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Home My WebLink About02/06_1/2001, 1 - CONTINUED CONSIDERATION OF COUNCIL GOAL-SETTING FOR 2001-03 (ONLY IF NEEDED) J council M.-b'D�2-6_0, j acEnaa Report 1mm Num6n CITY OF SAN LU I S OBI SPO FROM: Bill Statler, Director of Finance SUBJECT: CONTINUED CONSIDERATION OF COUNCIL GOAL-SETTING FOR 2001-03 (ONLY IF NEEDED) CAO RECOMMENDATION If needed, continue consideration of goals for 2001-03 from the February 3 budget workshop. DISCUSSION - Council consideration and prioritization of goals for 2001-03 has been scheduled for an all-day budget workshop on Saturday, February 3. While we hope that this step in the 2001-03 Financial Plan process will be completed at the February 3 budget workshop, this item has been conditionally scheduled in the event that additional time is required to complete this process. I 1111�1 11' Jill 111 .11 1111111 11 11111-- G:2001-03 Financial Plan/Council Goal-Setting/Council Agenda Reports/Continued Goals Consideration 1-1 Council agenda nEpout CITY O F SAN LUIS O B I S P O FROM: Ron Whisenand, Development Review Manager By: Pam Ricci, Associate Planner-P}?,- SUBJECT: FINAL EIR, ANNEXATION, & PREZONING FOR THE DALIDIO PROPERTY LOCATED AT 2005 DALIDIO DR. (CITY FILE NOS.: ER, ANNX, R 57-98) CAO RECOMMENDATION: As recommended by the Planning Commission on July 12, 2000, that the City Council take the following actions on the project: 1. Adopt a Resolution (Attachment 1) certifying the Final EIR including the mitigation monitoring program, based on findings, including a finding of overriding considerations relative to traffic/circulation, air quality, aesthetics, and loss of agricultural land. 2. Adopt a "Resolution of Application" (Attachment 2) requesting that the Local Agency Formation Commission (LAFCo) take proceedings for the 92.9-acre Commercial Annexation, based on findings. 3. Introduce an Ordinance (Attachment 3) to print approving the Prezoning of 52.9 acres of property to C-R-S, Retail-Commercial with the Special Consideration overlay zoning; and 40 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size, based on findings. DISCUSSION Situation The project being considered at this time is the commercial annexation of 92.9 acres of the Dalidio property,bounded on its east side by Highway US 101, and located immediately southwest of the SLO Promenade. Approval of this annexation will allow for the City's Architectural Review Commission and Planning Commission to ultimately review more specific plans for the development of the approximately 515,000 square-foot regional shopping center known as the San Luis Marketplace, which is planned for the site. This agenda item is both a hearing to consider the adequacy of the Administrative Final EIR in terms of its compliance with the California Environmental Quality Act (CEQA), and a hearing to consider other project entitlements including annexation and prezoning. An Addenda and Errata/Comments and Responses Report was distributed to the Council, which incorporates clarifications and corrections to the revised Draft EIR, as well as all comment letters and responses. This report is basically the same document that was distributed to the Planning Commission last summer with a few minor amendments that the Commission directed to be 2-1 Council Agenda Report—Oalidio Property Annexation (ER,AN-SX,R 57-98) Page 2 made at their July 12, 2000 public hearing on the project. The revised Draft EIR and the Addenda and Errata/Responses to Comments report collectively comprise the Administrative Final EIR for the Dalidio Annexation Project. After certification, the two reports will be edited together, along with any other modifications made by the Council, into a Final EIR. Plannine Commission's Action On July 12, 2000, the Planning Commission considered the same project entitlements that the Council is now considering (see Attachment 7 - Planning Commission follow-up letter dated July 18, 2000.). The Commission made three separate motions, but ultimately a majority of the Commissioners supported recommendations to the City Council to certify the EIR (4-3 vote), annex the Commercial Annexation Area (7-0 vote), and prezone the property C-R-S, Retail Commercial with the Special Consideration overlay zoning, and C/OS, Conservation Open Space with a 40-acre minimum(4-3 vote) Much of the initial Commission discussion on the item centered on the size of the Commercial Annexation Area and the relative proportions of retail versus open space areas, and the basis for making findings of overriding considerations. 25 people spoke during the public hearing. Those in support of the project pointed out that: • the proposed uses were consistent with the adopted Land Use Map designations for the site; • there were economic benefits to the City; • the interchange would provide a needed cross-town connection; • the project provides the City with land use control and open space—neither of which can be guaranteed if the property remains in the County; and • the City needed to provide more shopping opportunities within its own limits. Speakers against the project noted a variety of concerns with the proposal including: • chain stores on the periphery of the City may hurt the success of downtown; • big boxes do not add to City charm and character; • too much retail is currently being proposed throughout the City; • alternative circulation solutions to the Prado road interchange exist; and • the validity of making the needed findings of overriding considerations. A previous hearing on the project was held before the Planning Commission on April 26, 2000. More detail on the history of the project is included in the attached Planning Commission report prepared for the July 12,2000 meeting(Attachment 9). Annexation Mix of Land Uses Because of CalTrans radius and grading requirements related to the design of the proposed Prado Road interchange, the amount of area dedicated to freeway/streets shown on the applicant's latest annexation area map has increased from 8.1 acres to 12.9 acres. Therefore, the total size of the commercial annexation area has increased from 88.1 acres to 92.9 acres. The Council staff report consistently uses this revised acreage total. The proposed mix of land uses is still the same as 2-2 Council Agenda Report—Oalidio Property Annexation (ER,ANINX,R 57-98) Page 3 shown at the Planning Commission hearing,which is 40 acres of Retail Commercial and 40 acres of Open Space. Land Use Element (LUE) Policy 1.13.5 E., Open Space, sets the standards for open space dedication for the Dalidio area as approximately one half of the annexation land area. A majority of the Planning Commission determined that the applicant's proposal showing equivalent proportions of the annexation land area dedicated for retail development and open space as being consistent with this policy. However, some members of the Commission disagreed and felt that the streets portion of the land area should be considered as developed land, not open space. This opinion argues that there is actually 52.9 acres of developed land (the retail area plus streets)and only 40 acres of open space,which is not an even 500/o/50% split. The Draft Council Ordinance for the prezoning of the annexation has included the 12.9 acres of freeway/streets as part of the C-R-S zoning. The Planning Commission Resolution No. 5294-00 noted a remainder acreage dedicated for streets and highway interchange improvements, but did not specifically include this acreage in either proposed zoning category. While the 12.9 acres will eventually be dedicated to CalTrans for improvements associated with the development of the highway interchange, and to the City for streets, the area for annexation purposes needs to be prezoned. Therefore, staff felt that the C-R-S zoning made the most sense, given its location immediately adjacent to the areas proposed for retail development. Although, a portion of the 12.9 acres also abuts the open space area, it seems overly complicated to further divide this area between the two zoning categories. Since a majority of the Planning Commission accepted the applicant's acreage totals for the different land uses as being consistent with LUE Policy 1.13.5 E., staff has not further altered the Draft Council Ordinance for the prezoning acreage totals beyond what was described above. The City Council, if they vote to support the annexation and prezoning, could further modify the acreages if they feel, like a minority of the Commission did, that it would be more consistent with LUE Policy 1.13.5 E. A precise 500/o/50% split of the total area would be 46.4 acres. Another way to look at the 92.9-acre site's land use acreage totals would be to increase the open space area to 46.4 acres, decrease the commercial area to 33.6 acres, and leave the freeway/streets total as 12.9 acres (see Table I below). It should be noted that the language in LUE Policy 1.13.5 E specifically says"approximately one-half', rather than literally calling for exactly even acreage totals. Table I Mix of Land Uses Open Space Retail Freevyotreets TOTAL Commercial Applicant's 40 acres 40 acres 12.9 acres 92.9 acres Proposal Alternative 46.4 acres 33.6 acres 12.9 acres 92.9 acres Approach 2-3 Council Agenda Report—Oalidio Property Annexation (ER,ANNX,R 57-98) Page 4 LUE Policy 1.8.2,Prime Agricultural Land The underlying soils of the commercial annexation area are considered prime agricultural land. The site's resources and current farming operations are discussed in detail in Section 4.6, Agricultural Resources, of the Revised Draft EIR. The previous section of this report discussed how LUE Policy 1.13.5 E.requires that approximately 50%of annexed areas in this Dalidio area need to be dedicated as open space with development. Another LUE policy, 1.8.2,Prime Agricultural Land,also applies to the project because of its prime agricultural land designation. This policy says that prime agriculture land may be developed if the development contributes to preservation of agricultural land in the Urban Reserve by one or more of several methods. In the case of the two policies and the Dalidio property, the two policies reinforce one another. Since the proposed open space land is also prime agricultural land, the agricultural and open space policies may be implemented with the same dedication. EIR Findings The Administrative Final EIR concludes that the project would result in significant and unavoidable Class I environmental impacts in the issue areas of air quality, agricultural resources, aesthetics, and traffic/circulation. Therefore, the Council is required to adopt a statement of overriding considerations if it approves the project as submitted. A detailed discussion of these issues areas is included in the corresponding sections of the EIR and a summary is provided in the attached Planning Commission report.. The format of the findings was developed based on past Council actions to adopt EIRs with overriding considerations for other projects. The Planning Commission modified the findings from what appears in the attached Commission report. The version recommended by the Commission is reflected in the attached draft resolution to approve the EIR, and also appears in the attached Planning Commission Resolution No. 5294-00. Summary The applicant is seeking Council approval of an annexation and prezoning, consistent with the site's existing land use designations shown on the City's LUE map. The project was subject to detailed environmental analysis through the Environmental Impact Report (EIR) process. Several actions by the Council are now required. 1. The Council must determine whether the EIR adequately addresses potential environmental impacts and complies with the requirements of the California Environmental Quality Act (CEQA). If the Council finds that the document has accurately evaluated potential project impacts, then the Council should certify the EIR. It is important to note that the EIR is not a project entitlement, but rather an important background resource or tool for the Council to use in assessing potential environmental impacts. As such, certification of the EIR as recommended by the CAO, does not mean that the Council has to support the project being requested. A great deal of staff, 2-4 Council.Agenda Report—Oalidio Property Annexation (ER,ANNX, R 57-98) Page 5 consultant, Planning Commission and public time has gone into the careful preparation and review of the EIR. The advantage of Council certification of the EIR, even if the project is ultimately rejected, is that the information contained in the document can be legitimately used as a data source and cited in the analyses of future projects. 2. The Council must decide whether the project site should be annexed and allowed to develop with the uses proposed. LAFCo will ultimately act on the annexation if the Council takes an action to support annexation. A lot line adjustment must be approved in the County reflecting a lot line consistent with the proposed annexation boundary for LAFCo processing of the annexation to proceed. 3. The Council must determine the appropriate zoning categories for the annexation area. The CAO recommendation reflects that of the Planning Commission, which is that 52.9 acres of the property be prezoned C-R-S, Retail-Commercial with the Special Consideration overlay zoning, and 40 acres prezoned as C/OS-40, Conservation/Open Space. FISCAL IMPACT The adoption of the recommendations will have no immediate fiscal impact. However, as outlined in a Memorandum of Understanding (MOU) previously adopted by the City Council, the commercial project itself is expected to provide substantial added revenue to the City. According to the MOU, a portion if these new revenues might be used to help fund the needed interchange. Detailed provisions related to revenues and possible reimbursement for interchange costs would be outlined in a Development Agreement, to be negotiated when the project receives all of its necessary Planning approvals. While the MOU is not before the Council at this time, it is available for review in the Council Reading File. ALTERNATIVES 1. Adopt the Resolution, included as Attachment 4, denying the annexation and prezoning requests, based on findings citing inconsistency with Policy LUE 1.13.2 of the City's General Plan (annexation as a growth management tool). This would be the option for the Council to follow if they believed that the underlying land uses of the site as reflected on the existing LUE map are correct, but that the proposed timing for annexation and development is premature given market conditions and current development levels. 2. Adopt the Resolution, included as Attachment 5, denying the annexation and prezoning requests, based on findings that the land use categories for the site reflected on the existing LUE map are no longer appropriate, and directing staff to study land use options for the property and return to the Council at a later date with a report analyzing those options. 3. Continue the project with direction to the staff and applicant if the Council desires further information or analysis to render a decision, or if there is an interest in exploring other land use alternatives with the applicant. 2-5 Council Agenda Report—Ualidio Property Annexation (ER, ANNX, R 57-98) Page 6 Attachments: Attachment 1: Resolution certifying the Final EIR Attachment 2: Resolution of Application to LAFCo (Annexation) Attachment 3: Ordinance approving the Prezoning Attachment 4: Resolution denying the project (wrong timing) Attachment 5: Resolution denying the project (wrong land use designations) Attachment 6: Mitigation Monitoring Program Attachment 7: Planning Commission follow-up letter& Resolution No. 5294-00 Attachment 8: 7-12-00 Planning Commission Minutes Attachment 9: 7-12-00 Planning Commission Staff Report and attachments Council reading File: Approved MOU Revised Draft EIR & Addenda & Errata/ Comments & Responses Report (also distributed to Council) L:Dalidio\CC report 2-6 Attachment 1 Page 1 of 3 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO CERTIFYING THE ENVIRONMENTAL IMPACT REPORT(EIR) FOR THE DALIDIO COMMERCIAL ANNEXATION PROJECT LOCATED AT 2005 DALIDIO DRIVE(ER 57-98) WHEREAS, public hearings on this EIR were held before the Planning Commission on August 25, 1999,April 26,2000,and July 12,2000, and the City Council on February 6, 2001; and WHEREAS, the EIR was considered by the City Council after extensive review by City staff and other agencies,and with the comments of the Planning Commission and concerned public; and WHEREAS, the potential environmental impacts of the project have been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Guidelines. BE IT RESOLVED by the City Council as follows: SECTION 1. Environmental Determination. The City Council hereby certifies that the Final Environmental Impact Report for the Dalidio Commercial Annexation Project adequately identifies the project's potentially significant impacts, alternatives to the proposed action, and recommended mitigation measures. SECTION 2. Fes. 1. The Final EIR was prepared in compliance with the California Environmental Quality Act(CEQA) and was considered by the City prior to any approvals of the project. 2. The Final EIR reflects the independent judgment of the City. 3. For each significant effect identified in the EIR under the categories of Geology, Drainage and Water Quality, Noise, Biological Resources, Cultural Resources, and Land Use, the approved mitigation measures contained in the EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project. 4. The significant effects identified in the Air Quality, Agricultural Resources, Aesthetics 2-7 Attachment 1 Page 2 of 3 Resolution No. (2001 Series) Page 2 and Traffic/Circulation sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the EIR. However, the Planning Commission finds that the adverse environmental effects are acceptable and makes a statement of overriding considerations for those significant and unavoidable environmental impacts because: a. Mitigation strategies help to reduce project emissions to the degree feasible and ultimately put the air basin in closer compliance with established State and federal standards. b. The development of the site with a commercial shopping center will significantly affect the character of the site through the alteration of viewsheds from US 101, Madonna Road, and Los Osos Valley Road. However, mitigation measures that require screening landscaping, detailed design review of the bridge for the highway interchange by the Architectural Review Commission (ARC), and ARC approval of lighting, fenestration and other elements of project design, will help lessen the severity of the impacts on viewsheds. c. Traffic and circulation impacts could be reduced to less than significant under the Existing Baseline Plus Project Scenario with the implementation of mitigation measures identified in the EIR. It is with cumulative development under 10 Year Plus Project Conditions and Buildout Plus Project Conditions that the weaving sections of proposed auxiliary lanes, and the Los Osos Valley Road southbound onramp will experience Level of Service below established thresholds. d. For the reasons set forth below, the economic, social, and other considerations of the project outweigh the unavoidable impacts identified above in the findings. First, the annexation will enable the City to achieve its General Plan goals. Second, the annexation will allow for the future development of the site, which will enhance the City's tar base, create more jobs, provide for diverse shopping opportunities for residents of the City, improve City traffic circulation, and create permanent open space. Third, the annexation will ensure that the property is developed in the City. e. The data to support these overriding factors are found in the following sections of the record including: 1.) the Environmental Impact Report, specifically Sections 4.3, 4.6, 4.7 & 4.10; 2.) letters submitted by the public contained in the project files; 3.) public testimony provided at this and previous project hearings; and 4.) the applicant's presentation. 2-8 Attachment 1 Page 3 of 3 Resolution No. (2001 Series) Page 3 f. The Mitigation Monitoring Program has been reviewed and approved by the City Council in conjunction with the certification of the Final EIR. 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 , 2001. Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: ajews"I.. - i W Atto 41ey iff rgensen eAoalidiaTIR M. 2-9 Attachment 2 Page 1 of 6 RESOLUTION NO. (2001 Series) A RESOLUTION OF RECOMMENDATION BY THE SAN LUIS OBISPO CITY COUNCIL REQUESTING THAT THE LOCAL AGENCY FORMATION COMMISSION APPROVE THE DALIDIO COMMERICAL ANNEXATION (ER,ANNX,R 57-98; 2005 DALIDIO DRIVE) WHEREAS, the Planning Commission on July 12, 2000, and the City Council on February 6, 2001, have held public hearings on the proposed Dalidio Commercial Annexation; and WHEREAS, the City Council on February 6, 2001, by Resolution No. (2001 Series), certified an Environmental Impact Report (EIR) for the proposed annexation, pursuant to the California Environmental Quality Act Guidelines Section 15090; and WHEREAS, on recommendation of the Planning Commission and as a result its deliberations, the Council has approved the amendment of the Zoning Map by prezoning 52.9 acres of the property for the annexation known as the Dalidio Commercial Annexation to C-R-S, Retail- Commercial with the Special Consideration overlay zoning, and 40 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size, as shown on the attached Exhibit A. and WHEREAS, City Council approval is a prerequisite for the San Luis Obispo County Local Agency Formation Commission to initiate formal annexation proceedings; WHEREAS, the territory proposed 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. THEREFORE, BE IT RESOLVED by the San Luis Obispo City Council as follows: 2-10 Attachment 2 Page 2of6 Resolution No. (2001 Series) Page 2 SECTION 1. Findings. 1. The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the site is contiguous to 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. 3. The adopted LUE anticipates the development of the site consistent with project plans and proposed zoning categories. SECTION 2. Annexation Area Described. The Annexation consists of approximately 92.9 acres of the Dalidio property, bounded on its east side by Highway US 101, and located immediately southwest of the SLO Promenade, in the City of San Luis Obispo, County of San Luis Obispo, being a part of Assessor's Parcel Number 067-121-022, as shown on the attached map, Exhibit B, and legally described in the attached Exhibit C. 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 EIR, in accordance with California Government Code Section 56844 et. seq. SECTION 4. Implementation. The City Clerk shall forward a copy of this resolution, prezoning action, EIR, and all pertinent supporting documents to the Local Agency Formation Commission. NOW,THEREFORE,this Resolution of Application is hereby adopted and approved by the City Council of the City of San Luis Obispo. On motion of . , seconded by and on the following roll call vote: AYES: NOES: ABSENT: 2-11 Attachment 2 Page 3 of 6 Resolution No. (2001 Series) Page 3 the foregoing resolution was passed and adopted'this'.. ._. _ .day of _ - _ _ , 2001: Mayor Allen Settle ATI-EST-- City TTEST:City Clerk Lee.Price APPROVED AS TO FORM: > tto ey Iff rgensen I:\DaMo\Anhez Res 2-12 %AO Page 4 of 6 ROgp ♦, \ � �.�.�r i,r `.r. _ \�' `,� -f+-I ,.J t wW.700 FEET If int ''.F^r• •'u'Zhj=P .PT-1 S'q oy `�•. `.a r 5/14 39M ACRES E77 1 • 11 ,:8 ZONE:i C�R—Sy f I•`; '�I'[ 1 I I I i li I r �:•iy-��L I 1 I ; V •I^ 9 �'I' I o f ?ONE: 'VOS-140k281 ACRES �TORE V I VI '+'• n1 I HIGHWAY ��- 'I' I I :INTERCHANGE) ,( Y '� '•'.- I t a I LIS n S 0 o / i m i BOUNDARY DATA NOTE: NET USES OF PARCEL 1 AS FOLLOWS LINE BEARING DIST CONSERVATION OPEN SPACE: 40.00 ACRES LI N35.34•51'w 41.45• RETAIL COMMERCIAL 40.00 ACRES x L2 NBso' E 116.07 i N0�4'242a'E 154,tg' ROADS FREEWAY AND PRADO 12.88 ACRES L3 4 L4 NI1L4'28"E 12826' D j L5 N12'39'30'E 101.4x• a L6 UMI*40'E 100.02' g L7 N13.1TOWIN 71.55' YaD0,W4 o LB N4252'03'E 145.28' 8040 jam L9 52729'40'w 23.91' VIl SITE ASSOCIATES E •119IT A Llo I N7=*59•w 179m24• PROPOSED ZONING DESIGNATIONS LIt I SSM'02'w I 37.94' .EAOn[A[ SLID MARKETPLACE AND fu4r[iD[a r uz s123.04E ]z.7S . DEVELOPMENT PLAN L13 5398'44'w ]7.96• ♦01 '>S `moi+.-..• 'm L14 N10Y2'23•E 71.$p' ,,.t oo[wa.,,,s wwum,.uwa•ssm.rts CITY OF SAN LUIS OBi5PE1. CALIFORNIA j L1. N18lul 4 r w[:w.a��n wu[syo•:a eiwa um m Z8.13'E 76.74' �yg P •uµnw m< m u me won..•... o cvn rvx ww.o:xo wrnd¢w DRAM BY DAZE V JOB N0. a L18 N70'4T55'E 113.92• cortr:m oc+.m ms xr>M wean.ruxmw, L1.7 N63ZTo71 .6.91• VICINITY MAP na w� w®ua m"cuese 4�� JN 01 + 980705.10 9 eaeoarm=w=••-mr•a—=t: CMCaED BY 5[µL SHEET m�xsnnrta.aiaw:i:o m[a m•e um mmi�iae� AGM I" 500• 1 Or ] J `moo Page 5 of 6 , . � p ROAD 1 da NIDD FEET i I 169• . , ' b '+ 'r,.e�.1 ,45' S/14 0' P 1 39 25 ACMES . _ I \, r' E 1 i =A 2M E4R 4Y'r80E DRAINACFJ ( r P®R t840-OR-'2M . / EASENENi 1442 I'• e `%1 ' /-MT RLINE�10'WIDE SEVIER ` �- ^ , , r EASDIENT OER 3970-OR-544 1 1' 11 '1 3+0 1 8/46 � `, i,�—— I � '• i� � I i �.. {"� ate', Vj f I 4 \ d POdE 6thm III t a I \—cENTEraM OF 10 ,PARPEL 1 I I PER 746-OR-414(CAPPED) 46— a14.f 4 r rj NNE SEVER EASEMENT 9288 ACRES i (CARPED) PER 1077-oR-501 511410' WATEIaBRE `..- a 1 �EASEYENT PER y I1 r I 1695-OR-291 m I 5- TWE PohE l I L I h PER 2470-OR y�T 247A-QR-9491 1 � i' ;, ,�^ J•�-� a S 1 / m i `xY BOUNDARY DATA o UK BEARNC EST i 1 N35-34.51-W 41.45- L2 NS50.11'E 116.or i L3 N074'24-E 154.15 < L4 NIIVC28'E 128.26' L5 N1739'30'E 101.46' 5 L6 NISI'40'E 100,02' g L7 NI315'OB'W 71.55' YADC q A o LB N4252'03'E 145.28' a R0A0 annon L9 527ztiL 9'ao23.91' u7H SITE l A 5 S fa C I A T E 5 E {IBIT 8 0 LIO N70'22'S9'W 79.24' LME 1 Y((11. ANNEXATION MAP u 1 SSM'02'W 37.9x •L,••L+• SLO MARKETPLACE AND L12 S123VO4'E 32.75' DEVELOPMENT PLAN 0 13 S3M6.46'W 37.96' n L14 NIO'12'23'E 71,50' _ �' ,.s dm+cx,.0 wL.urtY n csxYa.sem.as CITY OF SAN LUIS OBISPO. CALIFORNIA L18 N1876'f3'E 78.74' y Iw u.x wsmrwr,r wdEmdurt�.w pC) YMI,r'Ri CM[9 rm w.mY.nw 4rtRx¢w w Lib N30.47'55"E 113.92' b mxcnw ma.Ym ms svrme wm[ct rmm[n, DRAWN By DATE JOB 460. L17 N63.3rorw 46.9r VICINITY MAP "`" m "�°�""""gym® " R m u Ysnn,rrrs m..srtsswu so,ssL wnmm JAI 01/ (Ql 980705.1D 9 n wane m,w,mY a Y.R.sns c� ws.�s.4r a uY.onu wmcr.w CNEL'NED By SCAtE 91EEi rwsnnlrts.eLcrtxi,o nrts�rwlls'+m rnro°0On'a�an AGM 1' = 500' 2 6 ] Page 6 of 6 OWNER: THELMA T PEROZZI TRUST DALIDIO FAMILY TRUST CLARA B. DALIDIO TRUST 2706 RODMAN DRIVE LOS OSOS, CA. SITUS: 1035 MADONNA ROAD, SAN LUIS OBISPO, CA. APN: 067-121-022 COAL 00- 0226 THAT PORTION OF LOT 64 OF THE SUBDIVISIONS OF THE RANCHO CANADA DE LOS OSOS AND LA LAGUNA, IN THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA, ACCORDING TO MAP FILED FOR RECORD IN BOOK A. PAGES 83 AND 84 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, AND THAT PORTION OF LOTS L, M AND N OF THE RESUBDIVISIONS OF LOTS 58, 61, 62, 63, 64, AND 65 AS PER J. T. STRATTON'S SURVEY AND MAP OF THE SUBDIVISIONS OF THE RANCHOS CANADA DE LOS OSOS AND LA LAGUNA, IN THE COUNTY OF SAN LUIS OBISPO, STATE OF CALIFORNIA ACCORDING TO MAP FILED FOR RECORD JANUARY 30, 1875 IN BOOK A, PAGE 161 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY n AT m m N O O n t O P I n 6 O V N u Y n cP5 z g A slAOn EXHIBIT C LEGAL DESCRIPTION •`•••[,• SLO MARKETPLACE AND W�_�-� DEVELOPMENT PLAN nns ManwE.0 e,rtourc.nMwM.ssllo.rts CITY OF SAN LUIS OBISPO. CALIFORNIA / (nt II•s. ATS"M "a wm[[ssoxu v m AMO.0 K.Nx N,HOCM",O C..m MEn.Mr MAY iO w Im s I=�wm.m.D wmrt • DRAWN BY DATE JOB NO. M [M.EC.M MI.MM Iles$0[OIIC Moun."n j n•[1[OP[v MENOQC!THAT p.N=M MOOM M p5 li:A. [oIM E:w nu."a.::�omai:.o inti ao 'W Ot/ 1 980709.10 /O UOMT LS MCN C.LW b1K.m[OCl NOs 6 EMED Br WASE ,HEE* M",,A,,,,MT w TMEM¢.v,D r TTO I. AGM 3 Of 3 Attachment 3 ORDINANCE NO. (2001 SERIES) Page 1 of 3 AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE 52.9 ACRES AS C-R-S, RETAIL-COMMERCIAL, WITH THE SPECIAL CONSIDERATION OVERLAY,AND 2) 40 ACRES OF THE SITE AS C/OS40, CONSERVATION OPEN SPACE WITH A 40-ACRE MINIMUM PARCEL SIZE, CONTINGENT UPON FINAL APPROVAL OF ANNEXATION OF THE SITE AT 2005 DALIDIO DR. (R 57-98) WHEREAS, the Planning Commission conducted a public hearing on July 12, 2000, and recommended approval of amendments to the Zoning Regulations map; and WHEREAS, the City Council conducted a public hearing on February 6, 2001, 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 finds that map amendments are consistent with the General Plan Land Use Element (LUE) map and text, and the City Council finds that the map amendments are consistent with the purposes of the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council has certified the Final Environmental Impact Report,pursuant to the California Environmental Quality Act Guidelines Section 15090. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City council finds and determines that the project's Final Environmental Impact Report adequately addresses the potential significant environmental impacts of the proposed Zoning map amendments, and reflects the independent judgment of the City Council. The Council through the certification of the Final Environmental Impact Report incorporates the mitigation measures listed in Exhibit D into the project (see Attachment 6—Mitigation Monitoring Program). SECTION 2. The Zoning map amendment (prezoning) R 57-98, designating 52.9 acres of the property as C-R-S, Retail-Commercial with the Special Consideration overlay zoning, and 40 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size, as shown on the attached Exhibit A, is hereby approved, based on the following findings: Findings. 1. The proposed "S" overlay zoning will document the special considerations for the Commercial-Retail portion of the site (C-R-S) which are: drainage, flooding protection, urban/agricultural buffers, roadway improvements and design, pedestrian linkages with other commercial developments and nearby residential areas, loading area design, compliance with energy conservation requirements, creek and open space protection, site lighting and preservation of scenic vistas. 2-16 Ordinance No. (2001Series) Attachment 3 Page 2 Page 2 of 3 2. The required Planning Commission use permit for development of the commercial area of the site will serve as a master use permit that fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets and utilities. SECTION 3. A summary of this ordinance, together with the names of the 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 AND PASSED TO PRINT by the Council of the City of San Luis Obispo at a meeting held on the 6th day of February 2001, on motion of seconded by , and on the following roll call vote: AYES: NOES: ABSENT: Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: *ittto7eJyrfJfJ�gensen LADalidio\R 57-98(Ord) 2-17 Page 3 of 3 I ~� ¢ . -��- 1 .��-= �'tA ► ,OCR.700 FELT `69' /�•+!�' / ! r7 S' p 1 �p ';45 5/32 IF'\ y 0. 39.25 AdkE5 JI 1� ` '1 t1 1. I •1`'tr�1 1 �5;, 9/46 1 ZONE:' C R-S ( I PA w ?ONE: C/OS-.aO 92 ACRES I1 1 I l (SUTURE 11' HIGHWAY ,INTERCHANGE) rY '•�-..v m I I I o e 8 a s / I a u BOUNDARY DATA NOTE: NET USES OF PARCEL 1 AS FOLLOWS o BEARING I DIST CONSERVATION OPEN SPACE: 40.00 ACRES 1 N35.34'Snr 41.45' RETAIL COMMERCIAL 40.00 ACRES Ne30'1+T 116.07 ROADS (FREEWAY AND PRADO) 12.88 ACRES i NO'24.24'E 154.75' < L4 N11'04.28'E 128.26' g L9 N12.39630'E 101.44' LB NMI'40"E 100.02' g 7 N131VOErW 71.55' a y4rr,,,��'w.1 8 N4232'03•E 14579' — Q04D ��y�y�nj•1 9 52729'407. 23.91' [Eamon EXHIBIT A SITE A 5 5 r�C 1 P.T E S PROPOSED ZONING DESIGNATIONS 10 N7022'597 79.24' 11 56836'02'111 37.94' SLD MARKETPLACE AND ga 12 S12.35'04 E 32.75' 6 01 r ®?:•� DEVELOPMENT PLAN 13 5396.47 37 96' . 14 NIO'12'23E 71-SW _f/ ws®•wr ws woum n ue.mo•as CITY OF SAN LUIS 08ISPO. CALIFORNIA i ��•'" 321 u u ram.ur a narmtu mva..o 15 N1828'13'E 76.74' may, f6 L:.0"ow."•r..oan a u x tear w• p17},92ru GO®.4/Cr"rY g046 w ., 16 N30Yr55'E ' b rm[cror m•wnl ars 9mc rwo6�.rano. ORA"By DAZE G.q6 N0. G 17 K"3r07"W 4&91• VICINITY MAP ""'""r n®m mu owa¢>a��' �"' °' 96070&10 n m u wsnnns rs e na¢mia ee.¢w�.m�¢n n rreS onp nwrl a w>,mar w up\va �lu�ix a eco ai,��r OrEOrED n SC/1E 91EEi wrsnrvm umurwr ro oast rtw,rwo mw.un AGI 1' 500' 1 Or 3 Attachment 4 Page 1 of 3 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE REQUEST FOR ANNEXATION AND PROPOSED AMENDMENTS TO THE ZONING REGULATIONS MAP IN CONJUNCTION WITH THE CONSIDERATION OF THE DALDIO COMMERICAL ANNEXATION PROJECT LOCATED AT 2005 DALIDIO DRIVE (ER, ANNX, R 57-98) WHEREAS, the Planning Commission conducted a public hearing on July 12, 2000, and recommended approval of annexation and amendments to the zoning map in conjunction with the consideration of the Dalidio Commercial Annexation located at 2005 Dalidio Drive; and WHEREAS, the City Council conducted a public hearing on February 6, 2001, and has considered testimony of the applicant, interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the annexation and proposed zoning map amendments are inconsistent with the several policies of the General Plan as evaluated in the project's Environmental Impact Report and Planning Commission report; and WHEREAS, the potential environmental impacts of the project have been evaluated in accordance with the Califomia Environmental Quality Act and the City's Environmental Guidelines. BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. 1. The proposed annexation and prezoning are premature given market conditions and current development levels. Consistent with the goals and policies of the General Plan, specifically Policy LUE 1.13.2, annexations may be used as a growth management tool when such circumstances exist. 2. General Plan Policy LUE 1.11.4, Nonresidential Growth Rate, allows for consideration of establishing limits for the rate for nonresidential development if the 2-19 Attachment 4 Page 2 of 3 City Council Resolution No. (2001 Series) Page 2 increase in such development exceeds 5% for any five-year period. The 2000 Draft General Plan Annual Report indicates that the five-year, exclusion-based growth rate was 5.9%. This growth rate is above the policy threshold and significant enough where limits in nonresidential development may be considered. 3. Nonresidential building area is projected to grow two to three times faster than the number of dwellings built during the next several years, which further contributes to the City's jobs/housing imbalance. SECTION 2. Denial. The annexation and zoning map amendments (prezoning) to designate 52.9 acres of the property as C-R-S, Retail-Commercial with the Special Consideration overlay zoning, and 40 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size, are 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 , 2001. 2-20 Attachment 4. Page 3 of 3 City Council Resolution No. (2001 Series). Page 3 Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: C' 098My f'On e"nis:��a�o�R s�-9a:arcaw,oum;ns) 2-21 Attachment 5 Page 1 of 3 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING THE REQUEST FOR ANNEXATION AND PROPOSED AMENDMENTS TO THE ZONING REGULATIONS MAP IN CONJUNCTION WITH THE CONSIDERATION OF THE DALDIO COMMERICAL ANNEXATION PROJECT LOCATED AT 2005 DALIDIO DRIVE (ER, ANNX, R 57-98) WHEREAS, the Planning Commission conducted a public hearing on July 12, 2000, and recommended approval of annexation and amendments to the zoning map in conjunction with the consideration of the Dalidio Commercial Annexation located at 2005 Dalidio Drive; and WHEREAS, the City Council conducted a public hearing on February 6, 2001, and has considered testimony of the applicant, interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the annexation and proposed zoning map amendments are inconsistent with the several policies of the General Plan as evaluated in the project's Environmental Impact Report and Planning Commission report; and WHEREAS, the potential environmental impacts of the project have been evaluated in accordance with the California Environmental Quality Act and the City's Environmental Guidelines. BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findines. 1. The Council finds that the current land use designations shown for the Dalidio property are no longer appropriate given changed conditions in terms of overall retail development Citywide and concerns for the long-term preservation of remaining prime agricultural farmland around the City. 2. The significant effects identified in the Air Quality, Agricultural Resources, Aesthetics and Traffic/Circulation sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified 2-miti ation 2�Z Attachment 5 City Council Resolution No. (2001 Series) Page 2 of 3 Page 2 measures included in the EIR. The adverse environmental impacts associated with project development may be reduced, or potentially eliminated in some cases, with different land use designations for the property. SECTION 2. Denial. The annexation and zoning map amendments (prezoning) to designate 52.9 acres of the property as C-R-S, Retail-Commercial with the Special Consideration overlay zoning, and 40 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size, are hereby denied, and City staff is directed to study land use options for the property and return to the Council at a later date with a report analyzing those options: 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 , 2001. 2-23 Attachment 5 Page 3 of.3 City Couneil Resolution No. (2001 Series). 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N m U C fn C U 0.7 S Z O R N 4 M L Q s m N C �?w Y m c �' m Q C c' ELL m rn m o 0 m 0 v O C CCC n o m m O `N al O � m o � au :s U) 0 ma oa 'cc m > 0. 2A5 Attachment 6 y 0 Exhibit D a M E Page 22 of 43 o U � CO c m o Y CL V o U c m c c o C7 ° L>. LL0 Lj «�a O C M ZUO � m y mL0 of T° D U m 10 a 't m o. � a o0 » wCOm , � ..R .2 c F _ m N 9m m 0 CL U) _ c mw m of Em C Q C r L N m O. O m o A Mi 0 1L C N4) m M O Y L CL m V W m O 9W� a1- w "N" C r = r U rn � 0 .E m FD t c 3 ° a3 ns � zciCa Ca "O C C C O N W I I Q G C Cc la .0 QLL LL LL J d ur CO�O ° a7 >>2 U V N C N a7 N tea = 'a mcE c ° a = Cc o (D O (D0 o � 0 0 � . U j Q Q a p - a E COm CL r anc ao Q R m c m - mm T C w w C 013 O_ a7 C ° N p r O 2. ;p N Ca .� a CO O C O N N L O C > C C 1 pm m V O L r l0 l0 d U U C N 3p N f0 a7 m CO 0 0 7 > CO L L N F- Ca �"0 d m a@ m a E L s 03 a=° N R °N m o. .- � ~ � � `� Eyv .E mp m y =m �3oc� U N o Lp 1im CC 3: 4 �p �o3m � Ma c •O1 Como mm m E 3 R v ° .0 a) N M O C " a7 m C a7 O O= m A CL mo cmc •19ouaia E mr 4) � Eo a C C N d p a c •= N C N D y cam° °' 3 L C ° N O aM 0 0 n� 00E m o oao o c c m ° - cc 0.0 3 p cLiw D m � o � cc as EaCn a CL o ° m wm `o `� m c � ai m 0 — CO � � N c OOa00 v V C.cc O. > �'O O C N 3 m y N L ' 3CO p '� C fq 7 N 1a N C .O � N ° � 2 ca 2 w j C C to a) L C C CO V C N t0 J J 7 J J C 0 9 > O N j p M _ r y 3@ 'C .0 .N r C C C J C C c C N ts M M L L >' N N U O 4 a U L m L`' j •-00 V C `o N C G c � c 3 y _a ° dv p@ m c c m d d m > � m 3' 0 - U (D >•E w d N D O1 C O C a E N y ._ C O) aC) � Y C 7 C C a) m V (1 U V U 1p f0 !0 o m CL Rc c y m ° = t E 0 � o > m o E m H m ' DIM I e c pr c a N C C a1 N N 'a~ c N j a CD 0 N p c c 0 a N aa) U d 7 a Z p 0 � o m 'e � .E � m '3 d N E � r U n$ _. �� CL V) Y _ -O CO O E m C.cL.w N � a1 cc L .. Q � a7 .O 0 N N � Lz � NM `7 �° /�n Attachment 6 0 Exhibit D c E Page 23 of 43 y o U � m y c ns o CL U O ai C m a C c _° CL mu Eo m m p U a d p �Z or Q: 7 W mmcF Ov .2 ° � Na a, t 0 O) T C O NLL d E C y C O T C O m N Cr 'm0 O N a) L at d 0 m 3 3 w0, 2 Q !_^ E LL C s C •_ N y a1 ai 3 > m m 5 0 3 c m c a Fm0 'mv01- O y MCI 9 y im A o E 'c rn � omd y 0 w € �� owe O .0 O G{q lC0 N m y N O N j— p c) Dai W ? z U z 3 O O U m N N j O 7 U C C 0 y U C 0 m = 'C N 0 mU V 3y V' H O O '0 a1 - w O 0 7 d — O Cl r O N LL LL LL J m C C N Q EL 'O C a7 • s d !Lo Of 7 z Q 0 M C N > C N a m 0 >1 a N a L r v ?? m mac C m O m E N m v w w m u E c c O - •c m a, Cu v m 0 a c rn m m C m ¢ mo, E .ocmo a E U 01 N 0 ` m C O U D Iia C (n 'O a O d N 0 m m 0.' 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O m 0 n > m 7 a) C C E a :.'� O II C ° N J m m.F O N J 0 7 0 j .0 y 0 0 C fO C 0 � cm U N IL 0 7. m A O) ° CL CL 0 d N C C N C y m U a V m a) a m y E 0) ,�, O D L m 7 0 0 0 0 C Q N !A ° m C w m m > > ) V rn a) C m 7 fA N 7 C {� N E E N m -° w w O. m N O N m m O)'- m O n L C m C7 O C C C a 1p O c m a) M 'D w CO m 3 ° oQ m my o E@ ai c � m o a a as CL O cc`a � N ac � CM ° � mvcmrm -0wCLmm C3 0'5) E ` ) 0 m U ° � ° � mmO1y mammm rn= m0 m ' mcmcno ° m m �+ O � w lC0 L lN0 l9 Q :313 C a L ~ E co N QL"' U N 10 Q'Z p `7' J J 7 J J r 7 O v N d 3 Q. "O O_ L m 1� N 'C m — W C C m 7 C J m O) m O m m m C -O O d m d m U fC0 N 7 U C D y C 0 y C ? o y N V)C y W t� X i� rz c � � � vaEL I � m � o3m0@ ` ELm. 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L L m C 3 3 O 7 7 C .O 3C d a1 E y C m m 'O d C .N l0 E M :5 C 7 m w C y C 'O 7 O) m 7 > .L-. a7 m N C C C J C m � m 4) :3 [5a) M0tM 3000 '0 a � 3ac ° @ U)U) (am yw m E main m a) c -° 5 .� c ` E � moMOO w � m �•`' a�iv, cE :� � rmO0a mmai LmQ 0owo0 Q " O ` CO y > CL c °ui Nm m m ai m 'nm 'm q v v' rCtI 0 m - OOo N U V 1 1 ° � stn m mY c° 13 wot'iU .•.� o E yt aN '0 ccc 0M y � 'c) o am= CL c�aMaz a- .2 w = .2 1 -o $ 3Nw �� NLCENyL '` OCyvC .� � C G A N m N N m N N L �. IO C m 7 O r m N = U .00 O) a1 .E Zvi ° c y T rnm m m m '� m a m m E m c ' W H 0 u m •c2 a F S c c H U c CM 0 m Q cm t G 0 m 2 N F 02 c ent 6 y o` m E hibit D o ca o Page 9 of 43 y U c eta o a Ci pR U c m a `o c mo u m CL0CL a r z $ _ E0 co Im0 0 2M CL Q or CLW a LL O N m'.O `0 u c r R � mN 0 a§y- c C v U'0m C m > m r- 41 C m Q t y n O p7 yy 4.9 LL m LL O U y C D m y m m R O O O 0 2 ai3mOo U) R s_ O N « a m c m C C U � E w E w � w E •`° w E � E C C U m O m O m O m C O m m .. 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O 0 a� m m � c o o m m cv >,L c N 2 U m m rj OOa00 m 'Vm c E d o p c ° a w. e� R m . y •> a m m L E m m too m m C G ) .0 O N `� U O. m N O 0 fA N m j m 0 > > �0 m E 7 J g 7 7 m m m r m N U r m E N y N -2 ,0O -Q E J 7 J J iom A cc U � m o@ L mr � mma a°izm $ (Ay mu co y � m 33 cca > ° c Co a) 0 armn•> . `° rn= a = 7 � w � tnw . cF mmm = o vnH ° c O � EoE > 5L a ° '3 0 ° 00 Q .. o 0 � -0 v� > m R E i° W R ¢ q v3 u> c yWmmum m m vA ° mLL ai y CO ao m r c ° ° mm ca m oa Q o1P� o0 o c U U d F U p L m m ; aa) (n lAw 3 N O E > o 0 0dMaZ a « �y � � = w ~ rn3 ov o,C c c m,cvU v h � oR io ._ io � m i. ._ m ° dm2 mm c a3i =' o a� m m E Q 7 o- a m r 'rnnf6L :9 Q � HO c � F U Faa � am J J00 � F mE 3 N • 3 At ent 6 n y o m bit D c E Pae 40 of 43 o J > U � d y C N o CL V E m o a U 'c m `o c � o CL ma a mm m `tq Or 0 E o. dQ cm C7I U y C V C F _ m r N 9 o m « - mc 0) >` co ciam `oE c c 7 FTF m m � m C Q C L y m 6 O � a) W IL M00 LL m m c m m CL.— 0 m E aiV 3m ❑ o v y m m o m a c m « 0 c c tea°` I m •c � I ❑ my t w u O W I Z U Z y I 1 3 0 C QLLCO a >> zL) 0 0 v v d .O v= •g a IS m C 0 mo - c O m m a o c 0 - ao mtFE�mm w CO 00 mm C O C N ami y p L; m 0 m E o s y v m ' ti c o -o 0 3 v o 2 > c E : CO m y ::zE = � MyQEa `° `o `, d o `0 Ow p -ram � G m m E 0 y CO CO CO O m m W = y CO U �, o m¢ d tm Q mz -Q-) � SEs Ec°o > >;`cn0m � °'oecoEm (D e0 � E° mai L° ° � •o- > � Cc az �� W m .- mo ymc m .c = m Ea � � 3 IL h CO E m u m = o ° of CO ema= m m E c° IL CD 0C .o ECO m Q `° CO 3 LD h Ca �Q 3 0 a McCc € y U m 0. 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Cr0 r_ M . 0 0 UC 0111 § .r § �k I $ 2E ƒ ) CL oa a2LLLLR 2 $ 0E . �to■0« 0 a � | _CL - j cc a CA / � � / Lr 0 M ! # _ ; i § k k � & � ` ` # � k ) �k0uCL0 E§ CL C2 2 0 2CM CL . - fk / 2 = �2 § kk © � � ) j �57� § CL § #} ] • , - =f0C LO f D .CL 2r § |- - - ■ 2 0 � $ k \ Bk � �% §2§k2 CO k I ) ) 0 � ® � 0 CL�jkE � e � 7 � - f � Eae - - w E § t 0 M _ 0r- W §§ 2 @ . � � ■ fa0w - - - ■ 0OLMM E � _ # ] aCLM - ; { £ { ) §] ] s � 2 \ � � @@ = k; C2k ) f Ma) CLM % 2E 2 %0 < 0 § - -60 w2 ¥ � »�° I-» £\ s % ; a)toCr 2 ?aA?° (2 IM§ /\) E r k@ //� f 8$ k22 ua0az 02 / ¥2 - \ a) m £ & k § � ] ka § 7f os 2-67 Attachment 7 �OIq�I IIIIIIIII�II IIIIIIIIIIIII nl`IIIII IIp I Page 1 of 6 II � city of SAn tuis OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 July 18, 2000 SC Properties, LLC 510 South Grand Avenue, Suite 300 Glendora, CA 91741 SUBJECT: ANNX, PD and ER 57-98: 2005 Dalidio Drive Review of a Draft Final EIR and request to annex 88.1 acres of the Dalidio property, and prezone 40 acres Retail-Commercial (C-R) with a possible S (special considerations) or PD (planned development) overlay zone, and prezone 40 acres Conservation/Open Space (C/OS) for permanent open space protection. The remaining 8.1 acres would be dedicated for streets and freeway interchange development. Dear Applicant: The Planning Commission, at its meeting of July 12, 2000, recommended that the City Council certify the EIR, support the Annexation by submitting a "Resolution of Application" to the Local Agency Formation Commission (LAFCo), approve the prezoning with 40 acres as C-R-S (Retail-Commercial with the Special Consideration overlay zoning), 40 acres as C/OS-40 (Conservation/Open Space with a minimum 40- acre parcel size), and the remainder, approximately 8.1 acres, to be used for streets and highway interchange improvements, based on findings and subject to conditions noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on September 19, 2000. This date, however, should be verified with the City Clerk's office at (805) 781-7102. If you have any questions, please contact Pam Ricci at (805) 781-7168. Sincerely, cc: Andrew Merriam ' Cannon Associates 364 Pacific Street Ro ald G. Whi nand SLO, CA 93401 Developmen Review Manager Thelma Perozzi cc: SLO County Assessor's Office c/o Ernie Dalidio 2706 Rodman Drive Attachment: Resolution No. 5294-00 Los Osos, CA 93402 V� The City of San Luis Obispo is committed to include the disabled in all of its services, programs and acti27.6" Telecommunications Device for the Deaf(805) 781-7410. Attachment 7 Page 2 of 6 SAN LUIS OBISPO PLANNING COMMISSION RESOLUTION NO. 5294-00 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 July 12, 2000, pursuant to a proceeding instituted under application ANNX, PD and ER 57-98, SC Properties, LLC, applicant. ITEM REVIEWED: Review of a Draft Final EIR and request to annex 88.1 acres of the Dalidio property, and prezone 40 acres Retail-Commercial (C-R) with a possible S (special considerations) or PD (planned development) overlay zone, and prezone 40 acres Conservation/Open Space (C/OS) for permanent open space protection. The remaining 8.1 acres would be dedicated for streets and freeway interchange development DESCRIPTION: On file in the office of Community Development Department, City Hall. GENERAL LOCATION: 2005 Dalidio Drive WHEREAS, said Commission as a result of its inspections, investigations, and studies made by itself, and in behalf of testimonies offered at said hearing has established existence of the following circumstances recommending certification of the EIR: Findings 1. The Final EIR was prepared in compliance with the California Environmental Quality Act (CEQA) and was considered by the City prior to any approvals of the project. 2. The Final EIR reflects the independent judgment of the City. 2-69 Attachment 7 Page 3 of 6 Resolution No. 5294-00 Page 2 3. For each significant effect identified in the EIR under the categories of Geology, Drainage and Water Quality, Noise, Biological Resources, Cultural Resources, and Land Use, the approved mitigation measures contained in the EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project. 4. The significant effects identified in the Air Quality, Agricultural Resources, Aesthetics and Traffic/Circulation sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the EIR. However, the Planning Commission finds that the adverse environmental effects are acceptable and makes a statement of overriding considerations for those significant and unavoidable environmental impacts because: a. Mitigation strategies help to reduce project emissions to the degree feasible and ultimately put the air basin in closer compliance with established State and federal standards. b. The development of the site with a commercial shopping center will significantly affect the character of the site through the alteration of viewsheds from US 101, Madonna Road, and Los Osos Valley Road. However, mitigation measures that require screening landscaping, detailed design review of the bridge for the highway interchange by the Architectural Review Commission (ARC), and ARC approval of lighting, fenestration and other elements of project design, will help lessen the severity of the impacts on viewsheds. . c. Traffic and circulation impacts could be reduced to less than significant under the Existing Baseline Plus Project Scenario with the implementation of mitigation measures identified in the EIR. It is with cumulative development under 10 Year Plus Project Conditions and Buildout Plus Project Conditions that the weaving sections of proposed auxiliary lanes, and the Los Osos Valley Road southbound onramp will experience Level of Service below established thresholds. d. For the reasons set forth below, the economic, social, and other considerations of the project outweigh the unavoidable impacts identified above in the findings. First, the annexation will enable the City to achieve its General Plan goals. Second, the annexation will allow for the future development of the site, which will enhance the City's tax base, create more jobs, provide for diverse shopping opportunities for residents of the City, improve City traffic circulation, and create permanent open space. Third, the annexation will ensure that the property is developed in the City. 2-70 Attachment 7 Page 4 of 6 Resolution No. 5294-00 Page 3 e. The data to support these overriding factors are found in the following sections of the record including: 1.) the Environmental Impact Report, specifically Sections 4.3, 4.6, 4.7 & 4.10; 2.) letters submitted by the public contained in the project files; 3.) public testimony provided at this and previous project hearings; and 4.) the applicant's presentation. 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, and recommends to the City Council support for the Annexation, with submittal of a "Resolution of Application" to the Local Agency Formation Commission (LAFCo), based on the following findings: Findings 1. The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the site is contiguous to 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. 3. The adopted LUE anticipates the development of the site consistent with project plans and proposed zoning categories. 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, and recommends to the City Council that the Prezoning be approved with 40 acres as C-R-S (Retail-Commercial with the Special Consideration overlay zoning, 40 acres as C/OS-40, (Conservation/ Open Space with 40-acre minimum parcel size), and the remainder, approximately 8.1 acres, to be used for streets and highway interchange improvements, based on the following findings: 2-71 Attachment 7 Page 5 of 6 Resolution No. 5294-00 Page 4 Findings 1. The proposed "S" overlay zoning will document the special considerations for the 40-acre Commercial-Retail portion of the site (C-R-S) which are: drainage, flooding protection, urban/agricultural buffers, roadway improvements and design, pedestrian linkages with other commercial developments and nearby residential areas, loading area design, compliance with energy conservation requirements, creek and open space protection, site lighting and preservation of scenic vistas. 2. The required Planning Commission use permit for development of the commercial area of the site will serve as a master use permit that fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets . and utilities. 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. Aiken, seconded by Commr. Cooper that the EIR be certified, and on a separate roll call vote: AYES: Commrs. Aiken, Cooper, Ready, and Loh NOES: Commrs. Whittlesey, Peterson and Osborne ABSENT: None 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. Aiken, seconded by Commr. Loh, that the City Council support the Annexation by submitting of a "Resolution of Application" to the Local Agency Formation Commission (LAFCo), and on a separate roll call vote: AYES: Commrs. Aiken, Cooper, Whittlesey, Ready, Peterson, Loh and Osborne NOES:. None ABSENT: None 2-72 Attachment 7 Page 6 of 6 Resolution No. 5294-00 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. Aiken, seconded by Commr. Cooper, that the City Council approve prezoning 40 acres as C-R-S (Retail-Commercial with the Special Consideration overlay zoning), 40 acres as C/OS-40 (Conservation/Open Space with 40-acre minimum parcel size), and the remainder, approximately 8.1 acres, to be used for streets and highway interchange improvements,and on a separate roll call vote: AYES: Commrs. Aiken, cooper, Ready, and Loh NOES: Commrs. Whittlesey, Peterson and Osborne ABSENT: None Arnold B. Jonas, Secretary Planning Commission Dated: July 12, 2000 2-73 SAN LUIS OBISPO Attachment 8 PLANNING COMMISSION MINUTES Page 1 of 13 JULY 129 2000 CALL TO ORDERIPLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission was called to order at 7:06 p.m. on Wednesday, July 12, 2000, in Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California. ROLL CALL: Present: Commrs. Jim Aiken, Orval Osborne, Mary Whittlesey, Alice Loh, Stephen Peterson, Allan Cooper, and Chairman Paul Ready Absent: None Staff: Recording Secretary Leaha Magee, Community Development Director Arnold Jonas, Development Review Manager Ron Whisenand, Utilities Engineer Dan Gilmore, Deputy Director of Public Works Tim Bochum, Supervising Engineer Jerry Kenny, Principal Transportation Planner Terry Sanville, Economic Development Manager Shelly Stanwick, Associate Planner Pam Ricci, EIR Consultant Steve Svete, and Assistant City Attorney Gil Trujillo. ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. ACCEPTANCE OF THE MINUTES: The Minutes of May 24, 2000, were accepted as corrected on page 2. PUBLIC COMMENT ON NON-AGENDA ITEMS: There were no non-agenda comments made. PUBLIC HEARINGS: 1. 2005 Dalidio Drive. ANNX, PD and ER 57-98; Review of a Draft Final EIR and request to annex 88.1 acres of the Dalidio property, and prezone 40 acres Retail- Commercial (C-R) with a possible S (special considerations) or PD (planned development) overlay zone, and prezone 40 acres Conservation/Open Space (C/OS) for permanent open space protection. The remaining 8.1 acres would be dedicated for streets and freeway interchange development; SC Properties, LLC, applicant. Commr. Loh reported that she had determined there was no conflict of interest and that she would be able to participate in the discussion of and action on this item. 2-74 Planning Commission Minute Attachment 8 July 12, 2000 Page 2 Page 2 of 13 Associate Planner Pam Ricci presented the staff report and recommended that the Planning Commission (1) recommend that the City Council certify the EIR with a finding of overriding consideration relative to traffic/circulation, air quality, aesthetics, and loss of agricultural land, (2) recommend the City Council adopt a Resolution of Intention to annex the property, and (3) recommend the City Council approve the Prezoning. Mr. Svete presented a summary of the Draft Final EIR. Commr. Osborne voiced concerns about area flooding and associated impacts on adjacent properties. Mr. Svete referred Commr. Osborne to Mitigation Measure DW1B on page 4.2-9 of the revised draft. Commr. Loh noted the Environmental Defense Center's letter mentions threatened California red legged frogs. Mr. Svete stated surveys have identified the seasonal habitat for the frog; this project will not have a direct impact on red-legged frog habitat, except for a future roadway crossing that is not planned at this time. Commr. Peterson expressed concerns about area flooding and asked if there are mitigation measures incorporated that will protect the residential area to the south of the proposed project. Mr. Svete responded that the area to the south has not been identified as a flood- impacted area. Commr. Peterson asked if the traffic section factors into this project the Froom Ranch Project and its potential cumulative traffic impacts. Mr. Svete replied that this information was included in the revised draft. Commr. Cooper referred to Mitigation Measure B10-10) on page 10-3 and suggested the language be revised to reflect: "... interim open space, park or street widening components." He commented that the findings for overriding considerations, page 9 of the staff report, may or may not have paralleled those developed by the Council in 1994, and questioned how mitigation strategies could help to reduce project emissions to the degree feasible. He expressed concerns for the reasoning behind the finding regarding loss of agricultural land. Commr. Cooper had Mr. Svete review the definition of weaving lanes as referred to in Figure 4-10 and 4-11. Commr. Loh voiced concern about not having drawings of the future freeway overpass and questioned if the ARC or Planning Commission would review future plans. 2-75 Planning Commission Minuk.. Attachment 8 July 12, 2000 Page 3 of 13 Page 3 Associate Planner Ricci reviewed late-submitted correspondences and a memo submitted by the City's Natural Resource Manager Neil Havlik. Engineer Kenny addressed the drainage analysis related to the proposed development site and the existing residential area. Commr. Peterson questioned if flooding mitigation measures are sufficient to handle the impervious surfaces that will be added with the project. Commr. Osborne noted the City's Land Use and Open Space Elements speak to the protection of half of the land when a conversion of agricultural land to urban uses occurs. This requirement is not being met by this proposal, noting that roads are not open space. Associate Planner Ricci stated the current proposal is 88.1 acres; 40 acres of retail commercial, 40 acres of open space, and an additional 8.1 of roads. Commr. Osborne had staff review the layout and timing of the open space dedications and asked if consideration was given to designating the land open space as agricultural since the City now has agricultural zoning. Manger Whisenand stated when the General Plan originally considered this area, the city only had a Conservation/Open Space designation, but an agriculture prezoning recommendation to the Council would be consistent with the General Plan. Economic Development Manager Shelly Stanwick reported that in 1999, the City Council, Dalido family, and Marketplace Associates entered into a Memorandum of Understanding (MOU) outlining the terms of a possible development agreement which specifically assigned land uses the to acreages. Commr. Osborne referred to Land Use Element Policy 1.13.5 and asked if consideration was given to having some increased open space dedication on the Dalido property to compensate for the loss of the McBride property. Manager Whisenand stated the McBride property is a separate piece of land and stands on its own. Commr. Osborne had staff review the findings and statements of overriding consideration for significant environmental impacts identified in the EIR. Assistant City Attorney Trujillo explained the requirements of statements of overriding consideration. Commr. Loh referred to Land Use Element Policy 3.13.3 and noted that there are no plans before the Commission. She felt uncomfortable with division of land related to open space and developable area, and felt that guidelines might be helpful to determine if open space is deducted from the total acreage before roads are planned. She voiced concerns with drainage and felt specific development guidelines were necessary. 2-76 Planning Commission MinutL Attachment 8 July 12, 2000 Page 4 Page 4 of 13 Commr. Peterson asked when the economic study was conducted and if it addressed development of the Froom and McBride properties. Economic Development Manager Stanwick stated the study was completed in February, 1999, and at that time the Froom project had not proceeded. Commr. . Cooper felt the placement of the overriding consideration in staffs recommendations should be reconsidered. The staff report indicates the EIR should be certified and then the Commission would find the adverse environmental effects acceptable. He felt this has nothing to do with EIR certification. Associated Planner Ricci noted the format for findings for certification of the EIR was modeled after previous EIR resolutions of the Council. There were no further comments or questions at this time and the public comment session was opened. PUBLIC COMMENTS: Andrew Merriam of Cannon Associates and representing the landowner, stated that their commitment is to the General Plan, which is reflected in their proposal that shows a 50/50 split in the acreages of developable areas and open spaces. He noted that they are not including the City-required Prado Road extension, which is beyond their control and is a public dedication, nor are they including the freeway interchange. He said they understand that the use permit required because of the proposed "S" designation will be coming back to the Commission. He emphasized the property has been developed consistent with the General Plan; it supplies the open space requirement as a gateway to the city, and meets the requirements of infill and commercial development. Bill Bird, San Luis Marketplace Associates representative, stated the detailed hydrology study was updated as a result of the first EIR. He indicated confidence that drainage concerns would be addressed. He noted that because of the Auto Parkway's needs of the city, there might be some changes and relaxations to the amount of open space dedication for the McBride property. He indicated that the site plan will be presented at another meeting for review. He added that the EIR contemplates the size of the project and the types of tenants that will be accommodated. He stated that the freeway interchange is a $10 million dollar cost and reducing the size of the project just doesn't work. He closed by noting that representatives of Lowe's and Target were available for questions. Commr. Cooper asked if a mail layout redesign could be accommodated to mitigate impacts on the Class I agricultural lands. Mr. Bird stated they are on their fourth architect since project planning began in 1994, and have accepted community input on the design of the project. He added that the desired tenants require a certain amount of parking. He noted that the $10 million dollar freeway interchange will be paid for through sales tax generation. He felt the architects have been aggressive in making the project compact and in keeping it away from the 2-77 Planning Commission Minut, Attachment 8 Jury 12, 2000 Page 5 Page 5 of 13 freeway, thus reducing the impacts of parking. Commr. Osborne asked if it is their intention to go aheadwith the Lowe's hardware store, even though Home Depot is going in nearby. Roger Bernstien, Lowe's site development manager, replied yes, and described the differences between Lowe's and Home Depot, noting Lowe's is more upscale. He felt this is a great site and they are anxious to move ahead. Donna Wilson, 1850 Oceanaire Drive, asked about meeting notification requirements. Associate Planner Ricci stated that typically there is a 300-foot notification radius, but for this project an expanded notification was prepared to include all of the houses along the portion of Oceanaire that backs up to the project site. Ms. Wilson expressed a concern with delivery truck access to the site and associated noises since she lives adjacent to the project. Mr. Bernstien stated hours of delivery are typically from 6:00-6:30 a.m. to 4:30 p.m. Commercial trucks are separated from the customers; deliveries will occur behind the buildings that are 1,200 feet from the nearest residence. Ms. Wilson asked if Madonna Road will be improved or widened. She raised a concern with the Mayor's house being in the sphere of influence of this project. Ira Wynn, 3346 Barranca Court, spoke in opposition to the project and stated an environmental impact report is supposed to offer a superior alternative. He felt mail developments on the outskirts of the city work to destroy the downtown, and that chain stores are not locally owned and money will pour out of the city. He felt this is the wrong place for development given the four unmitigatable impacts. He felt this project will destroy the pedestrian ambience of the downtown. Janet Kourakis, 1727 Corralitos, spoke in opposition to the project and expressed safety concerns at the Prado Road interchange because of its adjacency to the Madonna interchange. She felt cross-town interchange users will increase traffic, air quality will be impacted by increased traffic, and the project is too large and is not needed. Shirley Baker, 101 California Boulevard, read a letter (on record in the Planning Department) from San Luis Obispo County Chumash Council in opposition to the project. Betty Shetser, 225 San Luis Drive, spoke in opposition to the project and felt tax revenue is the main justification for the project. She noted that San Luis Obispo has been noted in magazines as having a unique character, and felt that this character is not based on big box stores. Marie Dixon, 1978 Oceanaire Drive, spoke in opposition to the project and noted creek and wildlife behind her home will be replaced with big box development and associated 2-78 Planning Commission Minutt_ — Attachment 8 July 12, 2000 g Page 6 Page 6 of 13 impacts of construction. She commented that she has heard of a plan for a feeder road between Madonna Plaza and the Dalido center, and expressed concern that the road might impact the neighborhood. Cathy Hailey, 1881 Corralitos Avenue, spoke in support of the project and noted there would be great benefits to having more shopping choices. She mentioned that the project has been designed to provide open space, and that the interchange that will allow traffic to move more efficiently through the southern section of the city. She strongly urged the Commission to support the project. She felt the Dalidio family has been working for years in good faith with the City and they should be treated fairly in the process. Brad Bocca, 176 Stenner Street, Apt. E, spoke in opposition to the project and noted the Class I unavoidable impacts. He felt big box stores will negatively impact local retailers and contractors/service suppliers. Bob Hather spoke in support of the project and complimented the applicants on accepting public input during the process. He noted that the overriding circumstances include economic and transportation benefits and convenience of shopping. He urged support of the project. Stan Ryan, 234 Broad Street, felt the project holds enough contradictions that the Commission has the ability to make any decision it chooses. Patricia Wilmore, municipal advocate speaking for the Chamber of Commerce, spoke in favor of the project and asked the Commission to be consistent with the General Plan. She stated that the social, environmental and economic components of the community cannot be ignored, and felt this project is appropriate. Commr. Aiken noted the Commission has not reviewed the 1999 Economic Impact Study and asked for a synopsis of the study. Ms. Wilmore responded that retail expansion in this area is appropriate for the economy of San Luis Obispo, noting that residents find themselves frequently shopping out of town. She added that the economic market in San Luis Obispo can bear this additional development. Cliff Holser, 672 Serrano Drive, spoke to the high quality of life in San Luis Obispo and expressed economic concerns about the cumulative impacts of Froom, Dalido, and Copeland developments on local downtown businesses., Lee Ferraro, 1720 14th Street, Los Osos, spoke in support of the project and supported staffs recommendations of EIR adoption, annexation, and prezoning. Taryn Collins, chair of the local chapter Sierra Club, spoke in opposition to the project. She mentioned that the Sierra Club had concerns including increased traffic, degradation of air quality, and inadequacy of the EIR. She felt that native American cultural resources and the local economy will suffer significant negative impacts, and 2-79 Planning Commission Minut._ Attachment 8 July 12, 2000 Page 7 Page 7 of 13 that this project is proposed on a flood plain and flooding and drainage impacts cannot be deferred to future studies. She mentioned that the cumulative impacts of other similar developments have not been adequately studied. She also felt there are sufficient legal grounds to appeal this annexation, and that this project should be rejected. Linda Seely, 1040 San Carlos Drive, spoke in opposition to the project and expressed concern about the project's 515,000 square feet of shopping space. She noted that Froom Ranch was recently approved with 110,000 square feet of shopping area, the Central Coast Plaza is being revamped, and the Copeland development will have over 100,000 square feet of development. She felt this cumulative development constituted excessive growth, and that the beauty of San Luis Obispo does not include big box stores. Cynthia Boche, Buchon Street resident, spoke in opposition to the project because of the significant unavoidable and unmitigatable adverse impacts to air quality, agriculture resources, traffic, and aesthetic. She felt this project is inconsistent with the Land Use Element goals and Sections 1.8.1, 1.8.2, 8.8; Open Space Element Sections 10.2.1, C; sections of the Circulation Element, and Conservation Element policies. She questioned the reliability of the sales figures in the economic study. She felt that this property does belong in the city and would be appropriate for the new Agriculture zone. Christine Mulholland, city resident, spoke in opposition to the project because the EIR has pointed out multiple significant unavoidable impacts. She expressed concern with the Agricultural land loss and commented she felt the statements of overriding consideration were meaningless. Dodie Williams, 438 Woodbridge, spoke in support of the project. She felt the project is consistent with the General Plan, has a generous provision for open space, and provides for needed shopping. She noted this is an in-fill project as opposed to sprawl, and that it makes sense to develop a project amongst urban uses; she questioned whether farming should be continued in an urban area. Commr. Cooper questioned Ms. Williams on the possibility that this project could go ahead in the County. Ms. Williams felt this project could move forward in the County and would probably not include the open and residential provisions and extension of Laguna Lake Park. She added that it would not be a good situation for a development of this nature in the middle of the City's urban area in the County. Brian Rosconi, 27 Branch Street, spoke in support of the project because of the shopping convenience it would provide. Eugene Judd, 665 Leff Street, member of the International Institute of Transportation Engineers, spoke in opposition of the project, displayed overhead exhibits, and commented on the number of trips that would be generated, area circulation and alternatives, and suggested office or industrial rezoning for this land. He urged rejection 2-80 Planning Commission Minutes_ Attachment 8 July 12, 2000 Page 8 Page 8 of 13 of the rezoning and EIR. Brian Christiansen, 818 Pismo Street, spoke in opposition to the project because of drainage, circulation, liquefaction, groundwater, wetland/mitigation habitat and traffic concerns. He noted that the Prado Road interchange depends on sales tax; which is not an assured source. He felt that this site should be saved for its open space and agricultural purposes. Richard Ransdorf, 160 Graves Street, reviewed and distributed handouts to the Commission and spoke in opposition to the project. He felt that the General Plan and Land Use Element are not being followed. He noted that although this project consists of 131 acres, only 40 are proposed for open space. Ben Luna, Environmental Defense Center attorney, spoke in opposition to the project. He stated the Dalido project is on a collision course with CEQA, the Endangered Species Act, and California Government Code. He noted that the Fish and Wildlife Service, Department of Fish and Game, and National Marine Fishery Service were not consulted and had no idea this project was moving forward. He questioned why a habitat protection plan has not been developed in relation to the red-legged tree frog or steelhead fish. Mr. Merriam summarized by stating the southern part of the site is dedicated to open space and they fully intend to meet the commitments specified. He added that Caltrans had been consulted and that there is Federal Highway Commission approval for the interchange. He concurred that the findings of overriding consideration should be strengthened. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENTS: Commr. Whittlesey asked what the current County zoning of the land is. Manager Whisenand replied the current zoning is agriculture. Commr. Whittlesey questioned the developability of this Ag-zoned land in the County and asked what would happen if there were no prezoning recommendations made. Manager Whisenand stated in order to have an annexation move forward to LAFCo, a prezone must occur and be a part of the annexation request. Commr. Whittlesey questioned if the EIR could move forward without the prezoning or annexation being successful. Manager Whisenand stated this could occur, but there would be time constraints. Commr. Cooper had staff review examples of statements of overriding considerations. 2-81 Planning Commission Minute_ Attachment 8 July 12, 2000 g Page 9 Pa e 9 of 13 Commr. Aiken asked for comment from Mr. Merriam regarding what would be sought if this project were not approved and other avenues in the city failed. Mr. Merriam responded that they prefer to be annexed into the City, but if necessary they would proceed with the zone change process in the County. Commr. Peterson stated this land is zoned agriculture in the County and would require a General Plan amendment for a rezone to commercial; this would not be an easily achieved exercise. He added that SOAR is coming down the pipeline and may affect a rezoning as well. Commr. Loh questioned staff on the Froom Ranch prezoning recommendation passed along to Council. Director Jonas responded the portion of Froom Ranch proposed for annexation was entirely C-R and the portion preserved for open space is remaining in the County and is not being annexed but is being restricted to open space. Commr. Aiken moved.to recommend to the City Council that the EIR be certified based upon Findings 1-4 as presented in the staff report, with the addition of (1) 4E to reflect that `the economic, social and other considerations of the proiect outweigh the unavoidable impacts identified by the findings. First, the annexation will enable the city to achieve its General Plan goals. Second, the annexation will allow for the future development of the site which will enhance the city's tax base, create more jobs, provide for diverse shopping opportunities for residents of the city, improve the city's traffic circulation and create permanent open space. Third, the annexation will ensure that the property is developed in the city." and (2) #4F to reflect: `To support these overriding factors are found in Sections 4.3, 4.6, 4.7, and 4.10 of the EIR. Facts to support this finding are also included in the public testimony and the applicant's presentation and in letters submitted to the Planning Commission this evening.' Commission Cooper seconded the motion. Commr. Cooper recommended 4B be deleted from the motion which resulted in the amendments discussed above being reordered as 4D and 4E.. Commr. Aiken accepted the amendment to the motion to delete 4B from the motion, which resulted in the amendments discussed above being reordered as 4D and 4E. Commr. Peterson felt a situation could occur where a Commr. felt that the EIR is adequate, but does not feel that the overriding considerations outlined are good enough to accept the environmental impacts. He felt further discussion on the economic overriding considerations would be appropriate. Commr. Whittlesey recommended including provision of a shuttle between the Central Coast Plaza/SLO Promenade and this development as a mitigation measure to air quality impacts. 2-82 Planning Commission Minutt_ Attachment 8 JulPaye 12, 02000 Page 10 of 13 9 Commr. Aiken amended the motion to reflect on page 4.3-11, under Cumulative Impacts in the Air Quality Section, that the applicant should implement a shuttle service to other commercial developments along Madonna Road. Commr. Cooper accepted the amendment to the motion. Chairman Ready requested page 10.3, Mitigation Bio 1J, be amended to include "or street widening,"as recommend by Commr. Cooper. Commrs. Aiken and Cooper accepted the amendment to the motion. Chairman Ready requested illustrations of weaving lanes be included in the EIR. Commrs. Aiken and Cooper amended the motion to include diagrams of the weaving lanes in the EIR. Commr. Peterson stated that when an EIR lays out several unmitigatable environmental impacts, CEQA requires a statement of overriding considerations to make sure the decision makers have realized the impacts. He felt uncomfortable with reasons to approve this proposal. He noted that the statement that this project would enhance the City's tax base is arguable. He felt that sales tax generated here would be pumped into building the interchange and also detract from our existing hardware stores and lower their sales tax revenue. He did not believe that there could be tourism impacts, and that "potential" for a regional draw is an inadequate rationale for project support. Traffic circulation improvement would not occur because of the traffic this project would generate. He was not convinced. that annexation would ensure that the property is developed in the City, and questions if a rezone would be approved in the County. AYES: Commrs. Aiken, Cooper, Loh, and Chairman Ready NOES: Commrs. Whittlesey, Peterson, and Osborne REFRAIN: None The motion carried 4-3-0. Commr. Aiken moved to recommend to the City Council support for the annexation with submittal of a Resolution of Application to the Local Agency Formation Commission (LAFCo) based on the three findings as presented in the staff report. Commr. Loh seconded the motion. Commr. Osborne stated that by annexing these 88 acres, the City will be creating an island of unincorporated County; it his understanding that LAFCo doesn't support this sort of situation. AYES: Commrs. Aiken, Loh, Cooper, Whittlesey, Peterson, Osborne and Ready NOES: None REFRAIN: None The motion carried 7-0-0. 2-83 Planning Commission Minu. Attachment 8 July 12, 2000 Page 11 Page 11 of 13 Commr. Whittlesey commented that since circumstances of redevelopment had changed since the General Plan was adopted, she moved to recommend to the City Council institution of a General Plan amendment to zone this property for Business Park in anticipation of prezoning this at some future time to Business Park. The motion failed for lack of a second. Commr. Aiken moved to recommend to the City Council that the prezoning be approved with 40 acres of retail, as C-R-S, Retail-Commercial with the Special Consideration Overlay zoning, and the remainder of the site as C/OS-40, Conservation/Open Space with 40-acre minimum parcel size based on the two finding outlined in the staff report. Commr. Cooper seconded the motion. Commr. Loh questioned the "the remainder of the site as C/OS-40° part of the motion because the site is 88.1 acres. After discussion, Commr. Aiken clarified the motion by stating the remaining 8.1 acres will be dedicated to the proposed roads, rights of way, and other purpose such as the interchange, public access, and utilities. Commr. Cooper accepted the clarification. Commr. Cooper asked for staff comment on Commr. Osborne's suggestion of prezoning this site Agriculture. Manager Whisenand recommended the Conservation/Open Space prezoning, but noted the Agriculture zone would also be suitable. Commr. Aiken preferred C/OS zoning and encouraged continued use as an agriculture property. Commr. Whittlesey was not supportive of the motion and felt the General Plan should be amended. She felt Retail is not appropriate at this site. She added that she would support this annexation with its current operations. Commr. Loh requested Finding 2 be amended to include reference to a physical layout plan of the site. Commr. s Aiken and Cooper accepted the amendment to Finding 2 on page 10 of the staff report to reflect, "...adopted plan showing the project layout and physical development plans, required open space protection and provision of streets and utilities." Commr. Peterson was not supportive of the motion and felt the project is unhealthy for the city in many ways. He noted that the General Plan contains policies and goals that speak in opposition of this proposal and these opposing policies and goals over power the proposal. He felt internal General Plan inconsistencies may lead to litigation. He thought that development of this site would impact the quality of life in the city; and in light of the public comments received the community does not want this development. He stated that the prime agricultural land should be preserved. Madonna Plaza is half empty and our viewshed and gateway to the city will be compromised; this is bad 2-84 Planning Commission Minut, Attachment 8 July 12,2000 Page 12 Page 12 of 13 planning. Between the 'Froom Ranch project, the redevelopment of the Central Coast Mall, and the Copeland project, there is an excessive amount of retail coming online. Commr. Cooper did not feel development of this site would compete with downtown commercial, noting the downtown has long-term viability. Commr. Loh felt urban development and the freeway have choked this piece of land. She noted that she was sensitive to conserving Class I agriculture soils and natural habitat, but felt that this property is different. She felt shopping choices are needed in the city because many citizens are going out of town to shop. Commr. Osborne felt this project is both consistent and inconsistent with the General Plan. He mentioned that the General Plan supports retention of prime Ag land and signature viewsheds, and says that the City will not increase traffic or air pollution. He added , in spite of the fact that this project will violate the City's goals, the project still can be found to be consistent with the General Plan. He noted his opposition to the plan because of the significant unavoidable impacts and significant viewshed impacts. He felt that farmland was preferable over a parking lot and stated that citizens will experience a lower quality of life with approval of this proposal. He noted half of the 88 acres, which he felt was inconsistent with the General Plan that states that half the land should be dedicated to open space. He suggested changing the requirement for open space to at least be equal to the land that will be paved. Chairman Ready felt there are numerous arguable inconsistencies with respect to the General Plan, but his review supports the requests before the Commission. He is supportive of the motion. AYES: Commrs. Aiken, Cooper, Loh, and Ready NOES: Commrs. Whittlesey, Peterson, and Osborne REFRAIN: None The motion carried 4-3-0. 2. 3165 Broad Street: Request to increase shared and mixed use parking for The Crossroads center from 25% to 30%; C-S-PD zone; Jesse Norris, applicant. Staff reported this item had been withdrawn. COMMENT AND DISCUSSION: 3. Staff: A. Agenda Forecast: Due to the lateness of the evening, this item was not heard. . 2-85 Planning Commission Minu. _ Attachment 8 July 12, 2000 Page 13 - Page 13 of 13 . 4. Commission: Due to the lateness ofthe,evening, this.item was not'heard. ADJOURNMENT: With no further business before the Commission, the meeting adjourned at 12::11 a.m. to the: next regular meeting scheduled for July 26, 2000, at. 7:00 p.m. in Council Chambers. Respectfully submitted, L-eaha K.. Mo-gee Recording.Secretary IS6 1 Attachment 9 Page I of 18 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM a i BY: Pam Ricci, Associate Planner MEETING DATE: July 12, 2000 FROM: Ron Whisenand, Development Review Manager CITY FILE NUMBER: ANNX, R, ER 57-98 EIR STATE CLEARINGHOUSE NUMBER: 1999031092 PROJECT ADDRESS: 2005 Dalidio Drive SUBJECT: Review of an Administrative Final EIR and request to annex 88.1 acres of the Dalidio property, and pre-zone 40 acres Retail Commercial (C-R) with a possible S, Special Consideration, or PD, Planned Development, overlay, and pre-zone 40 acres Conservation/Open Space (C/OS) for permanent open space protection. SUMMARY RECOMMENDATION A. Recommend to the City Council that the EIR be certified with a finding of overriding considerations relative to traffic/circulation, air quality, aesthetics, and loss of agricultural land. B. Recommend to the City Council that they adopt a Resolution of Intention to annex the property. C. Recommend to the City Council that the Prezoning be approved. BACKGROUND Situation This agenda item is both a hearing to consider the adequacy of the Administrative Final EIR in terms of its compliance with the California Environmental Quality Act (CEQA), and a hearing to consider the various project entitlements. The Planning Commission's action is a recommendation on the EIR and other requested entitlements to the City Council. Previous Review On December 1, 1999, the Planning Commission continued consideration of the Dalidio Annexation project per the applicant's request. The Commission continued consideration of the project to the January 12, 2000 meeting. However, prior to that hearing, staff determined that a revised Draft EIR should be prepared to update the project description and schedule, and to evaluate the secondary impacts of a planned highway interchange in response to criticisms of segmenting EIR issues. In early January 2000, the applicant submitted a revised project proposal indicating that the 131-acre Dalidio Annexation site would be formally divided into two separate 2-87 ANNX, R, ER 57-98 (Da. Property Annexation) Attachment 9 Page 2 Page 2 of 18 annexations: an 88.1-acre Commercial Annexation, and a 42.9-acre residential Annexation. On April 26,2000,a public hearing was held before the Planning Commission to discuss the revised Draft EIR during the required public review period. At that meeting, testimony from both the Commission and public was taken. A copy of those minutes is included in the Responses to Comments document dated June 2000. A previous hearing was held before the Planning Commission on August 25, 1999 to discuss the original Draft EIR. On June 23, 2000, the Addenda and Errata/Comments and Responses Report was distributed to the Planning Commission, which incorporates clarifications and convections to the revised Draft EIR, as well as all comment letters and responses. The revised Draft EIR and the Addenda and Errata/Responses to Comments report collectively comprise the Administrative Final EIR for the Dalidio Annexation Project. After certification, the two reports would be edited together, along with any other modifications made by decision makers, into a Final EIR. Data Summary Address: 2005 Dalidio Drive Applicant: San Luis Marketplace Associates, LLC Representative: Canon& Associates; Perkowitz+Ruth architects, Inc. Environmental status: The Administrative Final EIR has been prepared and has been distributed to the Commission. Project action deadline: Legislative actions are not subject to processing deadlines. Project Location The Dalidio Property Annexation EIR area evaluates a site consisting of 131 acres bounded on the east by US 101, and on the west by Madonna Road. The property is located immediately southwest of the Central Coast Mall. The annexation area is outside the city limits, but adjacent to the City of San Luis Obispo and within the City's "urban reserve". The Commercial Annexation Area is located on 88.1 acres, closer to the adjoining Central Coast Mall property and US 101. The proposed Prado Road interchange would have a footprint ranging from about 60 meters (197 feet) from the centerline of the freeway, at the intersection of US 101 and Prado Road, to about 20 meters (66 feet) from the centerline, between Prado Road and Madonna Road, and south of Prado Road. Requested Project Entitlements On April 1, 1998, the Community Development Department received an application from San Luis Obispo Marketplace Associates to prezone and annex a 131-acre piece of property to the City of San Luis Obispo. William and Kevin Bird are the representatives for San Luis Obispo Marketplace Associates, who are proposing the retail component of the project, and Andrew Merriam is the representative for the Dalidio family who own the property. As mentioned earlier, a decision was made in January of 2000 by the applicants to formally divide the total Dalidio Annexation area into two separate annexations. 2-88 ANNX, R, ER 57-98 (Da: i'roperty Annexation) Attachment 9 Page 3 Page 3 of 18 The specific components of the Commercial Annexation application that is currently up for consideration by the Planning Commission at this hearing include: 1. Retail Commercial. Pre-zone 40 acres of land adjacent to the south of the Central Coast Mall to Retail Commercial and develop the vacant property with new retail commercial uses and restaurants. This new retail center, referred to as the San Luis Marketplace, would contain approximately 515,000 square feet of leasable space, with additional areas allocated to outdoor sales associated with major tenant spaces, including a mixture of larger and smaller retail uses and restaurants. The proposed project would include approximately 2,300 parking spaces in a series of landscaped parking fields mixed throughout the center. 2. Open Space. Pre-zone 40 acres Conservation/Open Space for permanent open space protection. This area is located adjacent to the US 101 freeway and southeast of the Commercial Retail portion of the project. 3. Roadway Dedication. The Commercial Annexation includes 8.1 acres that would be dedicated for freeway and roadway construction throughout the site. 4. Prado Road Interchange. The project would also include the construction of a freeway interchange at Prado Road, the construction of a freeway auxiliary lane on the east side of the freeway, from Prado Road to Madonna Road, the realignment of Elks Lane, and the extension of Prado Road to Madonna Road. The proposed auxiliary lane would be constructed within the existing Caltrans right-of-way. Project History The proposal to annex the Dalidio property to the City of San Luis Obispo has been envisoned by City plans for many years. The Land Use Element (LUE) map for the 1977 plan showed the site as major expansion area with the Interim Conservation/Open Space (C/OS) designation. The Interim C/OS designation implied that the site should be left open until urbanization was appropriate, and that a specific proposal for the area needed to be adopted along with the change to an urban land use designation. In 1994, the City Council adopted a new LUE. After much deliberation and debate, specific land use designations were applied to parts of the Dalidio property as shown in the attached land use plan. This solidified a commitment by the City to eventually allow development of certain parts of the site and permanent open space preservation of others. Since applying to the City for annexation, prezoning, architectural review and environmental review, the project has been discussed by the City Council several times. In accordance with LUE Policy 3.1.3, consultant PCR Kotin prepared an economic study which evaluated the potential sales transfer impacts of the project on the downtown and other retail areas of the City. On April 20, 1999, the Council accepted the report and authorized staff to begin negotiation of a Memorandum of Understanding (MOU) with the applicant. On September 21, 1999, the Council approved the MOU which outlined the principles for some reimbursement of"new" sales tax in order to construct the Prado Road interchange. 2-89 ANNX, R, ER 57-98 (Dal, Property Annexation) Attachment 9 Page 4 Page 4 of 18 EVALUATION The Commission's actions on the various project entitlements are advisory to the City Council. This meeting before the Planning Commission has been set-aside to discuss the legal adequacy of the EIR and to formulate a recommendation to the City Council on requested entitlements. This section of the report is intended to provide the Commission with direction on their role in the review of the project and approaches to making recommendations on the various entitlements. The following paragraphs serve as an outline to the Commission for the order of considering project components. 1. EIR Adequacy The Administrative Final EIR is a compilation of the revised Draft EIR and the Addenda and Errata/Comments and Responses Report. Responses to comments are a written evaluation of continents on the environmental issues received from persons who reviewed the revised Draft EIR. Copies of all the written comments received during the public review period have been incorporated into the Addenda and Errata/Comments and Responses Report, including the minutes of the April 26,2000 Planning Commission meeting. Section 9 of the revised Draft EIR document also includes all of the Responses to Comments prepared for the original Draft EIR. The responses to comments were prepared by the consultant and reviewed by city staff. At this time,the Commission needs to review and consider the information contained in the Administrative Final EIR to determine whether it is complete and in compliance with the California Environmental Quality Act (CEQA); this review process is known in CEQA as certification. The Commission shall make a recommendation to the Council who takes a final action on certification of the EIR. If the document adequately evaluates environmental issues and appropriately responds to comments, then the Commission should recommend to the Council that the Final EIR be certified. The Final EIR must be certified prior to approval of the project analyzed in the EIR. Regardless of the Commission's recommendation on other project entitlements (even if it is to deny them), the Commission could support certification of the EIR. In other words, the Commission can recommend that the EIR be certified even if other project requests are not supported. The City decided to re-circulate the original Draft EIR because of modifications to the project description and changes in the environmental setting since the filing of the original March 1999 Notice of Preparation. The revised Draft EIR includes the following modifications: • An analysis of the environmental consequences associated with construction of the Prado Road interchange; • Applicant-requested revisions to the timing of the annexation of the western and eastern portions of the site; • A revised construction and occupancy schedule; and • Changes to the environmental setting as a result of development that has been approved since the publication of the March 1999 NOP, specifically the Froom Ranch development. 2-90 ANNX, R, ER 57-98 (Dal, Property Annexation) Attachment 9. Page 5 Page 5 of 18 Changes to the text of the EIR resulting from comments received during the public review period are highlighted on Page 10-1 to 10-5 of the Addenda and Errata/Comments and Responses Report. In response to comments from Caltrans, the impact analysis addressing intersection operations under the Existing Baseline Plus Project and Buildout Plus Project scenarios was expanded to include pedestrian minimum times. This expanded analysis supported the conclusion in the revised Draft EIR that impacts to intersection levels of service could be reduced to less than significant with implementation of the required mitigation measures. The most significant change made to the conclusions regarding project impacts was in Section 4.7, Aesthetics,of the revised Draft EIR. As directed by the Planning Commission,Impact AES 1 was modified from a Class II, significant but mitigable impact,to a Class 1, significant and unavoidable impact. The Commission felt that the project would significantly affect the aesthetic character of the site through alteration of viewsheds from US 101,Madonna Road and Los Osos Valley Road. The City has the following options in responding to the conclusions of the EIR: • Disapprove the project because it has significant environmental effects; • Require changes in the project to reduce or avoid a significant environmental effect; • Approve the project despite its significant environmental effects, if the proper findings and statement of overriding considerations are adopted. An agency is not required to select the most environmentally superior alternative. The Administrative Final EIR concludes that the project would result in significant and unavoidable Class I environmental impacts in the issue areas of air quality, agricultural resources, aesthetics, and traffic/circulation. Therefore, the City would be required to adopt a statement of overriding considerations if it were to approve the project as submitted. Air Quality: The County of San Luis Obispo is currently in "non-attainment" for the State standards for ozone and PM 10 (fine particulate matter, 10 microns or less in diameter). Increased traffic associated with the project would incrementally increase the pollutants in the air. Projects proposed for development in non-attainment areas should adopt all "reasonably available transportation control measures" to mitigate the impacts associated with new development. This applies to all new projects within the City's urban reserve. Mitigation strategies recommended would reduce emissions associated with the proposed project. However, proposed mitigation measures will not reduce emissions below established SLO APCD thresholds. Agricultural Resources: The proposed development plan shows that 40 acres of the project site would be developed with retail uses, The Marketplace project, and that another 11 acres would ultimately be developed with a residential project. Most of the prime agricultural land that is proposed for development is included in the area occupied by the retail component. The EIR points out that this loss of agricultural land is significant and unavoidable, but also indicates that the loss of this resource was previously evaluated and documented in the EIR for the Land Use Element (LUE) update. In its certification of the LUE EIR on August 23, 1994, the City Council previously adopted a statement of overriding considerations for the loss of prime agricultural soils. An important consideration is that the proposed project is part of that previously identified impact and would not result in any additional significant impact beyond that included in the earlier determination. 2-91 ANNX, R, ER 57-98 (Dai. Property Annexation) Attachment 9 Page 6 1 Page 6 of 18 Aesthetics: The revised Draft EIR had concluded that the aesthetic impacts of the project were Class II, significant but mitigable. At its April 26, 2000 meeting, the Planning Commission discussed the more subjective nature of aesthetic impacts and the difficulty in establishing meaningful thresholds of significance. Based on this discussion, the Commission took a formal action through a:motion at the 4-26-00 hearing to modify the conclusion of the impact level from Class II to a Class I. The Addenda and Errata/Comments and Responses Report reflects the change to the impact level directed by the Planning Commission. Traffic & Circulation: The traffic analysis included in the EIR has been updated to include the development of the Prado Road interchange in the near term (i.e. concurrent with the development of the project). Though construction of the Prado Road Interchange would help alleviate intersection and roadway operation impacts in the near-term, the proposed project, in conjunction with cumulative development throughout the City,would ultimately result in Class I, significant and unavoidable impacts to freeway ramp operations under the Ten Year Plus Project Scenario and The Buildout Plus Project Scenario. These impacts would occur despite the construction of the Prado Road Interchange. 2. Annexation Annexation projects require the review and approval of the San Luis Obispo Local Agency Formation Commission (LAFCo). The applicant has applied for LAFCo review. However, LAFCo proceedings would not take place until after the Planning Commission and City Council . have indicated their intention to support annexation of the property to the City, and have determined the appropriate zoning for the site to be annexed. The LUE map designates different parts of the total Dalidio site for General Retail, Medium- High Density Residential, Interim Conservation/Open Space and Open Space. Zoning designations, consistent with the LUE map, are discussed in the next section of this report. LAFCo review will resume once the Council acts on the prezoning and agrees to commence tax revenue negotiations. The Council Ordinance approving the prezoning would note that the designated zoning categories for different parts of the site would not go into effect until after LAFCo approval of the annexation. 3. Prezonin� As shown in the attached zoning map, the proposed zoning categories for different portions of the Dalidio site are consistent with the underlying land use categories shown on the LUE map. The map shows that for the total Dalidio project area evaluated in the EIR: the 40 acres of retail is proposed as C-R, Retail Commercial; the 11 acres of residential as R-3, Medium-High Density Residential; and the remainder of the site as C/OS40, Conservation/Open Space. With the applicant's desire to modify the project to divide it into two separate annexations, the proposed zoning categories set aside for retail and open space within the Commercial Annexation area are still consistent with the general plan. LUE Policy 1.13.3, Required Plans, calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, required open space protection and provision of streets and utilities. To be consistent with this policy the initial study originally prepared by staff and incorporated into the EIR indicates that it may be necessary to amend the 2-92 1 ANNX, R, ER 57-98 (Dal. .Property Annexation) Attachment 9 Page 7 Page 7 of 18 proposal to include prezoning the various land uses within the property with the Planned Development (PD) overlay. In lieu of a PD overlay, the property could be prezoned to carry the "S", Special Considerations, overlay. The required use permit with an "S" overlay could be conditioned to require certain improvements and to include an adoption of a master development plan. City decision makers may also determine that the submitted architectural review application allows for adequate review of project master planning. Out of the three choices, staff feels that the "S" zoning is the most relevant to this particular site. The site has many development constraints that seem tailor-made for application of the "S" zoning. Through the adoption of the"S" zoning, the specific considerations to be addressed with review of a master use permit can be identified. The purpose of the "S" zone states that the use permit can be conditioned to assure neighborhood compatibility, look at project compliance with physical site constraints and protect scenic and sensitive site areas. The "PD" zoning is not as applicable to the project since the applicant is not seeking relaxation of property development standards. Therefore, documenting now the reasons for the special considerations of the site and having a master use permit return at a later date seems to be a logical processing strategy. Also with the "PD" zoning, the Commission must make specific findings as to the innovative features of the project that are possible with the proposed "PD" zoning that would not be possible with a conventional zoning category. Some of the special considerations of the retail site that staff has identified are: drainage, flooding protection, urban/agricultural buffers, roadway improvements and design, pedestrian linkages with other commercial developments and nearby residential areas, loading area design, compliance with energy conservation requirements, creek and open space protection, site lighting and preservation of scenic vistas. The "S" zoning seems to have some advantages in terms of timing and project review. The applicant has submitted a development plan booklet which calls out proposed land uses, elaborates on the scale of development envisioned in different areas, describes roadway improvements, and details needed utilities. . The EIR also provides an extensive discussion and analysis of the project and its required improvements. However, as is the case with other annexations, the detail of submitted plans is not sufficient to determine precisely how the physical development of the site will address all of the required mitigation measures. Therefore, it is typical that after certification of the EIR and support for annexation by the City Council and LAFCo, that the applicant will develop more precise plans for further decision maker review. With staffs recommendation for the "S" zoning, those future decision makers would be the Planning Commission who would review the use permit, and the Architectural Review Commission who would review plans as they do for all commercial projects within the City. Given the more schematic nature of submitted plans at this time, the "S" overlay has the advantage of having the ability to defer a review of more specific plans to a later date. One problem with the "PD" zoning is that Section 17.50.010 requires that the "PD" rezoning occur simultaneously with approval of a specific project. This requirement is carried out with the approval of a preliminary development plan along with the rezoning request. Staff would caution against this approach since the Commission may wish to see features of building placement, site circulation and parking lot layout more significantly modified once solutions for complying with approved mitigation measures are known. In staff's opinion, support of a "PD" 2-93 ANNX, R, ER 57-98 (Dal, Property Annexation) Attachment 9 Page 8 Page 8 of 18 zoning at this time would require a very significant numbers of conditions, including one that the required final development plan be approved by both the Planning Commission and City Council,rather than the typical administrative review by the Community Development Director. 4. Next Steps Since the project review process is complicated and involves several different entitlements, this section of the report is intended to provide a summary of where the project goes after the Commission's review of it. This discussion also assumes that the project is supported at the various steps described in the process. As discussed in this report,the Commission's review of the Final EIR, annexation and Prezoning are recommendations to the City Council on the project. After the Commission has conducted its public hearing and come to a consensus on a recommendation, the project would be considered for City Council review. With the Council's certification, adoption of a "Resolution of Application" to LAFCo regarding the annexation and adoption of a Prezoning Ordinance, the project would be next forwarded to LAFCo for review and approval. Once the Final EIR has been certified, the City would then begin negotiations with the applicants on a development agreement. Prior to LAFCo's approval of the annexation, the City Council would adopt a resolution accepting the negotiated exchange of property tax revenues and annual tax increment. With approval of the annexation by LAFCo, the project, if supported as recommended by staff with the "S", Special Consideration overlay zoning, would need to return to the Planning Commission for review of a master use permit for the retail component known as The Marketplace. The project would also require final review and approval by the Architectural Review Commission of its site and building design, colors and materials, landscaping, lighting, signage and other details. When all of the requisite project entitlements have been approved, then the City Council would approve a development agreement with the applicants. ALTERNATIVES The EIR identifies seven alternatives to the submitted project including: 1) a no project alternative; 2) continuance of the site in agricultural use; 3) an alternative site project that incorporates the commercial component into a redeveloped Central Coast Mall; 4) development of the commercial component at the drive-in theater site on the east side of Highway 101; 5) a residential/retail alternative; 6) commercial project with a hotel replacing some retail; and 7) same amount of retail floor area, but smaller overall project area footprint. In forwarding a recommendation on the project to the City Council, the Commission may indicate a preference for one of these alternatives over the submitted project. In addition the Commission may: 1. Deny the project, based on findings. Planning Commission action is final unless appealed to the City Council. Since the proposed preaonings included in the Commercial Annexation are consistent with the Land Use Element map of the General Plan, the Commission would need to make very specific findings as to why annexation and development of the site is not appropriate. The 2-94 ANNX, R, ER 57-98 (Dai. , Property Annexation) Attachment 9 . Page 9 Page 9 of 18 Commission's action should include a recommendation to the City Council to amend the Land Use Element designations of the site to different land use categories if it is deemed that the current designations are no longer appropriate. 2. Continue review with direction to the applicant and staff. OTHER DEPARTMENT COMMENTS The comments and recommendations of various City departments are incorporated into the EIR. RECOMMENDATION A. Recommend to the City Council that the EIR be certified, based on the following findings: Findings 1. The Final EIR was prepared in compliance with the California Environmental Quality Act (CEQA)and was considered by the City prior to any approvals of the project. 2. The Final EIR reflects the independent judgment of the City. 3. For each significant effect identified in the EIR under the categories of Geology, Drainage and Water Quality, Noise, Biological Resources, Cultural Resources, and Land Use, the approved mitigation measures contained in the EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project. 4. The significant effects identified in the Air Quality, Agricultural Resources, Aesthetics and Traffic/Circulation sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the EIR. However, the Planning Commission finds that the adverse environmental effects are acceptable and makes a statement of overriding considerations for those significant and unavoidable environmental impacts because: a. Mitigation strategies help to reduce project emissions to the degree feasible and ultimately put the air basin in closer compliance with established State and federal standards. b. The identified loss of agricultural land is significant and unavoidable, but the impact was previously evaluated and documented in the EIR that was done for the LUE update. The City Council has previously adopted a statement of overriding considerations for this impact on August 23, 1994. The proposed project is part of that previously identified impact and would not result in any additional significant impact beyond the earlier determination. c. The development of the site with a commercial shopping center will significantly affect the character of the site through the alteration of viewsheds from US 101, 2-95 ANNX, R, ER 57-98 (Dal. Property Annexation) Attachment 9 Page 10 Page 10 of 18 Madonna Road, and Los Osos Valley Road. However, mitigation measures that require screening landscaping, detailed design review of the bridge for the highway interchange by the Architectural Review Commission (ARC), and ARC approval of lighting, fenestration and other elements of project design, will help lessen the severity of the impacts on viewsheds. d. Traffic and circulation impacts could be reduced to less than significant under the Existing Baseline Plus Project Scenario with the implementation of mitigation measures identified in the EIR. It is with cumulative development under 10 Year Plus Project Conditions and Buildout Plus Project Conditions that the weaving sections of proposed auxiliary lanes, and the Los Osos Valley Road southbound onramp will experience Level of Service below established thresholds. B. Recommend to the City Council support for the Annexation, with submittal of a "Resolution of Application" to the Local Agency Formation Commission (LAFCo), based on the following findings: Findings 1. The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the site is contiguous to the City on all sides, except for the southwestern property line. 2. The annexation of the site is a logical addition to the City due to its location in relation to existing urban development. 3. The adopted LUE anticipates the development of the site consistent with project plans and proposed zoning categories. C. Recommend to the City Council that the Prezoning be approved with 40 acres of retail as C-R-S, Retail-Commercial with the Special Consideration overlay zoning; and the remainder of the site as C/OS-40, Conservation/Open Space with 40-acre minimum parcel size, based on the following findings: Findings 1. The proposed "S" overlay zoning will document the special considerations for the 40- acre Commercial-Retail portion of the site (C-R-S) which are: drainage, flooding protection, urban/agricultural buffers, roadway improvements and design, pedestrian linkages with other commercial developments and nearby residential areas, loading area design, compliance with energy conservation requirements, creek and open space protection, site lighting and preservation of scenic vistas. 2. The required Planning Commission use permit for development of the commercial area of the site will serve as a master use permit that fulfills the intention of LUE . Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, required open space protection and provision of.streets and utilities. 2-96 •ANNX, R, ER 57-98 (Dai. Property Annexation) Attachment 9 . Page 11 Page 11 of 18 Attached: Vicinity, land use, rezoning and annexation maps; Letter from Bill Bird dated 6-30-00; Glossary of Acronyms Previously distributed: Revised Draft EIR and the Addenda and Errata/Comments and Responses Report Ldalidio157-98-2(PC report).doc 2-97 Attachment 9 Dalldo Property Annexation EIR Page 12 of 18 Section 2.0 Prosed Description �-� I I e e I I e e I � I % I San Luis Obispo10 *1.—.%%,00000,%". � e Project Site �� J • _ ---- e . TANK FARM ROAD " .. —� City of San Luis Obispo 112 ' SCALE W MILES (D ® Subject Property NORTH Site-Specific Location ^Fre 2- 2-3 Luis2 . City of San bispo Attachment 9 Dalidio Property Annexation EIR Page 13 of 18 Section 2-0 Proieet Deceriotion I - - - - -` El YEpCA00 ' OCn A D I C-3 0 G2 I G1 \ Poreaw c LR \ I � o�e VALLEY ,o =0= EY I Land Use Acres Percentage of Total Area ' A 40.0 30.5% I B 11.1 8.5% A aE„E�a�E B C-1 7.0 5.3% rEauwuo,m,snNPsovmK I C-1 LAGWIAIAPAWEXTENSUM C-2 53.0 40.5% C-2 PEPwieffOPENwv,E C-3 9.2 7.0% C-3 IWEWNOPEN SPAM QA ANfWSE VE) D 10.7 8.2% Tj ROADS SOURCE: Cannon Associates 0� Soo ,aao SCALE w FEET NORTH Proposed Land Use Plan F' a 2-5 i City of of S�Luis � 2-9 Dalidio Property Annexation.EIR Section 2.0 Project Description AttacFETeHTT Page 14 of 18 EL MERCADO wmee I 1 1 S :.J�ti1� j _ ` --------- --• C-R ' C-R ' o ' I , R 1 , / R-3-PD s o 4- % ., c-os ; Potential Collect"to r� • t Loe Oros Valley Road y�r--rr SOURCE:Cannon Associates SCALE IN FEET NORTH LEGEND C-R COMMERCIAL.RETAIL R-3-PD MEDIUM-HIGH DENSITY RESIDENTIAL PLANNED DEVELOPMENT OVERLAY C-0S CONSERVATION/OPEN SPACE Proposed.Zoning Plan Figure 2-6 2-10 City of San Luis Obispo 2-100 Attachment 9 Page 15 Gi 18 f ~ , LOD ❑ C o COMMERCIAL �I �r..�.—" E"Ay/STREET 5 ?1 ■ COMMERCIAL ,Jl j ANNEXATIONG RESIDENTIAL , ANNEXATION 1, ..� Y woo Commerical Residential Annexation Annexation Commercial 40.0 acres Residential 11.1 acres Scale: 1 inch = 500 feet Open Space 40.0 acres Future Urban 9.2 acres Freeway/ Freeway/ Street Dedication 8.1 acres Street 2.1 acres Dedication Park 7.0 acres Open Space 13.5 acres 88.1 42.9 Dalidio Annexation Areas Total acres Total acres 2-101 n Attachment 9 Page 16 of 18 CIA r' '''' .r�,:js�ert'.a-��;'t-'`�.Ja�,��r'i•;•-' tir:4'.:.�"^..�—;.. Ikye , C a RECEIVED JUN 3 0 2000 CI I Y OF SM LUIS OAISPO June 27, 2000 COMMUNITY DEVELOPMENT Chairman Ready and Members of the San Luis Obispo Planning Commission City of San Luis Obispo 990 Palm Street San Luis Obispo,CA 93401-3249 Re: San Luis Obispo Marketplace Dear Chairman Ready and Members: On July 12 you will be reviewing for approval the EK zone change and annexation request in response to our application for development of 40 acres of the Dalidio property. This is a project we have been working on since 1994 when the General Plan was updated to provide for this use. Considering the time this project has been under development, including the very time consuming original EIR and the revised EIR,the Economic Impact Study to evidence the Marketplace project would be a positive long rtm impact on the downtown,the Memorandum of Understanding that determined how a new Prado Road interchange would be funded,and numerous site plan studies including the formation of a citizens committee to provide input to the architect,we request and will greatly appreciate action being taken at the July 12 meeting. The EIR for this project has been previously reviewed by the Planning Commission a number of times. Two times for the public comment meeting and one public hearing last December,when we requested a continuance after leaming abut a potential conflict regarding Mayor Settle. Any consideration of a continuance is not appropriate in this case and we look forward to your vote, at the conclusion of the public hearing on July 12. Based on community wide response. supporting the need for greater shopping opportunities and the Prado Road interchange,your support of this development would appear justified plus this is a development that is in conformance of the General Plan. Your thoughtful consideration of this request is greatly appreciated. Sincerely, LB' dq SAN LUIS OBISPO MARKETPLACE ASSOCIATES LLC•510 SOUTH GRAND AVENUE SUITE 302 10 Z GLENDORA CALIFORNIA 91741 •PHONE(626)963-1505 FAX(626)963-5930 GLOASSARY OF ACRONYMS Attachment 9 . ALUP Airport Land Use Plan Page 17 of 18 APCD Air Pollution Control District APN Assessor's Parcel Number ARC Architectural Review Commission BMP Best Management Practices CAP Clean Air Plan CARB California Air Resources Board CBACT Best Available Control Technology CDFG California Department of Fish and Game CDMG California Division of Mines and Geology CE California Endangered CEQA California Environmental Quality Act CFP California Fully Protected Species CNDDB California Natural Diversity Database CNEL Community Noise Equivalent Level CNG Compressed Natural Gas CLAPS California Native Plant Society CO Carbon Monoxide CSC California Species of Special Concern dB Decibels DEIR Draft Environmental Impact Report DPR California Department of Parks and Recreation EIR Environmental Impact Report EPA Environmental Protection Agency ESA Environmental Site Assessment EV Electric Vehicle FAC+ Facultative+ Wetland Species FACW Facultative Wetland FC Federal Candidate FE Federal Endangered FEIR Final Environmental Impact Report FEMA Federal Emergency Management Agency FICON Federal Interagency Committee on Noise FIRM Federal Emergency Management Agency Flood Insurance Rate Map FPE Federal Proposed Endangered FSC Federal Species of Concern GLA Gross Leaseable Area LAFCO Local Agency Formation Commission Ldn Day-Night Average Level Leq Equivalent Noise Level 2-103 LOMR Letter of Map Revision (Federal Emergency Management agency) Attachment 9 LOVR Los Osos Valley Road Page 18 of 18 LUE General Plan Land Use Element MBTA Migratory Bird Treaty Act MCLS Maximum Contaminant Levels MLD Most Likely Descendent MSL Mean Sea Level NAHC Native American Heritage Commission ND Negative Declaration NMFS National Marine Fisheries Service NOI Notice of Intent NOP Notice of Preparation NOx Nitrogen Oxides NPDES National Pollutant Discharge Elimination System OBL Obligate Wetland Species OS Open Space PCE Tetrachloroethylene PM10 10 Micron Suspended Particulates PM25 2.5 Micron Suspended Particulates ROC Reactive Organic Carbon ROG Reactive Organic Gases SAY Safe Annual Yield (Water Resources) SLO San Luis Obispo SO2 Sulfur Dioxide Sox Sulfur Oxides SWPPP Storm Water Pollution Prevention Plan SWRCB State Water Resources Control Board UBC Uniform Building Code UCSB University of California,Santa Barbara US101 U.S. Highway 101 USACE U.S. Department of the Army,Corps of Engineers USDA U.S. Department of Agriculture USFWS U.S. Fish and Wildlife Service USGS U.S. Geological Survey V'I'M Vesting Tentative Tract Map WRY Water Reclamation Facility 2-104 From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 17:00 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANW R 57-98) Page 1 of 11C�'V�O From: Michael Sullivan, 1127 Seaward Street, San Luis Obispo, CA 9340T.�'p 805 -545- 9614 kOC��ID®1 C To: City of San Luis Obispo .(Council) <�/Q� RE: Council hearing of 06 Feb 2001, Final Environmental Impact Report (EIR), annexation and prezoning for the Dalidio property located at 2005 Dalidio Drive (ER, ANNX, R 57-98) File: Mac 6214 Ur SLO Council Dalidio 20010206" (CW5) Note: "Project" refers to proposed annexation and prezoning and eventual development for Dalidio property, 2005 Dalidio Drive The Final Environmental Impact Report (April 2000), Revised Draft EIR Addenda and Errata/Comments and Responses Report (September 2000), and other attachments (1-9) to staff report for council hearing of 06 Feb 2001 for Dalidio project, are inconsistent with the California Environmental Quality Act (CEQA) in various ways. Some examples are given below. In addition, the project as proposed is inconsistent with the city's general plan. Various findings in support of the project are not based.on substantial facts or are inadequate in other ways. These considerations, along with other comments below, indicate that the city should make the findings for denial, as shown in Attachment 4 of the staff report for council hearing of 06 Feb 2001. Please also refer to comments of Michael Sullivan in the EIR(s) of 11/1999 and 4/2000 and EIR addenda of 9/2000. 1. Environmental review in the Final EIR (Apr 2000) has not adequately identified . the potential environmental impacts. Examples: (a) °Drainage channel" in western part of project site is inadequately described; it is a wetland area that needs better protection. (b) Full impacts of future phases of project are not sufficiently characterized (phases 2 and 3); there can be impacts on monarch butterfly habitat, Prefumo Creek, etc. that are now unknown because of insufficient information (See EIR of 04/2000, Sec. 4.5, Biological Resources); there are no designs for phases 2 or 3 available but the project description states that the landowners would be allowed to pursue a general plan amendment and rezone 10 acres to more intensive use (commercial, residential, or recreational use) (EIR of 04/2000, p. 4.5-25), yet there is no analysis of potential land uses and no analysis of potential impacts of those uses; (c) potential for flooding remains unknown because studies of 100-year floodplain are incomplete; (d) the analysis on growth-inducing effects makes no sense... The EIR at p. 6-1 says the project is not growth inducing because the general plan anticipates growth of this kind. That is incorrect. In an absolute analysis, the project is growth inducing. It brings in more people, and more infrastructure. It allows for a future general plan amendment for even more development which has not been analyzed as part of this EIR. It ignores the fact that the Dalidio project will accelerate the development of Prado Road which will induce more growth along its length between Madonna Road and Broad Street. The project is indeed precedent setting for the conversion of ag land. it will induce the rapid conversion of other nearby ag land at the McBride and Madonna gap properties. There are numerous other examples in the EIR that show the complete inadequacy of the EIR as an informational document. From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 17:00 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR, annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANW R 57-98) Page 2 of 17 2. The proposed mitigation plan and mitigation monitoring program (Attachment 6 to staff report for hearing of 06 Feb 2001) are insufficient and inadequate for protection of the environment. Some of the 'mitigation measures" are nothing more than future studies by independent parties; for some of these, there are no performance standards that are known ahead of time; rather, these studies only defer formulation of specific mitigation measures until some future time. Such a deferral of mitigation is in violation of CEQA Guidelines sec. 15126.4 (a)(1)(B). Various mitigations depend on future environmental review. CEQA requires environmental review at the earliest feasible stage of a project. Some of the mitigations are ineffective and/or impractical and/or not likely to succeed. General guidelines for mitigations: (See Remy 1999, p. 425-431, and p. 231-233) In general, formulation of mitigation measures should not be deferred until some future time. CEQA Guidelines 15126.4(a)(1)(B). See Sundstrom v. County of Mendocino (1st dist. 1988) 202 Cal App 3d 296, 248 Cal Rptr 352. However, measures may specify performance standards which would mitigate the significant effect of the project and which may be accomplished in more than one specified way. CEQA Guidelines 15126.4(a)(1)(B). These kinds of mitigation measures that use performance standards are particularly appropriate in connection with °first tier" approvals or other planning decisions are will necessarily be followed by additional, project-level environmental review (for example, a general plan amendment to allow a more intense land use). On the other hand, where a mitigation measure imbodies nothing more than the hope that the agency or applicant, with more effort or analysis, can somehow find a solution to a thorny environmental problem, an agency may violate CEQA in concluding that such a measure will render a significant effect less than significant. (Remy 1999, Guide to CEQA at p. 425) 1. The adopted mitigation measure commits the agency (city) to a realistic performance standard or criterion that will ensure the mitigation of the significant effect. (Remy 1999, p. 425) Ifoerformance criteria are used, they should be articulated at the time of proje_ct approval. Sacramento Old City Association v. City Council of Sacramento (3rd dist. 1991) 229 Cal App 3d 1011, 1028, 280 Cal Rptr 478; see Remy 1999 at p. 427 2: The mitigation measure must disallow the occurrence of physical changes to the environment unless the performance standard is or will be satisfied. (See CEQA guidelines 15126.4(a)(1)(B) (°measures may specify performance standards which would mitigate the significant effect of the project and which may be accomplished in more than one specified way").) (Remy 1999 at p. 427) 3. Impacts must be identified before the project momentum reduces or eliminates the agency's flexibility to subsequently change its course of action. Sundstrom v. County of Mendocino (1st dist. 1988) 202 Cal App 3d 296, 248 Cal Rptr 352. (See Remy 1999, p. 426) 4. An agency's decision making body must ultimately review and vouch for all environmental analysis mandated by CEQA. Sundstrom v. County of Mendocino (1st dist. 1988) 202 Cal App 3d 296, 248 Cal Rptr 352. (See Remy 1999, p. 426) 5. It is not proper to use a mitigation measure which requires a person to comply with any From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANN),R 57-98) Page 3 of 17 recommendations of a report that has yet to be performed. That improperly defers the formulation of mitigation. Gentry v. City of Murietta (4th dist. 1995) 36 Cal App 4th 1359 6. Mitigation measures must be fully enforceable through permit conditions, agreements, or other legally-binding instruments. In the case of the adoption of a plan, policy, regulation, or other public project, mitigation measures can be incorporated into the plan, policy, or project design. CEQA Guidelines 15126.4(a)(2) 7. With private projects, the Lead Agency shall encourage the project proponent to incorporate environmental considerations into project conceptualization, design, and planning at the earliest possible time. CEQA Guidelines 15004(b)(3). Examples of proposed. mitigation / mitigation monitoring measures which do not comply with the above standards, or are otherwise ineffective, or inadequate, or inconsistent with CEQA: GEO-4(a) - Calls for the geotechnical study (in the future) to include an evaluation of the potential for soil expansion beneath the site. Asks the applicant to comply with recommendations which are now unknown. City has not stated any performance standards. This mitigation measure is inadequate and improper under CEQA. GEO-5(b) - During future droughts, groundwater pumping limitations for the unconsolidated aquifer underlying site shall be assessed. This has no performance standards, and no assurance of implementation. This mitigation measure is inadequate and improper under CEQA. DW-1(a) - A detailed study shall be prepared for the Dalidio property identifying the appropriate 100-year floodplain designation of the site, both.before and after implementation of the proposed project. This study shall be processed through the Federal Emergency Managment Agency. This measure should be done before project approval, not after. It is critical for decision makers (city council) to know the floodplain areas ahead of time, because these will affect the ultimate site plan details and will affect creek setback boundaries; these setbacks in tum can determine how much land is available for dedicated open space (e.g. for parkland). This measure has no performance standards. There is no assurance that the recommendations of FEMA, if any, will relate directly to the ultimate design of the project. This mitigation measure is inadequate and improper under CEQA. DW-1(g) - Clearing of existing creek and drainage channels within project limits, including any tree pruning or removals, and any necessary erosion repairs shall be to the satisfaction of the City Engineer and may require permits from the California Dept.. of Fish and Game and/or the Army Corps of Engineers. This measure should have required approval from the Regional Water Quality Control Board, also. The quality of water can be affected when vegetation is removed from a waterway. This relies on unknown recommendations of DFG and / or USACE. This mitigation measure is inadequate and improper under CEQA. AQ-4 - The measure requires the applicant to prepare a Pedestrian Circulation Plan for review by the city. This information should be reviewed by the city before project approval and is improperly deferred. This mitigation measure is inadequate and improper under CEQA. From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANNX,R 57-98) Page 4 of 17 AQ-5 - The measure requires the applicant to make a financial contribution to offset cumulative air quality impacts. The measure has no performance standard to ensure the proposed measure is acceptable to Air Pollution Control District (APCD). There is no mention of the amount of financial contribution or how the amount will be determined. Note that the responsible agency for monitoring is listed as Public Works Dept and Commun. Devel. Dept but not APCD. (Staff report p. 2-37) This mitigation measure is inadequate and improper under CEQA. 13I0-1(a) - This measure calls for potential offsite mitigation (planting of Congdon's tarplant) at a suggested site (Laguna Lake park) whose suitability is uncertain. The potential for success of the mitigation is uncertain. This mitigation measure is inadequate and improper under CEQA. 13I0-1(b) - This measure calls for a 200 ft setback from blue heron rookery sites, and 50 feet from blue heron roosting sites. This is inadequate, because the EIR calls for at least a 650 ft. setback for nest sites. See EIR of 412000, p. 4.5-21, recommendation of LISFWS. The EIR claims that a buffer of only 200 feet might be adequate because there are some houses at about 200 ft from nesting sites. But those houses are separated from the site by Prefumo creek and by back fences at the houses. No humans would normally be entering the nesting site area from those houses. But humans would be entering the nesting site area from the residential and park areas at the Dalidio site. So, the recommended 650 ft buffer (the minimum established by LISFWS) is required, not the 200 ft buffer as proposed. This mitigation measure is inadequate and improper under CEQA. 13I0-1(e) - The measure recommends 50 ft. setback from the perimeter of the habitat. It calls for a future survey .to determine the extend to the Monarch butterfly habitat. This measure improperly defers the study of the Monarch butterfly habitat. I (Michael Sullivan) observed the Monarch butterfly habitat in the eucalyptus forest adjacent to Prefumo Creek on February 3, 2001 (a period when the butterflies are abundant at this locale) and I observed that the butterflies were abundant throughout the forest area. The study to determine the precise extent of the habitat area for the butterflies should be done ahead of time, not deferred. Mitigation measure 13I0-1(f) for protection of the trees and measure 13I0-1(k) for tree thinning and 13I0- 2(a) for landscaping plan cannot be implemented until the habitat study is done. This mitigation measure is inadequate and improper under CEQA- B10-1(g) - The proposed 7-acre permanent open space along Prefumo Creek shall preserve the habitat and allow only those passive recreational uses that will not create significant impacts to sensitive wildlife species." Monitoring: Confirmation of creation of proposed open space area by Commun. Dev. Dept, Parks and Rec. Dept, Nat. Resources Div of City of SLO. This planned open space should be reviewed not just by the City but also by qualified biologists. The plan for the open space and for "passive recreation" should be approved by'a responsible agency such as Dept of Rsh and Game.) BIO-3(a) - The measure sets creek setbacks at 35 feet from Prefumo Creek and 20 feet from the drainage channel on the western part of Dalidio property. This does not take into account the fact that wider setbacks may be required pending the outcome of the 100-year flood hazard study which has been illegally deferred. In addition, it should be noted that the "drainage channel" is actually a wetland area that has existed many years and has developed into a natural habitat containing riparian species of plants, seasonal wetlands, a gravel-bottomed streambed, and streambed microhabitat suitable for various riparian or other species. This channel has not received adequate protection or study. A mere 20 ft. setback is inadequate... 20 ft is adequate for a dense urban From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:59 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dafidio Drive(ER,ANNX,R 57-98) Page 5 of 17 setting, but not for this portion of the Dalidio site which is actually integrated with the Prefumo creek'watershed/open space area. This mitigation measure is inadequate and improper under CEQA. 13I0-3(d) - The measure requires a wetland and riparian revegetation plan prior to issuance of grading permits. This does not stipulate if it applies only to phase 1, or also to phases 2 and 3. If it applies to phases 2 and 3, such language should be included. There is no monitoring or approval required by the Regional Water Quality Control Board; that should be included This mitigation measure is inadequate and improper under CEQA. AG-1(b) - The measure requires that irrigation water sources and infrastructure shall be provided to the remaining 50 acres of prime farmland on the Dalidio property. Water cost shall be at current rates. This measure is unenforceable. Water rates could rise indefinitely; it cannot be expected that the water would be provided at current rates indefinitely. The measure does not specify who shall be responsible for supplying the water. If the ownership of the water wells changes, who is responsible for supplying the water? There is uncertainty if this measure is workable. This mitigation measure is inadequate and improper under CEQA. AG-2(c) - This measure requires buffers around agricultural uses on interim open space. But it does not specifically call.for review from the Agricultural Commissioner to determine if suggested buffers are adequate. This mitigation measure is inadequate and improper under CEQA. CR-1(a) - This measure requires review of Dalidio farm buildings by Cultural Heritage Committee prior to submittal of annexation application. Has this been done? If not, it should be done, and the information should be made known to council, before approving this project. The outcome of the report can determine the site plan for the project; this should be known before approval of the project. This mitigation measure is inadequate and improper under CEQA. T-1(c) - This measure says project tenants should be required to establish and maintain employee trip reduction programs. This may not be enforceable.... the language says "should", not "shall." Also, what if the tenant changes? Is a new plan required by the new tenant? This mitigation measure is inadequate and improper under CEQA. T-4, T-5, T-7, T-8(a), T-8(b), T-8(c), T-8(d), T-8(e), T-8(f), T-10, T-15(parts a-g), - These measures require payment of capital improvement fee or bond for improvements for roads and other structures and improvements. There is no cost estimate given for these improvements.... The costs could be substantial, probably millions of dollars. The city should provide a cost estimate so it can be determined ahead of time whether the "project" could and would contribute its fair share. The measure does not specify who the other participants would be for sharing this cost of improvements. This mitigation measure is inadequate and improper under CEQA. T-14 - The measure calls for a future monitoring study to assess traffic impacts on Oceanaire Drive. The potential impacts should be assessed ahead of time, before project approval. This improperly defers environmental analysis and mitigation. This mitigation measure is inadequate and improper under CEQA. T-17 - This measure calls for the the residential portion of the site to be designed to provide From Michael Sullivan to City of San Luis Obispo-Updated Feb O6,2001 16:20 Comments re:Cfry of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalldlo Drive(ER,ANN(R 57-98) Page 6 of 17 vehicular access driveways on the proposed collector street and/or Madonna Road. Such a measure could have secondary impacts on traffic, safety, and site planning. The design of the driveways must be known to the city ahead of time so these impacts can be assessed. This mitigation measure is inadequate and improper under CEQA. LU-1(a) - This measure calls for further environmental review in the event there is a request to rezone and develop the interim open space property with commercial, residential, or recreational uses. This is illegal deferral of environmental analysis and mitigation and a piecemeal approach to planning. The city should know ahead of time what the potential impacts of this future development could be. LU-2(a) and LU-2(b) - These measures related to flight path safety do not call for compliance of the plan with the San Luis Obispo county airport safety plan which is currently being revised; and there is no requirement for review of the project plan by the airport authorities. Such conditions are necessary to assure safety for the Dalidio site. This mitigation measure is inadequate and improper under CEQA. 3. Discussion / analysis of project alternatives - is insufficient; superior alternatives exist. The alternatives considered in the EIR (4/2000), p. 7-1 through 7-17, are: Overall envir. score Alt 0 - Project as proposed (annexation and commercial development) + 0 Aft 1 - No project (no annexation) + 8 Aft 2 - Annexation; agricultural use only. + 10 Alt 3 - Build commercial component in Central Coast Mall + 6 AR 4 - Commercial development at alternative site (Drive-in theater) + 7 AR 5 - Residentialfretail mixed use + 6 Alt 6 - Replace commercial space with hotel + - 1 AR 7 - Intensification of development on-sfte; reduce the commercial area by about 13 acres and use those 13 acres for open space. + 2 Alternative 3 might be infeasible now, because the major renovation of Central Coast Mall has recently been completed and it would be unlikely that there would be room for more commercial development there. However, as mentioned below, commercial development would be feasible at the Madonna Plaza site. The EIR (p. 7-16) gives no reason why Alternative 4 is infeasible other than the statement that it is 'potentially Inconsistent with the 1973 Airport Land Use Plan because it would result in a high concentration of shoppers in overtliight zones, where land uses are restricted' and might require amendment of the Airport Land Use Pian. (EIR, p. 7-16) The analysis fails to point out that the Dalidio property is also within or near the flight path. Alternative 5 (Residential/Retail Mixed Use) Is rated as highly superior (+6) to the proposed project in terms of environmental impacts. (See EIR of. 412000. p. 7-16). There is no discussion . in the EIR to explain why this option was not selected. This option would be feasible and could most project goals. From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidlo property at 2005 Daidlo Drive(ER,ANNX,R 57-98) Page 7 of 17 Alternative 7 (intensification of on-site development, wfth commercial area decreased by 30% or 13 acres, and the 13 acres used for open space) is also a feasible alternative that is environmentally superior to the proposed project (rated +2; See EIR of 4/2000, p. 7-16); no reason is given why this alternative is infeasible. The purpose of identifying alternatives is to find an alternative that would avoid unnecessary environmental impacts. CEQA Guidelines 15126.6(b). This alternative is feasible and would fulfill the objectives of the project; for protection of the environment, it is a better choice than the "project" choice as approved. Also, another feasible site is the Madonna Plaza shopping center. That site could be redeveloped, with or without assistance of the city. The site could accommodate more intense commercial development that could meet the goals of the proposed project (commercial uses)._ Indeed, the city's general plan anticipates that such a site should be.given high priority: .The.Land Use Element (LUE) policy 3.1.3 requires that before any expansion of commercial development in the Madonna Plaza/Central Coast Mail area, the city should consider "whether the proposed uses could be developed in existing retail areas.' This is also reflected in Land Use Element goal 12, `Emphasize more productive use of existing commercial buildings and land areas already committed to urban development.- (LUE at p. 8) The Central Coast Mall is now "built ouf and cannot accommodate more commercial growth; but the Madonna Plaza, with many vacant stores and abundant, underutilized parking areas, remains a feasible alternative that.has not been studied. This failure of the city to consider this alternative (Madonna Plaza) violates Land Use Element Policy 3.1.3 because the city has neglected to consider "whether the proposed uses could be developed in existing retail areas." The Madonna.Plaza should be added as another feasible option that could meet project goals. Furthermore, the city's General Plan Open Space Element (Jan 1994) at p. 65 states that within the urban reserve line and the city limit line, the city should, when annexing the remaining unincorporated area bounded by Los Osos Valley Road, Madonna Road, and Highway 101, 'consider a transfer of commercial development potential from the Datidio site's commercial area to the Madonna Plaza and Central Coast Plaza sites. Such a program could (a) form one viable shopping center versus three largely independent centers, and (B) allow additional prime farmland to be preserved as agriculture." (Open Space Element; p. 65) Various project alternatives exist which could feasibly lessen or avoid the significant environmental effects. For example, Alternatives 5 (Residential/Retail Mixed Use) and 7 (Intensification of on-site development. preserving.about 13 extra acres as open space) are such feasible alternatives. Also, the off-site commercial redevelopment of Madonna Plaza is a feasible alternative envisioned by the city's General Plan, and this option could feasibly lessen or avoid the significant environmental effects, yet this option .has not been studied. Thus, the city has not taken adequate steps to ensure the protection of the environment. The alternatives did not address the possibility of expansion of commercial buildings within the Madonna Plaza shopping center. See SLO City General Plan, land use element (Aug 1999), program 3.7.10 (at p. 50) - Madonna Road Center - "The. City will investigate ways to encourage more intense commercial development within, and more cohesion between, the existing shopping centers on Madonna Road.° The City's general plan land use element (Aug 1999) also requires that 'San Luis Obispo should emphasize more productive use of existing commercial buildings and land areas already committed to urban development.' (Land use element, Community Goals, Society and Economy, goal # 12, at p. 8) Michael Sullivan identified this potential for intensified commercial development.on existing portions of Madonna Plaza in his comments to the city (See Dalidio Property Annexation, Revised Draft EIR Addenda and Errata./ Comments and Responses Report, state From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANNX,R 57-98) . Page 8 of 17 clearinghouse no. 1999031092, Sep. 2000, prepared by Rincon Consultants of Ventura, CA for City of SLO, at p. 10-40.) The response given was that the Higuera Corridor alternative was rejected; but there was no discussion of the Madonna Plaza alternative. (See Dalidio Property Annexation, Revised Draft EIR Addenda and Errata / Comments and Responses Report, state clearinghouse no. 1999031092, Sep. 2000, prepared by Rincon Consultants of Ventura, CA for City of SLO, at p. 10-44, Response 51.) The Madonna Plaza aRemative'is, according to the above sections of the Land Use Element, a feasible alternative. The existing shopping center at Madonna Plaza is greatly under-utilized.... On January 29, 2001, at Madonna Plaza there were about 13 vacant stores and one vacant theater. Each of those stores contains about 1000 to 2000 square feet of floor space; there is also much additional space for outside walkways. There is also many acres of under-utilized parking space. All of these areas could be utilized to provide the kinds of stores and shops envisioned for the Dalidio commercial development. The responses in the EIR do not Satisfy CEQA Guidelines sec. 15126.6(c) (EIR should explain why feasible alternatives were rejected) and Guidelines sec. 15126.6(d) (EIR shall provide sufficient information about each alternative to allow meaningful evaluation, analysis and comparison with the proposed project.) Therefore the EIR is insufficient. 4. Certain responses in the Final EIR (Apr 2000) and Revised Draft EIR Addenda and Errata/Comments and Responses Report (Sep 2000) are not based on substantial evidence, or are not reasonably supported by logic, or both. These are evident throughout the EIR response sections. For example, Michael Sullivan's comment (p. 10-40 J, EIR addenda 9/2000) was that the Memorandum of Understanding (MOU) commits the project to include the Prado Road overpass, thereby forclosing on the potential alternative of a project without the overpass. The response is that the "alternative" is to deny the project and select an alternative, including the No Project Alternative. The response.misses the point... The MOU makes all other altematives that lack the overpass impossible. As another example, consider the remarks of Richard Schmidt... °Future studies are not appropriate mitigations." (p. 10-50, G, EIR addenda 9/2000). The response says that future environmental analysis could occur, but misses the point that future studies do not constitute proper mitigation. Many other similar examples show that the responses in the EIR are frequently illogical, or do not address the point, or use twisted logic to attempt to refute the concerns of interested persons. CEQA requires that there shall be a reasoned, adequate response to each of the concerns expressed about the adequacy of the EIR. The responses for the Dalidio project EIR(s) frequently fail to meet those requirements of CEQA. . 5. The "Statement of Overriding Considerations" (SOC) is in certain aspects not based on substantial evidence, or is not reasonably supported by logic, or both; and the findings in support of the SOC are inadequate under CEQA. Michael Sullivan's comment: The Findings (Section 2 of Resolution Certifying the EIR - See staff report at p. 2-7 through 2-9, Council hearing of 06 Feb 2001) purportedly gives justification for a "Statement of Overriding Considerations" under authority of CEQA sec. 21081. The city has the authority to approve a project despite significant effects, through a Statement of l� From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Damao Drive(ER,ANNX R 57-98) Page 9 of 17 Overriding Considerations. CEQA 21061, 21081.5 But, to justify this, the city must make 'a fully informed and publicly disclosed decision that (a) There Is no feasible way to lessen or avoid the significant effect (See sec. 15091); and (b) Specifically identified expected benefits from the project outweigh the policy of reducing or avoiding significant environmental impacts of the project." CEQA Guidelines 15043. The city has failed to make the findings required by CEQA 21081(a): °Changes or alterations have been required in, or incorporated into, the project which mitigate or avoid the significant effects on the environment! The city cannot make the finding of CEQA 21081(a)(1) because not every significant environmental effect has been completely mitigated. The chy has not made the finding of CEQA 21081(a)(2): °Those changes or alterations are within the responsibility and jurisdiction of another public agency and have been, or can and should be, adopted by that other agency." The city is responsible for the mitigations; no other agency is responsible. The city has not made the finding of CEQA 21081(a)(3): "Specific economic, legal, social, technological, or other considerations, including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report." CEQA Guidelines 15091(a)(3) also allows the city to approve a project with significant effects only if the mitigation measures or alternatives identified in the final EIR are made infeasible because of considerations such as legal, social, technological or other considerations, including the provision of employment opportunities for highly trained workers. CEQA Guidelines 15091(a)(3). Such considerations must be supported by substantial evidence in the record. CEQA Guidelines 15091(b); CEQA 21081.5. For a °Statement of Overriding Considerations" a separate finding per CEQA 21081(a)(3) must be made for each of the significant effects (i.e. in this case, aesthetics, impacts on agriculture, impacts on traffic/circulation, air quality). (Remy 1999. Guide to CEQA. p. 888, reference to CEQA 21081) It appears that the findings in support of the Statement of Overriding Considerations are inadequate under CEQA. Remy 1999 (p. 888) discusses adequacy of findings: (See CEQA Guidelines 15091): (1) The agency must make the ultimate finding called for in the statute. (2) The finding must be supported by substantial evidence in the record. (3) The agency must present some explanation to supply the logical step between the ultimate finding and the facts in the record. The staff report (council hearing of 06 Feb 2001) at p. 2-8 gives proposed findings in support of the Statement of Overriding Considerations. These findings do not include the finding required by CEQA. For a Statement of Overriding Considerations, CEQA 21081 requires that two separate findings be made: 1. Specific economic, legal, social, technological, or other considerations, Including considerations for the provision of employment opportunities for highly trained workers, make infeasible the mitigation measures or alternatives identified in the environmental impact report. CEQA 21081 (a)(3). From Michael Sullivan to City of San Luis Obispo-Updated Feb O6,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANPK R 57-98) Page 10 of 17 2. With respect to the significant effects which were subject to a finding under paragraph (3) of subdivision (a), the public agency finds that specific overriding economic, legal, social, technological, or_other benefits of the project outweigh the significant effects on the environment. CEQA 21081(b). The findings for the Statement of Overriding Considerations (staff report, p. 2-8) contain the second finding but not the first. The city must show (and must support by substantial evidence) that the special considerations make the mitigation measures or alternatives infeasible. CEQA Guidelines 15091(a)(3); Guidelines 15091(b). Thus, CEQA sec. 21081 (a) has not been satisfied. Substantial evidence (mentioned above) indicates that certain of the alterhatives identified in the EIR are feasible and also meet the goals of the project (commercial development), so the city has not shown that special considerations make infeasible the alternatives in the EIR. None of the three required findings of CEQA 210810 can be made. because: (a) Although some environmental impacts have been mitigated, some have not (and cannot) be mitigated or avoided. (b) Mitigations or changes in the project are not the responsibility of agencies other than the city. (c) The city has not shown, with substantial evidence, that special considerations make the available mitigations or alternatives infeasible. For example, substantial evidence shows that several of the available alternatives are feasible and could meet project goals. Yet the city has not proven those alternatives to be infeasible. it is possible to adopt one of those alternatives and thereby satisfy the intent and requirement of CEQA to afford the fullest feasible protection of the environment. Also, there is substantial evidence indicating that the finding of CEQA 21081(b) cannot be made; benefits of the project do not outweigh the significant effects on the environment. As mentioned elsewhere in this report, the project achieves certain general plan goals (shopping, Prado Road /US 101 overpass) at the expense of other city goals (for example, the goals and policies listed below). LUE Goal 28 (City Form) - "Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural setting, with extensive open land separating it from other urban development." (The project will ruin the small town character.) LUE Goal 30 (City Form) - "Keep a clear boundary between San Luis Obispo's urban development and surrounding open land." (Surrounding land will be filled with buildings and parking lots.) LUE Goal 2 (Environment) - "Protect and enhance the natural environment, including the quality of air, water, soil, and open space.". (The natural environment is damaged... wildlife habitat, wetlands, stream areas, agricultural open space, are all impacted.) LUE Goal 5 (Environment) - "Recognize the importance of farming to the economy of the planning area and the county, protect agriculture from development and from incompatible uses, and protect remaining undeveloped prime agricultural soils." (Farming operations will be significantly reduced and will most Wely became impractical once the project and subsequent phases is completed.) LUE Goal 12 (Society and Economy) - "Emphasize more productive use of existing commercial buildings and land areas already committed to urban development." (There is the possibility to use the Madonna Plaza area for redevelopment to provide the kinds of shopping facilities envisioned by the Dalidio project; yet the Madonna Plaza concept has been ignored.) LUE Policy 1.8.1 (Agricultural protection) - "it is the city's policy to encourage preservation of From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 16:20 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANNX,R 57-98) Page 11 of 17 economically viable agricultural operations and land within the urban reserve and city limits. The City should provide for the continuation of farming through steps such as provision of appropriate general plan designations and zoning." (On 03 Feb 2001 the council considered a possible general plan amendment to re-zone Dalidio property as agricultural, rather than commercial, but this proposal was cancelled.) See also section 6, below. Because the project violates so many aspects of the city's general plan, it cannot be convincingly argued that the project benefits outweigh the environmental impacts. 6. The project is inconsistent with the General Plan of the City of San Luis Obispo. Michael Sullivan's comment: The project helps achieve a few general plan goals (e.g. circulation plan for Prado Road overpass.; provide shopping) but the project will prevent the achievement of many other goals of the general plan, e.g. Land Use Element (LUE) Aug. 1999 LUE Goal 28 (City Form). - "Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural setting, with extensive open land separating it from other urban development." - The Dalidio project is inconsistent with this goal. The city will become more highly urbanized, with massive structures and vast parking lots replacing open space agriculture areas. LUE Goal 30 (City Form) - 'Keep a clear boundary between San Luis Obispo's urban development and surrounding open land_" - The Dalidio project is inconsistent with this goal. LUE Goal 2 (Environment) - "Protect and enhance the natural environment, including the quality of air, water, soil, and open space." - The Dalidio project is inconsistent with this goal. Air quality will have a significant unmitigated impact. Water quality could deteriorate due to more urban runoff into Prefumo Creek. Habitat for monarch butterflies and blue herons will be in danger. Open space will be permanently lost. LUE Goal 5 (Environment) - "Recognize the importance of farming to the economy of the planning area and the county, protect agriculture from development and from incompatible uses, and protect remaining undeveloped prime agricultural soils." The Dalidio project is inconsistent with this goal. LUE Goal 12 (Society and Economy) - "Emphasize more productive use of existing commercial buildings and land areas already committed to urban development." - There is an opportunity to do this through redevelopment of Madonna Plaza rather than new development at Dalidio site; but so far the city has ignored this option. LUE Policy 1.8.1 (Agricultural protection) - "It is the city's policy to encourage preservation of economically viable agricultural operations and land within the urban reserve and city limits. The City should provide for the continuation of farming through steps such as provision of appropriate general plan designations and zoning." From Michael Suflivan to City of San Luis Obispo- Updated Feb 06,2001 17:30 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final E I R,annexation and prezoning for Dalidio property at2005DalidioDrive(ER,ANNX,R57-S8) Page 12 of 17 The Dalidio project destroys economically viable agriculture; the small remnant areas proposed for agriculture are not economically viable and are in conflict with surrounding land uses (stores, residences, parks). LUE Policy 1.10 (Air Quality) - If air pollution is increasing, "the City will amend this Land Use Element to reduce its development capacity and will.encourage other jurisdictions to reduce theirs, so that air quality will not deteriorate unacceptable because of growth." - The Dalidio project allows, a major unmitigated air quality impact to occur. LUE Policy 1.11 .1 (Growth rates - overall intent)... "Growth must be consistent with the city's ability to provide resources and services with the state and city requirements for protecting the environment, the economy, and open space." - The city is now in a water-supply, crisis. There is uncertainty about future supply from Santa Margarita Lake or Nacimiento Lake. There is no long-range plan to assure the water supply. The Dalidio project contributes to the cumulative overdraft of water. LUE Policy 1 .11.4 (Nonresidential growth rate) - Each year, the City Council will evaluate the actual increase in nonresidential floor area over the preceding five years. The council shall consider establishing limits for the rate of nonresidential development if the increase in nonresidential floor area for any five-year period exceeds five percent, except that the first 300,000 square feet of nonresidential floor area conducted after 1994 shall be excluded from calculating the increase." etc. See attachment A, Council Memorandum dated Feb. 5, 2001, from John Mandeville, City of SLO, to City Council, RE General Plan Annual Report Statistics on Nonresidential Growth. The memo notes that as of year 2000, the cumulative 5-year nonresidential growth rate was 5.79%. Therefore, because the growth rate has exceeded 5%, according to general plan LUE 1.11.4, the council "shall consider establishing limits for the rate of nonresidential development." This language in the general plan is mandatory. Council should comply with this section of the general plan before considering approval. of the Dalidio project. To approve the'Dalidio project in advance of council action to deal with nonresidential growth rate limits is inconsistent with the general plan. The issue of nonresidential growth should be first studied by Planning Commission, then the Commission should make recommendations to Council, then council should take action to limit growth, before proposals such as Dalidio are approved. LUE Policy 1.13.5(E) - Approximately one half of the Dalidio property shall be dedicated as land or easements for open space. - The amount of land dedicated for open space is 40 out of 92.9 acres which is less than one half (46.4.acres) of the total area. 40 acres is about 14% less than the required 46.4 acres of open space. This is a significant difference and is not "approximately one-half' of the total site area. Thus the proposed amount of open space is inconsistent with the general plan. Open Space Element. Jan. 1994 Agricultural Lands - Community Goals Encourage permanent conservation of agricultural lands to protect the agricultural economy of the county and the state. Maintain agriculture as a viable industry in San Luis Obispo County. Discourage development and subdivisions on agricultural lands when it will limit or degrade the From Mehael Sullivan to City of San Luis Obispo- Updated Feb 06,2001 17:30 Comments re;City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dafidio property at 2005 Dafidio Drive(ER,ANNX,R 57-98) Page 13 of 17 land's agricultural potential or diminish the stability or viability of remaining agricultural lands. . Provide adequate agricultural buffers between urban uses and agricultural areas so conflicts between agriculture and urban development are diminished. Conserve and maintain adequate natural resources (such as groundwater) for productive agriculture. - The project frustrates or makes impossible the above goals for agricultural lands. The ag land at Dalidio will not be protected adequately unless the entire parcel is protected. The small remaining remnant of ag land at Dalidio will not be viable, because (a) it will have lost the economy of scale, (b) it will be surrounded nearby by incompatible urban uses such as stores, residences, parks, etc, (c) it will have lost some of the available groundwater (used for irrigation) due to increased permeable surfaces and loss of natural vegetation. 7. Certain findings in support of the project are not based on substantial evidence. . For example: Environmental Findings - (See section 2, findings (for approval), staff report at p. 2-7 through 2-9: "1 . The Final EIR was prepared in compliance with the California Environmental Quality Act and was considered by the City prior to any approvals of the project." Michael Sullivan's romment: The Final EIR is deficient as an informational document because certain key topics are incomplete or missing (e.g. analysis of flood hazard, analysis of impacts on "drainage channel°, information about development plans for future phases of the project, etc.). the Mitigation and Monitoringprogram is deficient because certain mitigations are illegally deferred, or because certain proposed mitigations would be ineffective, or because proposed monitoring would be ineffective. The finding is false. "3. For each significant effect identified in the EIR under the categories of Geology, Drainage and Water Quality, Noise, Biological Resources, Cultural Resources, and Land Use, the approved mitigation measures contained in the EIR will avoid or substantially lessen the identified adverse environmental impacts of the project to a level of insignificance and have been incorporated into the project." Michael Sullivan's comment: The finding is false. Certain mitigation measures would be ineffective. In some cases, mitigation is illegally deferred. "4. The significant effects identified in the Air Quality, Agricultural Resources, Aesthetics and Traffic/Circulation sections of the EIR will not be fully mitigated to a degree of insignificance with the incorporation of all of the identified mitigation measures included in the EIR. However, the Planning Commission finds that the adverse environmental effects are acceptable and makes a statement of overriding considerations for those significant and unavoidable environmental impacts because: a. Mitigation strategies help to reduce project emissions to the degree feasible and ultimately put the air basin in closer compliance with established State and federal standards. Michael Sullivan's comment: The reasons for a statement of overriding considerations are "specific overriding economic, legal, social, technological or other benefits of the project" that "outweigh . , From Michael Sullivan to City of San Luis Obispo- Updated Feb 06,2001 17:30 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,AN NX,R 57-98) Page 1 4 of 1 7 the significant effects on the environment." CEQA 21081(b). It has already been established in the EIR that the project would cause impacts to Air Quality, Agricultural Resources, Aesthetics and Traffic/Circulation that cannot be mitigated. The mitigation strategies are insufficient for avoiding these significant impacts. Thus, arguments such as the one above are irrelevant. A partial reduction is air pollution is not an overriding benefit compared to the remaining significant long term air pollution effects. b. The development of the site with a commercial shopping center will significantly affect the character of the site through the alteration of viewsheds from US 101, Madonna Road., and Los Osos Valley Road. . However, mitigation measures that require screening landscaping, detailed design review of the bridge for the highway interchange by the Architectural Review Commission (ARC), and ARC approval of lighting, fenestration and other elements of project design, will help lessen the severity of the impacts on viewsheds. Michael Sullivan's comment: As for paragraph a. above, this argument is irrelevant. Significant aesthetic impacts remain and cannot be mitigated. The partial mitigation is not an overriding benefit compared to the unmitigated aesthetic effects that will remain. c. Traffic and circulation impacts could be reduced to less than significant under the Existing Baseline Plus. Project Scenario with the implementation of mitigation measures identified in the EIR. It is with cumulative development under 10 Year Plus Project Conditions and Buildout Plus Project Conditions that the weaving sections of proposed auxiliary lanes, and the Los Osos Valley Road southbound onramp will experience Level of Service below established thresholds. Michael Sullivan's comment; The long term impacts of the project on traffic/circulation are significant and unmitigated. There is no overriding benefit due to the temporary mitigation that might be possible for "Existing Baseline Plus Project Scenario." What is ultimately important to the community is the long-term impacts on traffic/circulation. d. For the reasons set forth below, the economic, social, and other considerations of the project outweigh the unavoidable impacts identified above in the findings. First, the annexation will enable the City to achieve its General Plan goals. Second, the annexation will allow for the future development of the site, which will enhance the City's tax base, create more jobs, provide far diverse shopping opportunities for residents of the City, improve traffic circulation, ,and create permanent open space. Third, the annexation will ensure that the property is developed in the City. "First, the annexation will enable the City to achieve its General Plan goals." Michael Sullivan's comment• The project helps achieve a few general plan goals (e.g. circulation plan for Prado. Road overpass; provide shopping) but the project will prevent the achievement of many other goals of the general plan. See discussion above, re general plan inconsistencies. "Second, the annexation will allow for the future development of the site, which will enhance the City's tax base, create more jobs, provide. for diverse shopping opportunities for residents of the City, improve traffic circulation, and create permanent open space." Michael Sullivan's comment: The above arguments are "boilerplate" types of hoopla which could apply to any similar project. There is no substantial factual quantitative information about the assumed benefit to the tax base, or From Michael Sullivan to City of San Luis Obispo- Updated Feb 06,2001 17:30 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EIR,annexation and prezoning for Dalidio property at 2005 Dafidio Drive(ER,ANNX,R 57-98) Page 15 of 1 7 to the creation of new jobs (or their salaries). The city's annual report on nonresidential growth shows that the city is already building too much nonresidential area (i.e. shopping areas), so we don't need more diverse shopping opportunities at this time. The future development of the site will cause the city to lose tax revenue for about 15 years under the Memorandum of Understanding for development of the Prado Rd./US 101 overpass. (This will be a non-reimbursed loss). Some jobs will be created, but mostly in low-skill, low-paying positions (e.g. sales clerks, cashiers, customer service, etc.); the development does .not provide the high-skill, high-paying jabs that industrial development could bring. Although the project would add some shopping opportunities, these opportunities are not really needed at this time, as shown by the City's 2000 draft Nonresidential Development annual survey which shows that nonresidential development in the most recent 5-year period is 5.9% growth rate, which is higher than the 5% growth rate which triggers a need for the Council to consider growth limits for nonresidential uses. (See City of SLO Gen. Plan Land Use Element section 1.11.4). The project will not improve traffic circulation; the net impact on a long-term basis is worsened traffic congestion, according to the EIR. The project will not create permanent open space; it will permanently remove a significant amount of open space (agricultural fields), and leave only a relatively small remnant of protected open space, so the net result of the project is a-permanent loss of open space; furthermore, the project site can later be subject to a general plan amendment which could allow even more development at the site and the removal of more open space. "Third, the annexation will ensure that the property is developed in the City." Michael Sullivan's comment: This is not an "overriding" consideration. Any major development that occurs here (Dalidio property) would require annexation in order to obtain city services sufficient for a project of the size and type proposed. e. The data to support these overriding factors are found in the following sections of the record including: (1) the Environmental Impact Report, specifically Sections 4.3, 4.6, 4.7, and 4.10 (2) letters submitted by the public contained in the project files (3) public testimony provided at this and previous project hearings; and (4) the applicant's presentation Michael Sullwan's comment: EIR sections 4.3, 4.6, 4.7, and 4.10 deal respectively with air quality, agricultural resources, aesthetics, and traffic/circulation. The data in these sections point out that impacts on air quality, agricultural resources, aesthetics, and traffic/circulation are significant and cannot be mitigated to a level of insignificance. This information triggers the need . for a statement of overriding considerations, but does not justify such a statement. Letters in the project file contain both pro-project and anti-project sentiments. Similarly, public testimony provided at this and previous project hearings has contained both pro-project and anti- project sentiments. There has been no overwhelming consensus in support of the project. The applicant's presentation is of course biased in favor of the project; but it does not necessarily reflect the majority view of the community. f. The Mitigation Monitoring Program has been reviewed and approved by the City Council in conjunction with the certification of the Final EIR. From Michael Sullivan to City of San Luis Obispo- Updated Feb 06,2001 17:30 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final E I R,annexation and prezoning for Dalidio property at 2005 Dalidio Drive(ER,ANNX,R 57-98) Page 1 6 of 1 7 Findings for Annexation (staff report for 06 Feb 2001 , at p. 2-11 1 . The annexation is appropriate since it is within the City's Urban Reserve Boundary, and the site is contiguous to 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. 3. The adopted Land Use Element (LUE) anticipates the development of the site consistent with project plans and proposed zoning categories. Michael Sullivan's comment: Finding 2. above is not valid because the proposed urban development conflicts with the city's general plan, making the proposed annexation illogical. 8. The Prado Road interchange at US . 101 'is not necessary. The interchange is extremely costly; the city will have an unrecoverable loss of tax revenue due to the Memorandum of Understanding for financing the Prado Rd/US 101 overpass with tax revenues; the interchange will only serve to create excessive traffic through the proposed Margarita residential neighborhood. Highway 227 should not be along Prado Road but at a more suitable location, such as Tank Farm Road or Buckley Road or the extension of Los Osos Valley Road. 9. The community of San Luis Obispo does not need or want additional shopping centers at this time. The community does not support the Dalidio Marketplace project, especially if the result is a substantial loss of productive agricultural land and open space near the city. The city is required to consider limitations on nonresidential growth if the actual increase in nonresidential floor area over the preceding 5 years exceeds 5%. (Land Use Element growth management policy 1.11.4) That condition has been exceeded, according to the 2000 draft annual report for nonresidential growth which found the growth rate to be about 5.9% (See staff report, p. 2-20). 10. The project will contribute to a cumulative effect of rapid loss of prime agricultural land in California and the nation. USGS reports that California has already lost about 16% of its best agricultural land through urban sprawl development. Their report points out that this trend is occurring nationwide, but it is especially alarming in California because in this state,the very best, most productive sods are the fust victims of urban sprawl. (See Sisk, T.D. Ed. 1998. Perspectives on the land-use history of North America: a context for understanding our changing environment. U.S. Geological Survey, Biological Resources Division, Biological Science Report USGS/BRDBSR 1998-0003, revised Sep 1999, 104 pp. Avail from Defense Technical Information Center, Attn Help Desk, 8725 Kingman Rd,Suite 0944, Fort Belvoir, VA 22060-6218, 1-800-225-3842 or 703-767- 9050; seen on the web 01/2001 at http://biology.usgs.govAuhnal) 11. The annual report on the growth rate of non-residential development has not yet been reviewed by the Planning Commission. The council should analyze the nonresidential growth rate report and the Planning Commission recommendations before approving the Dalidio project. (Planning Commission is scheduled to hear this issue on or about 14 Feb 2001). This annual report is required by City of SLO General Plan Land Use Element(LUE) policy 1.11.4 (Aug 1999)which states, From Michael Sullivan to City of San Luis Obispo-Updated Feb 06,2001 17:30 Comments re:City of San Luis Obispo Council hearing of 06 Feb 2001,Final EI R,annexation and prezoning for Dalidio property at 2005 Dafdio Drive(ER,ANNX,R 57-98) Page 1 7 of 17 1.11.4 Nonresident ial Growth Rate. Each year,the City Council will evaluate the actual increase in nonresidential floor area over the preceding five years. The-Council shall consider establishing limits for the rate of nonresidential development if the increase in nonresidential floor area for any five-year period exceeds five percent,except that the first 300,000 square feet of nonresidential floor area constructed after 1994 shall be excluded from calculating the increase. Any limits so established sha0 not apply to: A. Changed operations or employment levels,or relocation or ownership change,of any business existing within the City at the time the limit is set; B. Additional nonresidential floor area within the downtown core(figure 4); C. Public agencies; D. Manufacturing,light industrial,or research businesses. Staff have made findings for denial of the Dalidio project based on the fact that the nonresidential growth rate for the five-year, exclusion based growth rate according to the 2000 draft General Plan Annual Report. (See p. 2-19, 2-20, Section 1, Findings (for denial), staff report for Council hearing of 06 Feb 2001). If council were to allow the approval of the Dalidio without first considering establishment of limits for rate of nonresidential development , that would be inconsistent with the general plan LUE policy 1.11.4. Furthermore, the Planning Commission has not yet studied the annual report (2000 draft) and has not made any recommendations to Council. It is premature for council to consider the Dalidio proposal when the Planning Commission has not yet studied the nonresidential growth rate issue and has not yet made recommendations for potential limitations on growth. Because of the above considerations, and the considerations of other persons opposing the project, the City Council should deny the Dalidio project. If further consideration of the project is forthcoming, council should require major revision of the EIR and .mitigation plan to bring the project plans into compliance with CEQA. Council should consider other alternatives that reduce the environmental effects. Council should consider limits on nonresidential growth before approving the Dalidio project. r Michael C. Sullivan 127 Seaward Street, San Luis Obispo, CA 93405 805-545-9614 References Remy, M.et al. 1999. Guide to the California Environmental Quality Act(CEQA). Solano Press Books, Point Arena,CA Sisk,T.D. Ed. 1998. Perspectives on the land-use history of North America: a context for understanding our changing environment. U.S. Geological Survey, Biological Resources Division, Biological Science Report USGS/BRD/BSR 1998-0003, revised Sep 1999, 104 pp. Avail from Defense Technical Information Center, Attn Help Desk, 8725 Kingman Rd, Suite 0944, Fort Belvoir, VA 22060-6218, 1-800-225-3842 or 703-767- 9050; seen on the web 01/2001 at http://biology.usgs.govAuhna/ - Attachments (1) Memorandum to Council from John Mandeville, City of SLO re Non-Residential Growth Rate (5.79% cumulative for last 5 years). aimcoungt mcmoRAnbum cityan.luis osispo. coraunity:aevE[o eiit_b autmEnt: ; � DATE: February 5,2001 TO: City Council VIA: Ken Hampian, City Administrative Offic XK FROM: John Mandeville, AICP,Long-Range Planning Mana SUBJECT: General Plan Annual Report Statistics On Nonresidential Growth Staff is in the process of editing the General Plan Annual Report for the year 2000. A resident has requested information from the report, the rate of nonresidential growth for the five-year period ending in 2000. While the report document is not ready to be distributed, work on the data is complete. It is possible at this time to respond to the question without prematurely releasing the unedited document, which won't be available to the public until Thursday. As of last year, the cumulative five-year nonresidential growth rate was 5.79%. Growth is based on completed changes in square footage as documented by final building inspections. The General Plan Land Use Element says that if the nonresidential growth rate exceeds 5% in a five- year period, the City shall consider establishing limits. This issue is addressed in the Annual Report. The Planning Commission is scheduled to consider the annual report on February 14th The Report and the Planning Commission's recommendation will be subsequently presented to the Council. The Council will then be asked to direct the staff to do whatever follow-up it deems appropriate. c: Ron Whisenand,Development Review Manager Glen Matteson,Associate Planner Eva J. Vigil 1890 Castillo Ct. San Luis Obispo, CA 93405 Dear City Council members, The Dalidio project is yet again coming up for consideration by the City Council. The Dalidio proposal makes no sense . We do not need yet another new shopping center and a new freeway overpass . The $10 million+ of taxpayer dollars can be spent in many more useful ways than what is being proposed. The deal with the developer for the funding of this overpass is a giveaway of public money. It absolutely should not be done. This land has been successfully farmed for decades, even at its present size and with City encroachment. Its soils are some of the best and this is a resource that is not renewable once it is buried in concrete. I support the use of my tax dollars to bring this land into a status whereby farming can continue. It's its best and highest use in my opinion. T ank you for your consideration, Eva J. Vigil ��►►►►�i►i�► I II I II Ilii►►►►� ► i IIII 111 city of sAn luis omspo lei MMM 990 Palm Street, San Luis Obispo, CA 93401-3249 January 23, 2001 CITY COUNCIL PUBLIC HEARING NOTICE DALIDIO AREA ANNX/R/ER 57-98 You are being notified that the San Luis Obispo City Council will hold a public hearing to consider the annexation,rezoning and environmental review of the Dalidio area property(see map). The Public Hearing portion of the meeting will be held on Tuesday,February 6,2001, beginning at 7:00 p.m. in the Council Chamber at City Hall,990 Palm Street. The public is welcome to attend and comment. Written comments are encouraged. Other items may be discussed before or after this item. Please know that if you challenge this action in court,you may be limited to raising only those issues you or someone else raised during the public hearing described in this notice,or in written correspondence delivered to the City Council at, or prior to,the public hearing. The agenda report, including recommendation by staff, will be available for review in the City Clerk's Office(Room#1 of City Hall)the Wednesday before the meeting. For more information,please contact Pamela Ricci f the Community Development Department at 781-7168. '4 X Lee Price,C.M.C. City Clerk o.� 4 P i Dalicho Area PD,AMOC ER 57-98 The 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. III III � city of sAn tuis oospo 990 Palm Street, San Luis Obispo, CA 93401-3249 January 23, 2001 SC Properties, LLC Attn: Bill Bird 510 South Grand Avenue, Suite 300 Glendora, CA 91741 SUBJECT: ANNX, PD and ER for Dalidio Area Property Dear Mr. Bird: The San Luis Obispo City Council will hold a public hearing to consider the annexation, prezoning, and environmental review of the Dalidio area property. The meeting is scheduled for Tuesday, February 6, 2001 beginning at 7:00 p.m. in the Council Chamber at City Hall, 990 Palm Street, San Luis Obispo. Other hearings may be held before or after this item. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. For additional information or questions concerning this item, please contact the Community Development Department at 781-7170. The Council agenda report with recommendation by staff will be sent to you on the Wednesday before the meeting. Please call the40 'sce at 781-7103 if you would prefer to pick up the agenda report. c el Lee ice, CMC City Clerk cc: Andrew Merriam, Cannon Associates Pamela Ricci,Associate Planner Thelma Perozzi TRE ETAL /rCO, The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. vy Telecommunications Device for the Deaf (805) 781-7410. .Department of Communi' levelo went City of San Luis Obispo .De P P 990 Palm Street Planning Application San Luis Obispo, CA 93401 (805) 781-7172 Project Address 2005 DALIDIO Parcel# 067-121-022 Legal Description RHO LS OSOS&LL&PTN LTS 64 65 K L M&N Zoning 1 Zoning 2 Property Owner PEROZZI THELMA F TRE ETAL• In Care Of %ERNIE DALIDIO Owner Address 2706 RODMAN DR LOS OSOS CA 93402-4324 Applicant Name SC PROPERTIES, LLC Day Phone(626)963-1505. Address 510 SOUTH GRAND AVENUE,SUITE 300,GLENDORA,CA 91741 Representative ANDREW MERRIAM.CANNON ASSOC, Day Phone(805)544-7407 Address 364 PACIFIC,SAN LUIS OBISPO,CA 93401 .$k-r1": &JVIdAgii Send correspondence to X applicant X representative owner other(see file) SEE PREVIOUS FILE ANNX/ER/GP/R 172-93 AND PREVIOUS FEES OF$8931 PAID BY APPLICANT WILL BE APPLIED TO THIS PROJECT Application made pursuant to Chapter/Section of the San Luis Obispo Municipal Code. Planning Services Summary Application# Type of Application Received Fee PD 57-98 Prezoning of Retail Commercial with Planned 04/01/98 $1,954 Development(C-R-PD)and Conservation Open Space(C/OS). ER 57-98 Review of a Draft Final EIR 04/01/98 $658 ARC 57-98 Review of the development plan and 04/01/98 $720 architecture of proposed commercial buildings. ANNX 57-98 Annexation of 131 acres into the City of San 04/01/98 $224 Luis Obispo Total fees $3,556 Received By RONALD WHISENAND Fee Paid by Applicant (3,556) Assigned planner PAM RICCI Hearings ER PC Hearing 07/12/00 ARC Arch.Review 03/01/99 ANNX PC Hearing 07/12/00 ANNX CC Hearing 09/19/00