowed by Zoning Regulations T Section 17.50.020. A 42,000-square-foot, two-story commercial building is proposed for construction on the site to accommodate uses as allowed. 9. Project Entitlements Requested: The applicant has applied for environmental review, architectural review, and the PD rezoning. 10. Surrounding Land Uses and Settings: The vacant 2.35-acre site is located at the southeast comer of Tank Farm Road and South Higuera Street. Access is from Cross Street. Surrounding uses are service-commercial and residential. 11. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): Airport Land Use Commission (hearing scheduled for June 21 , 2000) 2 1-21 A T ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: T A The environmental factors checked below would be potentially affected by this project, C involving at least one impact that is a "Potentially Significant Impact" as indicated by the H checklist on the following pages. M E N Land Use and Planning Biological Resources Aesthetics T Population and Housing X Energy and Mineral X Cultural Resources Resources X Geological Problems X Hazards Recreation X Water Noise Mandatory Findings of Significance X Air Quality Public Services „��;p ,� • �,; X Transportation and X Utilities and Service Circulation Systems �a FqThere 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. F-1 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 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 X prepared. I find that the proposed project May have a significant effect on the environment, and a ENVIRONMENTAL IMPACT REPORT is required. 3 1-22 A T I find that the proposed project MAY have a significant effect(s) on the environment, but at leas one effect (1) has been adequately analyzed in an earlier document pursuant to applicable lega standards, and (2) has been addressed by mitigation measures based on the earlier analysis as C 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 H analyze only the effects that remain to be addressed M I find that although the proposed project could have a significant effect on the environment, there E WILL NOT be a significant effect in this case because all potentially significant effects (1) have N been analyzed in an earlier EIR pursuant to applicable standards and (2) have been avoided ol T mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. 4 1-23 A T T A August 10, 2000 C Xgrat-ur6 Date g M E Ronald Whisenand, Development Review Manager for Arnold Jonas, Community Development Dir. N Printed Name. T EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone), A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they. reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 5 1-24 Issues and Supporting Informat. . Sources Sources Pots. .y Potentially Las Than No Significant Significant Significant Impact A ER 61-00 Issues Unless impact mitigation T Page 6 Incorporated C 1. LAND USE AND PLANNING - Would the proposal: H a) Conflict with general plan designation or zoning? 1,2, X M 13 E b) Conflict with applicable environmental plans or policies X N adopted by agencies with jurisdiction over the project? T c) Be incompatible with existing land use in the vicinity? X d) Affect agricultural resources or operations (e.g. impact to soils or farmlands, or impacts from incompatible X land uses? e) Disrupt or divide the physical arrangement of an established community (including a low-income or X minority community)? 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 3.5.2 F allows for large offices with the proper approvals. Zoning regulations implement LUE policy through Note 10 following Table& Uses Allowed by Zone which provides for establishing large offices in the CS and M zones, subject to PD zoning approval. Office 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 prohibitd. The Zoning Regulations, under Section 17.50.020 allows any use or combination of uses which conform with the general plan to be established on a site through the PD rezoning process. The list of uses which the applicant has requested as part of the PD rezoning application will be reviewed by the Planning Commission and City Council Findings which the Planning Commission and City Council must make in approving a PD zoning for large offices are outlined in zoning regulations Section 17.62.040 C. The Commission and Council must also find that uses allowed as part of a PD rezoning are consistent with the General Plan (Section 17.50.020). The Airport Land Use Commission will review the proposed rezoning on July 21, 2000.The County staff report is recommending approval of the project subject to standard conditions. Conclusion: The applicant's processing of the PD rezoning is the appropriate way to request large offices and other uses consistent with the general plan at this site. Any conditions of aproval specified by the Airport Land Use Commission will be reiterated in the City's review of the project. 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 X or major.infrastructure? C) Displace existing housing, especially affordable housing? X 6 1-25 Issues and Supporting Informat. Sources Sources Pots. .,y Potentially Less Than No Significant Significant Significant Impact A Issues Unless Impact ER 61-00 mitigation Page 7 Incorporated r A This is essentially a vacant infill site which the City's general plan and zoning regulations have designated C as appropriate for development. Site development and rezoning are not likely to induce growth beyond H what is already anticipated. M E Conclusion: No impacts. N 3. GEOLOGIC PROBLEMS. Would the proposal result in or expose people to potential impacts involving: T a) Fault rupture? 3,4, X 17 r b) Seismic ground shaking? X X 1Jl c) Seismic ground failure, including liquefaction? X X d) Seiche, tsunami, or volcanic hazard? X e) Landslides or mudflows? X f) Erosion, changes in topography or unstable soil X conditions from excavation, grading, or fill? X g) Subsidence of the land? X h) Expansive soils? X i) Unique geologic or physical features? X There are no known fault lines on site or in the immediate vicinity. The Los Osos fault is approximately 5 miles away. Faulting has also been identified at the base of the Irish Hills to the southwest of this site. The City of San Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during the life of proposed structures. Structures must be designed in compliance with seismic design criteria established in the Uniform Building Code. The site lies in an area identified by the Seismic Safety Element of the General Plan as being in the "R", Recent Alluvium, zone which has a high liquefaction risk. As defined in the Seismic Safety Element, "liquefaction involves a sudden loss in strength of a saturated cohesionless soil (predominantly fine grain sand) which is caused by shock or strain (such as an earthquake), and results in a temporary transformation of the soil to a fluid mass." Liquefying layers near the surface can cause a sinking, "quicksand" effect. At lower levels, liquefying layers can cause a slipping surface for layers above. However, the soils report prepared for Tract 2202 (City file #TR 74-95), which created this lot, indicates that, due to the primarily fine-grained clayey soils underlying the site and the relative density of these soils, the potential for liquefaction is considered low. Mitigation: Consistent with the recommendations included in the Seismic Safety Element, a detailed soils engineering report shall be submitted at the time of building permit which considers special grading and construction techniques necessary to address the potential for liquefaction and compliance with the City Building Codes. It shall identify the soil profile on site and provide site preparation recommendations to ensure against unstable soil conditions. Grading and building must be designed and performed in compliance with the soils engineering report. 4. WATER. Would the proposal result in: a) Changes in absorption rates, drainage patterns, or the 5 X rate and amount of surface runoff? b) Exposure of people or property to water related hazards such as flooding? X c) Discharge into surface waters or other alteration of surface water quality (e.g. temperature, dissolved X oxygen or turbidity? 7 1-26 Issues and Supporting Informat. Sources Sources poten. ..y potentially Less Than No Significant Significant Significant Impact A ER 61-00 Issues Unless Impact mitigation T Page 8 Incorporated d) Changes in the amount of surface water in any water C body? X H e) Changes in currents, or the course or direction of M water movements? X E f) Change in the quantity of ground waters, either N through direct additions or withdrawals, or through X T interception of an aquifer by cuts or excavations or through substantial loss of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? X h) Impacts to groundwater quality? X i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? X Drainage and Surface Water Site development will increase the amount of surface runoff. Site drainage will be directed into storm drains in Cross Street which will convey water to San Luis Creek. Any development involving extensive grading, expansive parking areas, or the servicing of vehicles may result in petroleum-contaminated drainage polluting nearby surface waters. Discharge of any pollutants (e.g. sediment as a result of grading, herbicides, pesticides, janitorial cleaning products, and toxic substances such as motor oil, gasoline, and anti-freeze) or heated water (e.g. from steam cleaning sidewalks) into a storm water system or directly into surface waters is illegal and subject to enforcement action by the Regional Water Quality Control Board. To avoid discharging toxic pollutants into nearby surface waters and to avoid any negative impacts on areawide drainage as a result of site development, the following mitigation is recommended: Mitigation: Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separator must be regularly maintained to ensure efficient pollutant removal. Flooding Most of the site is designated as Flood Zone C on the Flood Insurance Rate Map (FIRM). This is considered an area of minimal flooding. Conclusion:. 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 6, 7 X with APCD Environmental Guidelines)? b) Expose sensitive receptors to pollutants X c) Alter air movement, moisture, or temperature, or cause any change in climate? X d) Create objectionable odors? X The letter from the Air Pollution Control District indicates this project will exceed the 10lbs per day threshold, requiring mitigation. Site development will impact air quality as a result of construction activity and traffic generated by uses established. Standard mitigation is recommended to reduce impacts resulting from construction activity and transportation-related impacts to air quality. 8 1-27 Issues and Supporting Informat._ .. Sources Sources Pots. .,y Potentially Less Than No Significant Significant Significant Impact A ER 61-00 Issues Unless Impact mitigation j Page 9 Incorporated T A C Short-term Impacts H M During project construction, there will be increased levels of fugitive dust associated with construction and E grading activities, as well as construction emissions associated with heavy duty construction equipment. N Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X. (Sec. I 3307.2) will adequately mitigate short-term impacts. No further mitigation is necessary. Long-Tenn Impacts San Luis Obispo County is a non-attainment area for the State ozone and PM,o (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. Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are also a significant source of PM10. Thus, a major requirement in the CAP is the implementation of transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents. The APCD recommends that site development include the following mitigation measures to encourage transportation alternatives to the single occupant vehicle and make the project attractive to bicyclists and pedestrians. See the discussion under Energy and Mineral Resources below since energy conservation has a beneficial impact on air quality. Mitigation: The project shall include: 1. Short- and long-term bicycle parking for employee use; 2. Shower and locker facilities for employees to encourage bicycling and walking to work; 3. A pleasant, partially covered, wind-buffered outdoor employee rest area to encourage employees to stay on site during the lunch hour; and 4. Extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 6. TRANSPORTATION/CIRCULATION. Would the proposal result in: a) Increased vehicle trips or traffic congestion? 91 X 11, 18 b) Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or incompatible uses X (e.g. farm equipment))? c) Inadequate emergency access or access to nearby uses? X d) Insufficient parking capacity on-site or off-site? X e) Hazards or barriers for pedestrians or bicyclists? X f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? X 9 1-28 Issues and Supporting Informal.-.i Sources Sources Pote,. .,y Potentially Less Than No Significant Significant Significant Impact A Issues Unless Impact ER 61-00 mitigation T Page 10 Incorporated C with San Luis Obispo Co. X H g) Rail, waterborne or air traffic impacts (e.g. compatibility Conclusion: Traffic impacts of site development were evaluated with the tract that created this lot. M Improvements were made to South Higuera Street and Tank Farm Road, including a new bus stop pull out on E the south side of Tank Farm Road immediately adjacent to this lot. Sidewalks and bike lanes are also existing N along the lot's two street frontages.Mitigation recommended under "Traffic"above supports alternative T transportation.No further mitigation is necessary. 7. BIOLOGICAL RESOURCES. Would the proposal affect: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals 10 X or 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? X e) Wildlife dispersal or migration corridors? X Conclusion: With mitigation as recommended under "Water" for filtering storm drainage, impacts to the creek will be less than significant. 8. ENERGY AND MINERAL RESOURCES. Would the proposal: a) Conflict with adopted energy conservation plans? 12 X b) Use non-renewable resources in a wasteful and inefficient manner? 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, and to be consistent with mitigation measures adopted as part of the Tract.2202 (ER 54-93 and ER 74- 95) approval, the following standard mitigation is recommended: Mitigation: New buildings constructed on this site shall incorporate the following as feasible: • Energy-efficient lighting systems for both interior and exterior use; • Increased wall and attic insulation beyond Title 24 requirements; • Skylights or other means of maximizing natural daylighting, especially at the center of the building; • Operable windows in employee work and break areas to maximize natural ventilation; • Lighting controls (occupancy and motion sensors); and • Dual glazed windows. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review 10 1-29 Issues and Supporting Informat. .t Sources Sources Pote.. ..y Potentially Less Than No Significant Significant Significant Impact A ER 61-00 Issues Unless Impact mitigation j Page 11 Incorporated r A this document and make a final decision as to the feasibility of incorporating these energy conserving C features. H S. HAZARDS. Would the proposal 'involve: M a) A risk of accidental explosion or release of hazardous 19, E substances (including, but not limited to: oil, pesticides, 20 X rj chemicals or radiation)? T 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 X health hazards? e) Increased fire hazard in areas with flammable brush, grass or trees? X Due to the site's close proximity to old petroleum transmission mains, there may be areas of "undefined" contamination within the project site. England & Associates' reports have defined areas of contamination along Tank Farm Road down to 100 ppm and indicate the portion of this along Tank Farm Road is affected by contamination. Prior to issuance of any building or grading permit, the developer/owner must remove all site contamination or clearly define the areas of contamination and justify that such areas pose no threat to human health and/or the environment. Mitigation is recommended to ensure areas of contamination will pose no significant threat to human health and/or the environment. Conclusion: Potentially significant unless mitigated. Site development is likely to encounter soil contamination. Mitigation: A site and project specific Health and Risk Assessment shall be submitted to the Community Development Department and approved prior to any issuance of building or grading permits. Compliance with provisions of the basic notification document prepared by England and Associates for Unocal (Project No. 147-1) and with a Health and Risk Assessment prepared specifically for this site shall be required as part of any building or grading permit issued for work on this site. 10. NOISE. Would the proposal result in: a) Increase in existing noise levels? 14 X b) Exposure of people to "unacceptable" noise levels as defined by the San Luis Obispo General.Plan Noise X Element? Conclusion: Office uses are generally quieter than many service and light industrial types of uses allowed in the C-S zone. Therefore, the establishment of additional office uses may actually have a positive impact on ambient noise conditions at the site. Standard construction techniques should ensure that people working on site will not be exposed to unacceptable noise levels. 11. PUBLIC SERVICES. Would the proposal have an effect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? X b) Police protection? X c) Schools? X d) Maintenance of public facilities, including roads? X e) Other governmental services? X " 1-30 Issues and Supporting Informat, ., Sources Sources Poter. .,y potentially Less Than No Significant Significant Significant Impact A Issues Unless Impact ER 61-00 mitigation T Page 12 Incorporated Conclusion: This is essentially an infill project that can be accommodated by existing public services. C 12. UTILITIES AND SERVICE SYSTEMS. Would the proposal result in a need for new systems or supplies, H or substantial alterations to the following utilities: M a) Power or natural gas? 21, X E 15 N b) Communications systems? X T c) Local or regional water treatment or distribution facilities? X d) Sewer or septic tanks? X e) Storm water drainage? X f) Solid waste disposal? X g) Local or regional water supplies? X All Utilities except Solid Waste This is essentially an infill project that can be accommodated by existing utilities and service systems. It is subject to water allocation requirements and water and wastewater impact fees. If the developer wishes to create separate commercial condominiums Uniform Plumbing Code standards and City policy require provision of separate utility services to each air-space condominium. Please refer to comments from the Utilities Department. Solid Waste Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians 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 capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. New recycling facilities, currently being installed at the landfill, should help the city reach this goal. To 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 be submitted with the building permit application. The project should include facilities for both interior and exterior recycling to reduce the waste stream generated by the project consistent with the Source Reduction and Recycling Element. Mitigation: The new buildings shall incorporate facilities for interior and exterior on-site recycling. A plan for recycling construction material waste shall be submitted with the building permit application for review and approval by the Community Development Director. 13. AESTHETICS. Would the proposal: a) Affect a scenic vista or scenic highway? 9, 8 X X b) Have a demonstrable negative aesthetic effect? X c) Create light or glare? X The Circulation Element shows this site adjacent to a roadways of high scenic value - Tank Farm Road and South Higuera Street. Significant views are of the distant Santa Lucia Hills. This project is not likely to significantly impact those views because the building is set back a minimum of 70 feet from the street and covers only 20% of the lot. 12 1-31 Issues and Supporting Informat. Sources Sources Pote.. .,y Potentially Less Than No Significant Significant Significant Impact A ER 61-00 issues Unless Impact mitigation T Page 13 Incorporated T A Architectural review is required to ensure the project will not have a negative aesthetic effect. C H Conclusion: Less than significant. M 14. CULTURAL RESOURCES. Would the proposal: E a) Disturb paleontological resources? 16 X N b) Disturb archaeological resources? X T c) Affect historical resources? X d) Have the potential to cause a physical change which X would affect unique ethnic cultural values? e) Restrict existing religious or sacred uses within the potential impact area? X_ Archaeoloay This site was surveyed in conjunction with an earlier project processed in the County (ED90-813). In the event any resources are encountered during construction, the following mitigation is recommended: Mitigation: If any archaeological resources are found during site preparaion, all earth work within 150 feet of object(s) shall cease until the resources have been evaluated by a qualified archaeologist. Any additional mitigation measures recommended by the archaeologist shall be evaluated by the Community Development Directq and upon Director approval,implemented by the applicant. Historical Resources Across Tank Farm Road from the project site is the historic Long/Bonetti Ranch. In conjunction with a minor subdivision of that property, the owner submitted a historic preservation agreement. The agreement is filed in the Community Development Department under the 3897 South Higuera Street address. In their review of this project on July 26, 2000, the Planning Commission cautioned that the proposed project should not encroach visually on the historic property in terms of building size and placement. Since the proposed building is set well back from both South Higuera Street and Tank Farm Road, its effect on the historic ranch buildings will be less than significant. Conclusion: Less than significant. 15. RECREATION. Would the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? X b) Affect existing recreational opportunities? X Not applicable. 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, X threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or 13 1-32 Issues and Supporting Informat. ., Sources Sources Potei. ..y Potentially Less Than No Significant Significant Significant Impact A Issues Unless Impact ER 61-00 mitigation T Page 14 Incorporated C prehistory? H With mitigation as recommended, the construction and occupancy of the commercial building on this site woul M have no significant adverse environmental impacts on wildlife or cultural resources. b) Does the project have the potential to achieve short- E term, to the disadvantage of long-term, environmental X N goals? T Short- and long-term environmental goals are the same. c) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively X considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable future projects) Without mitigation, the project would have the potential to have adverse impacts for all the issue areas checked in the table on page 3. d) Does the project have environmental effects which will cause substantial adverse effects on human beings, X either directly or indirectly? Mitigation is recommended to reduce to a less than significant level the potential for human beings to b exposed to unsafe soil contamination as a result of oil leaks in Unocal's transmission lines which run down Tank Farm Road. 18. SOURCE REFERENCES 1. City of San Luis Obispo Zoning Regulations, February 2000. 2. City Of San Luis Obispo Land Use Element, August 1999 3• City of San Luis Obispo Seismic Safety Element, July 1975. 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. Flood Insurance Rate Map (Community Panel 060310 0005 C) dated July 7, 1981. 6. APCD's 'CEQA Air Quality Handbook", August 1995. 7. Letter from APCD dated 5-10-00. 8. Architectural Review in San Luis Obispo, June 1983 9. City of San Luis Obispo Circulation Element, November, 1994. 10. City of San Luis Obispo Informational Map Atlas. 11. City of San Luis Obispo Bicycle Transportation Plan, October 1993 12. City of San Luis Obispo Energy Conservation Element, April 1981. 13. San Luis Obispo Airport Land Use Plan, 1979 14. City of San Luis Obispo Noise Element, May 1996. 15. City of San Luis Obispo Source Reduction and Recycling Element, Brown, Vence & Associates, July 1994. 16. County file ED 90-813 17. Soils Engineering Report for T.K. Commercial Park, Tract 2202; prepared by Terratech, INC. Project # L0929 18. Traffic Study prepared for the TK Annexation Project by Associated Transportation Engineers in October 1993; Project # 93043.01 . 14 1-33 Issues and Supporting Informat. Sources Sources Pote. .iy Potentially Lessn,an No Significant Significant Significant Impact A ER 61-00 Issues Unless Impact mitigation T Page 15 Incorporated T A 19. Aquifer Testing and Crude Oil Recovery Unocal Tank Farm Road Pipeline, prepared by England, C Shanin, and Associates in April 1992; Project # 147-A H 20. Results of Site Assessment for the TK development Site on Tank Farm Road, prepared by Earth M Systems in April 1996; Document # 9604-143.RPT E N T . 15 1-34 A T 19. MITIGATION 1. Consistent with the recommendations included in the Seismic Safety Element, a detailed soils C engineering report shall be submitted at the time of building permit which considers special grading and H construction techniques necessary to address the potential for liquefaction and compliance with the City M Building Codes. It shall identify the soil profile on site and provide site preparation recommendations to E ensure against unstable soil conditions. Grading and building must be designed and performed in compliance N with the soils engineering report. T 2. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separator must be regularly maintained to ensure efficient pollutant removal. 3. The project shall include: • Short- and long-term bicycle parking for employee use; • Shower and locker facilities for employees to encourage bicycling and walking to work; • A pleasant, partially covered, wind-buffered outdoor employee rest area to encourage employees to stay on site during the lunch hour; and • Extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles. 4. New buildings constructed on this site shall incorporate the following as feasible: • Energy-efficient lighting systems for both interior and exterior use; • Increased wall and attic insulation beyond Title 24 requirements; • Skylights or other means of maximizing natural daylighting, especially at the center of the building; • Operable windows in employee work and break areas to maximize natural ventilation; • Lighting controls (occupancy and motion sensors); and • Dual glazed windows. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these energy conserving features. 5_ A site and project specific Health and Risk Assessment shall be submitted to the Community Development Department and approved prior to any issuance of building or grading permits. 6. Compliance with provisions of the basic notification document prepared by England and Associates for Unocal (Project No. 147-1) and with a Health and Risk Assessment prepared specifically for this site shall be required as part of any building or grading permit issued for work on this site. 7. If any archaeological resources are found during site preparation,all earthwork within 150 feet of object(s) shall cease until the resources have been evaluated by a qualified archaeologist. Any additional mitigation measures recommended by the archaeologist shall be evaluatd by the Community Development Director,and upon Director approval, implemented by the applicant. 8. The new buildings shall incorporate facilities for interior and exterior on-site recycling. 9. A plan for recycling construction material waste shall be submitted with the building permit application for review and approval by the Community Development Director. 1-35 �� Inlll88fllll�� 81UIIIIII�� I A IIII !IICity T SAn lollS OBIS T All" A so 990 Palm Street, San Luis Obispo, CA 93401-3249 C July 31, 2000 M E N T Weyrich Development 1245 Vine Street Paso Robles, CA 93446 SUBJECT: PD and ER 61-00: 3965 South Higuera Street (100 Cross Street) Request for planned development zoning to allow large offices and other uses consistent with the General Plan, and environmental review Dear Applicant: The Planning Commission, at its meeting of July 26, 2000, recommended that the City Council approve the amendment to the City's zoning map designation from C-S (Service-Commercial) to C-S-PD (Service-Commercial with a Planned Development overlay), based on findings and subject to conditions noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on September 5, 2000. This date, however, should be verified with the City Clerk's office at (805)781-7102. If you have any questions, please contact Whitney Mcllvaine at(805)781-7168. Sincerely, R aid Whise nd Development eview Manager Attachment: Resolution No. 5296-00 cc: SLO County Assessor's Office Steven Pults,AIA 3450 Broad Street, Suite 106 San Luis Obispo, CA 93401© 1 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and actil s36 Telecommunications Device for the Deaf(805)781-7410. A SAN LUIS OBISPO PLANNING COMMISSION T RESOLUTION NO. 5296-00 C H M WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct E N a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, T( California, on July 26, 2000, pursuant to a proceeding instituted under application PD and ER 61-00, Weyrich Development, applicant. �J ITEM REVIEWED: Request for planned development zoning to allow large offices and other uses consistent with the General Plan, and environmental review DESCRIPTION: On file in the office of Community Development Department, City Hall. GENERAL LOCATION: 3965 South Higuera Street (100 Cross Street) 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, as conditioned, will be compatible with existing and allowed land uses in the area. 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones. 3. The project, which is a PD rezoning to allow large offices and other uses consistent with the General Plan 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. 1-37 A Resolution No. 5295-00 T Page 2 T A C 5. The project does not create a shortage of C-S and M-zoned land available for service H commercial or industrial development. M E 6. As conditioned, the project is consistent with the General Plan, including policies on N government office locations and the desirability for convenience services primarily T serving area workers. 7. A Negative Declaration was prepared by the Community Development Department on July 13, 2000, which describes significant environmental.impacts associated with project development. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial study ER 61-00 being incorporated into the project. NOW, THEREFORE, BE IT RESOLVED, that PD and ER 61-00 be approved, subject to the following conditions: Conditions 1. Except as otherwise noted in these conditions of approval, all requirements included in the zoning regulations for the C-S zone shall apply. Upon adoption of the Airport Area Speck Plan, except as otherwise noted in these conditions of approval, all requirements included in the specific plan for the C-S zone shall apply. 2. Allowed and conditionally allowed uses shall be as specified in the Staff Recommendation column in the attached table, PD 61-00: Comparison of Uses. 3. 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 as indicated in the list of allowable uses recommended by staff. 4. The following types of office-related uses are prohibited: non-branch banks, real estate offices, financial institutions, medical clinics, doctors offices, and lawyers offices. 5. Government agencies 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 no public visitation. The Hearing Office may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 1-35 A T Resolution No. 5295-00 Page 3 C 6. The proposed PD allowing professional offices in the C-S zone will require additional H traffic impact fees to be paid prior to issuance of building permits for the tenant M improvements. E N 7. Bicycle Parking: The applicant shall provide additional short- and long-term parking T for bicycles as required by the Zoning Regulations. On all plans submitted for tenant improvements for each of the proposed tenant spaces, clearly identify the lockers or lockable rooms that will be reserved for employee bicycle storage consistent with standards of the City's Bicycle Transportation Plan. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommend that the City Council approve the project. The foregoing resolution was approved by the Planning Commission of the City of San Luis Obispo on motion by Commr. Whittlesey, seconded by Commr. Peterson, and on a separate roll call vote: AYES: Commrs. Aiken, Cooper, Whittlesey, Ready, Peterson, Loh and Osborne NOES: None ABSENT: None _ Arnold B. Jonas, Secretary Planning Commission Dated: July 26, 2000 1-39 A TABLE 1 T PD 61-00: Comparison of Uses T A C H Type of Use Under Applicant's Draft Staff M current C-S Proposal Airport Area Recommenda- E Zone Specific Plan tion N C-S Zone T Advertising and related A A A A services Airports and related PC -- D -- services Ambulance services A — A -- Amusement arcades(video A — D -- games) Antennas—municipal, D1. commercial,and public D A D utility broadcasting and wireless communications Athletic and health clubs, A A D D fitness centers,game courts,and other recreational facilities- indoor ATM machine not a category -- -- D Auto repair and related A -- A -- services(body,brake, transmission,muffler shops;painting,etc.) Auto sound system A -- A -- installation Banks and savings and D A D D . loans Barbers,hairstylists, D A D A manicurists,tanning centers Broadcast studios A A D Building and landscape A A A D . maintenance services Cabinet and carpentry D -- A -- shops Caretakers quarters A A D D Carwash—mechanical D -- A -- Carwash—self-service A -- A -- Catering services A A A A Cemeteries,mausoleums, PC -- -- -- columbariums 1-40 Type of Use Under Applicant's Dl-A Staff current C-S Proposal Airport Area Recommenda- A Page z Zone PD 61-00 Specific Plan hon T g C-S Zone Churches,synagogues, D A D D.1 C temples H M Circus,carnival, fair, D -- -- — E festival,parades N Computer services A A A- A.: T Construction Activities A A -- A (Section 17.08.010G). Contractor's yards A -- D Credit reporting and A A A A collection Credit Unions and Finance -- A D D;r:_, Companies Daycare center D D D Delivery and courier A A A A services Detective and security A A -- A services Drive-in theaters PC -- -- -- Employment agencies -- A D `A= withai&iitb -ti ; aea�of2500;5E=: Equipment Rental A A D Exterminators and A A D KD` fumigators Feed stores and farm A -- D -- supplies Florists -- A D D`r ; 1L S Food bank and package D food distribution centers }-'=_` Gas distributors— D -- D -- containerized(butane, propane,oxygen,etc.) Government agency -- A -- PCJ offices and meeting rooms. Government—Non-public -- A -- — serving:engineering, computer services, administrative Government—Social -- A :- — services Government—Public -- A - —. serving,permits, taxes, judicial, etc. A =Allowed use D =Allowable with Adminisuative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-41 Type of Use Under Applicant's Di-.t Staff current C-S Proposal Airport Area Recommenda- A Page 3 Tone. PD 61-00 Specific Plan tion T C-S Zone T A Insurance services(local) -- A DA C with a-mm floor H area of.2,500.SF M Insurance services -- A D `A = E (regional) ... g ) wi6a min floo"r,. N area of 2,500 SF T Internet services -- A -- D (connection and traffic not a categoryCate routing facilities) _ - descnppon ae64 :clarification- iminarined?:: Laboratories for medical A A A A or analytical research Laundry/dry cleaner • cleaning plant A — A — • pick-up point A A A A • self-service D -- A -- Manufacturing—food, beverages;ice,apparel, electronic,optical, instrumentation products; D D A D5 jewelry;musical Mortuary -- A D — Nightclubs,discotheques, PC -- PC -- etc. Offices-contractors and A A A A construction management Offices-architecture, A A A A engineering,industrial design Offices(professional) A -- A counselors,accountants, (Min SF with a min floor investment brokers, requirements)4 area of 2,500 SF appraisers Organizations (professional,religious, D A D D, political, labor, fraternal, - trade,youth,etc.)offices and meeting rooms Parking(as a principal D -- D use Photocopy services and A A A A quick printers Photo finishing-retail A -- D A A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-42 Type of Use Under Applicant's Dt-.c Staff current C-S Proposal Airport Area Recommenda- A Page a zone PD 61-00 Specific Plan tion T g C-S Zone Photo finishing- C wholesale;blue-printing A A A A H and microfilming service M Photographic studios A A A A E Post offices and public and A A A A Pi private postal services T Printing and publishing A A A A Public assembly facilities (community meeting PC PC PC PC, rooms,auditorium, convention halls) Repair services—small A A A A appliances,locksmiths, seamstress,shoe repair, large appliances,electrical equipment,power tools, saw sharpening Research&development— services,software, A A A A consumer products, instruments,office equipment,and similar items Research&development— transportation equipment, PC D D PC weapons,metals, building,etc. (slightly or change different category cartegory description description) Restaurants,sandwich D A D A shops,take-out food,etc. UNDER 1,200 SF Restaurants,sandwich D D D D shops,take-out food,etc OVER 1,100 SF Retail sales—convenience D A D A stores:groceries, liquor and specialized foods (bakery,etc.) UNDER 1,500 SF Retail sales—convenience D -- D D stores: groceries,liquor and specialized foods (bakery,etc.) OVER 1,500 SF Retail sales—outdoor sales A -- D of building materials and gardening supplies (lumberyards,nurseries) A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-43 Type of Use Under Applicant's Dt__c Staff current C-S Proposal Airport Area Recommenda- A Zone Specific Plan tion T Page 5 PD 61-00 C-S Zone T A Retail sales—indoor sales C of building materials and A A A A H gardening supplies(floor, M paint,glass). Retail sales—appliances, E furniture and furnishings, A A A A N musical instruments;data '1' processing equipment, business,office and medical equipment stores; sporting goods,outdoor supply. Retail sales and repair of A A A A bicycles Retail sales and rental— A A D -- autos,trucks,motorcycles, RV's Retail sales—auto parts and accessories except tires and batteries as A -- A A principal use Retail sales—tires and A -- A -- batteries Schools No such No such *Collegestuniversities category A category _ UNDER 2,500 SF "Collegestuniversities D OVER 2,500 SF Secretarial and related services such as D A D transcribing,telephone answering Service stations A -- D -- Skating Rinks PC -- -- — Social services(see also -- A See l s e,o.. nations: organization s) organizations Swap meets PC -- -- Tattoo parlors D -- D -- Ticket/travel agencies D A under 1,500 D .:-:.A; SF wi nosize.as D if over 1,500 pail of category SF :description:. Tire recapping A Title companies -- A -- A . . with min.floor aiea•of 2,500 SF Trailer rental A -- D -- A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed 1-44 Type of Use Under Applicant's Dt"it Staff current C-S proposal Airport Area Recommends- A Page 6 Zone PD 61-00 Specific Plan tion T C-S Zone Trucking/taxi service A -- D _ C H Utility company—Corp A -- D -- M yards Utility company— D A D ,A . E N Engineering and w4th ma .'tloor administration offices area of 4$60 SF T Warehousing,distribution, moving,mini-storage as a A A A — principal use Water treatment services A A -- A Wholesale(excluding fuel A A A A '71 dealer)and mail order Notes. 1. Use requires specific approval by the Airport Land Use Commission(may be incompatible with ALUP Area 3). 2. Computer services limited to data processing and technical support. 3. Allowable with administrative use permit with documentation of limited public visitation and determination of consistency with City's tri-polar policy and with public facility and office location policies(General Plan). 4. Zoning Regulations allow large offices(min.2,500 sf floor area per tenant)with PD Overlay. Non-branch banking services,real estate offices, financial institutions, medical clinics,doctor's offices and lawyers offices are prohibited. 5. 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. 6. Outdoor storage is not appropriate in this location. 7. Auto sales in areas other than Auto Park Way should be minimized according to the General Plan Land Use Element. Sliadt d:eells;ind>cate:tliat;the staff re co a►mendation:iss different.than the applicant's:request: e iationale s provided in-the Pla#ft Commtsston staff report. Italics note use descriptions not currently included in the Zoning Regulations. Some were suggested by the applicant, some by staff. A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit I v�� — =Use not Allowed 1 A CITY OF SAN LUIS OBISPO T PLANNING COMMISSION STAFF REPORT ITEM# 3 T A BY: Whitney McIlvaine, Associate Planner MEETING DATE: July 26, 2000 C FROM: Ron Whisenand, Development Review Manage H FILE NUMBER: PD/ER 61-00 M E PROJECT ADDRESS: 1.00 Cross Street N SUBJECT: Request to amend the City's zoning map designation from C-S, Service- T Commercial, to C-S- PD, Service-Commercial Planned Development, for property located at the southeast comer of Tank Farm Road and South Higuera Street. 7 SUMMARY RECOMMENDATION Recommend approval of the amendment to the City Council, based on findings, and with conditions. BACKGROUND Data Summary Address: 100 Cross Street (formerly 3965 South Higuera) Property Owner. Tank Farm Properties LLC Applicant: Weyrich Development Representative: Steve Pultz AIA& Associates Zoning: C-S (Service Commercial) General Plan: Services and Manufacturing Environmental status: On July 13, 2000 the Community Development Director determined that the project - qualifies for a mitigated negative declaration of environmental impact. Project action deadline: Legislative actions not subject to processing deadlines Situation The proposal is to add a PD (Planned Development) overlay to allow professional offices with a minimum lease space of 2,500 square feet and other uses consistent with the General Plan on the project site. City Council adopted amendments to the General Plan and Zoning Regulations in March 1987 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 idequate room to accommodate the number of large (over 2,500 sq.ft.) offices expected to need space within the City (Office Supply and Demand Study, Quad Engineering, 1986). The proposed PD overlay zoning is consistent with Land Use Element Policy 3.3.2 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. 1-46 PD 61-00 100 Cross Street A Page 2 T The applicant also wishes to establish a list of uses specific to this site consistent with the General Plan as allowed by Zoning Regulations Section 17.50.020. A 42,000-square-foot, two-story C commercial building is proposed for construction on the site to accommodate uses as allowed. H Building design will be reviewed by the Architectural Review Commission on August 7,2000. M E The Planning Commission reviews zoning amendments and makes a recommendation to the City N Council, which takes a final action on such requests. The project is tentatively scheduled on the T September 5, 2000 Council agenda. Site Description The vacant 2.35-acre site is located at the southeast comer of Tank Farm Road and South Higuera Street. Access is from Cross Street. Surrounding uses are a warehouse grocery store, service-commercial uses and housing. The site is lot 5 of Tract 2202 , part of the TK Annexation which occurred in 1994. Frontage landscaping was.planted as part of the tract improvements. A sewer lift station easement is located on site near the corner of South Higuera Street and Tank Farm Road. Project Description The applicant has submitted a list of desired uses for consideration with the request for PD rezoning.The request is evaluated below in terms of compliance with the San Luis Obispo Airport Land Use Plan; General Plan consistency; consistency with the draft Airport Area Specific Plan; and compatibility with surrounding and proposed development. EVALUATION 1. Airport Land Use Commission The property is within the San Luis Obispo County Airport Land Use Plan's Area 3 — that area under the approach and take-off extensions having both safety and noise considerations. According to the Airport Land Use Commission (ALUC), which review the project on June 21, 2000, the proposed commercial/office building can be approved with conditions which include: recording an avigation easement and soundproofing. Certain uses requested by the applicant are listed as incompatible with airport operations in the Airport Land Use Plan. Therefore, staff is recommending those uses be deleted from the list of allowable uses on this site. A copy of the ALUC's staff report is attached. The County is in the process of updating the ALUP and the compatibility listing. In the future uses not.currently allowed may be allowed. In that case, the applicant could apply for a PD amendment to expand the list of allowable uses for this project. Alternatively, such uses could be designated as allowable with this PD rezoning subject to approval of the Airport Land Use Commission and a Director's use permit. Recommendation: Staff recommends the following uses be prohibited because they are 1-47 PD 61-00 100 Cross Street A Page 3 T T incompatible with airport operations according to the Airport Land Use Plan: Antennas, athletic A and health clubs, banks, broadcast studios, churches, daycare, public assembly facilities, and C schools. H M 2. Rezoning Request & Consistency with the City's General Plan E N A. Services and Manufacturing T 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" and certain large offices as appropriate types of uses. B. Large Offices Land Use Element Policy 3.5.2 F., Appropriate Uses, allows for large offices, with no single tenant space less than 2,500 square feet, and having no substantial public visitation or need for access to downtown government services, subject to approval of a Planned Development zoning application. 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. 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. Office 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. Findings which the Planning Commission and City Council must make in approving a PD zoning for large offices are outlined in Zoning Regulations Section 17.62.040 C. In recent months,the Economic Development Manager has received many requests from local and potentially new businesses for large office space in the community. The need appears to begin at 5,000 square feet and go as high as 50,000 square feet. Currently space is not available to fill that need. Recommendation: Staff is recommending that the following large office uses be allowed subject to a minimum floor area requirement of 2,500 square feet: Insurance companies; financial services that do not directly serve retail customers;employment services; accountants;investment brokers; insurance services; counselors; title company, utility company —engineering and administrative offices;and appraisers. C. The Tri-Polar Concept Since the early 1980s, the City's Land Use Element (LUE) has contained policies which encourage governmental offices to.be congregated in certain physical areas of the City. The term 1-48 PD 61-00 100 Cross Street A Page 4 T "tri-polar" evolved because the locations for government offices were to be located at three different geographic areas or "poles". The three poles are Johnson Avenue near General C Hospital, the downtown civic center and the South Higuera area near Prado Road. Current H policies related to these poles are now contained in the LUE Sections 3.2.2, Office Locations; M 5.1, Public Facilities; and shown on the map in Figure 5. E N LUE Policy 5.1.6 discusses the Social Services area and the desire for certain specified T governmental offices to be located in that area (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. Recommendation: Staff recommends that government offices which can be found consistent with general plan policies and the tri-polar concept be allowed subject to administrative use permit approval. Allowing government social services, as requested by the applicant, would not be consistent with adopted City policy. D. Other Uses requested as part of the PD Rezoning In addition to large offices, the applicant is requesting approval of several other uses normally not allowed in the C-S zone but potentially allowable if determined to be consistent with the general Plan. The Zoning Regulations, under Section 17.50.020 allow any use or combination of uses which conform with the General Plan to be established on a site through the PD rezoning process. Recommendation: Staff recommends that certain uses which are not typically allowed in the C- S zone be allowed or conditionally allowed because they are consistent with General Plan policy. These uses include: ATM machines, barbers, etc.; credit unions; florists; internet services; convenience stores under 1,500 SF; restaurants under 1,500 SF; and travel agents. 3. Draft Airport Area Specific Plan (AASP) The project site would continue to be zoned C-S with adoption of the Airport Area Specific Plan. However,the draft plan includes a matrix of allowable uses which is somewhat different than the current Zoning Regulations. In several cases, the staff recommendations noted in the attached table, PD 61-00: Comparison of Uses, follow the draft AASP, and are also consistent with the General Plan. 4. Compatibility In both the applicant's list of requested uses and staffs recommendation, several uses normally allowed or conditionally allowed in the C-S zone have been specifically prohibited because they would not be compatible with the proposed development or surrounding development. Examples include auto sound system installation; cemeteries; mortuaries, car washes; tire recapping; and outdoor sales. Staff is also recommending against car sales as incompatible due to insufficient parking; General Plan policies related to the location of car sales; and proximity to residential 1-49 PD 61-00 100 Cross Street A Page 5 T T neighborhoods(noise, light, and test driving issues). A C ALTERNATIVES H M 1. Recommend that the City Council deny the proposed PD zoning amendment, based on E inconsistency with the General Plan. Planning Commission action is final unless appealed to N the City Council. T 2. Continue review of the amendment with specific direction to the applicant and staff. 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. RECOMMENDATION Review the initial study of environmental impact, and recommend approval of the amendment to the City's zoning map designation from C-S, Service-Commercial, to C-S-PD, Service- Commercial with a Planned Development overlay to the City Council, based on findings, and with conditions. Findino 1. The project will be compatible with existing and allowed land uses in the area 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones. 3. The project, which is a PD rezoning to allow large offices and other uses consistent with the General Plan 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. 6. As conditioned, the project is consistent with the General Plan, including policies on government office locations, with the recommended condition that the County of San Luis Obispo 7. A Negative Declaration was prepared by the Community Development Department on July 13, 2000, which describes significant environmental impacts associated with project 1-50 PD 61-00 100 Cross Street A Page 6 T development.. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached C initial study ER 61-00 being incorporated into the project. H M Conditions E N 1. Except as otherwise noted in these conditions of approval, all requirements included in the T zoning regulations for the C-S zone shall apply. Upon adoption of the Airport Area Specific Plan,except as otherwise noted in these conditions of approval,all requirements included in the specific plan for the C-S zone shall apply. 2. Allowed and conditionally allowed uses shall be as specified in the Staff Recommendation. column in the attached table, PD 61-00: Comparison of Uses. 3. 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 as indicated in the list of allowable uses recommended by staff. 4. The following types of office-related uses are prohibited: non-branch banks,real estate offices, financial institutions,medical clinics,doctors offices,and lawyers offices. 5. Government agencies 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 Office may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 6. 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. 7. Bicycle Parking: The applicant shall provide additional short- and long-term parking for bicycles as required by the Zoning Regulations. On all plans submitted for tenant improvements for each of the proposed tenant spaces, clearly identify the lockers or lockable rooms that will be reserved for employee bicycle storage consistent with standards of the City's Bicycle Transportation Plan. OTHER DEPARTMENT COMMENTS The Fire and Utilities Departments indicates the services are adequate for the building. The Public Works Department project memo highlights street right-of-way improvements, street trees, bicycle parking requirements and flood zone requirements. Building Division has provided comments on building code and site grading issues. 1-51 PD 61-00 100 Cross Street1 Page 7 ' T T Y, Attachments: ]//Ji( " ; f��/ � A e S F H �� I Vicinity Map � / Proposed PD Zoning Map F M Reduced Scale Site Plan E Table: PD 61-00: Comparison of Uses N Airport Land Use Commission Staff Report T Excerpts from the Land Use Element Excerpts from the Zoning Regulations Initial Environmental Study with Comments from other City Departments 1-52 co , Staff Report A San Luis Obispo County Airport Land Use Commission T C DATE: JUNE 21,2000 H M TO: AIRPORT LAND USE COMNIISSION E N FROM: BILL ROBESON,ALUC STAFF T SUBJECT:WEYRICKDEVELOPMENTZONINGAMENDMENr CITYOFSANLUISOBISPO. OBTAIN PLANNED DEVELOPMENT (PD) OVERLAY ZONING FOR AN EXISTING CON31ERCIAL SERVICE(CS)ZONED PARCEL INTO ALLOW LEASING FOR OFFICE USES INSIDE A PROPOSED 429357 SQUARE FOOT BUILDING. THE SITE IS LOCATED AT THE SOUTHERN CORNER OF SOUTH HIGUERA AND TANK FARM ROAD. THE PHYSICAL ADDRESS AND ACCESS ARE AT 100 CROSS STREET IN THE CITY OF SAN LUIS OBISPO. THE SITE IS LOCATED IN THE SAN LUIS OBISPO COUNTY AIRPORT PLAN/ZONE 3. RECOMMENDATION Recommend approval of the project to the City of San Luis Obispo based on the following: Finding- The proposed development can be compatible with the 1973 San Luis Obispo County Airport Land Use Plan,with the recommended conditions in this report. PROJECT DESCRIPTION Proposal: Obtain Planned Development(PD)Overlay zoning for an existing Commercial Service(CS) zoned parcel in order to allow leasing for office uses inside a newly constructed 42,357 square foot budding. Location: 100.Cross Street in the City of San Luis Obispo,Northeast of the San Luis Obispo County Airport. City General Plan: l fisting zoning-Commercial Service Proposed zoning-Commercial Service with Planned Development Overlay San Luis Obispo County Airport Plan: Airport Land Use Areas: The proposed development is within Area 3 -Under Approach and Climbout Extensions: Office Buildings are conditionally approvable. SETTING Existing Uses: Undeveloped/vacant county Government Cantar, San 0S) 1—G3 June 21, 2000 Page 2 WEYRICK DEVELOPMENT - Zoning Amendment A T T A Site Area: 2.35 acres C H Topography. nearly level topography M E Vegetation: Grasses N T DISCUSSION The applicant proposes to change the general plan and zoning to allow a 42,357 square foot office building (( with a Planned Development(PD)Overlay in order to allow leasing of office spaceluses.The office building will be"conditionally approvable"in Area 3 of the Airport Plan. The conditions recommended by the Airport Plan include: granting an avigation easement and soundproofing. FAR Part 77 The proposed project does not activate the notice requirements of FAR Part 77, Subchapter B. FAR Form 7460-1 "Notice of proposed Construction or Alteration" is not required. Summary The ALUC staff advises that your Commission recommend to the City that this project be approved, with conditions. This is because the airport land use plan shows that in Area 3 office buildings would be "conditionally approvable". Conditions from the airport land use plan are provided below. RECOMMENDED CONDITIONS Conditions for entire site: 1. Soundproofing shall be added to reduce indoor noise from airport operations,where required by the City's Noise Element and the San_Luis Obispo County Airport Land Use Plan. 2. Grant an avigation easement for the protection of the.San Luis Obispo County Airport, the City of San Luis Obispo, and the County of San Luis Obispo. 3. All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo Airport Land Use Plan. 4. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft fights or aircraft operations. Search-lights and strobe lights shall be prohibited. 1-54 Land Use Element SLO General Plan 3.5 Services and Manufacturing C \ H 3.5.1 Purpose The City should have sufficient land designated for Services and M Manufacturing to meet most demands of the City, and some demands of the region, E for activities such as business services, wholesaling, building contractors, utility N company yards, auto repair, printing, food manufacturing and other light T manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants). Areas reserved for these uses may also accommodate convenience restaurants and other activities primarily serving area workers. 3.5.2 Appropriate Uses The following types of uses are appropriate in areas designated Services and Manufacturing. Certain areas designated Services and Manufacturing may be reserved through special zoning provisions for certain types of uses, to assure compatibility among the wide range of potential uses, and to assure adequate land for-certain types of uses. A. Wholesaling, warehousing, and storage; B. Vehicle sales and rental; C. Retail sales of products which require outdoor areas or large floor areas for display and storage, such as warehouse stores, lumber and building materials dealers, home improvement centers, furniture and appliances stores, and plant nurseries; D. Repair shops, printing services, laundries, animal hospitals, sporting goods stores, auto parts stores, and some recreation facilities; E. Light manufacturing, research and development, and laboratories. (See also "Business Parks" in the Airport section, page 74.) F. Large offices, with no single tenant space less than 2,500 square feet, and having no substantial public visitation or need for access to downtown government services may be in Services and Manufacturing districts, subject to approval of a Planned Development zoning application. G. Certain businesses 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 serve retail customers. a4 1-55 A T Land Use Element SLO General Plan C. Medical services should be near the hospitals. C H D. Government social services and the regional offices of state and federal M agencies should be near the intersections of South Higuera Street, Prado E Road, and Highway 101 (Figure 5); N T E. Large offices, with no single tenant space less than 2,500 square feet, and having no substantial public visitation or need for access to downtown government services may be in Services and Manufacturing districts, subject to approval of a Planned Development zoning application. F. 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 serve retail customers. 3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas described in policy 3.3.2 may continue to be used and may have minor expansions if they: A Have access directly from collector or arterial streets, not local residential streets; B. Will not significantly increase traffic in residential areas; C. Will not have significant adverse impacts on nearby uses. 3.3.4 Building Conservation Historic or architecturally significant buildings located in Office districts should be conserved, not replaced. 3.3.5 Building Intensity The ratio of building floor area to site area shall not exceed 1.5. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in Office districts, they shall not exceed 12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.) 42 1-56 A 17.62.030 Actions of the Council. B. In order to grant a "density bonus" (as explained in T Aftergiving notice as provided in Section 17.70.030, the Section 17.50.030),the Commission and Council must find Council shall hold a public hearing on the application and that the proposed development satisfies at least three of _ the recommendations of the Planning Commission. The the five criteria set out in subsection A of this section. The C Council may approve, approve subject to certain applicant shall provide a detailed statement indicating how H modifications, or deny the proposal. The decision of the the development satisfies the appropriate criteria set out in M Council shall be rendered in writing, stating all subsection A of this section. The maximum density bonus E modifications or conditions to be reflected in the final is not automatic. In determining the allowable bonus,the development plan. If it approves or conditionally approves Commission and Council shall assess the extent to which N the preliminary development plan, the Council shall these criteria are met T approve the rezoning and the official zone map shall be amended to indicate approval of the planned development. pr To approve a planned development allowing large(Ord.941 -1 (part),1982:priorcode9204.4(C)) Professional office buildings which can include multiple tenants but with no single tenant space less than 2,500 square feet in the C-S or M zones, the Planning 17.62.040 Required findings. Commission or Council must find that it meets each of the criteria listed below. The following types of office-related A To approve a planned development, the Planning uses are prohibited in planned developments approved for Commission and Council must find that it meets one or CS and M zones: Banks, real estate offices, financial more of the following criteria: institutions, medical clinics and doctors' offices and lawyers'offices. 1. It provides facilities or amenities suited to a particular occupancy group (such as the elderly or families with 1. The project will be compatiblewith existing and allowed children)which would not be feasible under conventional land uses in the area. zoning; 2. The project's location or access arrangement do not 2. It transfers allowable development,within a site, from significantly direct traffic to use local or collector streets in areas of greater environmental sensitivity or hazard to residential zones. areas of less sensitivity or hazard; 3. The project will provide adequate mitigation to address 3. It provides more affordable housing than would be potential impacts related to noise,light and glare,and loss possible with conventional development; of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods 4. Features of the particular design achieve the intent of such as setbacks,landscaping,benning and fencing. conventional standards (privacy, usable open space, adequate parking, compatibility with neighborhood 4. The project does not preclude industrial or service- character, and so on) as well as or better than the commercial uses in areas especially suited for such uses standards themselves; when compared with offices. 5. It incorporates features which result in consumption of 5. The project does not create a shortage of C-S and M less materials, energy or water than conventional zoned land available for service-commercial or industrial development; development (Ord. 1129 - 1 (part), 1988: Ord. 1087- 1 Ex. A(2), 1987; Ord. 941 - 1 (part), 1982: prior code - 6. The proposed project provides exceptional public 9204.4(D)) benefits such as parking,open space, landscaping,public art, and other special amenities which would not be feasible under conventonaldevelopmentstandards. 17,62.050 Requirement for development plan. No land division may be undertaken and no construction begun within an area zoned PD until a final development plan has been approved. (Ord. 941 - 1 (part), 1982: prior code 9204.4(E)) cmy of sin Luis osispo 90 zoning eegwations 1-57 A Gross Floor Area Number of Spaces T of Lirilding Required .r Chapter 17.50: PLANNED 1,000 to 9,999 none A 10,000 to 29,999 1 DEVELOPMENT (PD) ZONE C 30,000 to 99,999 2 H 100,000 and more 3 M Sections: (See also Performance Standards, Chapter 17.1 8.) 17.50.010 Purpose and application. E (Ord. 1085 - 1 Ex. A(Part), 1987; Ord. 941 - 1 (part), 1750.020 Allowed uses. N 1982: prior code - 9203.13(B)) 1750.030 Property development standards. T 17.50.010 Purpose and application. The planned development zone is intended to encourage imaginative development and effective use of sites. It does this by allowing more variation in project design than normal standards would allow. Such variation from normal standards should provide benefits to the project occupants or to the community as a whole which could not be provided under conventional regulations. PD rezoning must occur simultaneously with approval of a specific project In the C-N, C-C, C-R,C-T,C-S and M zones,the PD zone may be applied to any parcel. In all other zones, the PD zone may be applied to any parcel or contiguous parcels of at least one acre. (Ord. 1129- 1 (part) 1988; Ord.941 - 1 (part), 1982: prior code-9203.14(A)) 17.50.020 Allowed uses. Any use or combination of uses which conform with the general plan may be established in the PD zone. (Ord. 941 -1 (part),1982: prior code-9203.14(B)) 17.50.030 Property development standards. A. Residential densities may exceed those allowed in the underlying zone by not more than 25%. (In order to approve a development which exceeds the density otherwise allowed,the Planning Commission and Council must make certain findings as required by Section 17.62.040B.) B. Under an approved development plan, lot size and configuration,yards,height,coverage and parking may be specified for the project without conformance to the standards of the underlying zone. C. For procedures and performance criteria,see Chapter 17.62.(Ord.941 - 1 (part), 1982: prior code -9203.14(C)) MY of san Luis oBrspo 81 zonrnq aequLations 1-58