HomeMy WebLinkAbout11/21/2000, 6 - CREEKSIDE ANNEXATION AND PREZONING: CONSIDERATION OF A REQUEST TO ANNEX AND PREZONE A 6 ACRE SITE TO SERVICE-COMMERCIAL WITH A PLANNED DEVELOPMENT OVERLAY; AND ENVIRONMENTAL REVIEW AT 4101-4115 BROAD STREET (ANNX/PD/ER 209-99) council Ma°�11- Z -ao
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CITY OF SAN LUI S O B I S P O
FROM: Ron Whisenand,Development Review Manager
Prepared By: Peggy Mandeville, Associate Planner
SUBJECT: CREEKSIDE ANNEXATION AND PREZONING: Consideration of a request to
annex and prezone a 6 acre site to Service-Commercial with a Planned
Development Overlay; and environmental review at 4101-4115 Broad Street
(ANNX/PD/ER 209-99)
CAO RECOMMENDATION
Approve the Planning Commission's recommendation to:
a) Introduce an ordinance prezoning the 6-acre site C-S-PD (Service Commercial-Planned
Development) with the use matrix that complies with both the existing Service
Commercial and draft Business Park use regulations.
b) Adopt a resolution recommending that the Local Agency Formation Commission approve
the annexation of 6 acres at 4101-4115 Broad Street.
C) Adopt a resolution approving the Creekside annexation.and prezoning Mitigated Negative
Declaration.
DISCUSSION
Situation
The applicant has filed an application with the City to annex and prezone a 6-acre site on the west
side of Broad Street south of Tank Farm Road (see Attachment 1, Vicinity Map) pursuant to the
City's Interim Airport Annexation Policy. The site is zoned for commercial service type
development in the County and partially developed with two 2-story office buildings (see
Attachment 2, Project plans). County approvals have been given for one more building on the site
which may be under construction prior to annexation. Any structure that does not receive building
permits in the County prior to annexation will require at a minimum architectural and building
permit review in the City.
PlanningCommission's Review/Action
On October 11, 2000, the Planning Commission recommended Council approval of the
annexation, prezoning and Mitigated Negative Declaration on a 4-3 vote, based on findings, and
subject to conditions. The Planning Commission staff report and minutes are attached (see
Attachment 7 and 8). The commissioners voting no supported the annexation of the property,
however they did not support the limitations on office uses as part of the PD zoning. During
6-1
Creekside Annexation and Prezoning (ANNX/PD/ER 209-99)
Page 2
Commission deliberations, the motion was amended (with the approval of the applicant) to
require connection to the City's wastewater collection system as a condition of annexation. The
addition of this condition was in response to a 1994 Negative Declaration approved by the
County which identifies the existing on-site system being near capacity. Since the writing of that
report, the property owner has upgraded the system to provide additional capacity.
Annexation Reouest
The City's Land Use Element says urban development should be within the City, and that land
must be inside the city limits to receive City services. The site is inside the City's urban reserve
line making it eligible for annexation.
The site is within the City's Airport Area. The City's Interim Airport Area Annexation Policy
allows property to be considered for annexation prior to the adoption of the Airport Area Specific
Plan provided certain standards are met. As pointed out in the Planning Commission staff report
(see Attachment 7), the proposed annexation meets these standards and complies with applicable
General Plan criteria.
Pre-Annexation Agreement
As a prerequisite to annexation, the applicant has agreed to contribute to the cost of preparing the
Airport Area Specific Plan, sharing the cost of constructing area-wide infrastructure
improvements, and contributing towards open space preservation according to the terms of the
interim policy. These commitments are outlined in the project's pre-annexation agreement (see
Attachment 9).
The pre-annexation agreement also contains an Exhibit A that outlines the timing and conditions
for connecting to City services. Since the Planning Commission meeting, staff has expanded the
exhibit to more fully describe the requirements for domestic water, irrigation water, fire
protection water, storm water, and wastewater. The revised exhibit includes the Planning
Commission's recommendation that the property connect to the City's wastewater collection
system upon annexation. Existing City policies allow property owners to continue use of their
on-site wastewater disposal systems for existing buildings until such time as the system fails.
However, information in the County environmental document indicates that the on-site septic
system has its limits and that further development may exceed the capacity of the system.
Therefore, the Planning Commission recommends requiring connection to the City's sewer
system because of capacity concerns and monitoring responsibilities after annexed into the City.
Prezoning Request
The applicant has requested that the site be prezoned Service Commercial with a Planned
Development (CS-PD) overlay to allow large office uses. Staff and the Planning Commission
agree that the site should be zoned CS-PD, but with approval of a use matrix that complies with
ooth the existing Services and Manufacturing land use designation as well as the Draft Specific
Plan Business Park land use designation (see Planning Commission staff report for details).
Similar use matrixes which have received Council approval include the Cowan, Lathrop and
Westpac Planned Developments on Broad Street.
6-2
Creekside Annexation and Prezoning (ANNX/PD/ER 209-99)
Page 3
As the Council may recall, large office uses have been requested in the past as part of a Planned
Development in the C-S zone(ie. Acacia Creek and Weyrick office buildings), however these sites
will remain in the C-S zone whereas the subject site is proposed to be rezoned Business Park once
the Airport Area is annexed. To eliminate the possibility of creating non-conforming uses, staff
and the Planning Commission recommend approval of the use matrix (see Attachment 3,Exhibit C)
that complies with both the Service Commercial and Draft Business Park zoning.
Airport Compatibility
The property is within the San Luis Obispo County Airport Land Use Plan's Area 4 and 5.
According to the Airport Land Use Commission, the proposed annexation and future
development of the site can be approved with conditions that include: granting an avigation
easement, compliance with the compatible land use matrix of the Airport Land Use Plan,
shielding of exterior lighting, and soundproofing.
Environmental Review
The County of San Luis Obipso approved a Negative Declaration for the existing office buildings
constructed in the County. A Mitigated Negative Declaration has been prepared for this project
(see Attachment 10). Measures incorporated into the project mitigate the potential impacts of
noise, lighting impacts, air quality, airport and traffic impacts. The applicant has agreed to all the
mitigation measures.
ALTERNATIVES
1. Adopt a resolution denying the annexation and prezoning based on findings.
2. Continue with direction to the staff, and/or the applicant.
3. Approve the annexation and prezoning with a different list of allowed and allowable uses, so
long as they are consistent with the General Plan.
Attachments
Attachment 1: Vicinity Map
Attachment 2 Project plans/description
Attachment 3: Ordinance approving the prezoning(includes Exhibits A,B, C)
Attachment 4: Resolution recommending LAFCo approval
Attachment 5: Resolution approving Mitigated Negative Declaration
Attachment 6: Resolution denying the prezoning
Attachment 7: Planning Commission staff report
Attachment 8: Planning Commission minutes and resolution
Attachment 9: Pre-Annexation agreement(includes Exhibit A)
Attachment 10: Environmental Initial Study
Attachment 11: County Negative Declaration
Pmandevi/CC/CC report ANNX 209-99(Creekside)
6-3
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ATTACHMENT
PROJECT DESCRIPTION AND INFORMATION
Creekside Commercial Center - Proposed Annexation, November, 1999
Application For Annexation (Pre-Zoning and Environmental Impact Determination) for
the Creekside Commercial Center, 4115 Broad Street, San Luis Obispo, APN 076-411-
043.
Intent.
The intent of this project is to annex the subject development to the City of San Luis
Obispo. The advantages to the City of this annexation include the receipt of economic
benefits flowing from a successful commercial development. The advantages to the
landowner will be to allow access to city services, including wastewater. This annexation
proposal includes the pre-zoning request to establish City zoning of C-S (Service
Commercial). The applicants may apply for Planned Development at a later date, should
this annexation be approved.
Existing Development.
No new development is proposed with this annexation application. The existing
Creekside Commercial Center development, as completed under the County, has the
following characteristics:
Building A:
This size of this building is approximately 28,000 square feet. It is currently
under construction, with occupancy anticipated in early 2000.
The current tenant in this building is the Private Industry Council, with the
balance of the building as yet uncommitted.
Building B:
The size of this building is approximately 40,000 square feet. Building B has
been occupied since 1991. The existing tenants are: California Highway Patrol
(administrative offices for the area from Ventura to Santa Cruz County);Sterling
Hotels Corporation (hotel management company);American General Media
(radio station operator);John Wallace &Associates (civil engineering firm);
BFGC Architects (architects); and Shopsports.com (computer company).
Building C:
The size of Building C will be approximately 25,000 square feet. While
construction has not yet started, it is anticipated that this building will be
completed under the County's development review process. The landowners
expect to apply for building permits within the next month.
6-7
Creekside Commercial Center ATTACHMENT 2
Project Description—November, 1999
Page 2
Services
Water is provided by an on-site well and treatment facility. A storage tank is located on
the adjacent parcel under the terms of an easement agreement. Sewage is currently
handled by an on-site septic system; however, if this parcel is annexed, the landowners
would connect to the City's wastewater system.
Parking
The number of parking spaces provided at the completion of the project is approximately
285. Thus,the parking ratio is approximately one space per 328 square feet of occupied
space.
Consistency With City Plans.
The subject site is part of the City's Urban Reserve area included in the Airport Area
Specific Plan. It is City policy to process interim annexations in the airport area during
preparation of this specific plan, as authorized by the City Council in March of 1997.
This annexation proposal is consistent with the City's General Plan Land Use designation
of Service Commercial.
990617/Plaming/Anncx Prow,Descrription.doc
6-8
ATTACHMENT
CHARLES L. SENN
178 Broad Street, San Luis Obispo, CA 93405
November 8, 2000
Ms. Peggy Mandeville
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re: Creekside Annexation
Dear Peggy,
Thanks for your continuing communication on the Creekside Annexation. There is one
item I would like to discuss at the City Council hearing:
USES PERMITTED UNDER THE PREZONING TO C-S-PD:
The following additional uses are requested and are clearly allowed in the C-S zone:
"Corporate or Regional administrative offices"
and
"Offices (professional)" with appropriate restrictions as defined in footnote 10 of table 9
of the SLO City Zoning Regulations. Chapter 17.50 allows these uses.
To prohibit uses allowed under existing regulations because of a possible new business
park matrix is not reasonable. There have been no public hearings on the proposed
matrix.
The Creekside project was developed far in excess of applicable standards and recently
received an award from the Obispo Beautiful Association. A high quality complex
should be allowed to attract high quality tenants such as those requested above.
Thank you for your consideration.
.4��
Ca5--relegrL. Se
6-9
ATTACHMENT 3
ORDINANCE NO. (2000 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL ZONING MAP TO PREZONE APPROXIMATELY 6
ACRES SERVICE-COMMERCIAL WITH THE PLANNED DEVELOPMENT
OVERLAY (C-S-PD) AT 41014115 BROAD STREET (PD 209-99)
WHEREAS, the Planning Commission conducted a public hearing on October 11, 2000,
and recommended prezoning the site Service-Commercial with the Planned Development
Overlay zoning (C-S-PD) as shown on Exhibit A and described in Exhibit B; and
WHEREAS, the City Council conducted a public hearing on, November 21, 2000 and
has considered testimony of the applicant, interested parties, the records of the Planning
Commission hearings and actions, and the evaluation and recommendation of staff in accordance
with Section 65800 et. Seq. of the California Government Code; and
WHEREAS, the City Council finds that the proposed prezoning is consistent with the
General Plan, the purposes of the Zoning Regulations, and other applicable City ordinances; and
WHEREAS, the City Council has considered the project's Mitigated Negative
Declaration of environmental impact as prepared by staff and reviewed by the Planning
Commission; and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council finds and determines
that the project's Mitigated Negative Declaration adequately addresses the potential significant
environmental impacts of the proposed annexation and prezoning, and reflects the independent
judgment of the City Council. The Council hereby adopts said Negative Declaration.
SECTION 2. The City Council makes the following findings:
1. The annexation and prezoning are consistent with the General Plan, including policies
regarding the location of services and manufacturing uses.
2. Prezoning the annexation area C-S-PD will be compatible with existing and allowed land
uses in the area because the approved list of uses complies with the draft Business Park
and the established Service Commercial use matrixes.
3. Prezoning the annexation area C-S-PD is consistent with the intended uses for this portion
of the Broad Street corridor and will be compatible with existing and allowed land uses in
the area.
4. Prezoning the annexation area C-S-PD will ensure that uses allowed are compatible with
the Airport Land Use Plan for the airport.
6-10
Ordinance No. (2000 Series) ATTACHMENT 3
Page 2
SECTION 3. The annexation area shall be prezoned Service Commercial with a Planned
Development Overlay (C-S-PD) as shown on the attached map marked Exhibit A, as described in
the attached legal description marked Exhibit B, and with the attached list of allowed uses
marked Exhibit C.
SECTION 4. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its final passage,
in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall
go into effect upon final approval of annexation of the site by the Local Agency Formation
Commission.
INTRODUCED on the day of 2000, AND
FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day
of 2000 on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this_day of , 2000.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
ty o ey J ey . Jorgensen
OF
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EXHIBITATTACHMENT 3
ANNEXATION Nn. 58 - TO THE CITY OF SAN LUIS ORISPO
CREEKSIDE
Legal Description
Parcel 1 of that property described in Document No. 26918 as recorded Book 3308, Page 338 in
Official Records in the Office of the County Recorder of San Luis Obispo County, being a
portion of Lots 79 and 80 of the San Luis Obispo Suburban Tract, in the County of San Luis
Obispo, State of California, said Parcel I being shown as Parcel A on the map filed in Book 36,
Page 55 of Licensed Surveys in the Office of the County Recorder of said County, and being
described as follows:
Beginning at the most easterly comer of said Parcel A said corner being on the westerly right of
way line of Highway 227 as shown on said map, said corner also lying on the westerly line of
Annexation No. 53 to the City of San Luis Obispo;
Thence along said right of way line and said City boundary north 21°20'58" west 405.48 feet to
the beginning of a curve concave to the southwest having a radius of 6,945.00 feet;
Thence northwesterly 83.82 feet along said curve through a central angle of 00041'29" to the
most northerly comer of said Parcel A;
Thence along the line common to said Parcel A and Parcel B as shown on said map south
64018113" west 542.96 feet;
Thence along the southwesterly line of said Parcel A south 24°4948" east 420.60 feet to the
southwesterly comer of said Parcel A;
Thence along the southerly line of said Parcel A north 87°53'55"east 288.60 feet;
Thence continuing along said southerly line north 53°19'45"east 252.89 feet to the Point of
Beginning.
End Description
6-13
FXTIJBIT C I
ATTACHMENT 3
PD 209-99: Comparison of Uses
Type of Use C-S zone Business Park Staff Applicant's
- Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan StafRec.
Advertising and related services A A A
Airports and related services PC D PC
Ambulance services A D D
Amusement arcades(video A -- —
games)
Amusement park,fairgrounds PC -- —
Animal hospitals,boarding and A -- —
grooming(small animals)
Animals hospitals,boarding
and grooming(large animals) D --
Antennas-municipal,
commercial,and public utility D D D
broadcasting and wireless
communications
Athletic and health clubs, A D D
fitness centers,game courts,
and other recreational facilities
-indoor
Audio and video production -- A A
studios
Auto repair and related services A -- —
(body,brake,transmission,
muffler shops;painting,etc.)
Auto sound system installation A -- —
Banks,savings&loan,credit D D1 D
union or finance company-
Customer service branch
Corporate or regional
administrative office - A - A
Broadcast studios A A A
Building and landscape A PC PC
maintenance services
Cabinet and carpentry shops D -- —
Caretakers quarters A D D
Car rental as an exclusive use -- -- —
Carwash-self-service or D -- —
mechanical
Catering services A -- —
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed L
NL=New Listing 6-14
EXHIBITC, ATTACHMENT?j
Type of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Cemeteries,mausoleums, PC -- —
columbariums
Churches, synagogues,temples D -- —
Circus,carnival, fair, festival, D -- --
parades
Computer services-includes A A A
internet services
Concurrent sales of alcoholic D -- —
beverage and motor fuel
Construction Activities A A A
(Section 17.08.010G).
Contractor's yards A -- —
Convenience facilities
primarily to serve workers in
the area,which may include the
following(see also separate
retail and service listings): See day care D' Dt,
Child or elderly care,each
facility having up to 5,000 sf gross
Floor area(GFA)
Sales of business and office A DI DI
supplies(up to 5,000 sf GFA)
Barbers,hair stylists,manicurist, D DI Dt
tanning salon
(2,000 sf GFA each)
Bicycle sales&repair(2,000 sf A D D
GFA each)
Branch of bank,savings&loan, D D D
or credit union
(2,000 sf GFA each)
Laundry or dry-cleaning(2,000 sf See laundrybelow D D
GFA each)
Retail sales of food,publications, -- D D
and sundries(2,000 sf GFA each)
Credit reporting and collection A A A
Delivery and courier services D D
Det. and security services A -- —
Drive-in theaters PC -- —
Employment agencies — D —
Equipment Rental A -- —
Exterminators and fumigators A -- —
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed
NL=New Listing 6-15
EXHIBIT C ATTACHMENT 3
Type of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Feed stores and farm supplies A -- —
Florists -- -- —
Food bank and package food D -- —
distribution centers
Gas distributors—containerized D -- —
(butane,propane,oxygen,etc.)
Government agency offices and -- D D
meeting rooms. offices pertaining to
airport operations and
transportation admin.
Homeless shelters PC -- —
Hot tubs—commercial PC -- —
Hotels or motels -- PC —
Insurance services(local) -- D D
Insurance services(regional) -- D D
Laboratories for medical or A A A
analytical research
Laundry/dry cleaner
• cleaning plant A -- —
• pick-up point A -- —
• self-service D -- —
Manufacturing—food,
beverages;ice,apparel,
electronic,optical,
instrumentation products; D A9 D9
jewelry;musical
Mineral Extraction PC -- —
Mortuaries -- -- —
Motels or hotels -- -- —
Nightclubs,discotheques PC — —
Offices-contractors and A A A
construction management
Offices-architecture, A A A
engineering,ind.design
Offices(professional) -- — A
counselors,accountants, invest. 7
broken,appraisers
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed -
!
NL=New Listing 6
4
EXHIBIT C
ATTACHMENT
Type of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Organizations(professional,
religious,political, labor, D D D
fraternal,trade,youth,etc.)
offices and meeting rooms
Parking(as a principal use) D -- —
Photocopy services and quick A A A
printers
Photo finishing-retail A D D
Photo finishing-wholesale;
blue-printing and microfilming A A A
Photographic studios-video A A A
and audio production only
Police or fire stations or -- PC —
training facilities
Post offices and public and A -- —
private postal services
Printing and publishing subject A A A
to limitations for manufacturing
uses
Printing and publishing A PC PC
generally
Produce stand A -- —
Public assembly facilities
(community meeting rooms, PC Dt PC,
auditorium,convention halls)
Recycling-bulk receiving, NL -- —
sorting,storage
Recreation facilities-indoor A D D
Recreation facilities-outdoor A -- —
Amusement facilities-outdoor— PC -- —
low intensity(golf,fairway,
green)
Amusement facilities-outdoor-
med. Intensity(golf driving PC
range,play lot)
Amusement facilities-outdoor-
high Intensity(sports field,rec. PC _ —
center,amusement park)
Railroad yards and stations D -- —
Repair services-office and A D D
business only,no vehicles
Research&development—
services,software,consumer A A A
products, instruments,office
equipment,and similar items
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed
NL=New Listing 6-17
5
F TT_THIT CO ATTACHMENT 3
- Type of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Research &development—
transportation equipment, PC D D
weapons,metals,building,etc.
Restaurants, sandwich shops, D -- D
take-out food,etc. See convenience
facilities
Retail sales—convenience D — See convenience
stores facilities
Retail sales—outdoor sales of
building materials and A -- —
gardening supplies
(lumberyards,nurseries)
Retail sales—indoor sales of
building materials and A —
gardening supplies(floor,paint,
glass).
Retail sales—appliances,
furniture and furnishings,
musical instruments;data
processing equipment, A -- —
business,office and medical
equipment stores;sporting
goods,outdoor supply.
Retail sales and repair of A D
bicycles See convenience See convenience
facilities facilities
Retail sales and rental—autos, A -- —
trucks,,RV's
Retail sales—auto parts and
accessories except tires and A -- —
batteries as principal use
Retail sales—tires and batteries A -- —
Retail sales and rental—boats, A -- —
aircraft,mobile homes, etc.
Retail sales-groceries, liquor D
and specialized foods(bakery, D __ See convenience
etc.) facilities
Retail sales-neighborhood D -- —
grocery
Retail sales-warehouse stores
• 45,000 sq.ft.or less gross floor D
area per establishment.
*more than 45,000 sq.ft.per
establishment. PC -- —
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed
NL=New Listing 6-18
FXHIHIT
6
,
Type of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Schools
* Colleges/universities __ _ —3
*Business,trade,recreational,or D -3
other specialized school
Secretarial and related services D D D
such as transcribing,telephone
answering
Service stations A - --
Skating Rinks PC - —
Social services(see also -- D —
organizations)
Stadiums PC -- —
Swap meets PC -- —
Swimming pools(public) PC - —
Tallow works(rendering plant) -- -- —
Tattoo parlors D -- —
Temporary real estate offices in -- -- —
tract
Temporary sales(17.08.01J) D -- —
Temporary uses-not otherwise D -- —
listed in Sec. 17.08.01 OK of ZR
Ticket or travel agencies,and D D D
management of charters or
tours
Tire recapping A -- —
Title companies -- D D
Trailer rental A -- —
Truckingltaxi service A -- —
Utility company—Customer -- D —
account services
Utility company—Corp yards A -- —
Utility company—Engineering D A D
and administration offices
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed
NL=New Listing 6-19 19
C�o
ATTACHMENTType of Use C-S zone Business Park Staff Applicant's
Present zoning proposed in Airport Recommendation Requested Changes to
Area Specific Plan Staff Rec.
Vending machines -- --
Veterinarians D --
Warehousing,distribution,
moving,mini-storage as a A PC,
principal use —
Water treatment services A -- —
Wholesale(excluding fuel A PC D
dealer)and mail order
Wholesale fuel dealers NL -- —
Notes:
1. The following activities are secondary uses for business parks. Within the project site, their
combined floor area shall not exceed 25 percent of the total floor area. Some are also subject
to limits on individual floor area.
• Ambulance service
• Athletic and health clubs
• Bicycle repair(max. 2,000 square feet of floor area)
• Branch of bank, savings & loan, credit union, finance company (2,000 square feet per
use). Regional or corporate administrative offices are not subject to this area limit.
• Photo finishing - retail
• Retail sales of food,publications, sundries (2,000 square feet of floor area per use)
• Sale, rental of business and office supplies (5,000 square feet of floor area per use)
• Wholesaling,mail order(as freestanding uses)
2. Branch bank only
3. Use prohibited by the Airport Land Use Plan (incompatible with ALUP Area 4).
4. Computer services limited to data processing and technical support.
5. Allowable with administrative use permit with documentation of limited public visitation and
determination of consistency with City's tri-polar policy (General Plan).
6. Presently inconsistent with General Plan, but expected to be added with adoption of the
Airport Area Specific Plan and amendment to land use designations and zoning to Business
Park.
7. Zoning Regulations allow large offices (min. 2,500 sf floor area per tenant) with PD Overlay.
8. Zoning Regulation allow parking as a principal use with exceptions to certain development
standards.
9. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping
volume(shipping or receiving less than 400 cubic meters [14,000 cubic feet] of truck or container
space per day);typical products would be specialty foods, beverages, or apparel; electronic,optical,
or instrumentation products;jewelry; musical instruments; sporting goods; art materials.
A =Allowed use
D =Allowable with Administrative Use Permit
PC=Allowable with Planning Commission Use Permit
— =Use not Allowed
NL=New Listing 6-20
ATTACHMENT
RESOLUTION NO. (2000 Series)
A RESOLUTION OF RECOMMENDATION BY THE SAN LUIS OBISPO CITY
COUNCIL REQUESTING THAT THE LOCAL AGENCY FORMATION
COMMISSION APPROVE ANNEXATION NO. _-00
AT 4101-4115 BROAD STREET; CREEKSIDE ANNEXATION
(ANNX 209-99)
WHEREAS, the Planning Commission and City Council have held public
hearings on the proposed Creekside annexation and prezoning; and
WHEREAS, the City Council on November 21, 2000, by Resolution No.
(2000 Series), approved the Mitigated Negative Declaration for the proposed annexation
and prezoning pursuant to the California Environmental Quality Act Guidelines Section
15090; and
WHEREAS, on recommendation of the Planning Commission and as a result of
its deliberations, the Council on November 21, 2000 by Ordinance No. (2000
Series) approved the prezoning for the annexation of property known as the Creekside
Annexation; and
WHEREAS, City Council approval is a prerequisite for the San Luis Obispo
County Local Agency Formation Commission to initiate formal annexation proceedings;
and
WHEREAS, the territory to be annexed is uninhabited, and a description of the
boundaries of the territory is set forth in Section 2; and
WHEREAS, this proposal is consistent with the sphere of influence of the
affected city;
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Findings.
1. The annexation is appropriate since the site is contiguous to the City on one side and
the site is within the urban reserve line of the City.
2. The annexation of the site is a logical addition to the City due to its location in
relation to existing urban development and city services.
I The annexation is consistent with the goals and policies of the City's General Plan.
SECTION 2: Annexation Area Described. The Creekside Annexation consists of
that area, including approximately 6 acres at the west side of Broad Street south of Tank
6-21
Resolution No. (2000 Series) ATTACHMENT `}
Page 2
Farm Road, in the County of San Luis Obispo, being Assessor's Parcel,Number 076-411-
043 as shown on the attached map, Exhibit A, and legally described in the attached
Exhibit B.
SECTION 3: Council Recommendation. The City Council recommends that the
Local Agency Formation Commission of San Luis Obispo County approve the proposed
annexation subject to property owner compliance with City requirements regarding
environmental mitigation and public improvements as described in the project's
Mitigated Negative Declaration, in accordance with California Government Code Section
56844 et seg.
SECTION 4: Implementation. The City Clerk shall forward a copy of this
resolution and prezoning actions, the Mitigated Negative Declaration, and all pertinent
supporting documents to the Local Agency Formation Commission.
On motion of , seconded by and
on the following roll call vote:
Ayes:
Noes:
Absent:
the foregoing resolution was passed and adopted this day of
2000.
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
City Attorney Jeff Jorgensen
6-22
Dec-03-99 01 : 15P JLWA Assoc P.O;?
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EXHIBITB ATTACHMENT �-
ANNEXATiON NO. 58 - TO THE CITY OP SAN LUIS ORISPO
CREEKSIDE
Legal Description
Parcel 1 of that property described in Document No. 26918 as recorded Book 3308, Page 338 in
Official Records in the Office of the County Recorder of San Luis Obispo County, being a
portion of Lots 79 and 80 of the San Luis Obispo Suburban Tract, in the County of San Luis
Obispo, State of California, said Parcel 1 being shown as Parcel A on the map filed in Book 36,
Page 55 of Licensed Surveys in the Office of the County Recorder of said County, and being
described as follows:
Beginning at the most easterly comer of said Parcel A said corner being on the westerly right of
way line of Highway 227 as shown on said map, said corner also lying on the westerly line of
Annexation No. 53 to the City of San Luis Obispo;
Thence along said right of way line and said City boundary north 21°20'58" west 405.48 feet to
the beginning of a curve concave to the southwest having a radius of 6,945.00 feet;
Thence northwesterly 83.82 feet along said curve through a central angle of 00°41'29" to the
most northerly comer of said Parcel A;
Thence along the line common to said Parcel A and Parcel B as shown on said map south
64018'13"west 542.96 feet;
Thence along the southwesterly line of said Parcel A south 24°4948" east 420.60 feet to the
southwesterly comer of said Parcel A;
Thence along the southerly line of said Parcel A north 87°53'55"east 288.60 feet;
Thence continuing along said-southerly line north 5319'45"east 252.89 feet to the Point of
Beginning.
End Description
6-24
ATTACHMENT 5
RESOLUTION NO. (2000 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADOPTING THE MITIGATED NEGATIVE DECLARATION AT 41014115 BROAD
STREET (PD 209-99)
WHEREAS, the Planning Commission conducted a public hearing on October 11, 2000
and recommended approval of the Mitigated Negative Declaration ER 209-99 for the proposed
Creekside annexation and prezoning; and
WHEREAS, the City Council conducted a public hearing on November 21, 2000 and has
considered testimony of other interested parties, the records of the Planning Commission hearing
and action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has considered the draft Mitigated Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission.
BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows:
SECTION 1. The City Council finds and determines that the project's Mitigated
Negative Declaration adequately addresses the potential significant environmental impacts of the
proposed project, and reflects the independent judgment of the City Council. The Council hereby
adopts said Mitigated Negative Declaration and incorporates the following mitigation measures
into the project:
1. Future site development approvals shall include the following conditions:
1. Soundproofing shall be added to reduce indoor noise from airport operations, where
required by the City's Noise Element and the San Luis Obispo County Airport Land
Use Plan.
2. The property owner shall grant an avigation easement for the protection of the San
Luis Obispo Airport,the City of San Luis Obispo and the County of San Luis Obispo.
3. All project occupants and land uses shall comply with the compatible land use matrix
of the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed).
2. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with
aircraft flights or aircraft operations. Search lights and strobe lights shall be prohibited.
3. A detailed soils engineering report shall be submitted as part of any City grading or building
permit application. The soils report shall include data regarding the nature, distribution and
strength of the existing soils, conclusions and recommendations for grading procedures and
design criteria for corrective measures, when necessary. Grading and building must be
designed and performed in compliance with the soils engineering report and the City's grading
regulations.
4. As part of any City grading or building permit, the applicant shall provide the Director of Public
Works with a detailed hydraulic analysis which indicates how the project will be designed to
comply with the City's drainage policies. The analysis must address and identify the existing
public and private drainage facilities and creek capacities in order to provide design criteria that
6-25
ATTACHMENT
Resolution No. (2000 Series)
Page 2
meets City standards. The proposed development shall not create a situation which increases
the flooding potential downstream.
5. Any future development project shall include:
• bicycle parking located close to door openings of all buildings. One bicycle space for every
ten car parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parking areas as "carpool only" to reserve these
spaces for employee carpool participants only.
• outdoor employee rest area to encourage employees to stay on site during the lunch hour;
• extensive tree planting in the parking areas to help reduce evaporative emissions from
automobiles;
• shade tree planting in parking lots to reduce evaporative emmissions from parked vehicles;
• double paned windows, energy efficient interior lighting, sodium parking lot lights; and
increased wall and attic insulation beyond Title 24 requirements.
6. The applicant shall be responsible for providing a running total of the site's parking
requirements and allocations with the submittal of any business tax certificate, Planning or
Building permit for tenant improvements.
7. Applicable County Development Plan D900265D. conditions of approval shall remain in
effect after annexation. Those conditions include but are not limited to covered bicycle.
lockers, carpool designated parking spaces, shower facilities, and the establishment of a
rideshare program.
8. The property owner shall maintain a 16-foot wide access easement connecting on-site circulation
of this site through the adjoining property to provide emergency access to Tank Farm Road.
9. New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximize natural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
10. Prior to processing the annexation request, a fire and life-safety inspection shall be completed
and a copy of the report forwarded to the City Fire Department for review.
In addition to a fire inspection a site and building analysis shall be prepared by a qualified
engineer, specialist or other person acceptable to the Chief and the property owner. At a
minimum the report shall contain and/or address the following information:
1. A code analysis of the buildings and a summary of the existing business operations
and uses. Indicate the applicable Building, Fire and other relative codes in effect at
time of permit issuance.
6-26
ATTACHMENT 5
Resolution No. (2000 Series)
Page 3
2. A legible site and building plan showing location of fire sprinkler risers, alarm
panels, required exits, fire extinguishers and any hazardous materials storage
3. Adequacy of fire department access roads and circulation for City Fire apparatus.
4. A fire-flow analysis verifying adequate flow for existing buildings and the proposed
building"C". Include fire hydrant locations, type, and main sizes.
5. Types and location of all fire protection equipment, maintenance agreements and
latest inspection/test records.
11. Prior to any additional development of the site, oil and sand separators or other filtering media
shall be installed at each drain outlet intercepting runoff as a means of filtering toxic
substances from runoff before it enters the creek directly or through the storm water system.
The separator shall be regularly maintained to ensure efficient pollutant removal.
12. Future site development shall include a solid waste recycling plan for recycling discarded
building materials, such as concrete, sheetrock, wood, and metals, from the construction site.
The plan must be submitted for approval by the Community Development Director prior to
building permit issuance.
13. Existing and future site development shall incorporate convenient facilities for interior and
exterior on-site recycling. A description of current recycling efforts and any plans to expand
those efforts shall be submitted to the Community Development Department prior to City
Council review of the annexation request.
14. Exterior lighting shall be directed downward and not spill onto adjoining properties. The
maximum height of lighting equipment and supporting structures, including fixture(s),
standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels
measured at finished grade directly beneath the fixture shall not exceed 10 footcandles.
15. Any future development shall be subject to the architectural review process to ensure against
negative aesthetic impacts and compliance with City development standards including the
Scenic Highways section of the Circulation Element.
16. Allowed uses shall comply with the City's General Plan and Zoning Regulations.
17. Allowed uses shall comply with the attached list of PD 209-99 Planning Commission
recommended uses until such time as the site is rezoned BP (Business Park).
18. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and
constructing area-wide infrastructure improvements, according to the cost-sharing plan
maintained by the City, with the fee amount reflecting the City's acceptance of a complete
annexation application.
6-27
ATTACHMENT 5
Resolution No. (2000 Series)
Page 4
SECTION 2. Findinias. That this Council, after consideration of the Creekside
annexation and prezoning and the Planning Commission's recommendations, staff
recommendations, public testimony, and reports thereof, makes the following findings:
1. A Negative Declaration was prepared by the Community Development Department on
October 4, 2000, which describes significant environmental impacts associated with the
proposed annexation and prezoning. The Negative Declaration concludes that the project
will not have a significant adverse impact on the environment subject to the mitigation
measures shown in the attached initial study ER 209-99 being incorporated into the project.
SECTION 3. Approval. The Mitigated Negative Declaration for the Creekside
annexation and prezoning is hereby approved.
Upon motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was adopted this day of 2000.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
Jeffrey G. Jorgensen, City Attorney
6-28
ATTACHMENT
RESOLUTION NO. (2000 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A REQUEST FOR ANNEXATION AND PREZONING OF PROPERTY AT
4101-4115 BROAD STREET
(ANNX/R/ER 209-99)
WHEREAS, the Planning Commission conducted a public hearing on October 11, 2000
and recommended approval of the annexation and prezoning; and
WHEREAS, the City Council conducted a public hearing on November 21, 2000 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the project evaluation and recommendations of staff.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of a request to annex 6 acres
and prezone the site Service Commercial with the Planned Development Overlay, makes the
following findings:
(Council to insert findings here)
SECTION 2. Denial. The request for approval of the annexation and prezoning above is
hereby denied.
On motion of seconded by ,and on
the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of 2000.
6-29
ATTACHMENT
Resolution No.. (2000 Series)
Pace'2
Mayor Allen Settle
ATTEST:
City Clerk Lee Price
APPROVED AS TO FORM:
City Attorney.Jeff Jorgensen
6.30
ATTACHMENT 7
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM# 2
BY: Peggy Mandeville, Associate Planner (781-7170)f IETING DATE: October 11, 2000
FROM: Ron Whisenand, Development Review Manag
FILE NUMBER: ANNX, PD, ER 209-99
PROJECT ADDRESS: 4101-4115 Broad Street (Creekside office complex)
SUBJECT: Consideration of a request to annex a 6-acre partially developed site located on the
west side of Broad Street south of Tank Farm Road; prezone the site C-S-PD (Service
Commercial with a Planned Development overlay); and environmental review.
SUMMARY RECOMMENDATION
Recommend that the City Council:
A. Introduce an ordinance prezoning the 6-acre site C-S-PD (Service Commercial-Planned
Development)and adopting the list of allowed and conditionally allowed uses.
B. Adopt a resolution recommending that the Local Agency Formation Commission approve the
annexation of 6 acres at 4101-4115 Broad Street and adopting the Mitigated Negative
Declaration.
BACKGROUND
Situation
This annexation request is being made pursuant to the City's Interim Airport Area Annexation
Policy. The San Luis Obispo Local Agency Fonnation Commission (LAFCo) authorizes
annexations. City and LAFCo policies require that the Planning Commission and City Council
provide LAFCo with a recommendation on the proposed annexation and determine the
appropriate zoning (referred to as"prezoning") for the site to be annexed.
Data Summary
Address: 410141.15 Broad Street
Property Owner/Applicant: Ball, Ball, Williams and Senn
Zoning: Commercial Service (County zoning)
General Plan: Services and Manufacturing
Environmental status: A Mitigated Negative Declaration is proposed for the annexation and
prezoning.
Project action deadline: Legislative actions not subject to processing deadlines
Site Description
The generally flat 6-acre site is bordered by a creek on the south side and is developed with two
multi-story office buildings. Existing vegetation consists of riparian vegetation along the creek
and foundation plantings within the developed portion of the site. As shown on the site plan,the
property has frontage on Broad Street. Surrounding land uses include: the County Airport, min-
storage and vacant and developed commercially-designated land.
6-31
ANNX/PD/ER 209-99 ATTACHMENT 7
41014115 Broad Street (Ball,Ball,Williams and Senn)
Page 2
Project Description
The applicant proposes to annex and prezone a 6-acre site as Service Commercial (C-S) with a
Planned Development (PD) overlay. County approvals have been given for one more office
building which may be under construction prior to annexation. Structures that do no receive
building permits in the County prior to annexation will require at a minimum architectural and
building permit review in the City.
EVALUATION
General Plan Consistency
The City's Land Use Element says urban development should be within the City, and that land
must be inside the city limits to receive City services. The site is inside the City's urban reserve
line making it eligible for annexation.
The site is within the City's Airport Area. The General Plan says there should be a specific plan
for the Airport Area, coordinated with annexation of the whole area (which was initiated several
years ago). The City Council has approved very basic land use and circulation concepts and
alternatives, to be elaborated in the forthcoming specific plan and evaluated in the forthcoming
environmental impact report. The General Plan allows individual annexation requests to be
approved before the Airport Area Specific Plan is adopted, if they meet all of the following
criteria:
1. The property is contiguous to the city limits.
The site abuts the City limits at Broad Street to the east.
2. The property is within the existing urban reserve line.
The site is well within the City's urban reserve line.
3. The property is located near existing infrastructure.
Water and sewer lines are located in Broad Street abutting the property.
4. Existing infrastructure capacity is available to serve the proposed development.
Through the city's retrofit program, City water will be available to serve the site. Waste
water treatment capacity is adequate to serve the site. The project's wastewater impact
fees will pay a proportionate share of the cost to increase treatment capacity needed in
response to cumulative increases in wastewater flows. There is little additional capacity
available in the wastewater collection system to provide long term sewer service for the
property. However payment of the Airport Area Specific Plan and Infrastructure fee as
required by the attached Pre-Annexation Agreement will ensure that current plans to
construct regional infrastructure will continue to move forward. The existing wastewater
collection system has been determined to be adequate to provide needed service to this
property until such time as the regional improvements are complete. Stormwater
drainage capacity will be adequate because any development will be required to comply
with the City's Flood Damage Prevention Regulations.
6-32
ANNX/PD/ER 209-99
4101-4115 Broad Street (Ball,Ball,Williams and Senn) ATTACHMENT 7
Page 3
Upon annexation, it is the applicant's intent to connect to the City's wastewater system
and continue to utilize the parcel's underlying well for domestic water purposes until
such time as the property is subdivided or the well fails. Development of a water
allocation and payment of appropriate Water Impact Fees will be required prior to the
issuance of a permit to connect to the City's water system for domestic service.
Likewise, Wastewater Impact Fees will be charged at the time building and/or plumbing
permits are issued for connection to the public system (see Exhibit 1 of the Pre-
Annexation Agreement for details).
5. A development plan for the property belonging to the applicant accompanies the
application for annexation.
Development plans have been submitted which show buildout of the property prior to
annexation eliminating the need for approval of a development plan. Should any
redevelopment be proposed, the project will be require consistency with all City
regulations including the Airport Area Specific Plan Business Park design guidelines and
Architectural Review Commission approval.
6. The applicant agrees to contribute to the cost of preparing the specific plan and
constructing area-wide infrastructure improvements according to a cost-sharing plan
maintained by the City.
This criteria will be met by the applicant signing a pre-annexation agreement before the
application is considered by the City Council, and paying the open space fee of$2,500
per acre and paying the Airport Area Specific Plan and Infrastructure fee of$15,538.00
per acre or providing a letter of credit before annexation is approved (see Condition 18).
"PD" for Compatibility with the Anticipated Business Park Designation
The City is being asked to approve a project where the General Plan map shows Services and
Manufacturing, but where the draft of the Airport Area Specific Plan map shows Business Park.
Following is the draft specific plan's statement of purpose for the Business Park designation.
"Areas designated Business Park are primarily for research and development, light
manufacturing, and business services that are compatible with each other and with airport
operations." Business Parks are intended for firms and agencies which provide jobs that can
support households in San Luis Obispo.Activities which are supportive of or accessory to the
primary activities may be established as well. The City recognizes that firms locating in areas
designated Business Park often combine product development, promotion, manufacturing, and
distribution at a single facility. The use chart provisions are intended to accommodate such
combinations, with the lowest level of review by the City that is consistent with assuring a
desirable setting for the types of businesses that are the primary reason for Business Parks.
Until adoption of the Airport Area Specific Plan (and a simultaneous General Plan amendment),
the PD zone provides the greatest flexibility in allowing only those uses that are consistent with
both the current Services and Manufacturing designation and the anticipated Business Park
designation(see diagram at top of next page).
6-33
ANNX/PD/ER 209-99
41014115 Broad Street (Ball,Ball,Williams and Senn) ATTACHMENT 7
Page 4
Services& Business
Manufacturing PD
Park
Some uses allowed in the Services and Manufacturing designation are not consistent with the
proposed Business Park designation. If they were established before the Business Park zone is
adopted, they would become non-conforming uses. Under zoning rules, these non-conforming
uses could make building improvements or tenant changes at this site difficult. Nonconforming
uses also could become nuisances to the types of uses intended for the Business Park
designation.
Given the above situation, staff has developed a staff recommended list of uses (see attached
Comparison of Uses) that comply with both the existing C-S zone and the proposed BP zone.
The Planning Commission has previously reviewed and recommended approval of this list in
conjunction with annexation requests for properties where the Business Park zone is anticipated
(ie. Westpac, Cowan, Lathrop annexations).
The applicant has reviewed this list and found that the list does not adequately provide for the
applicant's desired office uses which are allowed in "standard" large office Planned
Developments. Because the draft list of Business Park uses does not include these office uses
and has not received final City Council approval, staff recommends that the applicant request
these uses during the public hearings for the creation of a Business Park zone rather than as part
of this request for annexation of a single parcel.
As the Commission may recall, large office uses have been requested in the past as part of a
Planned Development in the C-S zone (ie. Acacia Creek and Weyrick office buildings), however
these sites will remain in the C-S zone whereas the subject site is proposed to be rezoned
Business Park once the airport area is annexed. To eliminate the possibility of creating non-
conforming uses, staff is recommending that the staff recommended list of uses that comply with
both the Service Commercial and the Draft Business Park zoning be approved as part of the
Planned Development zoning.
Airport Compatibility
The property is within the San Luis Obispo County Airport Land Use Plan's Area 4 & 5 (Area 4:
Land adjacent the airport between runway extensions, Area 5: Other land between runway
extensions). According to the Airport Land Use Commission (ALUC), the proposed annexation
and future development of the site can be approved with conditions which include: granting an
avigation easement, compliance with the compatible land use matrix of the Airport Land Use
Plan, shielding of exterior lighting and soundproofing.
As required, the uses proposed as part of the Planned Development are compatible with the San
Luis Obispo Airport Land Use Plan.
6-34
ANNX/PD/ER 209-99
4101-4115 Broad Street(Ball,Ball,Williams and Senn) ATTACHMENT 7
Page 5
Environmental Review
A Mitigated Negative Declaration has been recommended for this project (see attached initial
study). The initial study addresses the proposed annexation and the potential impacts of future
site development although no additional development is envisioned. Any development that does
not receive building permits in the County prior to annexation will require at a minimum
architectural and building permit review in the City. Future development plans may also trigger
additional environmental analysis provided project specific details were not adequately covered
under prior program level environmental analysis.
Recommended mitigation measures address potential impacts associated with the site's
proximity to the airport, the presence of a creek, fire safety, and on-site parking demands.
OTHER DEPARTMENT COMMENTS
Other City Departments indicate that City services are available to serve the site.
ALTERNATIVES
1. The Commission may recommend that the Council deny the project. Action denying the
application should include the findings for denial.
2. The Commission may continue review of the project. Direction should be given to the
applicant and/or staff regarding desired information.
OTHER DEPARTMENT COMMENTS
Other department comments have been incorporated as conditions of planned development
approval.
RECOMMENDATION
Forward a recommendation to the City Council as outlined at the beginning of this report based
on the following findings and subject to the following conditions:
Findings
1. The project's initial study(ER 209-99)adequately evaluates and mitigates the potential adverse
impacts to the environment resulting from the annexation and prezoning.
2. The annexation is appropriate since the site is contiguous to the City on one side and within the
City's urban reserve line.
3. The annexation is a logical addition to the City due to its location in relation to existing urban
development and city services.
6-35
ANNX/PD/ER 209-99
4101-4115 Broad Street (Ball,Ball,Williams and Senn) ATTACHMENT 7
Page 6
4. As indicated in the above analysis,the annexation and prezoning are consistent with the City's
General Plan.
5. Prezoning the site C-S-PD is consistent with the intended uses and locations of C-S zoned
properties as described in the City's zoning regulations.
7. A Negative Declaration was prepared by the Community Development Department on
October 4, 2000, which describes potential environmental impacts associated with project
development. The Negative Declaration concludes that the project will not have a significant
adverse impact on the environment subject to the mitigation measures shown in the attached
initial study ER 209-99 being incorporated into the project.
Conditions
1. Future site development approvals shall include the following conditions:
1. Soundproofing shall be added to reduce indoor noise from airport operations, where
required by the City's Noise Element and the San Luis Obispo County Airport Land
Use Plan.
2. The property owner shall grant an avigation easement for the protection of the San
Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo.
3. All project occupants and land uses shall comply with the compatible land use matrix
of the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed).
2. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with
aircraft flights or aircraft operations. Search lights and strobe lights shall be prohibited.
3. A detailed soils engineering report shall be submitted as part of any grading and building permit
application. The soils report shall include data regarding the nature,distribution and strength
of the existing soils, conclusions and recommendations for grading procedures and design
criteria for corrective measures,when necessary. Grading and building must be designed and
performed in compliance with the soils engineering report and the City's grading regulations.
4. The applicant shall provide the Director of Public Works with a detailed hydraulic analysis
which indicates how the project will be designed to comply with the City's drainage policies.
The analysis must address and identify the existing public and private drainage facilities and
creek capacities in order to provide design criteria that meets.City standards. The proposed
development shall not create a situation which increases the flooding potential downstream.
5. Any future development project shall include:
• bicycle parking located close to door openings of all buildings. One bicycle space for every
ten car parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parking areas as "carpool only" to reserve these
spaces for employee carpool participants only.
• outdoor employee rest area to encourage employees to stay on site during the lunch hour;
6-36
ANNX/PD/ER 209-99 ATTACHMENT 7
41014115 Broad Street(Ba11,Ball,Williams and Senn)
Page 7
• extensive tree planting in the parking areas to help reduce evaporative emissions from
automobiles;
• shade tree planting in parking lots to reduce evaporative emmissions from parked vehicles;
• double paned windows, energy efficient interior lighting, sodium parking lot lights; and
increased wall and attic insulation beyond Title 24 requirements.
6. The applicant shall be responsible for providing a running total of the site's parking
requirements and allocations with the submittal of any business tax certificate, Planning or
Building permit for tenant improvements.
7. Applicable County Development Plan D900265D conditions of approval shall remain in
effect after annexation. Those conditions include but are not limited to covered bicycle
lockers, carpool designated parking spaces, shower facilities, and the establishment of a
rideshare program.
8. The property owner shall maintain a 16-foot wide access easement connecting on-site
circulation of this site through the adjoining property to provide emergency access to Tank
Farm Road.
9. New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximize natural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
10. Prior to processing the annexation request, a fire and life-safety inspection shall be completed
and a copy of the report forwarded to the City Fire Department for review.
In addition to a fire inspection a site and building analysis shall be prepared by a qualified
engineer, specialist or other person acceptable to the Chief and the property owner. At a
minimum the report shall contain and/or address the following information:
1. A code analysis of the buildings and a summary of the existing business operations
and uses. Indicate the applicable Building, Fire and other relative codes in effect at
time of permit issuance.
2. A legible site and building plan showing location of fire sprinkler risers, alarm
panels, required exits, fire extinguishers and any hazardous materials storage
3. Adequacy of fire department access roads and circulation for City Fire apparatus.
4. A fire-flow analysis verifying adequate flow for existing buildings and the proposed
building"C". Include fire hydrant locations, type, and main sizes.
5. Types and location of all fire protection equipment, maintenance agreements and
latest inspection/test records.
6-37
ANNX/PD/ER 209-99
41014115 Broad Street (Ball,Ball,Williams and Senn) ATTACHMENT 7
Page 8
11. Prior to any additional development of the site, oil and sand separators or other filtering media
shall be installed at each drain outlet intercepting runoff as a means of filtering toxic
substances from runoff before it enters the creek directly or through the storm water system.
The separator shall be regularly maintained to ensure efficient pollutant removal.
12. Future site development shall include a solid waste recycling plan for recycling discarded
building materials, such as concrete, sheetrock, wood, and metals, from the construction site.
The plan must be submitted for approval by the Community Development Director prior to
building permit issuance.
13. Existing and future site development shall incorporate convenient facilities'for interior and
exterior on-site recycling. A description of current recycling efforts and any plans to expand
those efforts shall be submitted to the Community Development Department prior to City
Council review of the annexation request.
14. Exterior lighting shall be directed downward and not spill onto adjoining properties. The
maximum height of lighting equipment and supporting structures, including fixture(s),
standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels
measured at finished grade directly beneath the fixture shall not exceed 10 footcandles.
15. Any future development shall be subject to the architectural review process to ensure against
negative aesthetic impacts and compliance with City development standards including the
Scenic Highways section of the Circulation Element.
16. Allowed uses shall comply with the City's General Plan and Zoning Regulations.
17. Allowed uses shall comply with the attached list of PD 209-99 Planning Commission
recommended uses until such time as the site is rezoned BP(Business Park).
18. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and
constructing area-wide infrastructure improvements, according to the cost-sharing plan
maintained by the City,with the fee amount reflecting the City's acceptance of a complete
annexation application.
Attachments: Vicinity map
Aerial photograph
Annexation boundary map
Annexation area
Prezoning map
Comparison of Uses matrix (C-S vs. BP)
Environmental initial study
Environmental Determination for approved County development
Draft Pre-Annexation Agreement
Project plans and description
6-38
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DRAFT ATTACHMENT B
SAN LUIS OBISPO
PLANNING COMMISSION MINUTES
OCTOBER 11, 2000
2. 4101 and 4115 Broad Street. ANNX/R and ER 209-99: Request to annex a six-
acre (approximately) developed parcel; prezone the property to C-S-PD (Service-
Commercial with a Planned Development Overlay); and environmental review; Ball,
Ball, Williams, and Senn, applicants.
Associate Planner Mandeville presented the staff report and recommended that the
Planning Commission recommend that the City Council introduce an ordinance
prezoning the six-acre site C-S-PD (Service-Commercial with a Planned Development
Overlay) and adopt the list of allowed and conditionally allowed uses; and adopt a
resolution recommending that the Local Agency Formation Commission approve the
annexation of six acres at 4101-4115 Broad Street and adopt the Mitigated Negative
Declaration.
Commr. Cooper questioned staff on the wastewater system and the future connection
with City services and indicated he wanted the County's conditions tied into this project
along with the City's conditions.
There were no further comments or questions and the public comment session was
opened.
PUBLIC COMMENTS:
Patty Whelan, Cannon Associates, applicants' representative, reviewed the project
history and the limitations of the on-site septic system. She noted the applicants
agreement with staffs recommendation on every item except the allowable uses, and
requested corporate banking offices and professional counselors, accountants,
investment brokers and appraisers' offices be allowed. She stated it is the applicants'
intent to tie into City services after annexation is approved.
Commr. Cooper asked if existing tenants would be affected by the allowable uses.
Ms. Whelan replied that they would not.
Commr. Whittlesey asked for comment on the on-site well.
Ms. Whelan stated the applicant has found the on-site water supply to be adequate up
to this point. 6.40
Draft Planning Commission M. es ATTACHMENT 5
October 11, 2000
Page 5
Commrs. Whittlesey and Osborne accepted the amendment to the motion.
Commr. Cooper expressed his support for the motion.
Commr. Aiken recommended the motion be amended to include the two uses requested
by the applicant.
Commr. Loh expressed support of the requested amendment.
Commrs. Peterson and Cooper stated they could not support the requested amendment
to the motion.
Commr. Whittlesey and Osborne did not amend the motion.
Commr. Osborne requested the motion be amended to allow corporate/regional
administrative offices. A corporate office would be a compatible use in the business
park zone.
Chairman Ready noted corporate/regional offices are showed as an allowed use in the
business park zoning.
Commr. Whittlesey did not accept the amendment to the motion.
AYES: Commrs. Whittlesey, Osborne, Cooper, and Peterson
NOES: Commrs. Aiken, Loh, and Chairman Ready
REFRAIN: None
The motion carried 4-3.
COMMENT AND DISCUSSI /cialized
3. Staff:
Agenda Forecast:
October 25 — Use permit ized school on Pacific Street and
environmental review of a PDNovember 1 — Mid-Higuera t Plan.
Discussion of November andannin Commission Calendar:
The Commission discusse its 2001 calendar and agreed to meet on November 14th
and 28 in and December h and 19th to accommodate the holiday season.
4. Commission:
Commr. Peterson ask d staff to check into the landscape requirements/conditions of
the 7-Eleven Store on he corner of Johnson Avenue and Monterey Street. 6.41
ATTACHMENT 6
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5301-00
WHEREAS, the Planning Commission of the City of San Luis Obispo did
conduct a public hearing in the Council Chamber of City Hall, 990 Palm Street, San
Luis Obispo, California, on October 11, 2000, pursuant to a proceeding instituted under
application ANNX/R and ER 209-99, Ball, Ball, Williams and Senn, applicants.
ITEM REVIEWED:
Request to annex a 6-acre (approximately) developed parcel, prezone the property to
C-S-PD (Service-Commercial with a Planned Development overlay) and environmental
review
DESCRIPTION:
On file in the office of Community Development Department, City Hall.
GENERAL LOCATION:
4101 and 4115 Broad Street
WHEREAS, said Commission as a result of its inspections, investigations, and
studies made by itself, and in behalf of testimonies offered at said hearing has
established existence of the following circumstances:
Findings
1. The project's initial study (ER 209-99) adequately evaluates and mitigates the
potential adverse impacts to the environment resulting from the annexation and
prezoning.
2. The annexation is appropriate since the site is contiguous to the City on one side and
within the City's urban reserve line.
3. The annexation is a logical addition to the City due to its location in relation to existing
urban development and city services.
4. As indicated in the above analysis, the annexation and prezoning are consistent with
the City's General Plan.
6-42
ATTACHMENT 13
Resolution No 5301-00
Page 2
5. Prezoning the site C-S-PD is consistent with the intended uses and locations of C-S
zoned properties as described in the City's zoning regulations.
s. A Negative Declaration was prepared by the Community Development Department
on October 4, 2000, which describes potential environmental impacts associated
with project development. The Negative Declaration concludes that the project will
not have a significant adverse impact on the environment subject to the mitigation
measures shown in the attached initial study ER 209-99 being incorporated into the
project.
NOW, THEREFORE, BE IT RESOLVED, that ANNX/R and ER 209-99 be
approved, subject to the following conditions:
Conditions
1. Future site development approvals shall include the following conditions:
a. Soundproofing shall be added to reduce indoor noise from airport operations,
where required by the City's Noise Element and the San Luis Obispo County
Airport Land Use Plan.
b. The property owner shall grant an avigation easement for the protection of the
San Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis
Obispo.
c. All project occupants and land uses shall comply with the compatible land use
matrix of the San Luis Obispo Airport Land Use. Plan (ie. churches may not be
allowed).
2. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere
with aircraft flights or aircraft operations. Searchlights and strobe lights shall be
prohibited.
3. A detailed soils engineering report shall be submitted as part of any grading and
building permit application. The soils report shall include data regarding the nature,
distribution and strength of the existing soils, conclusions and recommendations for
grading procedures and design criteria for corrective measures, when necessary.
Grading and building must be designed and performed in compliance with the soils
engineering report and the City's grading regulations.
4. The applicant shall provide the Director of Public Works with a detailed hydraulic
analysis which indicates how the project will be designed to comply with the City's
drainage policies. The analysis must address and identify the existing public and
private drainage facilities and creek capacities in order to provide design criteria that
meets City standards. The proposed development shall not create a situation which
increases the flooding potential downstream.
6-43
ATTACHMENT B
Resolution No 5301-00
Page 3
5. Any future development project shall include:
• Bicycle parking located close to door openings of all buildings. One bicycle
space for every 10 car parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parking areas as "carpool only" to
reserve these spaces for employee carpool participants only.
• Outdoor employee rest area to encourage employees to stay on site during the
lunch hour;
• Extensive tree planting in the parking areas to help reduce evaporative
emissions from automobiles;
• Shade tree planting in parking lots to reduce evaporative emissions from parked
vehicles;
• Double paned windows, energy efficient interior lighting, sodium parking lot
lights; and
• Increased wall and attic insulation beyond Title 24 requirements.
6. The applicant shall be responsible for providing a running total of the site's parking
requirements and allocations with the submittal of any business tax certificate,
Planning or Building permit for tenant improvements.
7. Applicable County Development Plan D900265D conditions of approval shall remain
in effect after annexation. Those conditions include but are not limited to covered
bicycle lockers, carpool designated parking spaces, shower facilities, and the
establishment of a rideshare program.
8. The property owner shall maintain a 16-foot wide access easement connecting on-site
circulation of this site through the adjoining property to provide emergency access to
Tank Farm Road.
9. New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximize natural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
10. Prior to processing the annexation request, a fire and life-safety inspection shall be
completed and a copy of the report forwarded to the City Fire Department for review.
In addition to a fire inspection a site and building analysis shall be prepared by a
qualified engineer, specialist or other person acceptable to the Chief and the property
owner. At a minimum the report shall contain and/or address the following
information:
a. A code analysis of the buildings and a summary of the existing business
operations and uses. Indicate the applicable Building, Fire and other relative
codes in effect at time of permit issuance.
6-44
_ATTACHMENT
Resolution No 5301-00
Page 4
b. A legible site and building plan showing location of fire sprinkler risers, alarm
panels, required exits, fire extinguishers and any hazardous materials storage
c. Adequacy of fire department access roads and circulation for City Fire apparatus.
d. A fire-flow analysis verifying adequate flow for existing buildings and the proposed
building "C". Include fire hydrant locations, type, and main sizes.
e. Types and location of all fire protection equipment, maintenance agreements and
latest inspection/test records.
.11. Prior to any additional development of the site, oil and sand separators or other
filtering media shall be installed at each drain outlet intercepting runoff as a means of
filtering toxic substances from runoff before it enters the creek directly or through the
storm water system. The separator shall be regularly maintained to ensure efficient
pollutant removal.
12. Future site development shall include a solid waste recycling plan for recycling
discarded building materials, such as concrete, sheetrock, wood, and metals, from the
construction site. The plan must be submitted for approval by the Community
Development Director prior to building permit issuance.
13. Existing and future site development shall incorporate convenient facilities for interior
and exterior on-site recycling. A description of current recycling efforts and any plans
to expand those efforts shall be submitted to the Community Development
Department prior to City Council review of the annexation request.
14. Exterior lighting shall be directed downward and not spill onto adjoining properties.
The maximum height of lighting equipment and supporting structures, including
fixture(s), standard and base, shall not be higher than 20 feet above the finished
grade. Lighting levels measured at finished grade directly beneath the fixture shall
not exceed 10 footcandles.
15. Any future development shall be subject to the architectural review process to ensure
against negative aesthetic impacts and compliance with City development standards
including the Scenic Highways section of the Circulation Element.
16. Allowed uses shall comply with the City's General Plan and Zoning Regulations.
17. Allowed uses shall comply with the attached list of PD 209-99 Planning Commission
recommended uses until such time as the site is rezoned BP (Business Park).
18. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan
and constructing area-wide infrastructure improvements, according to the cost-
sharing plan maintained by the City, with the fee amount reflecting the City's
acceptance of a complete annexation application.
6-45
ATTACHMENT g
Resolution No 5301-00
Page 5
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission recommend to
the City Council, approval of the proposal. The foregoing resolution was approved by
the Planning Commission of the City of San Luis Obispo on motion by Commr.
Whittlesey, seconded by Commr. Osborne, and on a separate roll call vote:
AYES: Commrs. Cooper, Whittlesey, Peterson and Osborne
NOES: Commrs. Aiken, Ready and Loh
ABSENT: None
Planning Commission Secretary
Dated: October 11, 2000
6-46
DRAFT ATTACHMEN'P 9
RECORDING REQUESTED BY AND
WHEN RECORDED RETURN TO:
City of San Luis Obispo
City Clerk's Office
990 Palm Street
San Luis Obispo, CA 93401-3249
APN: —
PRE-ANNEXATION AGREEMENT BY AND BETWEEN
THE CITY OF SAN LUIS OBISPO AND
This annexation agreement is made and entered into this day of , 2000, by
and between the City of San Luis Obispo, a chartered municipal corporation, (hereinafter referred
to as "CITY") whose address is 990 Palm Street, San Luis Obispo, California 93401; and
QAz cy_& , located at /�1?40,oF/e_. (hereinafter referred to as "OWNERS"),
pursuant to the authority of the City Charter and Section 56000, et. Seq., of the California
Government Code. CITY and OWNERS shall hereinafter be referred to collectively as
"PARTIES."
RECITALS
WHEREAS, d441- are the owners in fee of certain real property in the County of
San Luis Obispo, commonly known as9� , APN # a- "V- ¢�, further
described in the attached Exhibit A and referred to herein as the "subject property"; and
WHEREAS, the subject property is proposed for annexation to the City of San Luis Obispo (City
File No. , and
'Arw ZO°I-9 el
WHEREAS, to piovide for the City's orderly growth and development, consistent with the
General Plan, the PARTIES anticipate that the subject property will be annexed to the City
pursuant to terms and procedures of the California Government Code 56000 et seq;
NOW THEREFORE, in consideration of the mutual promises, covenants and agreements stated
herein, PARTIES agree as follows:
1. URBAN SERVICES. Upon annexation, the property shall be entitled to the full range
of City services, including but not limited to water and sewer services, police and fire protection,
and general government services, some of which are described below in more detail:
Water Service. CITY agrees to provide water service, as available, for fire fighting and domestic
purposes to the subject property upon request of OWNERS, subject to the same laws, rules,
6-47
DRAFT ATTACHMENT 9
regulations, and fees applicable to other new users in the City under similar circumstances,
including but not limited to retrofit requirements. Any connection to City water will require
CQMFW AO s WITH -M66 K r� ,m�nt��a PAxrnv�arr of AfrKbp mrs ImPtFc;r Fps,
Aa�r> Iti�r�ua n OF e:;G APP V sv 1'; c w�.l �tyEI,ST1a 1 �iQr}FJJ T
Use of on-site ground water or other sources for potable or non-potable uses may continue for
existing development, provided they continue to meet County Health Department standards. Use
of groundwater for new development will comply with applicable City policies. In the event of
abandonment or failure of well(s), OWNERS shall comply with applicable State and County
regulations regarding well abandonment. Non-potable water may be used for landscape
irrigation. '54F 'r iwvI
Sewer Service. City agrees to provide sanitary sewer service, as available, to the subject property
upon request of the OWNERS subject to the same laws, rules, regulations, and fees applicable to
other new users in the City under similar circumstances.
,SFf' S��Jid1T .�
Fire Protection. City agrees to provide fire protection service, as available, to the subject
property upon request of the OWNERS, subject to the same laws, rules, regulations, and fees
applicable to other new users in the City under similar circumstances. Development on the
subject property must connect its fire suppression system to the water mains wiTHw (a MWIVicr
and will be charged a monthly fire protection service fee. CSe� ►�e+r ruc[ ���
SEF 54X/16/7 A
2. SPECIFIC PLAN AND AREA WIDE LANNING AND INFRASTRUCTURE
FEES.
Airport Area Specific Plan and Infrastructure Fee. This $15,538.00 per acre fee (interim fee)
is the estimated apportioned cost of area-wide planning and construction of infrastructure within
the Airport Annexation Area (including specific plan preparation, water and sewer system
improvements, circulation system improvements, and storm drain system improvements).
OWNERS hereby agrees to contribute , based upon the size of the OWNERS'
lot - • . Such payment shall be paid in full, or secured by a letter of credit, prior to final
Council action on the Annexation, and said letter of credit shall be in effect for a
period not less than 5 years from the date of completion for that annexation. OWNERS may
elect to pay this fee at any time within the five year period and retire the letter of credit.
Within the next eighteen to thirty months (but not later than five years),the City expects to adopt
a finalized specific plan and infrastructure improvement fee (Finalized Fee), form an assessment
district or similar funding mechanism (District), or implement some combination of these two
approaches, in order to finance these planning and improvement costs. In the event that the
Interim Fee is paid in full prior to the adoption of a Finalized Fee or the formation of a District,
all obligations under any such future Finalized Fee or District will have been fully satisfied by
payment in full of this Interim Fee amount.
If the OWNERS choose not to pay the Interim Fee prior to the adoption of a Finalized Fee,
6-48
DRAFT ATTACHMENT
payment in full of the Finalized Fee amount adopted as it applies to this project will be required
at that time, and the letter of credit will be retired. In the event that a District approach is
adopted by the City in funding the airport area specific plan and infrastructure improvements
instead of (or in combination with) a Finalized Fee, OWNERS and their successors agree to
support the formation of such a District.
3. OPEN SPACE. This $2,500.00 per acre fee is the apportioned cost for acquisition of an
open space buffer to the south of the Airport Area as required by the General Plan. OWNERS
agree to contribute , based upon the size of the OWNERS' lot - acres,
prior to final Council action on the annexation.
4. COMPLIANCE WITH CITY STANDARDS. Once annexed, the property will be
subject to the same rules, regulations, laws, fees, and taxes that would be applied to other
properties, residences, businesses, and customers in the City under similar circumstances
including, but not limited to Building Code, Fire Code, Zoning Regulations, environmental
regulations (California Environmental Quality Act); fees, taxes (including business taxes and
utility user taxes) and other provisions of the Municipal Code and State laws.
5. PROPERTY IMPROVEMENTS. At the time of future development or
redevelopment, it shall be the responsibility of the OWNERS to install and/or pay for
improvements and fees which may be required by permit, law, rule, regulation, or mitigation,
unless otherwise specified in an adopted Airport Area Specific Plan and the certified
environmental review document for that specific plan.
6. TERM OF AGREEMENT. The term of this agreement shall begin upon the effective
date of the annexation. The agreement shall remain in effect until modified or terminated by
mutual consent of the PARTIES. In the event the annexation shall not become effective for any
reason whatsoever, this agreement shall terminate and have no force and effect, as if it had never
been entered into by the PARTIES.
7. SUCCESSORS, HEIRS, AND ASSIGNS. This agreement shall be recorded with the
County Recorder and shall bind and inure to the benefit of the successors, heirs, assigns, and
personal representatives of the PARTIES.
8. AMENDMENTS, TIME EXTENSION OR CANCELLATION. This agreement may
be amended, extended, or canceled at any time by mutual consent of the PARTIES or their
successors in interest.
6-49
DRAFT ATTACHMENT 9
IN WITNESS WHEREOF, this agreement is executed on the date above stated at San Luis
Obispo, California.
ALL SIGNATURES MUST BE NOTARIZED
OWNERS
BY:
BY:
CITY OF SAN LUIS OBISPO, A Chartered Municipal Corporation
BY:
Mayor Allen Settle
ATTEST:
City Clerk
APPROVED AS TO FORM:
City Attorney Jeff Jorgensen
6-50
EXHIBIT A
ATTACH
MENT 9
EXHIBIT A
CREEKSIDE PRE-ANNEXATION AGREEMENT
Prior to final City Council action on the annexation, the property owner shall develop an
agreement that documents the joint ownership and maintenance of domestic water, fire,
irrigation, and wastewater facilities, including the rights and responsibilities of each
owner and/or each tenant, as appropriate,to the satisfaction of the directors of the
Utilities, Public Works, Fire, and Community Development departments.
(Domestic Water)
The applicant will be allowed to continue using on-site wells for domestic water until
such time as the property subdivides or converts to condominium units. Through
participation in the City's water retrofit program, the applicant can develop an allocation
or entitlement to City water in order to serve the project. Subdivision of the property or
connection to the City water system for domestic use will necessitate complete separation
of the domestic system from the on-site well system. Through a special agreement with
the City, the applicant will be allowed to connect to the City water system with a single
water service for each building. Water Impact Fees will be required prior to the issuance
of any permit for each domestic supply connection to the City water system. Each
building shall have a water meter that is appropriately sized to meet the building's
domestic water needs. Each connection to the City water system shall have a USC
approved backflow preventer as long as well water is used for any reason or a well even
exists on the property.
(Imgation Water)
The on-site well system will be allowed to continue providing irrigation water to the
property. Through special agreement with the City, subdivision of the property will not
preclude the use of well water for irrigation purposes on what is now a single parcel,
provided that appropriate backflow prevention measures are strictly followed and the
irrigation system is entirely separate from both the domestic and fire protection systems.
(Fire Protection Water)
Within six months of annexation, the exiting private fire protection water system shall be
abandoned. The property shall be supplied by a new connection to the 12" water main in
Broad Street. The existing U-shaped loop she be expanded, using 8" pipe, to create a
complete,two way loop around the two(and future)buildings. Domestic and irrigation water
systems shall remain separate from the fire protection water system.
Prior to final Council action on the annexation, the applicant shall provide the City with an
irrevocable Letter of Credit or a Certificate of Deposit in conformance with the City's
security-deposit policy, which shall cover the cost of the installation of the approved fire
protection water system.
6-51
"IT A
ATTACHMENT 9
Within six months of annexation, all fire hydrants shall be replaced with fire hydrants
complying with the City of San Luis Obispo Engineering Standards (4.5 —inch pumper
outlets).
(Hazardous Materials)
Within six months of annexation, a hazardous materials "Business Plan" shall be
submitted to the Fire Department for review and approval. Storage and use of hazardous
materials shall comply with the Fire Code and Health & Safety Code
(Wastewater)
Wastewater treatment capacity is adequate to serve the site. The project's wastewater
impact fees will pay a proportionate share of the cost to increase treatment capacity
needed in response to cumulative increases in wastewater flows. Wastewater Impact Fees
will be charged at the time a permit is issued for connection to the City wastewater
collection system. The property is also subject to the Interim Airport Area Annexation
Fee, which covers the property's fair share contribution for regional infrastructure.
The existing wastewater collection system has been determined to be adequate to provide
needed service to this property until such time as the regional improvements are
complete. Existing City policies allow the property owner to continue to use the existing
on-site wastewater disposal system for existing buildings until such time as the system
fails. However, at this location, the property owner shall connect to the City wastewater
collection system within six months of annexation (Planning Commission
recommendation).
6-52
����III�VIIIIIIIIII II�I������II ATTACHMENT I r i
��IIIIII111111� IIII
city of sAn luis oBispo
990 Palm Street, San Luis Obispo, CA 93401-3249
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For Mitigated Negative Declaration ER 209-99
1 . Project Title: Ball, Ball, Williams and Senn Annexation, ANNX/PD/ER.209-99
2. Lead Agency Name and Address: City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
3. Contact Person and Phone Number: Peggy Mandeville, 781-7175
4. Project Location: 4101-4115 Broad Street
5. Project Sponsor's Name and Address: Ball, Ball, Williams and Senn
c/o Charles Senn
1 141 Pacific Street
San Luis Obispo, CA 93401
6. General Plan Designation: Services and Manufacturing
7. County Zoning: Commercial Service
8. Description of the Project: The applicant is-requesting annexation and Service
Commercial Planned Development (C-S-PD) prezoning of approximately six acres on
the west side of Broad Street south of Tank Farm Road. The site is presently
developed with two multi-story office buildings and the applicant has County
Planning approvals for a third building. It is anticipated that prior to annexation the
third building will be under construction. Structures that do not receive building
permits in the County prior to annexation will require at a minimum architectural
and building permit review in the City. This environmental assessment addresses
the proposed annexation and the potential impacts of future site development.
9. Surrounding Land Uses and Settings: San Luis Obispo County Airport and light
industrial/business park operations.
10: Project Entitlements Requested: Annexation and Prezoning
11 . Other public agencies whose approval is required: Local Agency Formation
Commission and the Airport Land Use Commission.
6-53
OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
�� Telecommunications Device for the Deaf(805) 781-7410.
ATTACHMENT 10
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages.
x x
X Aesthetics Geology/Soils Public Services
X
Agricultural Resources Hazards & Hazardous Recreation
Materials
X X X
Air Quality Hydrology/Water Quality Transportation & Traffic
X X
Biological Resources Land Use and Planning Utilities and Service
Systems
X x
Cultural Resources Noise Mandatory Findings of
Significance
X
4
Energy and Mineral Population and HousingV �,,, f2 - , 1
�G 'F ¢ '�fFK 1
Resources
F9There is no evidence before the Department that the project will have any potential adverse effects
on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project
qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees.
F-1 The project has potential to impact fish and wildlife resources and shall be subject to the payment
of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial
study has been circulated to the California Department of Fish and Game for review and comment.
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there X
will not be a significant effect in this case because revisions in the project have been made, or the
mitigation measures described on an attached sheet(s) have been added and agreed to by the
project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a "potentially significant" impact(s) or "potentially
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has
��i CnY OF SAN LUIS OBISPo 2 INITIAL STUDY ENVIRONMENTAAR54ST 2000
ATTACHMENT 1 U
been addressed by mitigation measures based on the earlier analysis as described on attache
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects
that remain to be addressed
I find that although the proposed project could have a significant effect on the environment
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR o
NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or
mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
October 4, 2000
S' natur Date
Ronald Whisenand, Development Review Manager Community Development Dir.
Printed Name For
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are adequately
supported by the information sources a lead agency cites in the analysis in each section. A "No
Impact" answer is adequately supported if the referenced information sources show that the impact
simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture
zone). A "No Impact" answer should be explained where it is based on project-specific factors as
well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on
a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts. The explanation of each issue should identify the significance criteria or threshold, if any,
used to evaluate each question.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "Potentially Significant Impact" entries when the determination
is made, an EIR is required.
4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant
Impact." The lead agency must describe the mitigation measures, and briefly explain how they
reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier
Analysis," may be cross-referenced).
5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an
effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)
(D) of the California Administrators Code. Earlier analyses are discussed in Section 17 at the end of
the checklist.
M CRY OF SAN LUIS OBISPO 3 INmAL STUDY ENVIRONMENTAL&G6I45ST 2000
ATTACHMENT 1 0
6. Lead agencies are encouraged to incorporate into the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other sources used or
individuals contacted should be cited in the discussion. In this case, a brief discussion should
identify the following:
a) Earlier Analysis Used. Identify and state where they are available for review.
b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the
scope of and adequately analyzed in an earlier document pursuant to applicable legal standards,
and state whether such effects were addressed by mitigation measures based on earlier
analysis.
c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures
Incorporated," describe the mitigation measures which were incorporated or refined from the
earlier document and the extent to which they address site-specific conditions for the project.
111111111111161111 CITY OF SAN LUIS OBISPo 4 INITIAL STUDY ENVIRONMENTAL&I1516ST 2000
Issues and Supporting Informatiull Sources Sources Potenu....j Less ThargTI, N�o
Significant Signific t__ ,_ _ _ 1
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporated
1. AESTHETICS. Would the project:
,a)-.Have:a'substantW adverse effect on-a'scenic vista? 1 X
b) Substarrtlally damage scenicresources„ ncloding, but X
�not4imlted to, trees, rock-ovtcroppings,,open space,
8nd hlsioric buildings within a local or state scenic'
highway+,
c) Substantially,degrade tfie existirig`ivisual character.or, X
quality of the site and Its surroundings? -'
d) Create amew source ofsubstantjal�hght;or glare which 2 X
..
�� rwould adve'selyaeffect dayaor llghjtlmeAvlewsayhA
In
This section of Broad Street is identified in the City's Circulation Element as a "road of high or moderate
scenic value outside the City limits". The scenic view from this roadway is to the Santa Lucia Hills east of
the property. Because the subject property is located on the west side of Broad Street, development of the
property will not block the view corridor to the Santa Lucia Hills. In addition, further development of the site
will be subject to architectural review to ensure against negative aesthetic impacts, compliance with the
City' Scenic Roadways section of the Circulation Element,compliance with the Airport Area Business Park
design guidelines, and compliance with City lighting standards.
CONCLUSION: Potentially significant without mitigation.
Mitigation Measures
1. Any future development shall be subject to the architectural review process to ensure against negative
aesthetic impacts and compliance with City development standards including the Scenic Highway
section of the Circulation Element and design guidelines for the Airport Area Specific Plan.
2. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum heigh
of lighting equipment and supporting structures, including fixtures, standard and base, shall not b
higher than 20 feet above the finished grade. Lighting levels measured at finished grade directly beneat
the fixture shall not exceed 10 footcandles.
2. AGRICULTURE RESOURCES. Would the project:
rrtiae'Faar and, Ig a ifaid; o� �)itYand� X
times - ,�. ,
[t)`jiQ7tn're �rila; ,,5htWnYljew
apursuanfoaearoa�- fad'' - Irt �andsi7lo"niton
r ram�f the Callfamia }3esouroeskgeriy, o
IN5 C 1T 1 .f �• f..
cr3 W. e2
ar
b) onfllct rirlth."sting zoning or aprlcultural use, ora X
z
�WilllaiAsQ11�Ct COr1IraCt7` x ` , „ta �i.l- �°la'. o �
c) Bitohanges im•the eXlsting eni�ironment,l X
+niliicTi due to their locavonsor�ataw ,'could resdlt In
_ „conveislon of Eaiiriland,_to rioii?agraixilxoalse7,'
CONCLUSION: Less than significant. The site is designated as prime agricultural soils based on the 1984
USDA Soils Conservation Service survey and class of soil units that"meet the soil requirements for prime
farmland when irrigated." The 6-acre site however has been developed in the County with two multi-story
office buildings and associated surface parking leaving only approximately 12,000 square feet remaining fo
agricultural use. Additionally, the site is surrounded by urbanized development making it difficult to maintai
an agricultural use at this location.
3. AIR QUALITY. Would the project:.
�'a) ?�7aolate�-'any pair�qua`litystarr�ar`d-oi`con"tntiute�-�`"<'„ ;�;-:�=- 12 X
substariially to an exlstirigror projected air quality`
�� CITY OF SAN LUIS OBISPO 5 INiT1AL STUDY ENVIRONMENTAL61PI IT 2000
Issues and Supporting Informatit,., Sources Sources Potem.. .y Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporated ATRIGHMENT 0
i.) Conflipt with or dh5 truct*implementatlon`of-the 12 X
applicable.;air quality plan?
c) . Expose sensitive:receptors=tp substanttal;pollutant 12 X
4.concentrationsT
x
d) 'Create otiJ9gtionable odors>aftecting a substantial X
, .
snurfi a of people?.
ei 6tLiIt m a_cumulatively considerable net increase of 12 X
any criteria polltrti3nt forvytiich.the project region`:is,
non attainment�underran applicable federal',or•state
ambient',air quality standarfiifmcludm'g-releasing ,{
.:.emissions vrhtt:h exceed guaLtativi thresholds for,ozon'
.precursors) _
Short-term Impacts
During construction of any additional development approved in the City, therewill be increased levels of
fugitive dust associated with construction and grading activities, as well as construction emission
associated with heavy duty construction equipment. The use of water trucks or sprinkler systems in
sufficient quantities to prevent airborne dust from leaving the site during the construction period is needed
Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X. (Sec
7004 (b)) will adequately mitigate these short-term impacts. No further mitigation is necessary.
Lona-Term Impacts
San Luis Obispo County is a non-attainment area for the State ozone and PM,o (fine particulate matter 1
microns or less in diameter) air quality standards. State law requires that emissions of non-attainmen
pollutants and their precursors be reduced by at least 5% per year until the standards are attained. Th
1995 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution
Control District (APCD) to meet that requirement. The CAP is a comprehensive planning document designe
to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use.
Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan.
Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are
also a significant source of PM,o. Thus, a major requirement in the CAP is the implementation of
transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents
The APCD recommends that site development include the following mitigation measures to encourage
transportation alternatives to the single occupant vehicle and make the project attractiveto bicyclists and
pedestrians.
CONCLUSION: Potentially significant without mitigation.
Mitigation Measure:
3. Any future development project shall include:
• bicycle parking located close to door openings of all buildings. One bicycle space for every ten ca
parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parking areas as "carpool only" to reserve these spaces fo
employee carpool participants only.
• continued sidewalk along the property providing access to the nearby bus shelter;
• outdoor employee rest area to encourage employees to stay on site during the lunch hour;
• extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles;
• shade tree planting in parking lots to reduce evaporative emmissions from parked vehicles;
iai CITY OF SAN Luis OsisPo 6 INmAL STUDY EpmRONMENTA"ST 2000
Issues and Supporting Informati,..�ources Sources Poten. ' Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporated
• double paned windows, energy efficient interior lighting, sodium parking lot lights; and
increased wall and attic insulation beyond Title 24 requirements.
4. BIOLOGICAL RESOURCES. Would the project:
- ---
a) Have:a supsfa.ntial adverse,e"ffect,`either.directiy or,. 10 X
:lndireofy nor nhrough habrtei 1F—h"• n eny '
species identified as a candidate,aensitive,or special,..
status_species iri IocaL or regtonal_,plarts, policiesor
ire6ulations, 6r-by the Caltforriia Department of Fish end.
Galne or.:U.S _Fishand:lNildltfe Service
b) 'Hage a satistai al adverse. ffect,ron any, npanan 1 X
fialittat or other sens a aural=oommun-M-dentified
rn?looafor'regional p)aanys, policies,pr regulations;r y
the Caltfofnla Departrrienti of Fish and�`Game or <l'S`
�nFish and,Wildlife Service's �.' � � , J ,� `
,c) ConfLct tvtiRh anyYlocal poltses or;ordInances mtect+ng 1,2 X
ww, �, . .
,blologIca(_resources,:S—dCh S4WA1ree;pres8rvat+orrpoLcy,
� � � ,
or ordinance (e g 73entagees777 = ;
d) Interfiere substanttalJyrwit7a the moliement of any native. 10 X
' ,residenior,migratory fish a FAWildafespec)es yr with
,;established ri6fte raNdent�ror ij3 at"' 7ldlife r
�• .1-.--..� :c'r.�,,r c� Er alne�ha. -.w.'L'�,.,,,�"..13 .A r •r.
corndor%or=Impe. the=rise bf vvi dl)ife Ursery sites?
ie) .Conflict with he rovlsions70'fi a ado_p ,habitat P X
Conservafton Plan;`Naiural Community Gonservatibii
v.Flan,nr other approved looal, regional, ora taste habitat 4.
. r conservation plans by .9
F) have a tUbS11 X
rotecte00wetlan s as defined tn, r� 7
yr ^rr q �ylSs�- r ...,. .T• .�Y:a �Qf ..te
�ean�3lVaterr�lci��ncluduag,�iytt�o�i[ni#o�d; o.-rnarshes�
Nei"dal pogls,etc-3-throu�j`h�i�ect�:�t�SD'Ttal,.;jlling; .� ;;
hydrologiical�nt±arruptiorL-�re�,vneans .
Annexation and prezoning will not result in any biological impacts. Any future development will requir
compliance with City regulations, including creek setback regulations which call for a 35-foot creek setbac
in this location. Future development may also require the preparation of a creek restoration an
enhancement plan to restore and preserve the riparian corridor in a natural state.
The City's Informational Map Atlas indicates there are no sensitive plants or animal species on the site. The
site is partially developed with two office buildings. The southern third of the site is undeveloped an
contains a creek which generally follows the site's southern property line.
An environmental initial study (ED 91-318) was prepared by the County to address the potential impacts
resulting from the development of this property within the County. After completing the initial study and
reviewing all the comments received, the County approved a Mitigated Negative Declaration for the project
and determined that the project was located in a highly disturbed area that does not contain substantial fist
or wildlife resources or their habitat, therefore the project was subject to the payment of Fish and Game
fees. The conditions of previous development plans for creek restoration and protection have been carrie
forward. The applicant has already replaced the creekbank vegetation agreed to in a previous Count
development plan approval. The California Department of Fish and Game has reviewed the planting effor
and has determined that it is preceeding well. Because no further development is proposed as a part of this
annexation, there is no evidence before the City that this project will have any potential adverse effects o
fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies fo
a de minimus waiver with regard to the filing of Fish and Game fees.
`r CITY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAI&i159IST 2000
Issues and Supporting Informatn,., Sources Sources Poten,: ., Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporated
CONCLUSION: Less than significant. Any future development of the site within the City will require
compliance with the City's Creek Setback Regulations and possible payment of Fish and Game fees.
5. CULTURAL RESOURCES. Would the project:
a) ':Cause a substantial adverse change m the%ignlficance 7 X
;of_a histo ic.resourcez (See CEOA:.Gdideltnes 15064 5)
b) .Gause;a'substantial adverse:change In qhe-slgnlficaiice' :' 7 X
of an arcfieological iesoiiice? (See)CEl A..G6ideh6es
F.1,5.064.5) ` .+. "
c) Dlre 'tl or indirectly deStrAy.a-unique..paleo,ntologlcal 7 X
resource�tor srteibrmnl ISe`p olo tc,feature? ''` �,
d) Disturtis�ny human temams;including terred 7 X
' �otrtsitie of_forrnal�tiemeteries?, ' ,•• )
CONCLUSION: Less than significant. Annexation by itself will have no impact on cultural resources.
Additionally, the County prepared initial study did not identifyany potential impacts to cultural resources.
The general area has a very low archaeological potential due to previous development of over half of the
property and the lack of special landscape features or resources attractive to prehistoric settlement.
Additionally, the greater study area shows extensive past grading and changes in the landform from
development of the airport, agricultural use and local roads. Any future development will require compliance
with City regulations which would include the preparation of a Phase 1 report given the site's proximity to
creek.
6. ENERGY AND MINERAL RESOURCES. Would the project:
aConflict-wtthshddoted;en6rgy corisenration•plans? :. y 1 X
til Use nor renewable resources In a wasteful and 1 X
tnef#tnteatrmanraer?
r) Resultn xhe loss of aveltablhxy of a 1Snown,mmeral X
+ 4 resourcettat w�ldbedf�valuelto thelregton andtthe
_,ce dern7s Df he_FSfate.,
The Energy Element states that, "New development will be encouraged to minimize the use of conventiona
energy for space heating and cooling, water heating, and illumination by means of proper design an
orientation, including the provision and protection of solar exposure." The City implements energ
conservation goals through enforcement of the California Energy Code which establishes energ
conservation standards for residential and nonresidential construction. Buildings proposed as part of thi
project must meet those standards. The City also implements energy conservation goals through
architectural review. Project designers are asked to show how a project makes maximum use of passive
means of reducing conventional energy demand, as opposed to designing a particular image and relying o
mechanical systems to maintain comfort.
CONCLUSION: Potentially significant. To be consistent with adopted energy conservation policies and avoid
using non-renewable resources in an inefficient manner, the following standard mitigation is recommende
for any future site development approved by the City of San Luis Obispo:
Mitigation Measure:
4. New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximize natural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
If these features are not included or feasible in the design of new buildings, the project architect shal
document why they were determined to be infeasible. The Community Development Director shall review
this document and make a final decision as to the feasibility of incorporating these energy conserving
features.
�� CITY OF SAN LUIS OBISPO 8 INITIAL STUDY ENVIRONmmA1&60sT 2000
Issues and Supporting Informatit,..-ciources Sources Potents. , Less Than Less Than No
Significant Significant Significant Impact
Issues with Impact
ER #209-99, 4101-4115 Broad Street
Mitigation
Incorporated
7. GEOLOGY AND SOILS Would the project:
a); Expose-people or,.stiucturesvt- dti fial`substantial' `._
adverse'effects, including:�isk of loss, Injury or death .:
c•involvmg...
I ' R,ptur"e.of.a:known earthquake'fault, as delineated 1,10, X
;'rn the most recent Lalquist'Priolo Earthquake Fault " 11
iZoning Map Issued by.the State Geologist for the
area, or based?on other ubstartral evidence of.a
known 1fault� r
11 -Strong setsmir=ground shaking?. 1,10 X
°'.,°-ill`r�SeismiC•related�round-failure, including �~ '�� 1,10 X
.�
i uefactiOhl.
Nt Landshdes or mudflows? r, >",t X
�� Resillt an stibstantial salxerosion vrxhe'foss:of topsoil? X
�C)-'.Be Jocated nn a geologYc urnE orasolIthat,�is�unstable,-or 1
�shatawould'becorne.Wnstabl` as.aYesuIt ofthe project;::;
��id po�tentiallyarestik Jih o oroff site landslides, lateral '
4� p�eatlmg,subsldance, Gquefactiort, or collapse7� , �
fid) de=located on expansiveasoi as aefined In Table 1,8 1 E 1 X
sdpftenlf0117lnBUlldrn ���de )i Cfeatifrg
substantial"asks_to'Irfe or-property?
Geoloaic Hazards
There are no known faults on site or in the immediate vicinity. The site is in Seismic Zone 4, a seismically
active region of California, and strong ground shaking should be expected during the life of on-sit
structures. Any structures must be designed in compliance with seismic design criteria established in the
Uniform Building Code. A soils engineering report specific to this site will be required with any application for
site development.
Soils
According to the Soil Survey of San Luis Obispo County, the soil underlying the site is classified as Crople
Clay (128) with 2 to 9 percent slopes. The soil type has slow to medium permeability and surface runoff
with a slight to moderate hazard of water erosion. It also has high shrink-swell potential. The Soil Survey
states that this type of soil is suitable for development, but there are moderate constraints that require
special design considerations for footings, foundations and roads. The following mitigation measure is
recommended to insure that there are no short or long term problems due to the soil underlying the site.
CONCLUSION: Potentially significant without mitigation.
Mitigation Measure:
5. A detailed soils engineering report shall be submitted as part of any grading and building perms
application in the City in order to ensure the development will comply with City Building Codes. The
soils report shall include data regarding the nature, distribution and strength of the existing soils
conclusions and recommendations for grading procedures and design criteriafor corrective measures,
when necessary. Grading and building shall be designed and performed in compliance with the soil
engineering report and the City's grading regulations.
8. HAZARDS AND HAZARDOUS MATERIALS. Would the project:
A) Create a>significait hazard to tire:publlotior the 1 X
environment.though thbriouttne dse; transportor
disposal of hazardos�stiTiaterrals? ,
b) �teate srgntficarrt hard to fhe publicar the 10 X
environment through.reasonably;.foreseeable::upsetrand
�� CITY OF SAN LUIS Ostspo 9 INITIAL STUDY ENVIRONMENTA&I"sT 2000
Issues and Supporting Informatit,., Sources Sources Poten[..- j Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues With Impact
Mitigation
Incorporated
t Q
accident conditions.:involving the release.of.hazardous
materials into IM riviror�rinent?
c) Emit hazardous emissionslor handle hazardous or 1 X
:-=:acutely.haiardous materials;,substances;.or;waste!
within oris quarter-:mile ofan existing oreproposed
school? :• [;
d1 'Expose people ar structures;to existing sources iof .. X
rhazardou"s_emissionsor hazardous or acutely hazardous:
matenali;;substances, or inrastb? -*
-e) -BeJoc- d.on a sitevuhidh Is rncluded on a,list of. X
.-. l u ,
hazardons;matenals isrtes;cor -1 'd
'Govemmen`t Code`,Sgctibh-rI 5;9�'2�5[xan'd -.as a result; it
would cleats a significantifitazard to;thepublic orthe
enmronment
'f) F-or a proect#orated Awrthui�'an aiiporx land use plan; ori 8 X
anr�t�m twq miles of a pub11"' rport,[would the p>.ofect 4 .
result�n a afiety hazordafior-i a peopleiresydmg
workingam'the•profect area?' "
g) {mpatr,�mtplemer!=onrof,or physically tnter#ere.wtth, 13 X
fie ado ted rg�genc r @ o s yyP p or emergency
°til xEzpose people orstructures xo a sjgdiflcant risk of lose,l X
injury; or death -involving,.wildland fires, rncluding;
where wi)dlaride,.ar6-adjacentto urbanized'areas or
, where.iesldents•are`mtermixediwith'wildlands?;;:_.:_.,
Airport Compatibility
On the.City general plan land use map and in Figure 9 (Airport Area map) of the Land Use Element, the site
is included within the boundaries of the Airport Area. The project site is located in Airport Land Use Area
and 5 as shown in the Airport Land Use Plan. The Airport Land Use Commission (ALUC) approved the
proposed annexation on January 19, 2000 with recommended conditions for future site development.
CONCLUSION: Less than significant with mitigation. Annexation by itself will not involve any potential
hazards. Any future development of the site will be evaluated for potential impacts. The Airportland Use
Commission reviewed this annexation on January 19, 2000 and recommended the following conditions:
Mitigation Measures:
6. Soundproofing shall be added to reduce indoor noise from airport operations, where required by the
City's Noise Element and the San Luis Obispo County Airport Land Use Plan.
7. The property owner shall grant an avigation easement for the protection of the San Luis Obispo Count
airport, the City of San Luis Obispo and the County of San Luis Obispo.
8. All project occupants and land uses shall comply with the compatible land use matrix of the San Luis
Obispo Airport Land Use Plan.
9. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft
flights or aircraft operations. Search-lights and strobe lights shall be prohibited.
9. HYDROLOGY AND WATER QUALITY. Would the project:
a):";:`Vio1ate;any=waterrquality;aPandards o�nwa$te;:d scheige 1 X
,requirements?-, �; ,
_.. .
:_Substarmally deplete..grdundwater�stipplies or interfere '.� X
a CITY OF SAN LUIS OBispo 10 INmAL STUDY ENVIRONMENTA"IZST 2000
Issues and Supporting Information Sources Sources Potenu....y Less Than Less than No
Significant Significant Significant Impact
Issues With Impact
ER #209-99, 4101-4115 Broad Street Mitigation
Incorporated
substantially with groundwater.rechargiisuch:that,then
'-,would be.a•net`defictt.Jn qulfer�riilum&Dr`a lowering
ofahe local,groundwatertable level feg IThe production
rate of preexlsLng nearby,wells would drop,to a level
which woultirlg,land uses for•whlch
permits have been granted)?
c) Create or:contrlbute runoff;water which would exceed `` 9 X
the capacity of existing or.planned-siorm water
drainage systems or provide substantial additional
sob ces Mz pollutetl'runoff`, s'
tl) Substantlallyltere �w�singd� m�age;{�aiternaf;ihe 9 X
srWgr-:area tn_amanner w-ffiid ould result In
,;,•substantial:erosion%or'�siltataon onsite pr offsrcei' '� .
'e) Substaratlally=alterhe exrsmg4-dramage�attern,of the 9 X
4 sif �ortarea arae a nannerart+`hlc?tfjM6 d�resultin "
•may substari<tiai^floodmg onsK.I ffsit r, -r',� - p re �w
8..a 1 r a K r.
Place}mtusing within a 1W.W. a loodFhazard area. s 9 X
mapped on L6 Federal Flood Hazar°di$oundary o�fl8o`d i
c rr
w Insurance Rate Map or oth`er1lood tia;l3rdTdelirieati0 '
` Q'+fint .-ad�'r.. .41 nv .2trt- •--^�.«..ee�'r 'i,j� F -y. �4� l
�ePlace within a'100=y earlooa�haza7� areatstructures° 9 X
which�nrodld ampede orledrrect f]d flo5lits? Y
h),,. Qtherwise substari"tlally_'de�rade;iniater:.giiahty? -° X
Drainage
The site is within the east branch sub-area of San Luis Obispo Creek draining the foothills of the Santa Luck
Range westward through Orcutt Road and the Airport area. Historically, the airport area has experience
flooding problems due to the flat topography and the upstream flows passing through the natural channel
which do no have the capability to handle drainage from the upstream properties.
The project site drains to Tank Farm Creek where it then flows to San Luis Obispo Creek (at U.S. Hwy
101/South Higuera) and enters the Pacific Ocean at Avila Beach. Because the existing drainage channels d
not have the capacity, any increase in drainage flow (rate and amount) could significantly impact these
facilities. Therefore, the proposed project must be designed so it does not increase flooding downstream.
CONCLUSION: Less than significant with mitigation.
Mitigation Measures:
10. Prior to any additional development of the site, the applicant shall provide the Director of Public Work
with a detailed hydraulic analysis which indicates how the project will be designed to comply with the
City's drainage policies. The analysis must address and identify the existing public and private drainage
facilities and creek capacities in order to provide design criteria that meets City standards. Th
proposed development shall not create a situation which increases the flooding potential downstream.
11. Prior to any additional development of the site, oil and sand separators or other filtering media shall b
installed at each drain outlet intercepting runoff as a means of filtering toxic substances from runoff
before it enters the creek directly or through the storm water system. The separator must be regular)
maintained to ensure efficient pollutant removal.
10. LAND USE AND PLANNING - Would the project:
1 ..:,o; 1 2 6 X
.a): zoriflicti:.:with:_:applicalile; )anti`=use�s)zLaO=; p Icy;;:
regulation' of�.ari agency wtth-` jurisdic`tiori over ,thi
ii CITY OF SAN LUIS OBISPO 11NmAL STUDY ENVIRONMENTA IST 2000
Issues and Supporting Informatio,i Sources sources Potcnt._..y Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues With Impact
_ Mitigation
Incorporated
11 JL I
:project adopted for : the,•:purpose ';.=of avoiding o- '
rhitigatirig an environmental effect?
b)-."Physically divide an'established-community.?: X
c) .:Conflict with any applicable habitat. conservation. plat' 5,8, X
or natural commurirty_conservatio_riplans?: 13
General Plan Consistency
Ultimately this site is envisioned by both City and County land use plans to be annexed to the City. City
policy allows annexation of Airport Area properties, which would otherwise be developed in the short-ter
within the County, before the Airport Area Specific Plan is adopted (Land Use Element Policy 1.13.3.A) and
the entire area annexed to the City of San Luis Obispo.
The City's general plan land use element designates the site as "Services and Manufacturing". The land use
element encourages a wide range of uses, including light manufacturing, research and development, an
laboratories within areas designated as "Services and Manufacturing". Land Use Element policy 3.5.2
allows for large offices with proper approvals. With approval of the Planned Development Overlay, large
offices are consistent with the City's General Plan.
Land Use Element Policy 7.4 Greenbelt Protection states that annexation of the Airport Area, whether it
occurs as one action or several, shall be consistent with the growth management objectives of maintaining
areas outside the urban reserve line in rural, predominantly open space uses. An Airport Area annexatio
shall not take effect unless the annexed area helps protect an appropriate part of the greenbelt near th
Airport Area, through one or more of the following methods:
A. Dedicating an open-space easement or fee ownership to the City or to a responsible land
conservation organization.
B. Paying fees to the City in-lieu of dedication, which shall be used within a reasonable time to
secure greenbelt open space near the Airport Area.
CONCLUSION: Less than significant. Prior to annexation, open space fees will be assessed for any
developable portion of the property.
Land Use Element Policy 7.6 Specific Plan states that the City will prepare a specific plan for land uses,
habitat protection, circulation, utilities, and drainage within the Airport Area.
CONCLUSION: Not significant. The City Council has directed the preparation of a specific plan for the
Airport Area. Any developable portion of the site will be assessed an interim annexation fee for specific pia
preparation and infrastructure construction.
Land Use Element Policy 1.13.4 Development and Services states that actual development in an annexe
area may be approved only when adequate City services can be provided for that development, withou
reducing the level of services or increasing the cost of services for existing development and for build-ou
within the City limits as of July 1994, in accordance with the City's water management policies. The water
management policies may allow part of the water retrofit credit that would be needed for build-out withi
the 1994 city limits to be used for annexation projects. Water for development in an annexed area may b
made available by any one or any combination of the following:
A. City water supply, including reclaimed water;
B. Reducing usage of City water in existing development so that there will be no net increase in long
term water usage;
C. Private well water, but only as an interim source, pending availability of an approved addition to Cit
�r enY OF SAN LUIS OBISPO t Z INmAL STUDY ENVIRONIdENTA IST 2000
Issues and Supporting Informatit,.:Sources Sources Potent. ; Less Than Less Inan No
Significant Significant Significant impact
Issues with Impact
ER #209-99, 4101-4115 Broad Street Mitigation
Incorporate
water sources, and when it is demonstrated that use of the well water will not diminish the City's
municipal groundwater supply.
The applicant plans to extend city water and sewer lines and connect to these cityservices. To connect to
city water, the applicant must develop a water allocation, consistent with the City's Water Allocation
Regulations, which require applicants to retrofit existing plumbing fixtures throughout the city to save twic
as much water as the project is anticipated to use.
CONCLUSION: Less than significant. Connection to city water and any future site development under the
jurisdiction of the City will be subject to the City's water allocation regulations. See water supply discussion
under Utilities below.
Zoning Ordinance Consistency
To be consistent with the Services and Manufacturing land use designation the site must be zoned eithe
Service-Commercial (C-S) or Manufacturing (M). Zoning regulations state that Commercial Service zoning
should be located along arterials and that sites zoned Manufacturing need not be on arterials. Broad is a
arterial. The City's draft Airport Area Specific Plan indicates that "Business Park" would be the most
appropriate zoning for the site. Because the "Business Park" zoning designation is anticipated, yet no
currently in effect, the proposed Planned Development Overlay can be used to ensure conformance wit
both interim Commercial Service and anticipated Business Park zoning.
CONCLUSION: Less than significant with mitigation.
Mitigation Measure:
12. Allowed uses shall comply with the City's General Plan and be consistent with the site's zoning.
11. NOISE. Would the project result in:
a) Ezppsure+of eo,le to.or..Watton of°`unaccep#able".. 1 X
%Nseflevels as defined± hear�lails'Dblspo�Generkal a
PI.'an J 61 -6 Eleme'rtt, or j�enersl noise�leweis ni 161. �of
;•� .::�tatndardsmestablished�In�her�7olse�Ordlnanee?� - � ;
rl� a x :•— � ,::. ,w��r a .c —r n, Ai .
s),x�l#su6stantialemporary; erLe3dic�torerrrtanentya` 1 X
i14 increase aii ambient nolsoevels3ta•Hie,project anlrrfy
�.
ali' v e Je1s�x)stj 9p �fle- b ecA s x"
,, Wgropndbome�vl6ra'�ion�r,���iund�tne�nolffizd
�%-Rdffiffirffll NX; v�s?;
d) 'tForaprpjectlocait3danrl>hmam�lrportla8eaplan,:nc,; 8 X
' vsrlt�im two mlles.of�a p't"�tillc agrpoT�-or�tl6Jic�use�i- ,--`r
airport, would tike project expose people resldln or
w.orking"'in_tlect a[e�a io excessive,rio�se levels?
Given the site's proximity to the San Luis Obispo airport, any development of the site (within the County o
City) will require construction techniques that will reduce interior noise levels to a maximum 45 dB.
Complying noise levels for interior spaces can be achieved through standard building techniques. Any futur
development should be designed to allow for the use of indoor as well as outdoor spaces. See Hazard
section for additional information and mitigation.
CONCLUSION: Potentially significant without mitigation.
Mitigation Measure:
13. All outdoor amenities including employee eating and recreation areas shall be located and designed s
that the building placement and distance from noise sources attenuates noise levels.
12. POPULATION AND HOUSING. Would the project:
CrTY OF SAN LUIS OBISPO 13 INmAL STUDY ENvIRONMENTP IST 2000
Issues and Supporting Informatiu., Sources Sources Potent,_y Less Than Less ratan No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporates ACHME qT 1
a) Induce substantial.:populafion growth.in an area, eithe 1 X
directly (for .example by proposing new homes
businesses) or ;ind¢ectly {for:- example, thfougt:
extension of roads_or other,mfrastructureP
b) Displace substantial pumpers of "exiisting housing :.o ' X
people.`necessitating the ;construction of: replacemer.%
'housingelsewhereT
The Land Use Element (LUE) Vgrowth management provisions (section 1.0 of the LUE) call for limitations on
the number of residences that may be built every year, to maintain an average growth rate of one percen
per year. Given the anticipated size of the buildings and their projected uses, the project is not expected t
create a significant demand for new housing. Therefore, the project would not induce substantial growl
into the area or cause local or regional growth projections to be exceeded.
CONCLUSION: Not significant.
13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the
provision, or need, of new or physically altered government facilities, the construction of which could
cause significant environmental impacts, in order to maintain acceptable service ratios, response times,
or other performance objectives for any of the public services:
�) Eire'{ir`ofectioh7 13 X
4
) clic$pr�tectton?: M 13 X
C) S"hodISZ
e) , Roads iand other tjansportat)on ihffastructure? 13 X
#) Other public:#acilittes� . ': Y 13 X
City and County plans call for this site, which is located within the Airport Area Specific Plan boundaries, t
be annexed to the City. Accordingly, the necessary public facilities will be available upon annexation.
CONCLUSION: Less than significant with mitigation. Annexation will not have any significant impact on
public services. Comments from various City Departments (attached) indicate what fees, infrastructure,
easements and dedications will be necessary to accommodate any future site development.
Mitigation Measure:
14. To ensure adequate City fire protection of the property, prior to finalizing the annexation request, a fire and
life-safety inspection shall be completed and a copy of the report forwardd to the City Fire Department for
review.
15. In addition to a fire inspection a site and building analysis shall be prepared by a qualified engineer, specialist
or other person acceptable to the Chief and the property owner. At a minimum the report shalbontain
and/or address the following information:
A code analysis of the buildings and a summary of the existing business operations and uses. Indicate the
applicable Building, Fire and other relative codes in effect at time of permit issuance.
A legible site and building plan showing location of fire sprinkler risers, alarm panels, required exits, fire
extinguishers and any hazardous materials storage
Adequacy of fire department access roads and circulation for City Fire apparatus.
y
A fire-flow analysis verifying adequate flow for existing buildings and the proposed building "C". Include fire
hydrant locations, type, and main sizes.
�� CITY OF SAN Luis OBiSPO 14 INITIAL STUDY ENVIRONMENTA6"ST 2000
Issues and Supporting Information i Sources Sources Potents—y Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues With Impact
Mitigation
incorporate#ITACHMENT1 p
Types and location of all fire protection equipment, maintenance agreements and latest inspection/test records.
14. RECREATION. Would the project:
a)' 9lncrease the use of existing';nei6h40ihoodjorre.gional X
a .- 1.
parks or other recreational. acifitiim such that
:.,
sutistantial`physicaf deterioration of the facility would
occur or;bi3.accelerate`d7 '.
b) Include recreaUonaf#acilities or require the construction X
b:_..
or;expan"sign:of recreational,:facilities,-which might have':
anadderse-pliysicaTeffect on;the'envuonment?
Not applicable.
15. TRANSPORTATION/TRAFFIC. Would the project:
a)=_Cause:an-increase iri.a�affic`:wFiicFi'is substantial3n:� .: ' ' 1 X
rQlation to the existing trafflc�load*er"id capacity of.tM.
he '
streetisystem? �4 z, „ r � i� w
fj) °Exceed,aeithermdhAduall t urnii(a"Uvely,a level'of 4 X
servlcesstandard esta�bj*ist�ed�-y YhVtounty°congestion
C in s ti r , St IU.
amanagement agenc-'4&deslignated roads and
ei.�5 -,r �.
c7, ubstanfially increase hazards xfuen{iaesigr} eatures X
v us-..�,i°�'7LGrrCrr^sr.. A
`° legharpcurves pr�JaR9erous�irftterseetions) or
a
incompatible uses (e g-farmgoilimenfT? '
-+r t i
d) a Result in tnaaegtiate emergertcy access 13 X
;.
$) ,Resultananadequatelpar -sig-;capactty onsite or;offsrte? X
f) Confhctanrith adopted}pohcles supporting alternative 1 X
YransportaUon t{e��'bus tnc�o�ut�s;�%ycle racks)?,
g), Conflictwith the with San�:uls�+0l spo+ aqunty AlrPorx 8 X
La'rad'C�se Plan resultir;g'is t�faal safe`tyPrisks from,
haiards,noise, or..a chan'ge;irr airaraffic-patterns?:;, t
�r CI Y OF SAN Luis OBISPO 5 INMAL STUDY ENVIRONMENT L 6'IST 2000
Issues and Supporting Informatiu,. Sources Sources Poten.._..y Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street issues With Impact
Mitigation
Incorporated
Traffic and Circulation
Access to the site is provided from Broad Street (S.R. 227). Broad Street has four travel lanes north of
Tank Farm Road and two lanes south of Tank Farm Road. The peak-month average daily traffic (ADT) o
Broad Street is•13,000 to 15,000 vehicles near the airport and about 25,000 vehicles north of the airport at
the city limits. A 1997/98 traffic analysis concluded that the intersections of Broad Street and Aerovista,
Tank Farm and Buckley Roads all currently operate at an acceptable level of service (LOS "D" or better).
The proposed project at buildout consists of 95,000 s.f. of office/research and development type use
within three buildings. According to the ITE Trip Generation, sixth edition, aresearch and development
center generates about 8.11 average daily trips (ADT) and 1.08 peak hour trips (PHT) per 1000 s.f. of gross
floor area. Based on these trip generation rates, the project will incrementally contribute to an increase i
traffic, however, the City's traffic engineer concludes that surrounding area streets can adequatel
accommodate the project's anticipated vehicle trips without creating a significant change in the current leve
of service of these roadways. The air quality mitigation measures noted previously will help reduce the
number of vehicle trips by encouraging alternative modes of transportation.
Parking/Circulation
Project plans show 250 automobile spaces at buildout. Parking is provided at one space for every 380 s.f.
of tenant space. The following mitigation measure is recommended to ensure that the development doe
not become under-parked and that the site is adequately designed for vehicular and pedestrian circulation:
CONCLUSION: Less than significant with mitigation..
Mitigation Measures:
16. The applicant shall be responsible for providing a running total of the site's parking requirements an
allocations with the submittal of any business tax certificate, Planning or Building permit for tenant
improvements.
17. Applicable County Development Plan D900265D conditions of approval shall remain in effect after
annexation. Those conditions include but are not limited to covered bicycle lockers, carpool designate
parking spaces, shower facilities, and the establishment of a rideshare program.
18. The property owner shall maintain a 16-foot wide access easement connecting on-site circulation o
this site through the adjoining property to provide emergency access to Tank Farm Road.
16. UTILITIES AND SERVICE SYSTEMS. Would the project:
a) ;Exceed wa.§Lewater treatrnerxt reuirements,of,ibe X
:applicablelegtoaal VNaYer. uahty Control'3oard?
,b) ;'Re4p! 'i.orres -,ih ilii.6b+ nstruct4on ior.expanstoh_of. !-l 1,13 X
anew,<water treatment,anrasterer treatment, r,storm,;
^' .
d
rainageacllrt�es,the construction of which caulti ;~"
dcause`signlflcarn environmental effects`?Tt „
c)., Neve suificlent water aupp"ltes aVallalfleSto terve thecit 13 X
,?project'trOm existing entitaements antl resources,or are
'new and;expandedirater resources rleedgd?
d) "ResUlt.in"a determination by th'e 4Wtiitewater treatment:' 13 X
:provider which.serves or may serve the:project that it
2.
has.adequate capacity toaerve the prolect`sprojected
demand'.and addition to the provider's texisting
:commitment? r-
e) FBe+served by a landfill wrth ufficient permiXted 6 X
capacity,to;accommodate,the.profect's solid;:wsste
1111111111110111 CITY OF SAN LUIS 0aispo 6 INmAL STUDY ENVIRONMENT44&T 2000
Issues and Supporting Informatioii Sources Sources Potentia,.y Less Than Less Than No
Significant Significant Significant Impact
Issues With Impact
ER #209-99, 4101-4115 Broad Street Mitigation ATTACH .ENT `
Incorporated
disposal needs?
f) _Comply with federal, state,:and local statutes and '. 6 X
regulations related to solid waste? "
Water Supply
The Utilities Department has reviewed this annexation application and determined that it is consistent with
the Water Management Element and that there is sufficient water available to serve site development.
The City of San Luis Obispo obtains its water from a combination of surface and groundwater sources.
Adopted safe annual yield from these sources is 7,735 acre-feet per year. The City is pursuing the
development of additional water supplies, including the Nacimiento Pipeline Project, the Salinas Reservoi
Expansion Project, and the Water Reuse Project. Reuse of treated wastewater for non-potable needs, suc
as landscape watering, will reduce demand on potable water supplies. This is likely to be the first additiona
source developed and is projected to yield roughly 1200 acre-feet per year. Half that amount would be hel
in reserve. The other half would be used in place of potable water, thereby increasing the amount of potable
water available for allocation by roughly 600 acre feet per year.
Planning for future water use in the city is based on an average consumption of 145 gallons per day per
person or 0.162 acre-feet per person per year, which is somewhat higher than actual consumption during
and since the most recent drought. Based on this water use rate and current city population, presen
demand is about 6,962 acre-feet per year. This number is recalculated annually using updated populatio
estimates from the California Department of Finance. The difference between safe annual yield and presen
demand is 773 acre-feet per year, which is available to serve new development. Half this amount (386 acre-
feet) is available for development in annexation areas.
Until retrofit of the entire city is essentially complete, all developers are subject to the City's Water
Allocation regulations and must retrofit existing facilities with low-flow plumbing fixtures in order to offset
twice the expected demand of their development prior to issuance of a building permit. The Utilities
Department staff estimates that remaining opportunities for retrofitting could reduce current water use b
500 acre-feet per year.
Existing development on site is currently supplied by well water. Upon annexation, the applicant could
continue to use well water for landscape irrigation to reduce demand for city water. Connection to Cit
water will trigger the establishment of a water allocation.
CONCLUSION: Less than significant. Compliance with Water Allocation regulations will ensure water
supply availability.
♦ 1.15 Solid Waste Capacity
In addition to other requirements for adequate resources and services prior to development, the Cit
must determine that adequate solid waste disposal capacity will be available before granting an
discretionary land use approval which would increase solid waste generation.
CONCLUSION: Potentially significant. Solid waste from this site is delivered to Cold Canyon landfill, which
currently has a capacity to accept solid waste for approximately 18.5 years, based on the current rate o
disposal and ongoing trends showing a reduction in per capita waste generation. Although annexation o
this already developed site will not increase the solid waste stream, measures to reduce solid waste are still
needed to improve compliance with the Integrated Waste Management Act of 1989.
Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californian
CITY OF SAN LUIS OsisPo 17 INmAL STUDY ENVIRONMENTA6[.'FaIST 2000
Issues and Supporting Informatit,., Sources Sources Potei,.-_ Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues With Impact
Mitigation
incorporated ATTACH E -
dispose of roughly 2,500 pounds of waste per person per year. Over 90% of this waste goes to landfills,
posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach it
capacity in the year 2018. The act requires each city and county in California to reduce the flow o
materials to landfills by 50% (from 1989 levels) by 2000. As of 1999 (the date for which latest figures are
available), San Luis Obispo had reduced its waste stream by 50%.
To help reduce the ongoing waste stream, the current operation should include facilities for both interior an
exterior recycling. to reduce the unrecycled waste stream generated by the project consistent with th
Source Reduction and Recycling Element.
To help reduce waste generated by any future site development, a solid waste reduction plan for recyclin
discarded demolition and construction materials should be submitted with the building permit application.
CONCLUSION: Potentially significant witho.ut mitigation.
Mitigation Measures:
19. Future site development shall include a solid waste recycling plan for recycling discarded building
materials, such as concrete, sheetrock, wood, and metals, from the construction site. The plan mus
be submitted for approval by the Community Development Director prior to building permit issuance.
20. Existing and future site development shall incorporate convenient facilities for interior and exterior on-
site recycling. A description of current recycling efforts and any plans to expandthose efforts shall be
submitted to the Community Development Department prior to City Council review of the annexation
request.
17. MANDATORY FINDINGS OF SIGNIFICANCE.
a} 'Does the prnaect have the pgteripbl its deux rade the �; X
yuall�y of.the envtrpnmenf; substarrmaljy reduce fhe
fiabrtat,tof a Fsh o`r wlldlrfe species;cause 1i§t ,or.
gwldll#e ptipulatlon io drpp'below self=susfalning levels,
`"^�.3tireateri�o.e7im`iraafe:ayilant�.Qr;8nirnal��Soitr►auruty;;�;,,,t,
reduce the nume Angg�m-ai sare �
pnderigered=�ilg(�Xr hliAb br: 11Knaterrmportaii _
.tire lar. a �{C,•,::_ ,q„, y"' T
::sXamles5of:.the inajorertosEot? a�iarfil`Fa,ehi'S[olr=; .
�.
M
Without mitigation, the project could have the potential to have adverse impacts on all of the issue area
checked in the table on Page 3. Any future development of the site is subject the CEOA requirements fo
further environmental review.
b} .06es tt>e7,0V6 ect''have Im'acts that are tndlwduall " ` X
!'imlted,liui cumulatively constderablei f`>ruR'uIati,ely
.,cdhiidefableu meansAhat--Si:Ine�ementah-effects of,a
prQlect;a�e"oristdeAable yirhe'n viewed rn connection
with the effects flf the. as"rojects;the effect5of
other current projects, and the effects�Qf�robable
The annexation will not result in any potentially significant impacts to the environmental. However, each
annexation and development project is subject to environmental review and compliance with adopte
policies related to growth management and resource availability.
c) _Does thq-E'p jest:N—§nWonmentaPeffe'cts .whicF.will
cause substantial adverse effects on human beings,l
retther:directly_or•'•+ndlrectfyT.;
4000 CRY OF SAN LUIS OaISPO 8 INITIAL STUDY ENviRONMENTA&7cQ iST 2000
Issues and Supporting Informatie„, Sources Sources Potem—,y Less Than Less Than No
Significant Significant Significant Impact
ER #209-99, 4101-4115 Broad Street Issues with Impact
Mitigation
Incorporated
With incorporation of mitigation measures, the project will not result in substantial adverse impacts on
humans.
18. EARLIER ANALYSES.
Earlier;analysts_•may be used :where,'pursuant. to•.the'tiering,..program EIR, orotFier CEQA',process,.,one c
more effects have been adequately analyzed in an earlier EIR or Negati,ye Declaration.Section;1.5063.(c)'(3)
(D)' Iri this•.case a discussion=should-ideritify'the following items
a).-Earlier Arial • is used.e;ldentl _ r. .-
ys fy earlier:analyses;andatatewhere'tliey are available forrevlew:
This initial study uses information from County Negative Declaration for D900265D which is available for
review at the Community Development Department at 990 Palm Street.
b) Impacts adequately addressed identify-which effects from the above checkhst,•were withinthe'scop.
of and,ad'equately snalyzed Gln an ,earlier:-,document pursuant to .applicable legal standards, and stat.
w hether=si7ch;effects were addressed;-by mitigation measu�es;tia§ed.on the',earlier analysis: .
N/A
c) MitlgaUon'measures For effects That are "Lessthan SI nlficant:wrth Mtti Afton Inco orated,"'._ sc
deribc
rp
Ahe"mitigation measures :which,w.e�q incorporated or refined from the earhe� doctament andi the extent-t.
which they:address site=speci ic•condltioi sof:the project::
N/A
19. SOURCE REFERENCES
1. City of San Luis Obispo General Plan: Land Use, Circulation, Noise, Energy, Open Space, Seismic
Safety, Water and Wastewater Management Elements
2. City of San Luis Obispo Zoning Regulations
3. County Environmental Initial Study ED 91-318,-332
4. Trip Generation, Institute of Transportation Engineers, 6' Edition, Volume 2.
5. County of San Luis Obispo, San Luis Obispo Area Plan, January 1997
6. City of San Luis Obispo Source Reduction and Recycling Element
7. City of San Luis Obispo Archaeological Resource Preservation Guidelines
8. SLO County Airport Land Use Plan
9. Flood Insurance Rate Map (Community Panel 0603100005 CI dated July 7, 1981.
10. City of San Luis Obispo Informational Map Atlas
11. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-
Priola Earthquake Fault Zoning Act, effective January 1, 1990.
12. APCD's "CEQA Air Quality Handbook", August 1995
13. City Department and other agency comments
20. MITIGATION MEASURES/MONITORING PROGRAM
Mitigation Measures:
Any future development shall be subject to the architectural review process to ensure against negative
aesthetic impacts and compliance with City development standards including the Scenic Highways section
of the Circulation Element.
�� CITY OF SAN LUIS OBISPO is INmAL STUDY ENVIRONMENTA&HULIST 2000
ATTACHMENT 1 Q
Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of
lighting equipment and supporting structures, including fixtures, standard and base, shall not be higher than
20 feet above the finished grade. Lighting levels measured at finished grade directly beneath the fixture
shall not exceed 10 footcandles.
Monitorinq Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
architectural review and building permits primarily by the Community Development Department staff.
Mitigation Measures:
Any future development project shall include:
• bicycle parking located close to door openings of all buildings. One bicycle space for every ten car
parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parkingareas as "carpool only" to reserve these spaces for
employee carpool participants only.
• continued sidewalk along the property providing access to the nearby bus shelter;
• outdoor employee rest area to encourage employees to stay on site during the lunch hour;
• extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles;
• shade tree planting in parking lots to reduce evaporative emmissions from parked vehicles;
• double paned windows, energy efficient interior lighting, sodium parking lot lights; and
increased wall and attic insulation beyond Title 24 requirements.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
architectural review and building permits primarily by the Community Development Department staff.
Mitigation Measures:
New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximize natural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
If these features are not included or feasible in the design of new buildings, the project architect shall
document why they were determined to be infeasible. The Community Development Director shall review
this document and make a final decision as to the feasibility of incorporating these energy conserving
features.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
architectural review and building permits primarily by the Community Development Department staff.
Mitigation Measure:
A detailed soils engineering report shall be submitted as part of any grading and building permit application in
the City. The soils report shall include data regarding the nature, distribution and strength of the existing
soils, conclusions and recommendations for grading procedures and design criteria for corrective measures,
when necessary. Grading and building shall be designed and performed in compliance with the soils
engineering report and the City's grading regulations.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
grading or building permits primarily by the Public Works Department staff.
�`i CnY OF SAN LUIS OBISPo 20 INmAL STuOY EwRONMENT4&WIST 2000
ATTACHMENT 1 0
Mitigation Measures:
Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's
Noise Element and the San Luis Obispo County Airport Land Use Plan.
The property owner shall grant an avigation easement for the protection of the San Luis Obispo County
airport, the City of San Luis Obispo and the County of San Luis Obispo.
All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo
Airport Land Use Plan.
All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft flights
or aircraft operations. Search-lights and strobe lights shall be prohibited.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of plans submitted for business
tax certificates, architectural review and/or building permits primarily by the Community Development
Department staff.
Mitigation Measures:
Prior to any additional development of the site, the applicant shall provide the Director of Public Works with
a detailed hydraulic analysis which indicates how the project will be designed to comply with the City's
drainage policies. The analysis must address and identify the existing public and private drainage facilities
and creek capacities in order to provide design criteria that meets City standards. The proposed
development shall not create a situation which increases the flooding potential downstream.
Prior to any additional development of the site, oil and sand separators or other filtering media shall be
installed at each drain outlet intercepting runoff as a means of filtering toxic substances from runoff before it
enters the creek directly or through the storm water system. The separator must be regularly maintained to
ensure efficient pollutant removal.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
grading and building permits primarily by the Public Works Department staff.
Mitigation Measures:
Allowed uses shall comply with the City's General Plan and be consistent with the site's zoning.
Monitoring Program:
Compliance with this requirement shall be monitored through review of business tax certificate applications
for the subject property.
Mitigation Measures:
All outdoor amenities including employee eating and recreation areas shall be located and designed so that
the building placement and distance from noise sources attenuates noise levels.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
architectural review and building permits primarily by the Community Development Department staff.
Mitigation Measures:
The applicant shall be responsible for providing a running total of the site's parking requirements and
allocations with the submittal of any business tax certificate, Planning or Building permit for tenant
improvements.
�i� CITY OF SAN Luis OBispo 21 INITIAL STUDY ENVIRONMENTA&;3JsT 2000
ATTACHMENT Z J
Applicable County Development Plan D900265D conditions of approval shall remain in effect after
annexation. Those conditions include but are not limited to covered bicycle lockers, carpool designated
parking spaces, shower facilities, and the establishment of a rideshare program.
The property owner shall maintain a 16-foot wide access easement connecting on-site circulation of this site
through the adjoining property to provide emergency access to Tank Farm Road.
Monitoring Program:
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
architectural review and building permits primarily by the Community Development Department staff.
Mitigation Measures:
To ensure adequate City fire protection of the property, prior to finalizing the annexation request, a fire and life
safety inspection shall be completed and a copy of the report forwarded to the Cit�Fire Department for review.
In addition to a fire inspection a site and building analysis shall be prepared by a qualified engineer, specialist or
other person acceptable to the Chief and the property owner. At a minimum the report shall contain and/or
address the following information:
A code analysis of the buildings and a summary of the existing business operations and uses. Indicate the
applicable Building, Fire and other relative codes in effect at time of permit issuance.
A legible she and building plan showing location of fire sprinkler risers, alarm panels, required exits, fire
extinguishers and any hazardous materials storage
Adequacy of fire department access roads and circulation for City Fire apparatus.
A fire-flow analysis verifying adequate flow for existing buildings and the proposed building "C". Include fire
hydrant locations, type, and main sizes.
Types & location of all fire protection equipment, maintenance agreements & latest inspection/test records.
Monitoring Program
Compliance with these requirements shall be monitored through the review of detailed plans submitted for
review primarily by the Fire Department staff.
`/ CRY OF SAN LUIS OBISPO 72 INITIAL STUDY ENVIRONMENTA61647 UST 2000
ATTACHMENT 1 1
(jm)FOR OFFICIAL USE ONLY
COUNTY OF SAN LUIS OBISPO
NOTICE OF DETERMINATION AND
NEGATIVE DECLARATION
ENVIRONMENTAL DETERMINATION NO. ED 91-318, -332 DATE July 15, 199
PROJECT DESCRIPTION
APPLICANT/ENTITLEMENT: Senn/Williams Tract Map & Development Plan; TR1993, D900265D
PLANNING AREA: San Luis Obispo, San Luis Obispo urban fri ige
LAND USE CATEGORY: Industrial
LUE COMBINING DESIGNATIONS: Airport Review
PARCEL SIZE: 6.1 acres
TOTAL AREA OF NEW STRUCTURES: Approximately 55,000 square feet
LOCATION: On the west side of Broad Street(Highway 227),aprmximately 500 feet south of Tank Farm
Road
PROPOSED USES/INTENT: A request to allow 1) two additional structures (totaling 55,000 square feet)
for light industrial use as a part of an existing 40,000 square foot facility, and 2) for a condominium
subdivision that would provide for up to 30 separately owried units
APPLICANT: Charles Senn/Jerry Williams; San Luis Obispo, CA
ENVIRONMENTAL SETTING
TOPOGRAPHY: Nearly level with creek along southern edge
VEGETATION: Grasses; (orbs; riparian
SOIL TYPE: Cropley clay
SOIL CHARACTERISTICS: Very poorly drained; moderate erodibility; high shrink-swell
potential; may present some limitations to the percolation of
sewage effluent due to s'ow percolation
GEOLOGIC HAZARDS: Negligible landslide po-ential; moderately to high liquefaction
potential
FIRE HAZARD: Moderate
WATER: On-site well
SEWAGE DISPOSAL: On-site engineered septic system
EXISTING USES: 40,000 square foot light ;•.(lustrial building; intermittent creek
SURROUNDING USES: Sparsely scattered singk,-family residences; commercial service;
light industrial;church; County airport; Highway 227;undeveloped
ADDITIONAL INFORMATION
Additional information pertaining to this environmental determination may be obtained by contacting the
County Environmental Division, Department of Planning & Building, County Government Center, San Luis
Obispo, CA 93408(805) 781-5600.
STATEMENT OF FINDINGS
The Environmental Coordinator, after completion of the initial study, finds that there is no substantial
evidence that the project may have a significant effect on the environment, and the preparation of an
Environmental Impact Report is not necessary. Therefore, a Negative Declaration (pursuant to Public
Resources Code Sections 21108,21151 & 21167) is proposed.
ACTION TAKEN
On 19_, the San Luis Obispo Board of Supervisors/Planning Commission/Staff
having considered the Environmental Coordinator's action, approved denied this project.
A copy of the Negative Declaration is available for review from th t San Luis Obispo County Clerk, Room
385, County Government Center, San Luis Obispo, CA 93408.
6-75
AL -�
California Department of Fish and Game ATTACHMENT
CERTIFICATE OF FEE EXEMPTION
De Minimis Impact Finding
PROJECT TITLE £& NUMBER: SENN\WILLIAMS TRACT MAP & DEVELOPMENT PLAN:
ED91-318, -332 (TR 1993, D900265D)
Proiect Applicant
Name: Charles Senn/Jerry Williams
Address: 1319 Marsh Street
City, State, Zip Code: San Luis Obispo, CA 93401
Phone #: (805)544-3130
PROJECT DESCRIPTION/LOCATION: See attached Notice of Determination
FINDINGS OF EXEMPTION:
There is no evidence before this agency that the proposed project has the potential for adverse effect
on wildlife resources for one or more of the following reasonfs):
( ) The project is located in an urbanized area that does not contain substantial fish or wildlife
resources or their habitat.
(X) The project is located-in a highly disturbed area that does not contain substantial fish or
wildlife resources or their habitat.
( ) The project is of a limited size and scope and is not located in close proximity to significant
wildlife habitat.
( ) The applicable filing fees have/will be collected at the time of issuance of other County
approvals for this project. Reference Document Name and No.
( ) Other:
CERTIFICATION:
I hereby certify that the lead agency has made the above findings of fact and that,based upon
the initial study and the hearing record, the project will not individually or cumulatively have an
adverse effect on wildlife resources, as defined in Section 711.2 of the Fish and Game Code.
y en Carroll
,environmental Coordinator
County of San Luis+ Obispo
Date 1 -S 7
6-76
A �
COUNTY OF SAN LUIS OBISPO ATTACHMENT -
INITIAL STUDY SUMMARY - ENVIRONMENTAL CHECKLIST
Project Title & No. SENN\WILLIAMS TRACT MAP & DEVELOPMENT PLAN;
ED91-3183 -332 (TR1993, D900265D)
Project Environmenwl Analysis
The County's environmental review process incorporates all of the requirements for completing the Initial
Study as required by the California Environmental Quality Act (CEQA) and the CEQA Guidelines. The
Initial Study includes staff's on-site inspection of the project site and surroundings and a detailed review
of the information in the file for the project. In addition, available background information is reviewed
for each project. Relevant information regarding soil types and characteristics, geologic information,
significant vegetation and/or wildlife resources,water availability,wastewater disposal services,existing land
uses and surrounding land use categories and other information 'relevant to the environmental review
process are evaluated for each project. The Environmental Division uses the checklist to summarize the
results of the research accomplished during the initial environmental review of the project. Persons,
agencies or organizations interested in obtaining more information regarding the environmental review
process for a project should contact the County of San Luis Obispo Environmental Division, Rm. 318,
County Government Center, San Luis Obispo, CA, 93408 or call (805) 781-5600.
Initial Study Reference and Agency Contacts: The following reference materials are used in the
environmental review for each project and are hereby incorporr.ted by reference into the Initial Study.
• Project File for the Subject Application • Archaeological Resources Map
• County General Plan (Inland & Coastal, • U.S. Soil Conservation Service Soil
including all maps & elements) Survey for SLO County
• County Land Use Ordinance • Flood Hazard Maps
• Area of Critical Concerns Map • Other special studies, reports and
• Fire Hazard Severity Map existing EIRs as appropriate
• Natural Species Diversity Database a Airport Land Use Plans
• Areas of Special Biological Importance Map
In addition to the above, the County Planning or Environmental Division have contacted responsible and
trustee agencies for their comments on the proposed project. With respect to the subject application, the
following agencies,have been contacted (marked with an "X") or have responded (marked with "XX"):
XX County Engineering Department XX CA Department of Fish and Game
XX County Environmental Health Division XX CA Department of Forestry
XX County Planning Division XX_ CA Department of Transportation
_ County Agricultural Commissioner's Office X3k._ Regional Water Quality Control Board
XX County Airport Manager _ �A Coastal Commission
Airport Land Use Commission _ Community Service
XX Air Pollution Control District District
XX County Sheriff's Department XX Other City of San Luis Obispo
Checklist Identification of Mitigations for Potential Impacts: The checklist provides the identification and
summary of the project's potential environmental impacts. Where potential impacts require mitigation,
the following list of mitigations explains how the identified potential environmental impacts can and will
be avoided or substantially lessened:
6-77
County of San Luis Obispo Page 1
Environmental Initial Study Checklist
ATTACHMENT
A. The project has been changed to avoid or substantially lessen environmental impacts.
Where changes require explanation, the change(s) will be discussed in the Special
Environmental Considerations section or attached material following the checklist.
B. The project is subject to standards and requirements of the Land Use Element/Land Use
Ordinance and/or other County ordinances that include provisions to avoid or substantially
lessen environmental impacts. These provisions are requirements that must be
incorporated into the project.
C. The project is subject to state and/or federal regulations, laws and/or requirements that
include provisions to avoid or substantially lessen environmental impacts. The project must
incorporate the above provisions in order to be in compliance with Federal or State law.
D. A special mitigation plan to avoid or lessen environmental impacts has been agreed to by
the applicant. This will be noted on the checklist and, if necessary, discussed in an
attachment to the checklist.
COUNTY OF SAN LUIS OBISPO INITIAL STUDY CHECKLIST
1 Potentially S�gaFicunt Impact
°=Imp t Can Sr Will....be Mitigated
3 `Ins�{,gificanETmpact
4 IVotAl�plic�ble
I. BIOLOGICAL RESOURCES
A. Wildlife ( ) ( ) (14( )
,e- B. Vegetation ( ) (V'( ) ( )
C. Habitat Area ( ) (V� ( ) ( )
D. Rare and/or Endangered Species ( ) ( ) ( ) (-I
E. Unique or Fragile Biotic Community ( ) (4( ) ( )
F. State Area of Special Biological Importance ( J ( J ( ) (Vj�
SSG. Riparian/Wetland Area ( ) (,- ( ) ( )
H. Other: ( ) ( ) ( ) ( )
4LMitigation: A_ B ✓ C_ D ✓
(Y4 See attached exhibits: ( )Developer's Statement; (✓%yency Response OF& I e4,e.-
( )Revised Plans; ( )Designated Bldg Sites
(�) See Special Environmental Considerations
( ) See Document in file _.
II. DRAINAGE, EROSION AND SEDIMENTATION
A. Increased Storm Water Runoff ( ) ( ) (JJ ( )
.�B. Erodible Soils/Erosion ( ) (Vl ( ) ( )
C. Poorly Drained Soils ( ) ( ) (Jf ( )
,4t D. Sedimentation
E. Contributes to Existing Drainage Problem
*F. Alters Existing Drainage Course or Waterway
G. Other: ( ) ( ) ( ) ( )
*Mitigation: A _ B ✓[see LUO sec.22A5.036(CZLUO 23.C5.036); C— D
''..2.05.0a0(CZLUo 23.(.5:040)]
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( )Sedimentation & Erosion Control/Drainage Plan
(*-)'See Special Environmental Considerations
( ) See Document in file
County of San Luis Obispo P;i;_e 2
Environmental Initial Study Checklist
ATTACHMENT 1
1 tentially Significant Impact
2 Igipact Can &Will be Mitigated
3 Tnsigniticant Impact
4 Not Applicable
III. GEOLOGICAL HAZARDS/SITE ALTERATION 1 2 3 4
A. Landslide Hazard ( ) ( M( )
B. Seismic Hazard
C. Topographic Alteration; Grading for
Buildings/ Driveways_, Roads_, Other
D. Soil Expansion
E. Steep Slopes
F. Other: ( ) ( ) ( ) ( )
Mitigation: A_ B _ C_ D _
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( ) Sed./Erosion Control Plan; ( )Revised Plans; ( ) Designated Bldg Sites
( ) See Special Environmental Considerations
( ) See Document in file
IV. WATER RESOURCES
A. Groundwater Quantity ( XM( )
B. Groundwater Quality ( ) v ( ) ( )
C. Surface Water Quantity ( ) ( ) (4( )
D. Surface Water Quality ( ) ( ) (,i) ( )
E. Stream Flow Change ( ) ( ) (4( )
F. Change to Estuarine Environment ( ) ( ) ( ) (V-Y
G. Other. ( ) ( ) ( ) ( )
Mitigation: A_ B ✓ C _ D
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( )Hydrology Report
( ) See Special Environmental Considerations
( ) See Document in file
V. POLLUTION
?`A. Hazardous Materials
it-B. Groundwater Pollution
C. Surface Water Pollution
D. Increase in Existing Noise Levels
E. Exposure of People to Severe Noise Levels ( ) ( ) (v�( )
,yF. Substantial Air Emissions
�f G. Deterioration of Ambient Air Quality
H. Creation of Objectionable Odors
I. Other: ( ) ( ) ( ) ( )
*Mitigation: A_ B __i[ C— D -.�./–
( See attached exhibit(s): (✓Developer's Statement; (✓fAgency Response fnv.F4ea01•�-e-u-
( )Hydrology/Noise Study R wQco lepers, A PC.p resr Asc.
(4L) See Special Environmental Considerations
( ) See Document in file
6-79
County of San Luis Obispo Page 3
Environmental Initial Study Checklist
�a
ATTACHMENT
1 Potentially Significant Impact
- 3 ;Impact`Can R:Will Ue Mitigated .< :.
3 Insignificant Impact
4 Not Applicable
VI. TRAFFIC* 1 2 3 4
A. Increase in Vehicle Trips ( ) ( ) (-I( )
B. Reduced Levels of Service on Existing Public Roadwi ys ( ) ( ) (✓) ( )
C. Limited or Unsafe Access ( ) ( ) M ( )
D. Creates Unsafe Conditions on Public Roadways ( ) ( ) M ( )
E. Areawide Traffic Circulation ( ) ( ) (4( )
F. Internal Traffic Circulation ( ) ( ) (✓) ( )
G. Other: ( ) ( ) ( ) ( )
.Mitigation: A_ B —s,/[see Co. Code Title 13.01.010-.060; C D _
Circulation Fee]
(.o See attached exhibit(s): (v)Developer's Statement; (,Agency Response
( )Traffic Study
( ) See Special Environmental Considerations
( ) See Document in file
VII. PUBLIC SERVICES
+ A. Fire Protection Services ( ) vl ( ) ( )
+is B. Police/Sheriff Services
.f- C. Schools
4e D. Community Wastewater
E. Community Water Supply
F. Solid Waste Disposal ( ) ( ) G4 ( )
G. Onsite Wastewater
H. Onsite Water
I. Other: ( ) ( ) ( ) ( )
+ *Mitigation: A_ B ✓(School Fee, Countywide Fee) C _ D _
See attached exhibit(s): (Developer's Statement; (✓Agency Response W-ers;rw, C6F,,S f ri{ir
( )Hydrology Report env.F(pk if 4 d Qa✓QC(�,
(tv) See Special Environmental Considerations
( ) See Document in file
VIII. AESTHETIC/CULTURAL RESOURCES
A. Visual Impact from Public Roadway
B. Increased Light or Glare ( ) ( ) (Ply( )
C. Alters Important Scenic Vista ( ) ( ) ( ) (✓)
D. Archaeological Resources
E. Historic Resources ( ) ( ) (V� )
F. Other: ( ) ( ) ( ) ( )
Mitigation: A _ B _ C _ D
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( )Visual Analysis; ( )Revised Plans; ( )LandscapeNan; ( ) Designated Bldg Sites
( ) See Special Environmental Considerations
( ) Document in file
16-80
County of San Luis Obispo Page 4
Environmental Initial Study Checklist
ATTACHMENT
1 Potentially Significant Impact
2 Impact Can R Will be M►t g i
InsDmficantImpact
l`Tot Applicable
IX. HOUSING AND ENERGY 1 2 3 4
A. Creates Substantial Demand for Housing ( ) ( ) (.-�( )
B. Uses Substantial Amount of Fuel or Energy ( ) ( ) (-f( )
C. Encourages Growth Beyond Resource Capacities ( ) ( ) (1-1( )
D. Other: ( ) ( ) ( ) ( )
Mitigation: A_ B _ C _ D
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( ) See Special Environmental Considerations
( ) See Document in file
X. AGRICULTURALIMINERAL RESOURCES
A. Eliminates Valuable Mineral Resources ( ) ( ) (
B. Prime Agricultural Soils ( ) ( ) ( ) (-I
C. Conflicts with Existing Agricultural Area ( ) ( ) (
D. Change from Agriculture to Other Uses ( ) ( ) ( ) (,.)'
E. Other: _ ( ) ( ) ( ) ( )
Mitigation: A _ B C _ D _
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
( ) See Special Environmental Considerations
( ) See Document in file
30. GROWTH INDUCING/CUMULATIVE EFFECTS
A. Growth Inducing Effects ( ) ( ) M( )
B. Precedent for Change in Area Land Use ( ) ( ) (,-'( )
f C. Cumulative Effects: F.e Itmepenc(i Safr)kl'r ( M( ) ( )
( ) ( ) ( ) ( )
( ) ( ) ( ) ( )
( ) ( ) ( ) ( )
( ) ( ) ( ) ( )
D. Other: ( ) ( ) ( ) ( )
�- Mitigation: A_ B (School Fee, Countywide Fee) C— D _
( ) See attached exhibit(s): ( )Developer's Statement; ( )Agency Response
(+) See Special Environmental Considerations
( ) See Document in file
wp51\doc\nd\senntmdp.nd
jm
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County of San Luis Obispo Page 5
Environmental Initial Study Checklist
ATTACHMENT 1 1
SPECIAL ENVIRONMENTAL CONSIDERATIONS
Environmental Determination No. ED91-318, -332 Date: July 15, 1994
S_ENN\WILLIAMS TRACT MAI' & DEVELOPMENT PLAN; (TR1993, D900265D)
The proposed application is a request to allow 1) two additioaid structures (totaling 55,000 square
feet) for light industrial use as a part of an existing 40,000 square foot facility, and 2) for a
condominium subdivision that would provide for up to 30 separately owned units on a 6.1 acre
p arcel.
During the initial study process, several issues were identiLied as having potentially significant
environmental effects. It has been determined by the Environmental Coordinator that these issues
can be mitigated, and the applicant, where applicable, has agreed to mitigate each to a level of
insignificance. Specific mitigation measures were developed by the Environmental Division, and the
applicant has agreed to incorporate each of those measures into the project. The following is a brief
discussion of the significant issues and how each will be mitigated to a level of insignificance.
BIOLOGICAL RESOURCES
The conditions of the previous Development Plans(D900312D,D870164D)for creek restoration and
protection have been carried forward to the proposed project. The applicant has already replaced
the creekbank vegetation agreed to in the previous Development Plans. As a part the previous
Development Plan (D9100312D) The California Departmer.! of Fish & Game has reviewed the
initial planting effort and has determined that it is proceedin. well. In addition, per the previous
conditions, the applicant still agrees to keep all structures at least 25' away from the top of the creek
bank.
DRAINAGE, EROSION AND SEDIMENTATION
The previously discussed creek bank restoration will minimize excessive sedimentation and erosion
impacts. In addition, the standard drainage plan conditions required by the Land Use Ordinance
(Sec.22.05.036&22.05.040)shall further minimize sedimentation and erscsion to the adjacent creek
WATER/WASTEWATER RESOURCES
The soils on the subject property have been identified as ha•--ing very slow percolation rates. As a
part of the previous Development Plans, an on-site septic system was designed and installed to
handle approximately 2,500 gallons per day (GPD) of effluent. The proposed project would be
adding 55,000 square feet of floor space to the existing 40,000 square foot facility. The project
estimates that up to 320 employees could be employed at any one time for the entire facility. The
applicant does not propose to expand this system to accomodate the additional development. In
efforts to keep complex-generated effluent within the design(apacity of this system and under 2,500
GPD, the applicant has agreed to the following measures:
a) limitations on uses (see Developer's Statement);
b) installation of water meters for each use in ail buildings and for landscaping;
C) provide for a reporting program for water usage and wastewater effluent;
d) provide to the Division of Environmental Health a periodic "Statement of
-6-82
County of San Luis Obispo Page 6
Environmental Initial Study Checklist
ATTACHMENT 14 t
Compliance which would include the current ;lumber of employees, water usage
figures and building tenant uses;
e) develop an educational program on proper use:end maintenance of the septic system;
f) develop an effective water conservation progr�lrn: and
g) obtain sufficient portions of an adjacent prop(;tty to be dedicated to meet the Basin
Plan's nitrogen loading requirements for the proposed project.
AIR QUALITY
Due to the type of uses proposed, the size of the project and the amount of traffic that could be
generated from employees and customers, the Air Polution Control District (APCD) identified that
mitigation measures would be appropriate to reduce air qualit; impacts. To minimize these impacts,
the applicant has agreed to the following measures:
a) reserve an initial area for at least 28 covere.i bicycle lockers, with provisions for
additional lockers if program is determined successful;
b) include provisions for at least two unisex showers to be available for building tenants;
C) initially install 16 covered bicycle lockers
d) development of a Transportation Managemc ;t Association (TMA) to establish a
cooperative effort between the tenants to reds �;e vehicle trips; and
e) establish a monitoring program for all ridesh€re spaces and bike lockers installed.
TRAFFIC CIRCULATION
The following agencies considered the project impacts on internal and areawide traffic circulation:
County Engineering, Caltrans and CDF. To minimize these impacts, the applicant has agreed to the
following:
a) obtain a 16-foot wide access easement and to improve this easement, located at the
northwest corner of the subject property (to I rovide access directly to Tank Farm).
CUMULATIVE IMPACTS
The proposed project will have cumulative impacts in the fo'lowing areas: fire and police/sheriff
protection, and schools. For fire and police/sheriff protection, 'he applicant is also subject to a "fair
share"fee through the Countywide Facilities fee program. To r:inimize impacts to the school system,
the State has passed legislation to require that the proposed p.-:)ject contribute its "fair share"based
on the structure's square footage. --
Based on the above discussion, the potential on-site and c;rnulative impacts associated with the
request are not considered significant. Therefore, a Negative Declaration is appropriate under the
California Environmental Quality Act.
County of San Luis Obispo Page 7
Environmental Initial Study Checklist
ATTACHMENT
7.70 �0.
�
Go LP7. 70
101
102 ' 1
SUBJECT * n
/ PROPERTy /
nx t 0fl 5 y.
8 \ v
' I 05
f RO 106
67
-- Lo
----
7RACT1�
i ll74L
USAN LUIS OBIS �D`USE CATEGORI}. S & COMBININ DESIGN ONS.
Ne
SENN/WILLIAMS DEVE.)A)PMENT PLAN
A
NORTH ED91-331, D900312D
ID
Ma 1^=400' Vicinity & Location Map Figure 1
Vicini
6-84
Page 8
council M�w,D�
j acjcnba Report
CITY OF SAN LU I S O B I S P O
FROM: Ron Whisenand, Development Review Manager
Prepared By: Whitney Mcllvaine, Associate Planner
SUBJECT: REQUEST TO REZONE PROPERTY AT 486 MARSH STREET AND 545
HIGUERA STREET FROM RETAIL-COMMERCIAL(C-R)TO CENTRAL-
COMMERCIAL (C-C) (COAST NATIONAL BANK, APPLICANT R/ER 126-
00).
CAO RECOMW ENDATION
Continue to December 5, 2000.
DISCUSSION
The address for the property was incorrectly noted as 525 Higuera (should be 545 Higuera) in the
legal advertisement, the posting, and the notices . Therefore the City did not meet legal
requirements for review.
5-1
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