Loading...
HomeMy WebLinkAbout11/21/2000, 4 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION ACTION ON A PROPOSED AUTOMOTIVE SALES AND SERVICE FACILITY AT 2958 SOUTH HIGUERA, C-S ZONE; JULES ROGOFF, APPLICANT/APPELLANT. counci L M.divDa i „ - agcnaa Report ''m. + CITYOF SAN LUIS O B I S P O FROM: Ron Whisenand, Development Review Manage Prepared By: John Shoals, Associate Planner 3P SUBJECT: APPEAL OF ARCHITECTURAL REVIEW COMMISSION ACTION ON A PROPOSED AUTOMOTIVE SALES AND SERVICE FACILITY AT 2958 SOUTH HIGUERA, C-S ZONE; JULES ROGOFF, APPLICANT/APPELLANT. CAO RECOMMENDATION Adopt a resolution denying the appeal and upholding the ARC's action on the project. DISCUSSION Situation The proposed project is the development of a 1.12-acre site with an automotive sales and service facility with caretaker's quarters. Specifically, the project involves the remodel of an existing 9,000 square foot metal building and the construction of two new automotive service buildings, parking, landscaping and various other site improvements. The project is fully described in the attached ARC staff report (Attachment 9). The Architectural Review Commission approved the project with the condition that site access be limited to two driveways—one into the existing remodeled building and one into the new parking lot. Under this condition, the applicant would have to remove two of the existing driveways and replace them with sidewalk, as part of the new construction. The applicant feels that removal of these driveway ramps will impact the existing businesses that he believes need direct access onto South Higuera. He is asking the Council to modify this condition to allow the continued use of the existing driveways with an agreement to restrict and control use of these building entrances. ARC: Action The ARC originally reviewed this project on August 21, 2000. At that public hearing, the Commission continued the project with directions on site design, building architecture and colors, landscaping and other project details including lighting, signage, trash.enclosure design and open space. In September of 2000, the project was revised to address those directions and re-submitted for the Commission's consideration. The ARC considered the revised project on October 2, 2000. Commission discussion focused on: site design, building architecture, the City's non-conforming structures regulations, the safety impacts associated with the continued use of the four existing 4-1 Council Agenda Report, ARC., -00(Rogoff) Page 2 non-conforming driveways, building setback from the creek and street, and filtering of drainage into the creek. After lengthy discussion, the ARC voted 4 to 1 (Commr. Lopes voting no, Commr. Chandler had to leave due to a family illness) to approve the project based on findings and subject to conditions. The Commission found the project to be suitable for the site and compatible with surrounding development. Conditions of approval included: eliminating two of the existing driveway ramps on South Higuera, reducing the size of one of the buildings (Building `B) to create greater separation between the structures, making the entry structure and patio comply with street yard standards, installing oil/sand separators or alternative measures to filter runoff into San Luis Creek, and providing more hardy landscape material. It should also be noted that the plans were revised to comply with the City's creek setback requirements. Attachment 5 is a copy of the ARC approval letter. Minutes from the October 2nd meeting are included as Attachment 6. Ap:nlicnnt's Ap eal On October 9, 2000, the applicant filed an appeal of the ARC's action with the City Clerk's Office (Attachment 7). Specifically, the applicant/appellant is appealing the condition that requires removal of two of the existing driveways, which he feels are important to operation of the existing businesses--an automotive repair shop and an appliance shop. According to the applicant/appellant, these businesses cannot operate with access only from the rear of the building because they need direct access onto South Higuera. He is asking the Council to modify this condition to allow all of the driveways to remain with an agreement to restrict and control the short-tern and long-term use of these building entrances. F.valnation The ARC imposed the condition requiring the removal of two existing driveways for a couple of reasons. The existing driveways are unsafe for vehicle access given the high speed of vehicles on South Higuera and limited visibility from the building entrances. The project will intensify uses on the site, which will exacerbate an already unsafe situation. Although the Architectural Review Commission imposed this requirement as a condition of approval, it is usually a Code requirement subject to the interpretation of the City's Public Works Department. The Public Works Department originally determined that complete frontage improvements, including the elimination of two existing driveways, were required as part of the project. However, after meeting with the applicant, Public Works staff modified the requirement to accommodate the existing businesses. The modified requirement allowed for the continued use of all driveways, subject to the recordation of a covenant to control short-term and long-term uses of the building entrances. Under the modified requirement, two of the driveways would be maintained for controlled "exit-only" purposes but would be removed (and sidewalk installed) if the terms of the agreement were not being met. Those terms would be based on traffic, bike and pedestrian safety. The modified requirement is included as Attachment 8. 4-2 Council Agenda Report,ARC6.i-00(Rogoff) Page 3 The ARC did not agree with the modified requirement, and they chose to make the original Public Works recommendation a condition of approval. Both the ARC condition of approval and the modified requirement are acceptable to the Public Works Department. However, it should be noted that recent visits to the site, by Public Works staff, discovered existing unsafe conditions that would violate the terms of any agreement. Those conditions included parked cars and large appliances blocking the driveways and the future alignment of the public sidewalk. CONCURRENCES Concerns of other departments have either been addressed with design changes or have been incorporated as conditions of approval. FISCAL IMPACTS Approval or denial of the project will have no direct effect on the City's funds. ALTERNATIVES 1. Adopt Resolution `B" upholding the appeal, and modifying the ARC condition requiring the removal of two existing driveway with new construction and allowing for the possible continued use of these driveways under certain circumstances. 2. The Council may continue the project. Directions should be given to the applicant and staff. Attachments Attachment 1-Vicinity Map Attachment 2-Reduced-scale Site Plan Attachment 3-Draft Resolution"A"-Denying the Appeal Attachment 4-Draft Resolution`B"-Upholding the Appeal Attachment 5-ARC Approval Letter Attachment 6-Minutes from ARC meeting of October 2, 2000 Attachment 7-Appeal Form Attachment 8-Modified Driveway Requirement Attachment 9—ARC Staff Report dated October 2, 2000. JShoals/CC/ARC63-00(Rogof f) 4-3 CIOS-40 I / 1 \ CSS / / \ CIOS40 ATTACHMENT 1 CEMENTERY \ ' - i \ / + / r �- - i \ MORTUARY , � I I h- !SITE ✓ ^{', - - I j �i � � L./% MOBILE � I •Ali= 'rte-}-' � �' C \ �\ 1 / C/06-101 CrR - i S C� �1 c-s R=1 r- 2 ► ,-- ib- PF \ i PF i/ J R2 0 ` R-2 i VtdinityNbp ARC 63-00 N 2958 S. Higuera A 01000 Feet 4-4 ATTACHMENT 1�1 I I II 11 I. I I t XiSIING MORTUARY BUII"DING I 1. I •, I ( �� '—E)STNG SCaEEw+C 1 � 11. StiIIHS 1 � •, �: 1 EuSir+G EErvCE Z —EYSiNO rq ES PROPOSED BUILDING "C" ® C m rn \ ® PROPOSED \ \ BUILDING 'B" EXISTING BUILDING "A- c� 9. Cir a \ I\ `\•\�•\```��, \ �.\EXMTN DLPLEI MMTNCI \ \ EMTM MOBLE EO CS EXISTING MOBILE HOME PARK. SITE PLAN (Approved by ARC with conditions) 4-5 Draft Resolution "A" ATTAOMENT 3 RESOLUTION NO. (2000 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S DECISION TO CONDITIONALLY APPROVE AN AUTOMOTIVE SALES AND SERVICE FACILITY AT 2958 SOUTH HIGUERA STREET,(ARC63-00) WHEREAS, the City of San Luis Obispo's Architectural Review Commission held regular meetings on August 21, 1.000 and October 2, 2000, to consider architectural review of an automotive sales and service facility at 2958 South Higuera ARC 11-99 ; and WHEREAS, the Architectural Review Commission on October 2, 2000 approved ARC- 63-00 with findings and subject to conditions and code requirements; and WHEREAS, Jules Rogoff filed an appeal of that action on October 9, 2000, asking the City Council to consider modifying condition of approval no. 16 regarding the existing driveway ramps and street frontage improvements for the subject project; and WHEREAS, the City Council conducted a public hearing on, November 21, 2000, for the purpose of considering the appeals to the Architectural Review Commission action on the project; and WHEREAS, the City Council has considered testimony of the applicant/appellant, interested parties, the records of the Architectural Review Commission hearings and actions, and the evaluation and recommendation of staff; BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of architectural review permit application ARC-63-00, the appeal, the Commission's decision, staff recommendation, public testimony, and reports thereof,makes the following findings: 4-6 Resolution No. (2000 ,:ries) Page 2 ATTACHMENT 2 1. The project is consistent with City's General Plan policies on siting of commercial uses, site suitability and compatible development. 2. The project is suitable for the property and is compatible with the surrounding uses given that the site is currently occupied with service commercial businesses in existing commercial buildings and the areas is primarily developed with commercial development. 3. The project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 4. With the approval of this exception, the project is consistent with the Zoning Regulations, which allow exceptions to reduce other yards to a minimum 0' for structures in the C-S zone. 5. The other yard exception will not be detrimental to the health, safety and welfare of those living and working in the neighborhood because the structure will not be in a location that will obstruct traffic visibility and the required 20-foot creek setback will be maintained with the location of the buildings. 6. The adjoining property carries an Interim Conservation/Open Space zoning and will most likely be rezoned C-S to allow for the development of similar service commercial uses. C-S zoning would not require any setback along common property lines. SECTION2. Appeal Denied. The appeal of the Architectural Review Commission's action conditionally approving the project is hereby denied, and the ARC's action is upheld subject to the following conditions and code requirements: Conditions 1. All conditions of approval shall be included in the construction drawings as a separate sheet. 2. Final project design and construction drawings shall be in substantial compliance with the project plans dated September 7, 2000, including modifications approved by the Architectural Review Commission. 3. The length of Building`B" shall be reduced by 8 feet to create greater separation between the two buildings, to allow for a wider drive aisle, to allow for relocation of the trash enclosure to a more accessible location and to provide for additional landscaping on the north side of the building. 4. The City's Chief Building Inspector shall determine the replacement cost of the proposed building remodel. If the remodel exceeds the one-half replacement cost criteria, the 4-7 Resolution No. (2000 Series) Page 3 errenuMENT _ project shall be redesigned to meet the intent of City non-conforming structures regulations (Zoning Regulations Chapter 17.14) and to comply with the C-S street yard standards. The Architectural Review Commission will review the revised project design. 5. Building "C" shall be designed in such a manner so as to not impose a load on the underground drainage pipe. An inspection of the existing pipe will be required to determine the structural stability for use under the new building. 6. All drainage shall be collected from roofs and flat work being directed to a proper point of disposal such as the creek. 7. The doorway access to individual tenant spaces appears to be flush with the surrounding parking and driveway area. Disabled access codes require the placement of truncated dome material where pathways from buildings enter vehicle areas. As proposed each exit from individual tenant spaces will require a truncated dome transition. 8. An underground storm drain crosses the property where a new building is proposed. There is no evidence that the drain was properly designed and constructed. Construction over the storm drain will require that the drainage system be analyzed to determine adequacy for area served and televised to determine if condition is acceptable. 9. Exterior walls of the buildings `B" and "C" that are located less than 20 feet from a property line shall be fire-resistive construction. 10. The new buildings shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan for recycling discarded building materials such as concrete, drywall, wood and metals from the construction site. The Community Development Director, prior to building permit issuance, must submit the plans for approval. 11. Prior to construction of the public frontage improvements, all lines and grades shall be staked in the field by a registered civil engineer or licensed land surveyor to the satisfaction of the Public Works Dept. 12. Portions of the existing storm drain may be located where buildings are proposed. The structural integrity and exact alignment of the onsite storm drainpipe must be evaluated to determine if it needs to be replaced and/or proposed buildings modified. 13. Provide preliminary calculations that demonstrate the amount of existing surface run-off as well as any increased surface run-off generated from the proposed improvements. 14. The site redevelopment triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to any construction or demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS 4-8 Resolution No. (2000 __ries) ATTACHMENT 3 Page 4 videotape documenting the internal condition of the pipe. 15. The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. 16. The developer shall complete frontage improvements and additional street pavement at the ultimate widened location along the Higuera Street frontage. Said improvements shall include a 2-meter wide integral sidewalk-curb-gutter, one new driveway ramp to the parking lot, one relocated driveway ramp serving the existing building at the most northerly vehicle access door facing Higuera, one new street light with conduit & wiring system to an approved point of service, additional street pavement between the new curb & gutter and the existing street pavement, to the satisfaction of the Director of Public Works. All existing driveway ramps shall be removed and replaced with sidewalk except as noted above. 17. Additional landscaping shall be installed in front of Building "A" and more hardy landscape material provided throughout the project. 18. The bike racks shall be located away from the front of Building "A" (the existing building) to provide for additional landscaping at this visible location. 19. The entry structure shall comply all street yard requirements of the C-S zone (a minimum of 10 feet from the right-of-way line). 20. With the exception of the vehicle display area, vehicle parking shall be limited to 72 hours to assure that the required parking spaces are available for customers and the site is not used as vehicle storage. Code Requirements 1. The property owner shall dedicate to the City, a portion of the subject property for public right-of-way purposes. Said dedication area shall be 5 feet wide and contiguous with the existing westerly Higuera Street right-of-way line in accordance with the Official Setback Line map. The legal description shall be prepared by the property owner's surveyor or civil engineer and will be incorporated into a document to be prepared by City staff. Any beneficiaries or trustee must also sign an appropriate document acknowledging the dedication. 2. Concrete curbs, gutters and sidewalks (a minimum of 2 meters wide) shall be installed across the project site's Higuera Street frontage as required by the City of San Luis Obispo Municipal Code. 3. A Public Works Dept. encroachment permit is required prior to any work within the public right-of-way. 4-9 Resolution No. (2000 series) ATTACHMENT Page 5 4. Street trees are required to planted in accordance with the City M.C. and to the satisfaction of the Director of Public Works. The location of the existing structure precludes the planting of trees between the existing building and the public sidewalk. The City Arborist shall determine the number and placement of street trees. 5. Traffic impact fees are required to be paid prior to or at the time of building permit issuance. 6. A water allocation may be required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. 7. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in size. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. The cost of developing an allocation through the retrofit program could offset a portion of the required Water Impact Fee according to appropriate City policies. 8. All sight drainage shall receive appropriate treatment prior to entering the public storm drain system or San Luis Creek. Additional industrial waste and wastewater pretreatment requirements may apply. The project shall be coordinated with the City's Industrial Waste Coordinator, Dale Karnes, who can be reached at 781-7425. 9. Applicant shall provide bicycle and motorcycle parking consistent with Section 17.16.060 of the Zoning Regulations, as determined by the Public Works Department-Transportation Division and approved by the Director of Public Works. 10. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per bathroom retrofitted. 11. The backflow preventer on the fire sprinkler lateral must be located as close to the water main as possible. Generally, the USC approved device must be located just outside the public right-of-way. The location of the Fire Department connection shall be determined by the Fire Department. An approved backflow preventer may also be required on the domestic service, due to the relative height of the new building, as compared to the street level. 12. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface that provides all-weather driving capabilities. 4-10 Resolution No. (200(, _ries) ATTACHMENT 3 Pie 6 13. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix 111-A of the California Fire Code. 14. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. An on-site fire hydrant shall be required. 15. Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment, connections and valves shall be approved by the Fire Department prior to installation. On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this 21 st day of November, 2000. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: i tt Je ey G. Jorgensen JShoals/CC/ARC63-00(ResoIutior A)_ 4-11 Draft Resolution "B" ATROHMER 4 RESOLUTION NO. (2000 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S DECISION,THEREBY MODIFYING CONDITIONS OF APPROVAL FOR THE PROJECT LOCATED AT 2958 SOUTH HIGUERA STREET, (ARC63-00) WHEREAS, the City of San Luis Obispo's Architectural Review Commission held regular meetings on August 21, 2000 and October 2, 2000, to consider architectural review of an automotive sales and service facility at 2958 South Higuera ARC 11-99 ; and WHEREAS, the Architectural Review Commission on October 2, 2000 approved ARC- 63-00 with findings and subject to conditions and code requirements; and WHEREAS, Jules Rogoff filed an appeal of that action on October 9, 2000, asking the City Council to consider modifying condition of approval no. 16 regarding the existing driveway ramps and street frontage improvements for the project; and WHEREAS, the City Council conducted a public hearing on, November 21, 2000, for the purpose of considering the appeals to the Architectural Review Commission action on the project; and WHEREAS, the City Council has considered testimony of the applicant/appellant, interested parties, the records of the Architectural Review Commission hearings and actions, and the evaluation and recommendation of staff; BE IT RESOLVED,by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of architectural review permit application ARC-63-00, the appeal, the Commission's decision, staff recommendation, public testimony, and reports thereof, makes the following findings: 4-12 ATTACHMENT 4 Resolution No. (2000 ocries) - Page 2 1. The project is consistent with City's General Plan policies on siting of commercial uses, site suitability and compatible development. 2. The project is suitable for the property and is compatible with the surrounding uses given that the site is currently occupied with service commercial businesses in existing commercial buildings and the areas is primarily developed with commercial development. 3. The project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 4. With the approval of this exception, the project is consistent with the Zoning Regulations, which allow exceptions to reduce other yards to a minimum 0' for structures in the C-S zone. 5. The other yard exception will not be detrimental to the health, safety and welfare of those living and working in the neighborhood because the structure will not be in a location that will obstruct traffic visibility and the required 20-foot creek setback will be maintained with the location of the buildings. 6. The adjoining property carries an Interim Conservation/Open Space zoning and will most likely be rezoned C-S to allow for the development of similar service commercial uses. C-S zoning would not require any setback along common property lines. SECTION2. Appeal Upheld. The appeal of the Architectural Review Commission's action on the project is hereby upheld, and the conditions of approval are modified as follows: Conditions 1. All conditions of approval shall be included in the construction drawings as a separate sheet. 2. Final project design and construction drawings shall be in substantial compliance with the project plans dated September 7, 2000, including modifications approved by the Architectural Review Commission. 3. The length of Building`B" shall be reduced by 8 feet to create greater separation between the two buildings, to allow for a wider drive aisle, to allow for relocation of the trash enclosure to a more accessible location and to provide for additional landscaping on the north side of the building. 4. The City's Chief Building Inspector shall determine the replacement cost of the proposed building remodel. If the remodel exceeds the one-half replacement cost criteria, the project shall be redesigned to meet the intent of City non-conforming structures regulations (Zoning Regulations Chapter 17.14) and to comply with the C-S street yard standards. The Architectural Review Commission will review the revised project design. 4-13 Resolution No. (2000 oeries) ATTACHMENT 4 Page 3 5. Building "C" shall be designed in such a manner so as to not impose a load on the underground drainage pipe. An inspection of the existing pipe will be required to determine the structural stability for use under the new building. 6. All drainage shall be collected from roofs and flat work being directed to a proper point of disposal such as the creek. 7. The doorway access to individual tenant spaces appears to be flush with the surrounding parking and driveway area. Disabled access codes require the placement of truncated dome material where pathways from buildings enter vehicle areas. As proposed each exit from individual tenant spaces will require a truncated dome transition. 8. An underground storm drain crosses the property where a new building is proposed. There is no evidence that the drain was properly designed and constructed. Construction over the storm drain will require that the drainage system be analyzed to determine adequacy for area served and televised to determine if condition is acceptable. 9. Exterior walls of the buildings `B" and "C" that are located less than 20 feet from a property line shall be fire-resistive construction. 10. The new buildings shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan for recycling discarded building materials such as concrete, drywall, wood and metals from the construction site. The Community Development Director, prior to building permit issuance,must submit the plans for approval. 11. Prior to construction of the public frontage improvements, all lines and grades shall be staked in the field by a registered civil engineer or licensed land surveyor to the satisfaction of the Public Works Dept. 12. Portions of the existing storm drain may be located where buildings are proposed. The structural integrity and exact alignment of the onsite storm drainpipe must be evaluated to determine if it needs to be replaced and/or proposed buildings modified. 13. Provide preliminary calculations that demonstrate the amount of existing surface run-off as well as any increased surface run-off generated from the proposed improvements. 14. The site redevelopment triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to any construction or demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe. 15. The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. 4-14 Resolution No. (2000 ,,,:ries) ATTACHMENT 4 Page 4 16. The developer shall complete frontage improvements and additional street pavement at the ultimate widened location along the Higuera Street frontage. Said improvements shall include a 2-meter wide integral sidewalk-curb-gutter, one new driveway ramp to the parking lot, one relocated driveway ramp serving the existing building at the most northerly vehicle access door facing Higuera, one new street light with conduit & wiring system to an approved point of service, additional street pavement between the new curb & gutter and the existing street pavement, to the satisfaction of the Director of Public Works. All other existing driveway ramps serving the existing building shall be removed and replaced with sidewalk. An exception may be granted by the Public Works Director that provides for the other two existing driveways to be maintained. for controlled "exit-only" purposes, subject to execution of a recorded covenant that would "run with the land" and be subject to revocation if the terms are not met. In such a case, the driveway(s) would be removed and replaced with standard sidewalk. The covenant would set forth other the specific terms and would be based on traffic, bike and pedestrian safety. 17. Additional landscaping shall be installed in front of Building "A" and more hardy landscape material provided throughout the project. 18. The bike racks shall be located away from the front of Building "A" (the existing building) to provide for additional landscaping at this visible location. 19. The entry structure shall comply all street yard requirements of the C-S zone (a minimum of 10 feet from the right-of-way line). 20. With the exception of the vehicle display area, vehicle parking shall be limited to 72 hours to assure that the required parking spaces are available for customers and the site is not used as vehicle storage. Code Requirements 1. The property owner shall dedicate to the City, a portion of the subject property for public right-of-way purposes. Said dedication area shall be 5 feet wide and contiguous with the existing westerly Higuera Street right-of-way line in accordance with the Official Setback Line map. The legal description shall be prepared by the property owner's surveyor or civil engineer and will be incorporated into a document to be prepared by City staff. Any beneficiaries or trustee must also sign an appropriate document acknowledging the dedication. 2. Concrete curbs, gutters and sidewalks (a minimum of 2 meters wide) shall be installed across the project site's Higuera Street frontage as required by the City of San Luis Obispo Municipal Code. 3. A Public Works Dept. encroachment permit is required prior to any work within the public right-of-way. 4-15 Resolution No. (2000 Series) ATTACHMENT 4 Page 5 4. Street trees are required to planted in accordance with the City M.C. and to the satisfaction of the Director of Public Works. The location of the existing structure precludes the planting of trees between the existing building and the public sidewalk. The City Arborist shall determine the number and placement of street trees. 5. Traffic impact fees are required to be paid prior to or at the time of building permit issuance. 6. A water allocation may be required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. 7. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in size. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. The cost of developing an allocation through the retrofit program could offset a portion of the required Water Impact Fee according to appropriate City policies. 8. All sight drainage shall receive appropriate treatment prior to entering the public storm drain system or San Luis Creek. Additional industrial waste and wastewater pretreatment requirements may apply. The project shall be coordinated with the City's Industrial Waste Coordinator, Dale Karnes, who can be reached at 781-7425. 9. Applicant shall provide bicycle and motorcycle parking consistent with Section 17.16.060 of the Zoning Regulations, as determined by the Public Works Department- Transportation Division and approved by the Director of Public Works. 10. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781- 7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. 11. The backflow preventer on the fire sprinkler lateral must be located as close to the water main as possible. Generally, the USC approved device must be located just outside the public right-of-way. The location of the Fire Department connection shall be determined by the Fire Department. An approved backflow preventer may also be required on the domestic service, due to the relative height of the new building, as compared to the street level. 12. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. 4-16 Resolution No. (2000 series) ATTACHMENT 4 Page 6 Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface that provides all-weather driving capabilities. 13. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix III-A of the California Fire Code. 14. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. An on-site fire hydrant shall be required. 15.Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment, connections and valves shall be approved by the Fire Department prior to installation. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this 21 st day of November, 2000. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: rrl�j i tt Je ey G. Jorgensen JShoals/CC/ C63-00(Resoluti, 4-17 ATTSCWMMT 5 ��II�INI�lllllllfll llllll;���������@u►1111111Al 11 city osAn tuis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 October 4, 2000 Jules Rogoff 2958 So. Higuera Street San Luis Obispo, CA 93401 SUBJECT: ARC 63-00: 2958 South Higuera Street Review of a proposed automotive center, including two new buildings with possible setback exceptions Dear Mr. Rogoff: The Architectural Review Commission, at its meeting of October 2, 2000, granted final approval to your project, based on the following findings and subject to the following conditions and code requirements: Findings 1. The project is consistent with City's General Plan policies on siting of commercial uses, site suitability and compatible development. 2. The project is suitable for the property and is compatible with the surrounding uses given that the site is currently occupied with service-commercial businesses in existing commercial buildings and the areas is primarily developed with commercial development. 3. The project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 4. With the approval of this exception to other yards, the project is consistent with the Zoning Regulations, which allow exceptions to reduce other yards to a minimum 0' for structures in the C-S zone. 5. The other yard exception will not be detrimental to the health, safety and welfare of those living and working in the neighborhood because the structure will not be in a location that will obstruct traffic visibility and the required 20-foot creek setback will be maintained with the location of the buildings. 6. The adjoining property carries an Interim Conservation/Open Space zoning and will most likely be rezoned C-S to allow for the development of similar service commercial uses. C-S zoning would not require any setback along common property lines. O -18 The Cit of San Luis Obis 4es. City Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805) 781-7410. ARC 63-00 Page 2 ATTACHMENT J Conditions 1. All conditions of approval shall be included in the construction drawings as a separate sheet. 2. Final project design and construction drawings shall be in substantial compliance with the project plans dated September 7, 2000, including modifications approved by the Architectural Review Commission. 3. The length of Building "B" shall be reduced by 8 feet to create greater separation between the two buildings, to allow for a wider drive aisle, to allow for relocation of the trash enclosure to a more accessible location and to provide for additional landscaping on the north side of the building. 4. The City's Chief Building Inspector shall determine the replacement cost of the proposed building remodel. If the remodel exceeds the one-half replacement cost criteria, the project shall be redesigned to meet the intent of City non-conforming structures regulations (Zoning Regulations Chapter 17.14) and to comply with the C-S street yard standards. The Architectural Review Commission will review the revised project design. 5. Building "C" shall be designed in such a manner so as to not impose a load on the underground drainage pipe. An inspection of the existing pipe will be required to determine the structural stability for use under the new building. 6. All drainage shall be collected from roofs and flat work being directed to a proper point of disposal such as the creek. 7. The doorway access to individual tenant spaces appears to be flush with the surrounding parking and driveway area. Disabled access codes require the placement of truncated dome material where pathways from buildings enter vehicle areas. As proposed each exit from individual. tenant spaces will require a truncated dome transition. 8. An underground storm drain crosses the property where a new building is proposed. There is no evidence that the drain was properly designed and constructed. Construction over the storm drain will require that the drainage system be analyzed to determine adequacy for area served and televised to determine if condition is acceptable. 9. Exterior walls of the buildings "B" and "C" that are located less than 20 feet from a property line shall be fire-resistive construction. 10. The new buildings shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan for recycling discarded building materials such as concrete, drywall, wood and metals from the construction site. The Community Development Direcl_ilr to ARC 63-00 Page 3 ATTACHMENT 5 building permit issuance, must submit the plans for approval. 11. Prior to construction of the public frontage improvements, all lines and grades shall be staked in the field by a registered civil engineer or licensed land surveyor to the satisfaction of the Public Works Dept. 12. Portions of the existing storm drain may be located where buildings are proposed. The structural integrity and exact alignment of the onsite storm drainpipe must be evaluated to determine if it needs to be replaced and/or proposed buildings modified. 13. Provide preliminary calculations that demonstrate the amount of existing surface run-off as well as any increased surface run-off generated from the proposed improvements. 14. The site redevelopment triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to any construction or demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe. 15. The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. 16. The developer shall complete frontage improvements and additional street pavement at the ultimate widened location along the Higuera Street frontage. Said improvements shall include a 2-meter wide integral sidewalk-curb-gutter, one new driveway ramp to the parking lot, one relocated driveway ramp serving the existing building at the most northerly vehicle access door facing Higuera, one new street light with conduit & wiring system to an approved point of service, additional street pavement between the new curb & gutter and the existing street pavement, to the satisfaction of the Director of Public Works. All existing driveway ramps shall be removed and replaced with sidewalk except as noted above. 17. Additional landscaping shall be installed in front of.Building "A" and more hardy landscape material provided throughout the project. 18. The bike racks shall be located away from the front of Building "A" (the existing building) to provide for additional landscaping at this visible location. 19. The entry structure shall comply all street yard requirements of the C-S zone (a minimum of 10 feet from the right-of-way line). 20. With the exception of the vehicle display area, vehicle parking shall be limited to 72 hours to assure that the required parking spaces are available for customers and the site is not used as vehicle storage. 4-20 ARC 63-00 ATTACHMENT 5 Page 4 -_-� - Code Requirements 1. The property owner shall dedicate to the City, a portion of the subject property for public right-of-way purposes. Said dedication area shall be 5 feet wide and contiguous with the existing westerly Higuera Street right-of-way line in accordance with the Official Setback Line map. The legal description shall be prepared by the property owner's surveyor or civil engineer and will be incorporated into a document to be prepared by City staff. Any beneficiaries or trustee must also sign an appropriate document acknowledging the dedication. 2. Concrete curbs, gutters and sidewalks (a minimum of 2 meters wide) shall be installed across the project site's Higuera Street frontage as required by the City of San Luis Obispo Municipal Code. 3. A Public Works Dept. encroachment permit is required prior to any work within the public right-of-way. 4. Street trees are required to planted in accordance with the City M.C. and to the satisfaction of the Director of Public Works. The location of the existing structure precludes the planting of trees between the existing building and the public sidewalk. The City Arborist shall determine the number and placement of street trees. 5. Traffic impact fees are required to be paid prior to or at the time of building permit issuance. 6. A water allocation may be required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per bathroom retrofitted. 7. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in size. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. The cost of developing an allocation through the retrofit program could offset a portion of the required Water Impact Fee according to appropriate City policies. 8. All sight drainage shall receive appropriate treatment prior to entering the public storm drain system or San Luis Creek. Additional industrial waste and wastewater pretreatment requirements may apply. The project shall be coordinated with the City's Industrial Waste Coordinator, Dale Karnes, who can be reached at 781= 7425. 4-21 ARC 63-00 ATTACHMENT 5 Page 5 9. Applicant shall provide bicycle and motorcycle parking consistent with Section 17.16.060 of the Zoning Regulations, as determined by the Public Works Department-Transportation Division and approved by the Director of Public Works. 10. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per bathroom retrofitted. 11. The backflow preventer on the fire sprinkler lateral must be located as close to the water main as possible. Generally, the USC approved device must be located just outside the public right-of-way. The location of the Fire Department connection shall be determined by the Fire Department. An approved backflow preventer may also be required on the domestic service, due to the relative height of the new building, as compared to the street level. 12. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface that provides all-weather driving capabilities. 13. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the Califomia Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix III-A of the California Fire Code. 14. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. An on-site fire hydrant shall be required. 15. Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment, connections and valves shall be approved by the Fire Department prior to installation. The decision of the Commission is final unless appealed to the City Council within 10 days of the action. 4-22 ARC 63-00 ATTACHMENT 5 Page 6 While the City's water allocation regulations are in effect, the Architectural Review Commission's approval expires after three years if construction has not started, unless the Commission designated a different time period. On request, the Community Development Director may grant a single one-year extension. If you have questions, please contact John Shoals at (805) 781-7166. Sincerely, Rorr d Whisenand Development Review Manager cc: County of SLO Assessor's Office Randy Dettmer 663 Hill Street San Luis Obispo, CA 93405 Jules & Joanne rogoff 1010 Orcutt Road San Luis Obispo, CA 93401 4-23 Draft Minutes - Attachment 6 ARC Meeting October 2, 2000 Page 5 .? 3. 2958 South Hiquera Street. ARC 63-00; Review of a proposed automotive center, including two new buildings with possible setback exceptions; C-S zone; Jules Rogoff, applicant. John Shoals John Shoals, Associate Planner, presented the staff report, recommending that the Commission grant final approval based on findings and subject to conditions which he outlined. The public hearing was opened. Commr. Stevenson asked how much grading is anticipated. Commr. Lopes asked about the non-conforming status of the existing building and suggested moving the building away from the street. John Shoals discussed the issue of a nvermin tune and moving the building back to increase visibilit arced that ACi y �dning Regulations specify that improvements to a n' n-co i re gNot .pxc�ed one-half the replacement cost of the structure. T i i o1 es#i4i0es the replacement cost at $300,000, but the actual ua e f e• r v rtien .h6vb not been determined. If the proposed building improve m ,fix d 0 ..#ien the remodeled building would have to comply with all C-S, FS"stan Randy Dettmer felt this was a challenging project involving an odd-shaped site and three ugly-looking buildings built in the 1920s, with much history. He explained that the entry structure concept came from the gables on the existing building. He noted working with staff to accommodate the Commission's concerns. In response to Commr. Stevenson's question, he noted that there is a seven-foot slope from Higuera to the lowest point by the creek and the applicant does not anticipate a significant amount of grading. He referenced a meeting with Tim Bochum and Jerry Kenney of Public Works regarding ingress and egress of the existing building, and explained that three driveways will exit only onto Higuera. He noted that the plans were revised to address concerns with building color, building size and mass, and creek setbacks. He noted that no roof-mounted mechanical equipment is proposed for this project. Mr. Dettmer stated that the applicant did not have a problem putting street trees along the front of the building. Commr. Metz noted that Todd Martin, City Arborist, would determine the number of trees required. 4-24 Draft Minutes 'Attachment 6 ARC Meeting October 2, 2000 Page 6 Commr. Stevenson asked who would be typical users of this project. Jules Rogoff responded, noting that Building "A" is occupied by a mechanic and other tenants will be an automotive hospital service and repair-type business, windshield and dent removal, painting and stereo installation. There was a discussion of entrances and exits into the existing building. Commr. Stevenson expressed concern about the existing driveway ramps and also thought it was inviting traffic problems to have doorways but no . He was concerned with long-term parking and storage of vehicles by tenants I in o parking for customers. Mr. Rogoff noted that he will be running his bu ' e -o • this I ation and will monitor use of the parking area. -~ Commr. Metz asked about signs and the 'r doors_ uld be wider. She also had questions regarding landsca a d t see.gr`note or condition requiring bark or shredded redwood mu i the a e,.-guggested tougher plants that would not require so much e t u h p haps shrubs will cover the plants. She felt bike racks could re ter The public hearing was COMMISSION COMMENTS n17' o� Commr. Lopes discussed the streetscape along the corridor and said greenery in front is feasible. He felt the existing trees on the property should be kept and more space was needed in the parking area. He suggested reducing Building "B" and felt a courtyard interior would be better. He agreed with Commr. Metz regarding plant selection and wanted to see the project modified. Commr. Lopes had concerns about doors on Higuera. He did not support the staff recommendation. Commr. Schultz had trouble with the front entrances and suggested decreasing the number of entrances and adding more landscaping. Commr. Rawson liked the project generally and was willing to support it, but there were concerns that needed to be addressed. Commr. Chandler suggested eliminating parking spaces. He felt the approach aprons will beckon people and create confusion among motorists. He mentioned the design of the Villa Automotive building and talked about cars entering from the rear of the building. He asked if the setback for Buildings "A" and "B" met the Fire Code. 0 Associate Planner Shoals explained that the driveway width is sufficient even though it appears constricted. 4-25 Draft Minutes Attachment 6 ARC Meeting October 2, 2000 Page 7 Commr. Chandler had a family emergency at 8:00 p.m. and left the meeting. Commr. Stevenson felt the entry feature could be moved back and had concerns about the two entrances. He was satisfied with Building "B" but suggested reducing the building (Unit 4) to provide depth. He was very concerned about runoff into the creek and the need to maintain drains. He was also concerned about parking, noting how automotive facilities operate. He referred to the parking problem through the Capitolio area. Commr. Stevenson wanted to see a grading plan. He suggested reducing Building "B" by 8-feet to create a wider opening fol.,he driveway. On motion by Commr. Schultz, and secon �l �,Cortmr. Rawson, the ARC granted final approval, as outlined in the staff p9A,:ab%ased, Qn findings, and subject to conditions, including requirements t elim%rrae. uyo exng driveways on South Higuera, reducing the size of one of a uil Ings, makFtingo6e entry structure and patio comply with street yard standard n r�yidin� more �dy landscape material, all as noted in the follow-up letter to licdat.. AYES: Commrs. M s tz and Stevenson NOES: Commr. p ABSENT: Chan r The motion p e M C 4. 1435 Phillips L ARC 109-00; Review of plans to develop a six-unit apartment project in two buildings; R-2 zone; Mark Alonzo, applicant. Whitney Mcllvaine On motion by Commr. Metz, and seconded by Commr. Lopes, this matter was contined to a date uncertain without discussion. AYES: Commrs. Rawson, Schultz, Lopes, Metz and Stevenson NOES: None ABSENT: Commr. Chandler The motion passed. 4-26 �II��IIII�II`��I�JIIiIIII�� IIIIIIIIIIIIIIlGit SAnj ATTACHMENT 7 11IIII� IIII I APPEAL TO THE CITY COUNCIL In accordance with the appeals procedures as authorized by Title, 1, Chapter 1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of rendered on which consisted of the following (i.e., explain what you are appealing and the grounds for submitting the appeal. Use additional sheets as needed.) GUc /2t c JY/ U/= 1714t 60 Ir �c /9CL '-5S /u foci i 'j���. z�s 1A6-v7 c� 14, S 5% cam-/7441f 14h- 1 Air The undersigned discussed the decision being appealed with: /zr 4 s /121 i5 C�/9,0V on !Z/W 20c C Name/Department � ��� (Date) Appellant: ' Namet ifle Mailing Address (& Zip Code) 5 ,z--•C- Home Phone Work Phone Representative: 20, r�i )Ie�/! a� // Name/Titl Mailing Address (& Zip Code) 9 3,(0 1 For Official Use Only: Calendared foroV YY�bei 021, a 0 0 O Date & Time Received: it ' .P.i c: City Attorney City Administrative Officer RECEIVED Copy to the following department(s): ✓R.Wh; serj)A . OCT 1 0 2000 .�• ��'104-I S SLO CITY CLERK Original in City Clerk's Office 4-27 ATTACHMENT PUBLIC WORKS DEPARTMENT MODIFIED REQUIREMENT After meeting with the applicant, the Public Works Department modified the requirement regarding the existing driveway ramps and street frontage improvements to read as follows. The applicant is asking the Council to modify condition of approval no. 16 to match this wording. The developer shall complete frontage improvements and additional street pavement at the ultimate widened location along the Higuera Street frontage. Said improvements shall include a 2-meter wide integral sidewalk-curb-gutter, one new driveway ramp to the parking lot, one relocated driveway ramp serving the existing building at the most northerly vehicle access door facing Higuera, one new street light with conduit& wiring system to an approved point of service, additional street pavement between the new curb &gutter and the existing street pavement, to the satisfaction of the Director of Public Works. All other existing driveway ramps serving the existing building shall be removed and replaced with sidewalk. An exception may be granted by the Public Works Director that provides for the other two existing driveways to be maintained for controlled "exit-only" purposes, subject to execution of a recorded covenant that would "run with the land" and be subject to revocation if the terms are not met. In such a case, the driveway(s) would be removed and replaced with standard sidewalk. The covenant would set forth other the specific terms and would be based on traffic, bike and pedestrian safety. 4-28 ATTACHMENT 9 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM # BY: John Shoals, Associate Planner (781-7170) MEETING DATE: October 2, 2000 FROM: Ron Whisenand, Development Review Manager FILE NUMBER: ARC63-00 PROJECT ADDRESS: 2958 South Higuera SUBJECT: Review of proposed improvements to existing service buildings and construction of two new buildings with a caretaker's quarters on property located on the west side of South Higuera; C-S zone. SUMMARY RECOMMENDATION Grant final approval based on findings and subject to conditions. BACKGROUND Situation The ARC reviewed the project on August 21, 2000. Commission comments focused on: building scale and massing; the access to the existing building, improvements to a non-conforming structure, and reduced setbacks for the two new buildings. After lengthy discussion, the Commission unanimously voted to continue the project to a date uncertain with direction to the applicant to revise the site plan, building design and landscaping. The Commission also directed staff to provide additional information on the interim Conservation/Open Space zoning of one of the adjoining properties and how it might affect the proposed project. The evaluation section contains a complete discussion of the Commission's direction. The applicant has addressed most of the Commission concerns and is asking the ARC to grant final approval to the project. Data Summary Address: 2958 South Higuera Property Owner/Applicant: Jules Rogoff Representative: Dettmer Architecture & Construction Zoning: C-S (Service Commercial) General Plan: Services and Manufacturing Environmental status: Exempt Class 32- Infill Development Projects. The project meets all of the criteria and conditions under this exemption category, including general plan consistency, zoning conformance, development with city limits, parcel size, habitat value, no significant environmental effects and adequate utilities and public services. Project action deadline: November 7, 2000 4-29 ARC 63-00 ATTACHMENT 9 2958 South Higuera(Rogoff) Page 2 Site description The pentagonal-shaped site consists of approximately 48,800 square feet (1.10 acres) and is relatively flat with a less than 5% slope. The site drains to the southwest towards the creek. Existing vegetation consists of riparian habitat in the creek and a couple of eucalyptus trees at the rear of the site. No rare or endanger species were observed on the property. Surrounding land uses include a mortuary on C-S-S zoned land to the north, service-commercial uses on C-S zoned land to the east (across the street),an existing mobile home park on C-S zoned land to the south and San Luis Obispo Creek to the west. The area beyond the creek is zoned and designated Interim COS-10 (Conservation Open Space, 10 acre minimum parcel sizes). Project Description The applicant is requesting architectural review of a remodel to an existing 9,000 square foot steel building and construction of two new automotive service buildings with a caretaker's quarter, including grading, parking, installation of utilities, landscaping and other site improvements. Building "A" is the existing 9,000 square foot structure (consisting of three adjoining buildings), Building `B" is 3,240 square feet in area, and Building "C" is 4,087 square feet in area. Project statistics and Code Requirements are listed in the table 1. TABLE 1: Project Statistics and Code Requirements STANDARD CODE REQUIREMENT' PROVIDED Minimum Parcel Size 9,000 sq.ft. 1.10 acres Building Size: N/A 16,327 sq.ft. Building"A" 9,000 sq.ft. Building`B" 3,240 sq.ft. Building"C" 4,087 sq.ft. Building Setbacks: Street Yard(South Higuera) 10 feet 7 feet Side Yard(north): 0 feet 5 feet Side Yard(south): 0 feet 5 feet Rear Yard(west): Building`B" 20 feet 2-7 feet Building"C" 20 feet 0 feet Building Height: Building"A" 35 feet 19.5 feet Buildings`B" and"C" 35 feet 20 feet Max. Lot Coverage: 75% 34% Parking 34 spaces 34 spaces Bicycle spaces: 5 6 Motorcycle spaces: 1 3 Notes: 1. City of San Luis Obispo Zoning Regulations, February 2000. 2. Applicant's Project Plans 4-30 ARC 63-00 2958 South Higuera(Rogoff) ATTACHMENT 9 Page 3 EVALUATION 1. Driveway Locations According to the Public Works Department, the location and placement of the existing driveways are unsafe for vehicle access. Specifically, vehicles exiting the building onto Higuera, especially those backing out, block the sidewalk and adjoining bike lane. Sight distances are poor and motorists often cannot see oncoming southbound traffic or pedestrians on the sidewalk until they have fully occupied the sidewalk area. As such, the location and number of driveways should be restricted. The property owner/applicant argues that the project does not involve significant renovations to the existing buildings and he should not be required to eliminate the existing driveways. He also indicates that eliminating the driveways will impact the existing businesses that presently take access from South Higuera. While sympathetic to the applicant's situation, a majority of the Commission felt that the existing driveways are unsafe given the high-speed heavy volume traffic on South Higuera and limited sight visibility. Most commissioners felt that the project was a good opportunity to improve this situation. ARC direction was for the applicant to. work with the Public Works Department to resolve this issue. In September 2000, the project architect meet with Public Works staff to discuss access to the existing buildings (Building "A" on the plans). The applicant's proposal is to have a recorded agreement to restrict and control short-term and long-term use of the existing building entrances. Under the agreement, the northerly driveway would remain to provide access to the auto sales showroom and limited general vehicular access for a future auto-related tenant; the middle driveway would be limited to one way vehicular access only; and the southerly driveway would continue to provide access for service vehicles only and limited general vehicular access with the understanding that the driveway would be eliminated if there is a change in use in the tenant space. The written proposal was received by the Public Works Department on September 8, 2000. After discussing this matter with the project architect, the Public Works Department still believes that the location and number of existing driveways need to be restricted for several reasons. The existing driveways are unsafe for vehicle access given the high speed of vehicles on Higuera and limited visibility. The project will intensify uses on the site and will exacerbate an already unsafe situation. Finally; City Code requires that the project be limited to two driveways (one new driveway to the parking lot and one driveway at the northerly vehicle access door) facing Higuera Street. Based on these reasons, the site plan needs to be revised to show only two driveways from Higuera Street. 2. Site Plan Modifications The ARC direction was for the applicant to revise the site plan as follows: 4-31 ARC 63-00 2958 South Higuera(Rogoff) ATTACHMENT 9 Page 4 1. Replace one of the parking spaces (stall #13) with on-site amenities for workers (e.g. outdoor seating). Project plans still show parking stall413, but include outdoor use areas at the upper and lower parking lots. 2. Replace the parallel parking spaces adjacent to the west side of Building "A" with landscape planters. Project plans continue to show the parallel parking spaces at the rear of the existing building, but a planter has been provided at the southwest corner of Building "A. " 3. Install a 6-foot high masonry wall on the south property line from the existing building to the southwest property line. A six-foot high split face block wall has been provided on the property line as directed. 4. Provide additional raised landscape planters on the east side of Building "A." According to the project architect, the raised split face block planters on the east side of Building "A " (facing Higuera) are designed to relate to the existing entrances and proposed windows. They feel that additional planters along this frontage would be not be consistent with that concept. 5. Provide a 3-foot tall earthen berm or plant a hedge of shrubs along South Higuera. The applicant agrees to install a landscaped berm at the northeast corner of the site. 6. Incorporate a landscape planter between Building `B" and parking stall #33. A landscape planter has been added between Building "B" and parking stall 433. 7. Revise the planter and parking stall layout on the east side of Building "B" to include a 4.5- foot wide planter and a 16-foot long parking stall. A 4.5 foot wide planter has been provided on the east side of Building "B. " 8. Widen the landscape planter between the northerly property line and the car sales display from 2 to 5 feet to allow sufficient plant materials. The applicant is proposing a 4-foot Hide planter along the northerly property line. 9. Relocate the monument sign to an area outside of the street yard. The proposed monument sign has been eliminated from the project. Staff believes the applicant has responded to most of the Commission directions. However, staff still has concerns with the maneuverability of parking stalls 12, 13 and the parallel spaces next to Building "A" (stalls 16 and 17). It should also be noted that the trash enclosure has been moved from the north side to the east side of Building "B." The ARC needs to decide if the parking spaces are acceptable or if they should be redesigned or eliminated. 4-32 ARC 63-00 ATTACHMENT 9 2958 South Higuera (Rogoff) Page 5 3. Building Design and Colors The ARC liked the proposed building colors and materials. ARC. direction was to revise the building design as follows: 1. Extend the split-face wainscot along the entire base of all of the buildings. The building elevations remain the same and no additional wainscot has been added. According to the project architect, the inclusion of a masonry wainscot around Building "A " would require significant foundation work, relocation of existing utilities and modifications to the building frame. Their goal is to maintain the integrity of the existing structure with replacement of siding, roofing, trim and decorative canopies. 2. Use a less-reflective color for the roof. No changes have been made to the roofing. According to the project architect, they would like to roofing material to closely match the siding material. He also feels that the roofing will dull over a short period of time. It should also be noted that the San Luis Obispo County Airport Land Use Commission approved the project and did not require a less reflective roof material or color. 3. Use a decorative gutter and trim for all of the buildings. Project plans call for the gutter and trim to be painted yellow, but do not specify if they will be flat or sculptured. Although the building design was not modified with the ARC direction, staff finds the project architect's reasons to be valid. The ARC needs to determine if the architect's reasons are acceptable, or if the plans should be revised to include additional wainscoting and sculptured gutters and trim. 4. Building Size and Mass Several ARC members expressed concerns building mass and onsite circulation. Specifically, some Commission members noted that the project appears to be over developed or under parked, and suggested that some of the buildings be reduced in size. Although there was no formal direction to reduce the size of the buildings, the ARC did mention that some site modifications might be necessary. In staff's opinion, the area between Buildings "A" and "C" seems constricted and could cause future operational problems for the businesses. At their closest points, the buildings are approximately 30 feet apart. In this small area, there is an approximate 20-foot wide drive aisle, an 8-foot wide concrete slab or dock, a parallel parking space, a trash enclosure and a 4-foot wide concrete walkway. Although the project complies with the C-S zone standards for lot coverage and parking, the ARC has the authority to require additional site and building modifications. The Commission should decide if the building size and site layout are acceptable or if revisions are necessary. 4-33 ARC 63-00 2958 South Higuera(Rogoff) ATTACHMENT 9 Page 6 5. Building Setbacks Existing Buildings The existing buildings do not comply with the street yard requirements of the C-S zone. The buildings are setback two feet from the adopted right-of-way line. According to the Public Works Department, the property must dedicate a 5-foot wide area contiguous with the existing westerly Higuera Street right-of-way line in accordance with the Official Setback Line map. The planned street widening will have a significant impact on the driveways (visibility) and the proposed landscape area along the street. At the August 21s' meeting, the Commission discussed the feasibility of moving the existing building back to comply with the C-S street yard requirement of 10 feet. Chapter 17.14 of the Zoning Regulations is intended to provide for the correction or removal of non-conforming structures as soon as practical. Zoning Regulations allow changes to interior partitions and other non-structural improvements and repairs to be made to a non-conforming building provide those upgrades do not exceed one-half the structure's replacement cost over any five-year period. The City's Chief Building Official determines replacement cost. The Chief Building Official has not determined the replacement cost for the existing buildings. According to the applicant, the project does not involve structural changes and is limited to replacement of siding, roofing, trim and decorative canopies. The project architect does not believe that the proposed building modifications exceed one-half of the structure's replacement value. As such, he does not feel that the buildings should be made to comply with the current street yard standard (10 feet). The ARC was divided on this issue. In staffs opinion, if it is determined that the proposed remodel does not exceed this criteria then the buildings should be allowed to remain. However, if the remodel exceeds this criterion, the buildings should be made to comply with current standards (moved back 8 feet). Entry Structure The ARC was concerned that the structure might obstruct site visibility and directed that applicant to move it outside of the street yard. The project architect feels that the entry structure accentuates and continues the repetitive gable forms. He feels that the structure needs to be in line with the existing building and is asking for a reduced street yard to accommodate the structure. While staff understands the architect's rationale, keeping the structure in the street yard is contrary to the Commission's direction. Staff believes that the entry structure should be located outside of the street yard, especially in light of the planned widening of South Higuera. 4-34 ARC 63-00 ATTACHMENT 9 2958 South Higuera (Rogoff) Page 7 New Buildings The Commission generally supported reduced setbacks for the new buildings, but requested additional information on the interim Conservation Open Space zone and how it might ultimately be developed. The pentagonal-shaped site is bounded by C-S zoned land on three sides and C/OS zoned land on two sides (westerly and southwesterly). Where the site adjoins C-S zoned land, a 0-foot yard is allowed. Where the site adjoins C/OS zoned land, a 20-foot yard is allowed because the C/OS zone district requires 20-foot minimum other yards. Building `B" is setback 2 to 7 feet from the southwesterly property line and Building "C" is setback 0-feet from the westerly property line. The project does not fully comply with the C-S zone yard requirements. In this case, the adjacent C/OS zone was established as an "interim zoning category" until constraints to development (i.e., flooding and access) can be overcome. Land Use Element policy 8.6 says that until flooding issues are mitigated, the property should be used for agriculture and low-intensity recreational use. Once flooding and access issues are resolved, the area would be suitable for government agencies' regional offices or other commercial development. So while presently zoned C/OS, it is likely that the adjacent property will ultimately be zoned C-S and developed with similar commercial uses. C-S zoning would not trigger any setback along common property lines. As directed by the ARC, staff has provided more information on the Interim Open Space zone (see Attachment "13"). Most of the Commissioners felt that the adjacent property would ultimately be developed as part of project site or with the cemetery, which is located on C-S zoned land. 6. Creek Setback and Drainage At the August 2151 meeting, the ARC discussed the creek setback and storm water drainage into San Luis Obispo Creek. The site plan shows both buildings (Buildings `B" and "C") outside of the 20-foot creek setback area. However, there is a question regarding the accuracy of the top of bank in relation to the property line and the proposed building locations. Staff is recommending that the top of creek bank and the setback area be verified with a survey and staked prior to grading of the site and installation of building foundations. The ARC felt it was very important to protect the creek from contaminants and emphasized the importance of providing oil/sand separators or alternative solutions to filter runoff before it enters the creek. A condition to this effect has been provided. 4-35 ARC 63-00 ATTACHMENT 9 2958 South Higuera (Rogoff) Page 8 7. Landscaping ARC direction was to modify the landscape plan as follows: 1. Widen the landscape planter along the northerly property line from 2 to 5 feet. Project plans show this planter has been widened to four feet. 2. Install a 3-foot tall earthen berm or plant a hedge of shrubs along South Higuera. The applicant has agreed to install a berm with landscaping at the northeast corner of the site. 3. Widen the landscape planter on the east side of Building `B" from 2 to 4.5 feet. Project plans show a 4.5 foot wide planter at this location. 4. Incorporate a landscape planter between the existing building and parking stall #15. A landscape planter has been provided at the southwest corner of the existing building. S. Include a tree and low growing plants in the parking lot. No additional trees have been provided. Staff finds that the revised plans comply with most of the Commission's direction. The only exception is the direction to provide more trees in the parking lot. The ARC needs to decide if the revised landscape plan is acceptable or if future revisions are necessary. 8. Project Details The ARC did not discuss the following items at the last meeting. Lighting. Project plans show "goose-neck" industrial light fixtures at various locations on the building, but do not show parking lot light standards. The ARC standard for site lighting includes shielded lights on poles with a maximum height of 20 feet above grade (including the base) with an illumination range of 3 to 10 foot-candles. Staff finds that the lighting complies with the ARC standards and will verify this prior to issuance of building permits. Mechanical Equipment. Project plans do not call out any roof-mounted mechanical equipment or proposals for screening such equipment. City Code requires that all roof-mounted mechanical equipment be fully screened from public view. Fire risers. Fire risers should be designed on the inside of the building or be completely screened. If the ARC supports the project, these items could return to staff for final approval as part of the building permit. 4-36 ARC 63-00 ATTACHMENT 9 2958 South Higuera (Rogoff) Page 9 9. Airport Land Use Commission The property is within the San Luis Obispo County Airport Land Use Plan's Area 4. The Airport Land Use Commission (ALUC) approved the project with the conditions requiring soundproofing and the dedication of avigation easement to the San Luis Obispo County Airport. A condition to this effect is provided. 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. Retrofitting existing toilets in the City to low-flush models can only satisfy the water allocation for this project. Accumulation of these retrofit credits may require 6 or more months; applicant is advised to start this process immediately. ALTERNATIVES 1. Deny the project design. Action denying the application should include the basis for denial. 2. Grant schematic approval with direction to the applicant and staff. RECOMMENDATION Grant final approval based on findings and subject to the following conditions: Findings 1. The project is consistent with City's General Plan policies on siting of commercial uses, site suitability and compatible development. 2. The project is suitable for the property and is compatible with the surrounding uses given that the site is currently occupied with service commercial businesses in existing commercial buildings and the areas is primarily developed with commercial development. 3. The project, with the recommended conditions and modifications, complies with property development standards for the C-S zone. 4-37 ARC 63-00 ATTACHMENT .J 2958 South Higuera (Rogoff) Page 10 Findings for Reduced Other Yards 1. With the approval of this exception, the project is consistent with the Zoning Regulations, which allow exceptions to reduce other yards to a minimum 0' for structures in the C-S zone. 2. The other yard exception will not be detrimental to the health, safety and welfare of those living and working in the neighborhood because the structure will not be in a location that will obstruct traffic visibility and the required 20-foot creek setback will be maintained with the location of the buildings. 3. The adjoining property carries an Interim Conservation/Open Space zoning and will most likely be rezoned C-S to allow for the development of similar service commercial uses. C-S zoning would not require any setback along common property lines. Conditions 1. All conditions of approval shall be included in the construction drawings as a separate sheet. 2. Final project design and construction drawings shall be in substantial compliance with the project plans dated September 7, 2000, including modifications approved by the Architectural Review Commission. 3. The length of Building "C" shall be reduced by 20 feet: to create greater separation between the two buildings, to allow a wider drive aisle (min. 24 feet) between the buildings, to allow for relocation of the trash enclosure to a more accessible location and to provide for additional landscaping on the north side of the building. 4. The City's Chief Building Inspector shall determine the replacement cost of the proposed building remodel. If the remodel exceeds the one-half replacement cost criteria, the project shall be redesigned to meet the intent of City non-conforming structures regulations (Zoning Regulations Chapter 17.14) and to comply with the C-S street yard standards. The Architectural Review Commission will review the revised project design. 5. Building "C" shall be designed in such a manner so as to not impose a load on the underground drainage pipe. An inspection of the existing pipe will be required to determine the structural stability for use under the new building. 6. All drainage shall be collected from roofs and flat work being directed to a proper point of disposal such as the creek. 7. The doorway access to individual tenant spaces appears to be flush with the surrounding parking and driveway area. Disabled access codes require the placement of truncated dome material where pathways from buildings enter vehicle areas. As proposed each exit from 4-38 ARC 63-00 ATTACHMENT 9 2958 South Higuera (Rogoff) Page 11 individual tenant spaces will require a truncated dome transition. 8. An underground storm drain crosses the property where a new building is proposed. There is no evidence that the drain was properly designed and constructed. Construction over the storm drain will require that the drainage system be analyzed to determine adequacy for area served and televised to determine if condition is acceptable. 9. Exterior walls of buildings B & C located less than 20 feet from a property line shall be fire- resistive construction. 10. Install concrete curbs, gutters, sidewalks (a minimum of 2 meters wide), and street trees to City standards across the project site's Higuera Street frontage. 11. The new buildings shall incorporate facilities for interior and exterior on-site recycling. In addition, site development shall include a solid waste recycling plan for recycling discarded building materials such as concrete, drywall, wood and metals from the construction site. The Community Development Director prior to building permit issuance must submit the plans for approval. 12. Prior to construction of the public frontage improvements, all lines and grades shall be staked in the field by a registered civil engineer or licensed land surveyor to the satisfaction of the Public Works Dept. 13. Portions of the existing storm drain may be located where buildings are proposed. The structural integrity and exact alignment of the onsite storm drainpipe must be evaluated to determine if it needs to be replaced and/or proposed buildings modified. 14. Provide preliminary calculations that demonstrate the amount of existing surface run-off as well as any increased surface run-off generated from the proposed improvements. 15. The site redevelopment triggers the Utilities Department Sewer Lateral Abandonment Policy. This policy states that the sewer lateral must be abandoned at the main prior to any construction or demolition unless the lateral is intended for reuse and it passes a video inspection. If the sewer lateral is intended for reuse, the owner shall submit a VHS videotape documenting the internal condition of the pipe. 16. The property owner shall grant an avigation easement to the County of San Luis Obispo via an avigation easement document prepared by the County. Code Requirements A. The property owner shall dedicate to the City, a portion of the subject property for public right-of-way purposes. Said dedication area shall be 5 feet wide and contiguous with the 4-39 ARC 63-00 - 2958 South Higuera (Rogoff) ATTACHMENT 9 Page 12 existing westerly Higuera. Street right-of-way line in accordance with the Official Setback Line map. The legal description shall be prepared by the property owner's surveyor or civil engineer and will be incorporated into a document to be prepared by City staff. Any beneficiaries or trustee must also sign an appropriate document acknowledging the dedication. B. The developer shall complete frontage improvements and additional street pavement at the ultimate widened location along the Higuera Street frontage. Said improvements shall include a 2-meter wide integral sidewalk-curb-gutter, one new driveway ramp to the parking lot, one relocated driveway ramp serving the existing building at the most northerly vehicle access door facing Higuera, one new street light with conduit & wiring system to an approved point of service, additional street pavement between the new curb & gutter and the existing street pavement, to the satisfaction of the Director of Public Works. All existing driveway ramps shall be removed and replaced with sidewalk except as noted above. C. A Public Works Dept. encroachment permit is required prior to any work within the public right-of-way. D. Street trees are required to planted in accordance with the City M.C. and to the satisfaction of the Director of Public Works. The location of the existing structure precludes the planting of trees between the existing building and the public sidewalk. The City Arborist shall determine the number and placement of street trees. E. Traffic impact fees are required to be paid prior to or at the time of building permit issuance. F. A water allocation may be required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. G. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in size. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. The cost of developing an allocation through the retrofit program could offset a portion of the required Water Impact Fee according to appropriate City policies. H. All sight drainage shall receive appropriate treatment prior to entering the public stone drain system or San Luis Creek. Additional industrial waste and wastewater pretreatment requirements may apply. The project shall be coordinated with the City's Industrial Waste Coordinator, Dale Karnes, who can be reached at 781-7425. 4-40 ARC 63-00 2958 South Higuera (Rogoff) ATTACHMENT 9 Page 13 I. Applicant shall provide bicycle and motorcycle parking consistent with Section 17.16.060 of the Zoning Regulations, as determined by the Public Works Department-Transportation Division and approved by the Director of Public Works. J. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per bathroom retrofitted. K. If a larger water meter is required, Water and Wastewater Impact Fees will be charged, based on the increase in water meter size. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. The cost of developing an allocation through the retrofit program could offset a portion of any required Water Impact Fee at a rate of $150 per bathroom retrofitted. L. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and the Wastewater Impact Fees are based on the size of the water meter serving each parcel. M. The backflow preventer on the fire sprinkler lateral must be located as close to the water main as possible. Generally, the USC approved device must be located just outside the public right-of-way. The location of the Fire Department connection shall be determined by the Fire Department. An approved backflow preventer may also be required on the domestic service, due to the relative height of the new building, as compared to the street level. N. Fire Department Access: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface that provides all-weather driving capabilities. O. Water Supplies: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be determining using Appendix III-A of the California Fire Code. P. Fire Hydrants: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location, number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. An on-site fire hydrant shall be required. 4-41 ARC 63-00 ATTACHMENT 2958 South Higuera (Rogoff) a Page 14 Q. Fire Protection Systems and Equipment: Fire protection systems shall be in accordance with the California Fire Code and California Building Code as amended by the City. The location of all fire protection equipment, connections and valves shall be approved by the Fire Department prior to installation. Attachments: Full size plans were distributed to the ARC and are available for review at the Community Development Department. JShoals/ARC-/ARC63-002(Rogoff) 4-42 k� 00 ^11 Star PpplianCJL4 s Dear City Council Members: I have been in the used appliance repair and sales business in San Luis Obispo for the past 4 years. In May of 1999 I relocated to the back of 2958 So. Higuera St. behind the Second Hand store. Since Mr. Rogoff has purchased the property, he gave me the opportunity to move my business to the front side of the building at 2978 So. Higuera St. I have been located here for the last 10 months. Since moving to a frontage location it is apparent that it has been the best thing I ever did. My business doubled in the first two months of the move. I now have a visible location with signage and a small but real showroom. I understand that Mr. Rogoff, as a condition of his remodeling plans, may be required to close off the garage door that I presently use for access to my business. Should this happen, it will be impossible for me to continue to be in business. I rely on the garage door access in order to move appliances in and out of my shop since I have no access from the rear of the building. I have a lift gate on the back of my truck and need to have access to the front of the shop to load and unload appliances for drop off and delivery. I have used the space between the building and the bike lane because it is convenient. I know that the condition is not the best, but it is difficult for myself and customers to park in the back of the property while Mr. Rogoff has demolition and extensive clean-up going on. There have been trucks and tractors moving in and out of the property almost every week loading trash in dumpsters and dump trucks. There is a lot of dust and dirt kicked up by this work and I don't want to get in the way of the clean-up. Once the new parking lot is put in and with the right signage, my customers will be able to park on the side of the building and walk around to my shop without a problem. I will also be able to park my truck in a designated spot in the back. I have invested a considerable amount of money in this move and really can't afford nor do I want to move again. I would like to stay in this location and understand that there will be no parking in front of my shop for my truck or my customers. I will abide by the no parking restriction in the front of the building and make sure my customers do not block the bike lane or park on the side walk. Mr. Rogoff has informed me that this will be a condition of our lease agreement and failure to follow the no parking restriction will be cause to terminate my rental agreement. ERECEIVEDThank you, UNCIL Dale Craig Owner of All Star Appliances 1111�ela O 2978 So. Higuera Street, San Luis Obispo, CA 93401 • (805) 541-2705 00 MALIBU MOTORS 2923 S. Obis a San Luis Obispo,CA 93401 (805)541-6343 I (ll Date: 16 November,2000 To: Jules Rogoff for presentation to the City Council From: Roy Weigold Re: Support of San Luis Auto Center and Storage of cars at your site Dear Jules, As you know, in the automotive sales business there are times when a dealer acquires used cars that are in need of many different types of repairs in order for us to have them in " sales ready condition". This reconditioning can consist of any or all of the following A current smog certificate prior to offer of sale as mandated by the State of California. A safety check of the foot and parking brakes, steering, windshield wipers, hom, lights, tum signals, seat belts, door locks,window controls and hom. Everything from tune-ups and minor repairs such as valve cover gasket replacement to major repairs such as en- gine and transmission replacement,and the typical timing belts, c.v. joints and catalytic converter replacement. Windshield repair or replacement Paint-less dent removal and or touch up paint Stereo repair or replacement. Upholstery repair or replacement Detailing When we are in need of any of the above services it requires two people to drop off a car ( one to drive the repair vehicle and a car and driver to transport the first driver back) at each shop to have a particular repair preformed. Then another car and driver to pick up the repair car. Quite a logistic nightmare for a small business operator. Your concept of having a center with auto related rental spaces for these small shops in one convenient center is a great idea. We would be able to drop off a car and have all repairs and services done at one location and not have the need to move our cars across town from shop to shop wasting gas and manpower. Best of luck in yo orts; Roy Weigold P.S. Thanks for I store ome of our vehicles at your site. Storage in the city is expensive and very hard to find.We will mov em a you need the room for your project. RECEIIr'E�: NOV 2 0 2,-%;_ SLO CITY CCf;Nj