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Home My WebLink About07/10/2001, PH 3 - ANNEXATION AND PREZONING OF 13 (+/-) ACRES ON THE NORTH SIDE OF AEROVISTA PLACE. ARNOLD VOLNY, APPL [ cou cit -7 - !O -O A] agenbA REpoRt I1�9 3 CITY OF SAN LUI S O B I S P O FROM: John Mandeville, Community Development Directoa-�,'7 lA Prepared By: Whitney McIlvaine, Associate Planner SUBJECT: ANNEXATION AND PREZONING OF 13 (+/-) ACRES ON THE NORTH SIDE OF AEROVISTA PLACE. ARNOLD VOLNY,APPLICANT. FILE#9-01 CAO RECOMMENDATION As recommended by the Planning Commission: 1. Introduce an ordinance adopting the mitigated negative declaration of environmental impact (ER 09-01); prezoning the 13-acre site C-S-PD (Service Commercial-Planned Development); and adopting the list of allowed and conditionally allowed uses. 2. Adopt a resolution recommending that the Local Agency Formation Commission approve the annexation of 13 acres at 710 Aerovista Place. 3. Adopt a resolution accepting the negotiated exchange of property-tax revenues and annual property-tax increments for the annexation as required as a prerequisite to any jurisdictional change by the Revenue and Tax Code Section 99. The CAO also recommends the following: 4. Approve and authorize the Mayor to execute a pre-annexation agreement with the applicant providing for payment of fees consistent with the interim annexation policy. 5. By motion, following approval of this application and the subsequent Cannon annexation, refer the processing of future annexation requests from within the boundaries of the Airport Area to the comprehensive Airport Area Annexation process. DISCUSSION Planning Commission Review and Recommendation The Planning Commission reviewed this application on May 9, 2001. The Commission is recommending that the Council approve the annexation and prezoning. Commissioners agreed that the annexation is a logical addition to the City given the recently approved annexation of property directly across Aerovista Drive. Data Summary Applicant/Owner: Arnold Volny Representatives: Rutledge Construction and Pults and Associates J i Council Agenda Report—Volny Annexation July 10,2001 Page 2 County Zoning: Commercial Service/Business Park City General Plan: Services and Manufacturing Draft Airport Area Specific Plan: Business Park Environmental Status: The Director determined the project required a mitigated negative declaration of environmental impact on May 2,2001 Proiect Summary The applicant wishes to annex approximately 13 acres on the north side of Aerovista Place. The site has been subdivided into 4 lots. The 2 westernmost lots are developed. The one closest to the airport has two buildings. The other is developed with a septic leach field for the Fiero Lane Water Company. The applicant proposes to develop the two vacant lots with two two-story, buildings, one approximately 40,000 square feet and one approximately 50,000 square feet in size. Concurrent Application Processing in the County The applicant originally applied for development plan approval in the County. The County referred the project to the City for architectural review and processing of an annexation and prezoning application. City and County staff determined that the development plan could be reviewed by both the City and County pending action on the annexation. Therefore, the applicant concurrently processed a development plan application with the County. On May 24, 2001, the County Planning Commission approved a plan to develop the two vacant lots with conditions. In the event LAFCo does not approve the annexation, the site will be developed under the County's jurisdiction. Analysis of Annexation and Prezone The City's Interim Airport Area Annexation Policy allows property to be considered for annexation prior to the adoption of the Airport Area Specific Plan provided certain standards are met. As pointed out in the attached Planning Commission staff report, the proposed annexation meets these standards and complies with applicable General Plan criteria. In anticipation that this property will eventually be zoned Business Park, consistent with the draft Airport Area Specific Plan, the proposed prezoning is C-S-PD (Service-Commercial with a planned development overlay). The planned development overlay enables creation of a list of uses specifically tailored to this project that complies with both the existing C-S zone and the proposed Business Park zoning. The list is attached to the draft ordinance. (Attachment 4) . Interim Airport Annexation Policy Anticipating the completion of the Airport Area Specific Plan, the Council adopted resolutions (8650 and 8652) in April 1997, establishing the interim annexation policy for annexations in the 3-Z Council Agenda Report—Volny Annexation July 10,2001 Page 3 Airport Area. The policy was formulated as a means of: 1) acknowledging property owners who wished to annex prior to the completion of the specific plan, 2) ensuring that development taking place in the specific plan area would be consistent with City standards and the future specific plan; and 3) ensuring that development that would eventually be served by the City would contribute to the cost of financing necessary infrastructure and securing open space. Land Use Element Policy 1.13.3 lists the following criteria for annexations in the Airport Area prior to completion of the specific plan: 1. The property is contiguous to the city limits. 2. The property is within the existing urban reserve line. 3. The property is located near existing infrastructure. 4. Existing infrastructure capacity is available to serve the proposed development. 5. A development plan for the property belonging to the applicant accompanies the application for annexation. 6. The applicant agrees to contribute to the cost of preparing the specific plan and constructing area-wide infrastructure improvements according to a cost-sharing plan maintained by the City. As stated in the Planning Commission staff report (Attachment 7), the annexation complies with these standards. Although the interim annexation policy has been effective in accommodating desired development in the Airport Area consistent with City standards, it was envisioned the that the process would only need to be used for about 2-3 years. The Airport Area Specific Plan has taken longer than anticipated to bring to adoption, extending the time of interim annexations. The Local Agency Formation Commission has indicated that they would like to see an end to incremental annexations in the Airport Area and see one comprehensive annexation. Now that the Airport Area Specific Plan is nearly ready for public release, it may be appropriate to put the interim annexation policy on hold and direct future requests for annexation in the Airport Area to the greater Airport Area planning and annexation process. However since this annexation has been in process for several months and has been reviewed by both the ARC and the Planning Commission, staff recommends that it proceed. There are several potential consequences of suspending the Interim Airport Area Annexation Policy. All future requests would now be sure to be consistent with specific plan standards for design, infrastructure, and financing. Referring future annexation and development requests to the greater Airport Area Annexation process may help build support among affected property owners for completion of the specific plan and area-wide annexation. However, if the planning process for the specific plan bogs down, affected property owners may apply pressure to the County to process their request. Doing so presents the risk that development may proceed without benefit of contributions to needed infrastructure and open space. Development in the County also has greater potential not to be constructed to City standards. Negative consequences 3-3 Council Agenda Report—Volny Annexation July 10,2001 Page 4 will be avoided if the specific planning process and area-wide annexation occur within a time frame acceptable to future developers in the Airport Area. All things considered, however, staff believed that it would now be appropriate to refer the processing of future annexation requests from within the boundaries of the Airport Area to the comprehensive Airport Area Annexation process. If, for whatever reason, the comprehensive process slows to a pace whereby the County would feel obligated to begin processing applications again, then staff will return to the Council to revisit the interim annexation process. If Council concurs with this approach, then the Volny and Cannon Annexations will be the last annexations processed under our"interim" strategy. CONCURRENCES Other Department Comments Other department comments are attached to the initial study and incorporated into the pre- annexation agreement. Comments focused primarily on the infrastructure needed for provision of water, sewer, and fire services. Architectural Review Commission The ARC reviewed the development plans on March 6, 2001 and continued the item with direction given to modify some of the exterior building treatment and landscaping. Revised plans are scheduled for ARC review on July 16, 2001. Airport Land Use Commission On June 20, 2001, the Airport Land Use Commission endorsed the proposed rezoning and the list of allowed uses for the project site. FISCAL IMPACT As discussed in greater detail below, there should be no adverse fiscal impacts associated with the proposed annexation based on the results of past fiscal impact studies, the current City- County"master"tax exchange agreement and the City's interim airport area infrastructure fees. Background: Requirement for Tax Exchange Agreement in Annexation Areas Under State law, cities and counties must agree on a revenue division ("tax exchange') before an annexation can be completed. If they do not reach agreement within a 60-day period, the annexation process cannot be concluded. Council Agenda Report—Volny Annexation July 10,2001 Page 5 However, State law does not provide any specific guidelines for tax exchange agreements. As such,these can be negotiated by cities and counties in one of two ways: case-by-case negotiations or through a "master" tax exchange agreement. There are a number of advantages to a"master" agreement, including consistency in approach, stability in city-county fiscal relationships, ability to evaluate fiscal impacts in a comprehensive rather than piecemeal fashion, savings in staff time and smoother processing due to the required 60-day agreement period. In April 1996, following detailed cost-revenue analyses for both agencies, the City and the County (along with the Cities of Arroyo Grande, Grover Beach and Morro Bay) agreed upon the following general approach in exchanging tax revenues in annexation areas:. Residential Properties. The City receives 34% of the share that the County would otherwise receive from the incremental property tax revenues after annexation (or about 9% of the total increment). The County retains all of the base property tax revenues received by them before the annexation. Non-Residential Properties. The County retains their full share of all current and incremental property tax revenues. The City receives all current and future sales tax revenues. While the City receives limited property tax revenues under this approach, past fiscal analyses have shown that this is more than offset by sales tax and other City revenues, especially since it includes both current as well as future sales tax revenues. Airport Area: Operating Costs and Revenues The City and County specifically approved this tax exchange approach for the entire Airport Area in Oc tober 1998. This is especially notable since significant sales tax revenues are already being generated in the Airport Area, and these will be transferred to the City upon annexation. Benefits of this Approach. Depending on the specific circumstances, this may not appear to be advantageous to the City on a case-by-case basis. However, our fiscal analyses have shown that as a whole, annexation under this approach is fiscally beneficial to the City, largely due to the strength of current as well as projected sales tax revenues in the area. For the airport areas as whole, the latest analysis (1998) shows that the annual "net" fiscal benefit to the City—after adjusting for new service costs—is about $450,000 immediately after annexation; and about $750,000 annually upon build-out. This analysis is based on the current "master" tax exchange agreement. Airport Area Infrastructure Costs The fiscal analysis performed in 1998 was based on operating costs and revenues. Infrastructure improvement costs and financing are separately being evaluated as part of the Airport Area Specific Plan in accordance with City policy that new development should pay its fair share of the costs of public facilities needed to serve it. This plan is currently under preparation. In the �—S fI 1 Council Agenda Report—Volny Annexation July 10,2001 Page 6 interim, the Council has approved interim infrastructure fees for water, sewer, transportation and storm drainage improvements of$26, 236 per acre. The applicant has agreed to pay these fees. ALTERNATIVES L Adopt a resolution denying the annexation and prezoning. 2. Continue action with direction. ATTACHMENTS 1. Vicinity map 2. Draft resolution for LAFCo approval 3. Draft resolution for tax exchange 4. Draft ordinance for prezoning 5. Draft resolution for denial 6. Pre-annexation agreement 7. 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LEGEND T PROPOSED CITY 1�P G'R"IUC, SCAM LIMIT LINE Toppo 00o toxo mow EXISTING CITY LIMIT LINE AREA TO BE IN P'EB'P ) ANNEXED 1 inch m 1000 ft R R M D E S I G N G R O U P AEROWSTA Arrhilwture •planning•Engineering a Sumyiug •Interiors •landscape ,mAdecture ANNEXA T/ON 3701 South Eiguern Street, Sen Luis Obispo, California 93401 805/543-1794 Jerry meet eee SUM is G• 1fchaeF Stealau PIS 5702- DATE: 1-8-2001 SCALE: 1' = 1000' ,3- 7 ATTh%; Iwkh 1 ,G RESOLUTION NO. (2001 Series) A RESOLUTION OF RECOMMENDATION BY THE SAN LUIS OBISPO CITY COUNCIL REQUESTING THAT THE LOCAL AGENCY FORMATION COMMISSION APPROVE ANNEXATION NO. 65 AT 710 AEROVISTA PLACE; VOLNY ANNEXATION (ANNX/ER/PD 09-01) WHEREAS, the Planning Commission and City Council have held public hearings on the proposed Volny annexation and prezoning on May 9, 2001 and July 10, 2001, respectively; and WHEREAS, the City Council on July 10, 2001, by Ordinance No. (2001 Series), approved the Mitigated Negative Declaration for the proposed annexation and pursuant to the California Environmental Quality Act Guidelines Section 15090; and WHEREAS, on recommendation of the Planning Commission and as a result of its deliberations, the Council on July 10, 2001 by Ordinance No. (2001 Series) approved the Service-Commercial Planned Development (C-S-PD) prezoning for the annexation of property known as the Volny Annexation; and WHEREAS, City Council approval is a prerequisite for the San Luis Obispo County Local Agency Formation Commission to initiate formal annexation proceedings; and WHEREAS, the territory to be annexed is uninhabited, and a description of the boundaries of the territory is set forth in Section 2; and WHEREAS, this proposal is consistent with the sphere of influence of the affected city; BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1: Findin s. 1. The annexation is appropriate since the site is contiguous to the City on two sides and the site is within the urban reserve line of the City. 2. The annexation of the site is a logical addition to the City due to its location in relation to existing urban development and city services. 3. The annexation is consistent with the goals and policies of the City's General Plan. SECTION 2: Annexation Area Described. The Volny Annexation consists of that area, including approximately 13 acres at the west side of Broad Street north of Aerovista 3 � � � 1 Resolution No. (Lw 1 Series) Volny Annexation ATTACHMENT 2 Page 2 Place, in the County of San Luis Obispo, being Assessor's Parcel Number 076-401-052 as shown on the attached map, Exhibit A, and legally described in the attached Exhibit.B. SECTION 3: Council Recommendation. The City Council recommends that the Local Agency Formation Commission of San Luis Obispo County approve the proposed annexation subject to property owner compliance with City requirements regarding environmental mitigation and public improvements as described in the project's Mitigated Negative Declaration, in accordance with California Government Code Section 56844 et seq. SECTION 4: Implementation. The City Clerk shall forward a copy of this resolution and prezoning actions, the Mitigated Negative Declaration, and all pertinent supporting documents to the Local Agency Formation Commission. On motion of , seconded by , and on the following roll call vote: Ayes: Noes: Absent: the foregoing resolution was passed and adopted this day of , 2001. Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: 6,A_,Zdt�� oveff rgensen s - 9 --ANNEXA .,ION EXHT73IT MAP EXHIBIT A H r S ij: Yg aOY 'r `5 i S +� ••1'.q. .i . a i�..A 4G; U `7t�er�.'t t _ ✓.". ; nS ^ i5 ° 'tk Yr �. yY" 2s y3�` p1w.1W4' r{c!.` N c p `` t'r•�t �'�C Yq��y`"•`{�.�a; + i�J .4.,{ F. e r.,., r '4h .,.s a�s� i� .t c r.•. 4 J. - }... br rim� /. �i f�fi�'�}. (r vZ ry A +� �� J l� t-.? - t � } py�'i rL • J^ 3 !At-r.y� r .+. avt�<nr L �4'� wpt• 4a r1• t, - kli� s T. ?�?. T' .�v ids+ _YS kx+r 1r''a�s�Y ' {'.,. 99 � �F•- !r' �''�Q�:moo.. ifi> �.i�e„+3t r.:#, �. v. r2ti._,1�+.i�+'."' i j°SrS, �'ar�_. a,�� cyrr'��f• a�'i �y fe r x"�* ' v'.; Tar a'fr< • T t� T f" r' aY ��ktiA -n�>»47s' +•.rt✓ .. '�•� y'A' i M'L..fr � ..'. I.+`rJWp '\r�. 2�bjpry�' w � � 1 3'. �n s 4: C� �.. � D �p•�rA 5.� f e� ate. t+inn ri;�. -. 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R R M D E S I G N G R O U P AEROWSTA Arv&fecture •planning-EA&eermg-Surveying•Interiors -landscape Architecture ANNEXA TION 3701 South Higuera Street, San Luis Obispo, California 93401 805/543-1794 kn Nkbwf' Rs 36M IS SM' vichmf sfmtm efs 5?02- DATE: 1-8-2001 SCALE: 1" = 1000' 3 -/V - ATTACHMENT 2 EXHIBIT B Annexation #65 to the City of San Luis Obispo Legal Description Parcel 1 of Parcel Map CO 89-319 as shown on map filed in Book 54 of Parcel Maps at page 61, filed in the Recorder's Office of San Luis Obispo County, California together with Parcels 1, 2 and 3 of Amending Parcel Map COAL 00-136 as shown on map filed in Book 55 of Parcel Maps at page 56, filed in said County Recorder's Office. EXCEPTING therefrom the right-of-way for Aerovista Place as shown on said parcel map being included within Annexation#64 being processed concurrently. The above-described parcel is graphically shown on the Annexation Exhibit Map attached hereto and made a part hereof. E:\2000\1800033 AeroVism\Annexation4Umexation Up]Description.doc April 12,20012:35 PM O SAND Z i 1 * 0 5702 \\,-P 0xp. 5,'2C. j O 3 r�� -- - ' ATTACHMENT 3 ' RESOLUTION NO. (2001 Series) A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO ACCEPTING A NEGOTIATED EXCHANGE OF PROPERTY TAX REVENUE AND ANNUAL TAX INCREMENT BETWEEN THE COUNTY OF SAN LUIS OBISPO AND THE CITY OF SAN LUIS OBISPO FOR THE VOLNY ANNEXATION (LAFCo Application#65) (City File No. Anns/PD/ER 9-01) WHEREAS, in the case of a jurisdictional change other than a city incorporation or district formation which will alter the service area or responsibility of a local agency, Revenue and Taxation Code Section 99(a)(1) requires that the amount of property tax revenue to be exchanged, if any, and the amount of annual tax increment to be exchanged among the affected local agencies shall be determined by negotiation; and WHEREAS, when a city is involved, the negotiations are conducted between the City Council and the Board of Supervisors of the County; and WHEREAS, when a special district is involved, the negotiations are conducted by the Board of Supervisors of the County on behalf of the district or districts, unless otherwise requested by said district or districts pursuant to Revenue and Taxation Code Section 99(b)(5); and WHEREAS, Revenue and Taxation Code Section 99(b)(6) requires that each local agency, upon completion of negotiations, adopt resolutions whereby said local agencies agree to accept the negotiated exchange of property tax revenues, if any, and annual tax increment and requires that each local agency transmit a copy of each such resolution to the Executive Officer of the Local Agency Formation Commission; and WHEREAS, no later than the date on which the certificate of completion of the jurisdictional change is recorded with the County Recorder, the Executive Officer shall notify the County Auditor of the exchange of property tax revenues by transmitting a copy of said resolution to the County Auditor, and the County Auditor shall thereafter make the appropriate adjustments as required by law; and WHEREAS, the negotiations have taken place concerning the transfer of property tax revenues and annual tax increment between the County of San Luis Obispo and the City of San Luis Obispo pursuant to Section 99(a)(1) for the jurisdictional change designated as Annexation No. 65 to the City of San Luis Obispo; and WHEREAS, the negotiating parties, to wit: Jim Grant, Assistant Administrative Officer, County of San Luis Obispo, and Wendy George, Assistant City Administrative Officer, have negotiated the exchange of property tax revenue and annual tax increment between such entities as hereinafter set forth; and WHEREAS, it is in the public interest that such negotiated exchange of property tax revenues and annual tax increment be consummated. 3 -/2 Resolution No. (2001 Serit, _ ATTACHMENT 3 Volny Annexation Tax Exchange Page 2 NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: 1. That the recitals set forth above are true, correct, and valid. 2. That the City of San Luis Obispo agrees to accept the following negotiated exchange of base property tax revenues and annual tax increment: (a) No base property tax revenue shall be transferred from the County of San Luis Obispo to the City of San Luis Obispo. (b) No annual tax increment shall be transferred from the County of San Luis Obispo to the City of San Luis Obispo. 3. Upon receipt of a certified copy of this resolution and a copy of the recorded certificate of completion, the County Auditor shall make the appropriate adjustments to property tax revenues and annual tax increments as set forth above. 4. That the City Clerk is authorized and directed to transmit a certified copy of the resolution to the Executive Officer of the San Luis Obispo Local Agency Formation Commission, who shall then distribute copies in the mariner prescribed by law. 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: Lee Price, City Clerk APPROVED: J ffr G. J r sen, ity Attorney 3 -l3 - ATTACHMENT 4 ORDINANCE NO. (2001 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL ZONING MAP TO PREZONE APPROXIMATELY 13 ACRES SERVICE-COMMERCIAL WITH THE PLANNED DEVELOPMENT OVERLAY (C-S-PD) AT 710 AEROVISTA(Anna/ER/PD 09-01) WHEREAS, the Planning Commission conducted a public hearing on May 9, 2001, and recommended prezoning the site Service-Commercial with the Planned Development Overlay zoning(C-S-PD) as shown on Exhibit A and described in Exhibit B; and WHEREAS, the City Council conducted a public hearing on, July 10, 2001 and has considered testimony of the applicant, interested parties, the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff in accordance with Section 65800 et. Seq. of the California Government Code; and WHEREAS, the City Council finds that the proposed prezoning is consistent with the General Plan,the purposes of the Zoning Regulations, and other applicable City ordinances; and WHEREAS, the City Council has considered the project's Mitigated Negative Declaration of environmental impact as prepared by staff and reviewed by the Planning Commission; and BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed annexation and prezoning, and reflects the independent judgment of the City Council. The Council hereby adopts said Negative Declaration with Mitigation Measures and Monitoring Program as outlined in the attached Exhibit D. SECTION 2. The City Council makes the following findings: 1. The annexation and prezoning are consistent with the General Plan, including policies regarding the location of services and manufacturing uses. 2. Prezoning the annexation area C-S-PD will be compatible with existing and allowed land uses in the area because the approved list of uses complies with the draft Business Park and the established Service Commercial use matrixes. 3. Prezoning the annexation area C-S-PD is consistent with the intended uses for this portion of the Broad Street corridor and will be compatible with existing and allowed land uses in the area. 4. Prezoning the annexation area C-S-PD will ensure that uses allowed are compatible with the Airport Land Use Plan for the airport. Ordinance No. (2000 Sc.ies) __ ATTACHMW.. 4 Volny Annexation Page 2 SECTION 3. The annexation area shall be prezoned Service Commercial with a Planned Development Overlay (C-S-PD) as shown on the attached map marked Exhibit A, as described in the attached legal description marked Exhibit B, and with the attached list of allowed uses marked Exhibit C. SECTION 4. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five(5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect upon final approval of annexation of the site by the Local Agency Formation Commission. INTRODUCED on the day of , 2001, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2001 on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this day of , 2001. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: �1�1014 Aew� i o ey ely G. Jorgensen �3-lam _'� , ' �'� 11-,a �• r�`� fr �� it 1t — — I No IF Sam � uun Owl • 1- mom• ANNX/ER/PD 9mOl • A. / EXHIBIT B ATTACHMENT 4 Annexation #65 to the City of San Luis Obispo Legal Description Parcel 1 of Parcel Map CO 89-319 as shown on map filed in Book 54 of Parcel Maps at page 61, filed in the Recorder's Office of San Luis Obispo County, California together with Parcels 1, 2 and 3 of Amending Parcel Map COAL 00-136 as shown on map filed in Book 55 of Parcel Maps at page 56, filed in said County Recorder's Office. EXCEPTING therefrom the right-of-way for Aerovista Place as shown on said parcel map being included within Annexation#64 being processed concurrently. The above-described parcel is graphically shown on the Annexation Exhibit Map attached hereto and made a part hereof. E:1200011800033 AeroVista\Annexatlon\Armexation UPI Description doc April 12,20012:35 PM O tP,Nr V `t J X ,j Bxp. 9,12003 •,.Fo ate,= 3 -0 EXHIBIT C ATTACHMW 4 Voiny Annexation PD 09-01: Recommended Uses Type of Use C-S zone Business Park Staff Voln Annx 09-01 Present zoning Proposed in Airport Recommendation Y Area Specific Plan Advertising and related services A A A Airports and related services PC D PC Ambulance services A D' D' Amusement arcades(video A -- — games) Amusement park,fairgrounds PC -- — Animal hospitals,boarding and A — — grooming(small animals) Animals hospitals,boarding and grooming(large animals) D — — Antennas—municipal, commercial,and public utility D D D broadcasting and wireless communications subject to Airport Land Use Commission approval Athletic and health clubs, A D' D' fitness centers,game courts, and other recreational facilities —indoor Audio and video production NL A A studios Auto repair and related services A — — (body,brake,transmission, muffler shops;painting,etc.) Auto sound system installation A -- — Banks,savings Moan,credit DZ D' DZ union or finance company— Customer service branch Corporate or regional A administrative office Broadcast studios A A A Building and landscape A PC PC maintenance services Cabinet and carpentry shops D -- — Caretakers quarters A D D Car rental as an exclusive use -- -- D Volny Annexation 09-01 A�a 4 Recommended Uses Page 2 Type of Use C-S zone Business Park Staff Present zoning proposed in Airport Area Recommendation Volny Auux 09-01 specific Plan Carwash—self-service or D -- — mechanical Catering services A -- — Cemeteries,mausoleums, PC -- — columbariums Churches,synagogues,temples D3 _ —3 Circus,carnival, fair,festival, D -- — parades Computer services A A A4 Concurrent sales of alcoholic D -- — beverage and motor fuel Construction Activities A A A (Section 17.08.010G). Contractor's yards A -- — Convenience facilities primarily to serve workers in the area,which may include the following(see also separate retail and.service listings): See day care. D' —3 Child or elderly care,each facility having up to 5,000 sf gross floorarea(GFA) __�_�.._._.......... ............................................................................................................................................................._..........._.........................___................_._............... Sales of business and office A D' Dt supplies(up to 5.000 sf GFA) —_....._...__..._...._._......................................_...................................................................._................................................ _...._.—._._..._._...__._.............................. Barbers,hair stylists,manicurist, D DDt tanning salon (2,000 sf GFA each) _ — _.... _. ..................................................................................................._........_.........._.__. ..._.. Bicycle sales&repair(2,000 sf A Di D' GFA each) ___..._..—._...... ........ .._......... ...................... ....................................................................._..................._ _•___ Branch of bank,savings&loan, D DiD' �— or credit union (2,000 sf GFA each) .........................._...._.........._..._...................................._..._..i...................._. t Laundry or dry-cleaning(2,000 sf See laundry below D D GFA each) Retail sales of food,publications, — DI Dt and sundries(2,000 sf GFA each) Credit reporting and collection A A A Credit Union and Finance — Ds Delivery and courier services D D Det. and security services A -- — Drive-in theaters PC — — Employment agencies -- D -- Equipment Rental A -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing LXhl% ,t C ATTACHMEKi ¢ Volny Annexation 09-01 Recommended Uses Page 3 Type of Use C-S zone Business Park Staff Voln Annx 09-01 Present zoning proposed in Airport Area Recommendation y Specific Plan Exterminators and fumigators A — — Feed stores and farm supplies A -- Florists — -- Food bank and package food D -- — distribution centers Gas distributors—containerized D -- — (butane,propane,oxygen,etc.) Government agency offices and — D D5 meeting rooms. offices pertaining to airport operations and transportation admin.only Homeless shelters PC -- — Hot tubs—commercial PC -- — Hotels or motels —6 PC, —3 Insurance services(local) - D5 Ds Insurance services(regional) -- DS Ds Laboratories for medical or A A A analytical research Laundry/dry cleaner • cleaning plant A __ See convenience facilities • pick-up point A -- • self-service D — Manufacturing—food, beverages;ice,apparel, electronic,optical, instrumentation products; D A9 D9 jewelry;musical Mineral Extraction PC — Mortuaries -- -- -- Nightclubs,discotheques PC -- — Offices-contractors and A A A construction management Offices-architecture, A A A engineering, interior design Offices(professional) counselors,accountants, invest. 7 _ brokers,appraisers -- Organizations(professional, religious,political, labor, D D —3 fraternal,trade,youth,etc.) offices and meeting rooms Parking(as a principal use) D8 -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing J j� ,7,2D CXhIbit G ATTACHMENT 4 Volny Annexation 09-01' — Recommended Uses Page 4 Type of Use C-S zone Business Park Staff Voln Annx 09-01 Present zoning proposed in Airport Area Recommendation y Specific Plan Photocopy services and quick A A A printers Photo finishing-retail A DI DI Photo finishing-wholesale; blue-printing and microfilming A A A service Photographic studios A -- — Police or fire stations or -- PCI — training facilities Post offices and public and A -- — private postal services Printing and publishing subject A PC A to limitations for manufacturing uses Printing and publishing A PC PC generally Produce stand A -- Public assembly facilities (community meeting rooms, PC DI 3 auditorium,convention halls) Recycling-bulk receiving, NL -- — sorting,storage Recreation facilities-indoor A D' Dt Recreation facilities-outdoor A -- — Amusement facilities-outdoor— PC -- — low intensity(golf) Amusement facilities-outdoor- med. Intensity(golf driving PC — range,play lot) Amusement facilities-outdoor- high Intensity(sports field,rec. PC — center,amusement park) Railroad yards and stations D -- — Repair services(office and A D D business equipment) Research&development— services,software,consumer A A A products, instruments,office equipment,and similar items Research&development— transportation equipment, PC D D weapons,metals,building,etc. Restaurants,sandwich shops, D -- D' take-out food,etc. See convenience facilities A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 2-21 Volny Annexation 09-01 — ATTACHI&MT 4 Recommended Uses Page 5 Type of Use C-S zone Business Park Staff Present zonin proposed in Airport Area Recommendation Volny Annx 09-01 S Specific Plan_ Retail sales—convenience D — Dt stores See convenience facilities Retail sales—outdoor sales of building materials and A — gardening supplies (lumberyards,nurseries) Retail sales—indoor sales of building materials and A gardening supplies(floor,paint, glass). Retail sales—appliances, furniture and furnishings, musical instruments;data processing equipment, A -- — business,office and medical equipment stores;sporting goods,outdoor supply. Retail sales and repair of A Dt bicycles See convenience facilities See convenience facilities Retail sales and rental—autos, A -- — trucks,,RV's Retail sales—auto parts and accessories except tires and A — batteries as principal use Retail sales—tires and batteries A -- — Retail sales and rental—boats, A -- D aircraft,mobile homes,etc. Aircraft only Retail sales-groceries, liquor Dt and specialized foods(bakery, D __ See convenience facilities etc.) Retail sales-neighborhood D -- — grocery Retail sales-warehouse stores *45,000 scift or less gross floor D area per establishment. *more than 45,000 sq.ft.per establishment. PC -- — Schools *Col leges/universities __ —3 *Business,trade,recreational,or D —3 other specialized school Secretarial and related.services D D D such as transcribing,telephone answering A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing Z-2 Volny Annexation 09-01 Recommended Uses ATTACHMW 4 Page 6 Type of Use C-S zone Business Park Staff Voln A09-01 Present zoning proposed in Airport Area Recommendation ynnx specific Plan Service stations A — — Skating Rinks PC — — Social services(see also -- D — organizations) Stadiums PC — — Swap meets PC -- — Swimming pools(public) PC — — Tallow works(rendering plant) -- — Tattoo parlors D — — Temporary real estate offices in — -- — tract Temporary sales D __ As provided in the zoning regulations Temporary uses D -- As provided in the zoning regulations Ticket or travel agencies,and D D D management of charters or tours Tire recapping A — Title companies — D Ds Trailer rental A — Trucking/taxi service A -- Utility company—Customer -- D account services Utility company—Corp yards A -- -- Utility company—Engineering D A D and administration offices Vending machines -- — Veterinarians D — — Warehousing,distribution, moving,mini-storage as a A PC, — principal use Water treatment services A -- — Wholesale(excluding fuel A PC' D' dealer)and mail order Wholesale fuel dealers NL -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing Exh�b �t c Volny Annexation 09-01 - ATTACNEW 4 Recommended Uses Page 7 Notes: 1. The following activities are secondary uses for business parks. Within the project site, their combined floor area shall not exceed 25 percent of the total floor area. Some are also subject to limits on individual floor area. • Ambulance service • Athletic and health clubs • Bicycle repair(max. 2,000 square feet of floor area) • Branch of bank, savings & loan, credit union, finance company (2,000 square feet per use). Regional or corporate administrative offices are not subject to this area limit. • Photo finishing - retail • Retail sales of food, publications, sundries (2,000 square feet of floor area per use) • Sale, rental of business and office supplies (5,000 square feet of floor area per use) • Wholesaling, mail order(as freestanding uses) 2. Branch bank only 3. Use prohibited by the Airport Land Use Plan (incompatible with ALUP Area 4). 4. Computer services limited to data processing and technical supporta 5. Allowable with administrative use permit with documentation of limited public visitation. 6. Presently inconsistent with General Plan, but expected to be added with adoption of the Airport Area Specific Plan and amendment to land use designations and zoning to Business Park. 7. Zoning Regulations allow large offices (min. 2,500 sf floor area per tenant) with PD Overlay. 8. Zoning Regulations allow parking as a principal use with exceptions to certain development standards. 9. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping volume(shipping or receiving less than 400 cubic meters [14,000 cubic feet] of truck or container space per day); typical products would be specialty foods, beverages, or apparel; electronic, optical, or instrumentation products;jewelry; musical instruments; sporting goods; art materials. EXHIBIT D Applicant.Acceptance of Mitigation Measures ATTACHMENT 4 Project: ER 9-01 710 Aerovista Drive This agreement is entered into by and between the City of San Luis Obispo and Volny . Investment Company on the 9 --L-.- day of � , 2001. The following measures are included in the project to mitigate 6otential adverse environmental impacts. Please sign the original and return it to the Community Development Department. MITIGATION MEASURES: Aesthetics 1. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixture(s), standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels measured at finished grade directly beneath the fixture shall not exceed 10 footcandles. 2. Any future development shall be subject to the architectural review process to ensure against negative aesthetic impacts and compliance with City development standards including the Scenic Highways section of the Circulation Element. Air Quality 3. Any future development project shall include: • bicycle parking located close to door openings of all buildings. • bicycle locker and shower facilities for tenants; • provide convenient pedestrian access to the nearest bus shelter; • outdoor and indoor employee rest and eating areas to encourage employees to stay on site during the lunch hour; • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles; • shade tree planting in parking lots to reduce evaporative emissions from parked vehicles; • double paned windows, energy efficient interior lighting, sodium parking lot lights; • Provision and installation of an electrical vehicle charging outlet and • Increased wall and attic insulation beyond Title 24 requirements. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these features. Mitigation Agreement - 1. )-01 Page 2 q�qC , Cultural Resources 4. If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose specific mitigation based on a qualified archaeologist's recommendations. The Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations and the Director's decision will be forwarded to the Cultural Heritage Committee. Energy and Mineral Resources 5. New buildings constructed on this site shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these energy conserving features. Geology and Soils 6. A detailed soils engineering report shall be submitted as part of any grading and building permit application. The soils report shall include data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City's grading regulations. Hydrology and Water Quality 7. The applicant shall provide the Director of Public Works with a detailed hydraulic analysis, which indicates how the project will be designed to comply with the City's drainage policies. The analysis must address and identify the existing public and private drainage facilities and creek capacities in order to provide design criteria that meet City standards. The proposed development shall not create a situation, which increases the flooding potential downstream. Land Use and Planning 8. Future site development approvals shall include the following conditions: 3 - 2 � Mitigation Agreement - E 01 Page 3 AMCWENT 4 • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • The property owner shall grant an avigation easement for the protection of the San Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo. • All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed). • Any and all use of Airport Drive is subject to review and approval by the County General Services Department and the Airport Manager.. • All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft flights or aircraft operations. Search lights and strobe lights shall be prohibited. Noise 9. The project shall include mitigation measures recommended in the noise report prepared for this project by David Lord, dated March 14, 2001, or equivalent measures to achieve an interior sound level of 45 dBA and an exterior sound level of 60 dBA in outdoor break areas to the satisfaction of the Chief Building Official. Utilities and service Systems 10. Existing and future site development shall incorporate convenient facilities for interior and exterior on-site recycling. A description of current recycling efforts and any plans to expand those efforts shall be submitted to the Community Development Department prior to City Council review of the annexation request. If the Community Development Director or hearing body determines that the above mitigation measures are ineffective or physically infeasible, he may add, delete or modify the mitigation to meet the intent of the original measures. Please note that section 15070 (b) (1) of the California Administrative Code requires the applicant to agree to the above mitigation measures before the proposed Mitigated Negative Declaration is released for public review. This proj9pt will not be scheduled for public review and hearing until this signed o ' nal is returned to the Community Development Department. oh andev' a Representa 've for: Community Development Director Volny Invest nt Company by: Ronald Whisenand Development Review Manager 3 --27 ^� 1 ATTACHMENT 5 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING A REQUEST FOR ANNEXATION AND PREZONING FOR PROPERTY AT 710 AEROVISTA PLACE (ANNX/PD/ER 9-01) WHEREAS, the Planning Commission conducted a public hearing on May 9, 2001, and recommended: 1) prezoning the proposed annexation site Service Commercial with a Planned development overlay(C-S-PD); and 2) forwarding a resolution to LAFCO requesting annexation approval; and WHEREAS, the City Council conducted a public hearing on July 10, 2001 and has considered testimony of interested persons, the records of the Planning Commission hearing and action, and evaluation and recommendations of staff; BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this Council, after consideration of a request to annex and prezone approximately 13 acres of property located at 710 Aerovista Place, makes the following finding(s): 1. Consideration of this annexation and prezoning request is premature and should not occur prior to completion of an Airport Area specific plan as required by adopted Land Use Element policies 1.13.3 and 7.3. (Council may insert different or additional findings.) SECTION 2. Denial. The request for approval of the prezoning described above is hereby denied. On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of, 2001. Mayor Allen Settle ATTEST: City Clerk Lee Price Resolution for Denial No. '(2001 Series) Volny Annexation Page 2 ATTACHMENT 5 APPROVED AS TO FORM: i t0eeff gensen 3--� q A�ITACHMEIVT 6 RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: City of San Luis Obispo Community Development Department 990 Palm Street San Luis Obispo, CA 93401-3249 APN: 076-401-052 PRE-ANNEXATION AGREEMENT BY AND BETWEEN THE CITY OF SAN LUIS OBISPO AND VOLNY INVESTMENT COMPANY This annexation agreement is made and entered into this Z%J day of A 2001, by and between the City of San Luis Obispo, a chartered municipal Company, (hereinafter referred to as "CITY") whose address is 990 Palm Street, San Luis Obispo, California 93401; and Volny Investment Company, located at P.O. Box 12709, San Luis Obispo, California 93406 (hereinafter referred to as "OWNER"), pursuant to the authority of the City Charter and Section 56000, et. seq., of the California Government Code. CITY and OWNER shall hereinafter be referred to collectively as "PARTIES." I. RECITALS. WHEREAS, Volny Investment Company is the owner in fee of certain real property in the County of San Luis Obispo, commonly known as 710 Aerovista Place, APN #076-401-052, further described in the attached Exhibit A and referred to herein as the "subject property"; and WHEREAS, the subject property is proposed for annexation to the City of San Luis Obispo (City File No. 9-01); and WHEREAS, to provide for the City's orderly growth and development; consistent with the General Plan, the PARTIES anticipate that the subject property will be annexed to the City pursuant to terms and procedures of the California Government Code 56000 et seq; NOW THEREFORE, in consideration of the mutual promises, covenants and agreements stated herein, PARTIES agree as follows: II. URBAN SERVICES. Upon annexation, the property shall be entitled to the full range of City services, including but not limited to water and sewer services, police and fire protection, and general government services, some of which are described below in more detail: A. Water, Sewer, and Fire Protection Plan for Services: OWNER agrees to submit a plan for water, sewer, and fire protection service for the area proposed for annexation to the satisfaction of the Public Works Department Director, the Utilities Department Director, and the City Fite Marshal prior to City Council consideration of the annexation request. The plan shall include a construction cost estimate prepared by a registered civil engineer. B. Water Service. CITY agrees to provide water service, as available, for fire fighting and Voiny Pre-Annexation Agreement ,AlTACNII � T 6 Page 2 � G� File No.9-01 domestic purposes to the subject property upon request of OWNER, subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances, including but not limited to retroftsequirements. Any connection to City water Will require the development of a water allocation through the retrofit program. On-site use of any well for potable or non-potable uses will be allowed to continue only on the parcel overlying any well provided any such well continues to meet County Health Department standards. Use of groundwater for new development shall comply with applicable City regulations, codes, and policies. In the event of abandonment or failure of well(s), OWNER shall comply with applicable State and County regulations regarding well abandonment. Non-potable water may be used for landscape irrigation. OWNER agrees that, prior to City Council consideration of the proposed annexation (ANNX 9-01), OWNER shall submit written evidence that the Fiero Lane Water Company will quitclaim all rights, title, and interest to their water service facilities within and serving the area to be annexed. OWNER agrees to connect existing buildings to the City water system within 180 days of finalization of the annexation. OWNER agrees to sever all connections to the Fiero Lane Water Company system and establish service with the City within 180 days of finalization of the annexation. Service with the City can be established by constructing a new water main extension in Aerovista Place or by incorporating existing Fiero Lane Water Company water main and associated appurtenances into the City's water distribution system. It is understood by all parties that a well on the south side of Aerovista Place and the associated 2" water line in Aerovista Place will continue to serve the Fiero Lane Water Company. All other Fiero Lane Water Company facilities within the area to be annexed to the. City shall be disconnected from the Fiero system and abandoned or removed. All pipelines, public water system components or other facilities required to be incorporated into the City water system shall be brought up to City standards and pass all tests and inspections prior to inCompany into the City system to the satisfaction of the Utilities Director and the Director of Public Works. C. Sewer Service. City agrees to provide sanitary sewer service, as available, to the subject property upon request of the OWNER subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances. OWNER agrees to connect existing buildings to the City sewer system and to abandon connection to the Fiero Lane Water Company's wastewater system within 180 days of finalization of the annexation. It is understood by all parties that the sewer leach fields on one of the parcels being annexed (APN 076-401-053) will continue to serve the Fiero Lane Water Company, until such time as the Fiero Lane Water Company annexes to the City and receives City sewer service. No expansion of the leach fields will be permitted on any properties within City limits, and no development will be approved on property containing Fiero Lane Water Company leach 3 -3/ ^ 1 Volny Pre-Annexation Agreement Page 3 ATTACHMENT 6 ! File No.9-01 fields until such time as the leach fields are no longer needed and are abandoned or removed. In addition, no water or sewer service laterals will be extended to that parcel as long as it contains sewer facilities serving the Fiero Lane Water Company. D. Fire Protection. City agrees to provide fire protection service, as available, to the subject property upon request of the OWNER, subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances. Development on the subject property must connect its fire suppression system to the City water system and will be charged a monthly fire protection service fee if the property does not also have a domestic connection to the City water system. Within 180 days of finalization of the annexation, existing buildings shall connect to the City water system for the purposes of providing the required fire flow and supplying the existing buildings' fire sprinkler systems. OWNER agrees to demonstrate how the project will comply with the California Fire Code to the satisfaction of the City Fire Chief prior to City Council approval of the annexation. Prior to City Council action on the annexation request, the OWNER shall: 1. Provide the Fire Department with a fire flow analysis for the proposed project. The purpose of the analysis is to determine if adequate fire protection water and pressure is available for the type and size of buildings to be constructed. 2. Arrange for a fire and life-safety inspection for existing buildings on the property to be annexed.A copy of the report shall be forwarded to the City Fire Department for review. 3. Arrange for a site and building analysis to be prepared by a qualified engineer, specialist or other person acceptable to the Fire Chief and the property owner. At a minimum, the report shall contain and/or address the following information: a. A code analysis of the buildings and a summary of the existing business operations and uses. Indicate the applicable Building, Fire and other relative codes in effect at time of permit issuance. b. A legible site and building plan showing location of fire sprinkler risers, alarm panels, required exits, fire extinguishers and any hazardous materials storage. C. Adequacy of fire department access roads and circulation for City Fire apparatus. d. A fire-flow analysis verifying adequate flows for existing buildings. Include fire hydrant locations, type, and main sizes. e. Types and location of all fire protection equipment, maintenance agreements and latest inspection/test records. E. Performance Guarantee Volny Pre-Annexation Agreement Page 4 ATTACHMEW 6 File No.9-01 OWNER agrees that the work of disconnecting from the Fiero Lane water and wastewater treatment system and connecting to the City water and sewer system for the purpose of receiving City water, sewer and fire protection services shall be completed within 180 days of finalization of the annexation, unless an extension has been granted by the City, provided that if completion of said work is delayed by acts of God or labor disputes resulting in strike action, the OWNER shall have an additional period of time equivalent to such period of delay in which to complete such work. Any extension of time hereunder shall not operate to release the surety on the Improvement Security filed pursuant to this agreement. Prior to final City Council action on the annexation, OWNER shall submit, as security for the performance of this agreement, an instrument of credit or bond approved by and in favor of the. City of San Luis Obispo, and conditional upon the faithful performance of this agreement. III. SPECIFIC PLAN AND AREA WIDE PLANNING AND INFRASTRUCTURE FEES. A. Airport Area Specific Plan and Infrastructure Fee. This $26,236.00 per undeveloped acre fee (interim fee) is the estimated apportioned cost of area-wide planning and construction of infrastructure within the Airport Annexation Area (including specific plan preparation, water and sewer system improvements, circulation system improvements, and storm drain system improvements). OWNER hereby agrees to contribute $133,279.00, based upon the size of the OWNER' undeveloped lots— 5.08 acres. Such payment shall be paid in full, or secured by a letter of credit, prior to final Council action on the Annexation, and said letter of credit shall be in effect for a period not less than 5 years from the date of completion for that annexation. OWNER may elect to pay this fee at any time within the five year period and retire the letter of credit. Within the next eighteen to thirty months (but not later than five years), the City expects to adopt a finalized specific plan and infrastructure improvement fee (Finalized Fee), form an assessment district or similar funding mechanism (District), or implement some combination of these two approaches, in order to finance these planning and improvement costs. In the event that the Interim Fee is paid in full prior to the adoption of a Finalized Fee or the formation of a District, all obligations under any such future Finalized Fee or District will have been fully satisfied by payment in full of this Interim Fee amount. If the OWNER choose not to pay the Interim Fee prior to the adoption of a Finalized Fee, payment in full of the Finalized Fee amount adopted as it applies to this project will be required at that time, and the letter of credit will be retired. In the event that a District approach is adopted by the City in funding the airport area specific plan and infrastructure improvements instead of (or in combination with) a Finalized Fee, OWNER and their successors agree to support the formation of such a District. IV. OPEN SPACE. This $2,500.00 per undeveloped acre fee is the apportioned cost for acquisition of an open space buffer to the south of the Airport Area as required by the General Plan. OWNER agree to contribute $12,700, based upon the size of the OWNER' undeveloped lots—5.08 acres, prior to final Council action on the annexation. 3-�33 ATTACHMENT 6 E Volny Pre-Annexation Agreement Page 5 File No.9-01 V. COMPLIANCE WITH CITY STANDARDS. Once annexed, the property will be subject to the same rules, regulations, laws, fees, and taxes that would be applied to other properties, residences, businesses, and customers in the City under similar circumstances including, but not limited to Building Code, Fire Code, Zoning Regulations, environmental regulations (California Environmental Quality Act), fees, taxes (including business taxes and utility user taxes) and other provisions of the Municipal Code and State laws. VII. PROPERTY IMPROVEMENTS. At the time of future development or redevelopment, it shall be the responsibility of the OWNER to install and/or pay for improvements and fees which may be required by permit, law, rule, regulation, or mitigation, unless otherwise specified in an adopted Airport Area Specific Plan and the certified environmental review document for that specific plan. VIII. TRAFFIC IMPACTS. Traffic impact fees shall be paid prior to the issuance of any building permits. IX. WATER AND WASTEWATER IMPACTS. Water and wastewater impact fees shall be paid prior to the issuance of any building permits, and, where buildings already exist, prior to connection to the City water and wastewater systems. Both the water and the wastewater impact fees are based on the size of the water meter serving each parcel. X. INCLUSIONARY HOUSING REQUIREMENTS. OWNER agrees to comply with the City's inclusionary housing requirements. The OWNER has indicated in the application form he will be paying the fee equal to 2% of building valuation as determined by the Chief Building Official prior to occupancy. XI. TERM OF AGREEMENT. The term of this agreement shall begin upon the effective date of the annexation. The agreement shall remain in effect until modified or terminated by mutual consent of the PARTIES. In the event the annexation shall not become effective for any reason whatsoever, this agreement shall terminate and have no force and effect, as if it had never been entered into by the PARTIES. XII. SUCCESSORS, HEIRS, AND ASSIGNS. This agreement shall be recorded with the County Recorder and shall bind and inure to the benefit of the successors, heirs, assigns, and personal representatives of the PARTIES. XIII. AMENDMENTS, TIME EXTENSION OR CANCELLATION. This agreement may be amended, extended, or canceled at any time by mutual consent of the PARTIES or their successors in interest. IN WITNESS WHEREOF, this agreement is executed on the date above stated at San Luis Obispo, California. Volny Pre-Annexation Agreement Page 6 A TAOW 6 File No.9-01 - ALL SIGNATURES MUST BE NOTARIZED OWNER BY: / Arnold Investment Company CITY OF SAN LUIS OBISPO, artered Municipal Company BY: Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: C' m lensen CALIFORKA ALL-PURPOSE AMOWLED09NEENT ATTACHMENT 6 State of California County of San Luis Obispo On May 2, 2001, before me, Julia M. Stanton, Notary Public, personally appeared Arnold A. Volny, personally known to me to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. JUUA M,STANTON WITNESS my hand and official seal. _- Corrmdsst��12694 trolly nAft-Coffam o Sty Lula ObWo C=* JIia M.Stanton OPTIONAL CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT ❑ INDIVIDUAL © CORPORATE OFFICER P/''c -AN�ItxA nC: % AL-fi1Ecm;&v-7- TITLE OR TYPE OF DOCUMENT ESiO-k�/ TITLE(S) ❑ PARTNER(S) ❑ LIMITED ❑ GENERAL ❑ ATTORNEY-IN-FACT NUMBER OF PAGES ❑ TRUSTEE(S) ❑ GUARDIAN/CONSERVATOR ❑ OTHER: ATE OF DOCUMENT SIGNER IS REPRESENTING: NAME OF PERSON(S) OR ENTr Y(IES) VOLN 4 �i;N.i 7jZy�17.oni yH C, /71.4y/iiC ALL G.i SQL r SIGNER(S) OTHER THAN NAMED ABOVE gcT+Gc.n. �neT,vcrL ci- Uc�N�_s%nc�s%Y�� G P , EXHIBIT A 1 of 2 S•Rs"' ,��?x�Sl�Sx «y`y .,..t_ O ` ;c41 C4 SIFF'✓� Ci�'`• ,Ya 1^ r. a 7gfy4F"yS ._.c.\y r7 t, LU ,4 _7 'll0,r r! • ..z i r 373 91i �y Sr ^r'�4 �7 '� ,`efi'1.. t rY n-r• r if y r r ? k ay + hJi Jt t sfppy rf,?1 ti 1 ♦. • .0 ^ x Y• 4 i A' f 7 , z. t. ., x A'�'R. •n...0 +^ f�t.'{,'si >+iy&C" .' �'Nt 6) "4.. 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J tR�',•� �' > v 1'i, -"x ' � •f'r 12 - .�C' LEGEND PROPOSED CITY = 11 = 11m GRAPHIC SCALE LIMIT UNE it100 0 aao 1393 taco EXIS77NG CITY m m LIMIT LINE AREA TO BE IN FW ) ANNEXED 1 inch - 1000 R R R M D E S I G N G R O U P AEROWSTA Atr6lteclure -Planning •Engineering•Surveying •lntenors 'landscape Architecture ANNEXA TION 3701 South Higuera Street, San Luis Obispo, California 93401 805/543-1794 •7em latmet Rn 35595. t8 erre, taeceet St=t= Pts 5702• DATE: 1-8-2001 SCALE: 1' = 1000' �3r37 -- EXHIBIT A 2 of 2 ATTACHMENT Annexation #65 .ATT/ICWW to the City of San Luis Obispo Legal Description Parcel 1 of Parcel Map CO 89-319 as shown on map filed in Book 54 of Parcel Maps at page 61, filed in the Recorder's Office of San Luis Obispo County, California together with Parcels 1, 2 and 3 of Amending Parcel Map COAL 00-136 as shown on map filed in Book 55 of Parcel Maps at page 56, filed in said County Recorder's Office. EXCEPTING therefrom the right-of-way for Aerovista Place as shown on said parcel map being included within Annexation#64 being processed concurrently. The above-described parcel is graphically shown on the Annexation Exhibit Map attached hereto and made a part hereof. E.\2000\1800033 AeroVista\Annexadan\Annexadcn Legal Descriptian.doc April 12,20012:35 PM O \-ANG U — U z � 0 5702 *Jr �,r 8XPI 9;2003 . ` C <3 3S, `r p pT1'ACHM� 7 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM 0 BY: Whitney McIlvaine, Associate Planner MEETING DATE: FROM: Ron Whisenand, Development Review Manage FILE NUMBER. ANNEX, PD, ER 09-01 PROJECT ADDRESS: 710 Aerovista Place SUBJECT: Consideration of a request to annex and prezone approximately 13 acres on the north side of Aerovista Place. SUMMARY RECOMMENDATION Recommend that City Council: A. Introduce an ordinance adopting the mitigated negative declarations of environmental impact (ER 09-01); prezoning the 13-acre site C-S-PD (Service Commercial-Planned Deveiopment); and adopting the list of allowed and conditionally allowed uses. B. Adopt a resolution recommending that the Local Agency Formation Commission approve the annexation of 13 acres at 710 Aerovista Place. BACKGROUND Situation This application is being made pursuant to the City's Interim Airport Area Annexation Policy. The applicant has also filed an application with the San Luis Obispo Local Agency Formation Commission (LAFCo) which authorizes annexations. City and LAFCo policies require that the Planning Commission and City Council determine the appropriate zoning (referred to as "prezoning") for the sites to be annexed. Data Summary Applicant/Owner: Arnold Volny Representatives: Rutledge Construction and Pults and Associates County Zoning: Commercial Service/Business Park City General Plan: Services and Manufacturing Draft Airport Area Specific Plan: Business Park Environmental Status: The Director determined the projects required a mitigated negative declaration of environmental impact on May 2, 2001. Site Description The site contains four lots. The lot closest to the airport is developed with a church and an electronics ATTACHMENT 7 Planning Commision Meeting May 9,2001 09-01 Volny Annexation Page 2 business. The adjacent lot to the east has been developed as a septic leach field for properties served by the Fiero Lane Water Company. The area of the site proposed for new development consists of two parcels, each 2.54 acres in size, nearest the intersection of Aerovista Place and Broad Street. Surrounding development includes the airport and service-commercial and industrial uses. Development Plan Plans show two two-story, buildings, one approximately 40,000 square feet and one approximately 50,000 square feet in size. Each site is designed as a stand alone project, however the main driveway entrance straddles the property line and portions of the parking area are likely to be shared. The Architectural Review Commission (ARC) reviewed plans on March 6, 2001. Plan revisions will be reviewed by the ARC on May 21, 2001. EVALUATION General Plan/Interim Airport Annexation Policy Conformance Ultimately these sites are envisioned by both City and County land use plans to be annexed to the City. It is the policy of City Council to process interim annexations of those properties in the airport area which will otherwise develop in the short term within the County (LUE Policies 1.13.3 and 7.3). The interim annexation criteria allows property to be considered for annexation prior to the adoption of the Airport Area Specific Plan provided: 1. It is contiguous to existing city limits; and 2. It is within the City's urban reserve line; and 3. It is near to existing infrastructure; and 4. Existing infrastructure capacity is available to serve the proposed development;and 5. A development plan for the applicant's property accompanies the application for annexation. 6. The applicant(s) agree to contribute to the cost of preparing the specific plan and constructing area-wide infrastructure improvements according to a cost sharing plan maintained by the City. In this case, the properties meet all of the above General Plan criteria for early annexation. The City Engineer has certified that adequate resources exist to serve the site upon annexation, subject to compliance with City water and sewer regulations. Utilities and services are available in Broad Street and will be extended into Aerovista Place across the full frontage of the project site. The site is within the urban reserve line. The existing city limits boundary is immediately to the south along Aerovista Place and to the east along Broad Street. Annexation of this property would result in a logical extension of the present City limits boundary consistent with applicable policies of the General Plan and the City's Interim Airport Area Annexation Policy. The applicants have agreed to contribute to the cost of preparing the Airport Area Specific Plan, Planning Commision Meeting May 9,2001 AlUCHMEM' 7 09-01 Volny Annexation Page 3 sharing the cost of constructing area-wide infrastructure improvements, and contributing to open space preservation according to the provisions of the Interim Airport Area Annexation Policy. Costs have been calculated as follows: 1. Utilities - The applicant will tie into the City system for fire protection and development purposes. Water and sewer impact fees will be required prior to connection to water and sewer services, typically upon development. The applicant will also have to develop a water allocation (through retrofitting) prior to connection to water services. Water and sewer mains must be extended down Aerovista Place across the full length of the property frontage. 2. Transportation Impact Fees — All new development is subject to transportation impact fees based on the fee schedule in effect at the time of building permit issuance. 3. Open Space Fee - The City's General Plan requires development in the airport area to contribute to the acquisition of open space. The interim policy establishes a fee of$2,500 per undeveloped acre due immediately upon annexation approval by City Council. The applicant agrees to contribute $12,700, based upon the size of the undeveloped lots—5.08 acres, payable in full prior to final Council action on the annexation. 4. Deferred Area-Wide Impact Fee - This fee represents the undeveloped portion of the property's share of the cost of area-wide infrastructure for the buildout of the entire airport area, such as major roads, trunk water and sewer improvements, storm drain improvements, and preparation of the Airport Area Specific Plan. These fees are in addition to the utility and transportation fees discussed above. The City's Interim Airport Area Annexation Financing Plan establishes a fee of$26,236.00 per undeveloped acre, due prior to Council action on the annexation. The applicant agrees to contribute $133,279.00, based upon the size of the undeveloped lots — 5.08 acres. Such payment shall be paid in full, or secured by a letter of credit, or other means acceptable to the City, prior to final Council action on the Annexation. These costs and other development issues will be addressed in a formal pre-annexation agreement to be executed prior to action on the annexation by the City Council. "PD" Prezoningfor Compatibility with the Anticipated Business Park Designation Part of the annexation process involves specifying an appropriate City zoning designation for the site upon annexation. The City is being asked to approve a project where the General Plan map shows Services and Manufacturing, but where the draft of the Airport Area Specific Plan map shows Business Park. Following is the draft specific plan's statement of purpose for the Business Park designation. ATTACHMENT Planning Commision Meeting May 9,2001 09-01 Volny Annexation Page 4 "Areas designated Business Park are primarily for research and development, light manufacturing, and business services that are compatible with each other and with airport operations." Business Parks are intended for firms and agencies which provide jobs that can support households in San Luis Obispo. Activities which are supportive of or accessory to the primary activities may be established as well. The City recognizes that firms locating in areas designated Business Park often combine product development, promotion, manufacturing, and distribution at a single facility. The use chart provisions are intended to accommodate such combinations, with the lowest level of review by the City that is consistent with assuring a desirable setting for the types of businesses that are the primary reason for Business Parks. Until adoption of the Airport Area Specific Plan (and a simultaneous General Plan amendment), the PD zone provides the greatest flexibility in allowing only those uses that are consistent with both the current Services and Manufacturing designation and the anticipated Business Park designation (see diagram below). Services& Manufacturing PD Business Park Some uses allowed in the Services and Manufacturing designation are not consistent with the proposed Business Park designation. It they were established before the Business Park zone is adopted, they would become non-conforming uses. Under zoning rules, these non-conforming uses could make building improvements or tenant changes at this site difficult. Nonconforming uses also could become nuisances to the types of uses intended for the Business Park designation. Given the above situation, staff has developed a recommended list of uses (see attached table of recommended uses) that comply with both the existing C-S zone and the proposed BP zone. The Planning Commission has previously reviewed and recommended approval of this list in conjunction with annexation requests for properties where the Business Park zone is anticipated. Airport Compatibility The property is within the San Luis Obispo County Airport Land Use Plan's Area 4 & 5 (Area 4: Land adjacent the airport between runway extensions, and Area 5: Other land between runway extensions) The project is scheduled for review by the Airport Land Use Commission (ALUC) on May 16, 2001. Preliminary comments from the Airports Manager indicate the proposed annexation and future development of the site can be approved with conditions which include: granting an avigation easement, compliance with the compatible land use matrix of the Airport Land Use Plan, shielding of exterior lighting, and soundproofing. As required, the uses proposed as part of the Planned Development are compatible with the San Luis Obispo Airport Land Use Plan. Planning Commision Meeting May 9,2001 ARAr+ 7 09-01 Volny Annexation Page 5 Water Supply The City of San Luis Obispo obtains its water from a combination of surface and groundwater sources. Adopted safe annual yield for 2001 from these sources is 7,530 acre-feet per year. The City is pursuing the development of additional water supplies, including the Nacimiento Pipeline Project, the Salinas Reservoir Expansion Project, expansion of groundwater resources, and the Water Reuse Project. Reuse of treated wastewater for non-potable needs, such as landscape watering, will reduce demand on potable water supplies. This is likely to be the first additional source developed and is projected to yield roughly 1200 acre-feet per year. Half that amount would be held in reserve. The other half would be used in place of potable water, thereby increasing the amount of potable water available for allocation by roughly 600 acre feet per year. Planning for water use in the City is based on an average consumption of 145 gallons per day per person or 0.162 acre-feet per person per year, which is somewhat higher than actual consumption during and since the most recent drought. Based on this water use rate and current city population, present demand is 6,962 acre-feet per year. This number is recalculated annually using updated population estimates from the California Department of Finance. The difference between safe annual yield and present demand is 542 acre-feet per year, which is available to serve new development. Half this amount(271 acre-feet) is available for development in annexation areas. Until retrofit of the entire city is essentially complete, all developers are subject to the City's Water Allocation regulations and must retrofit existing facilities with low-flow plumbing fixtures in order to offset twice the expected demand of their development prior to issuance of a building permit. The Utilities Department staff estimates that remaining opportunities for retrofitting could reduce current water use by 500 acre-feet per year. The estimated water demand for existing and proposed site development is approximately 10 acre feet of City water per year. This amount could be reduced by roughly 30% if on-site wells are used for landscape irrigation. Compliance with Water Allocation regulations will ensure water supply availability. Environmental Impacts The attached environmental initial study concludes that annexation and proposed site development will not result in any significant adverse impacts on the physical environment. Preliminary review of conceptual development plans by various City departments indicates that such development could be accommodated by City services. Mitigation is recommended to reduce cumulative impacts on air quality, energy conservation, and the solid waste stream. -0 Planning Commision Meeting May 9,2001 09-01 Volny Annexation ATTACHW 7 Page 6 J ALTERNATIVES 1. Recommend that the City Council forward a recommendation to LAFCo to deny the requested annexation based on appropriate findings. 2. Continue action with direction. OTHER DEPARTMENT COMMENTS Other department comments are attached to the environmental initial study and support annexation. RECOMMENDATION Forward a recommendation to City Council as outlined at the beginning of this report based on the following findings: Environmental Review 1. The environmental initial study (ER 09-01) adequately evaluate potential adverse impacts to the environment as a result of the proposed annexation and prezoning. Furthermore, based on information in the application, a field inspection, and a review of relevant references in the Community Development Department, staff has determined that there is no evidence that the projects will have any potential adverse effects on fish and wildlife resources or the habitat upon . which the wildlife depends. Annexation 1. The annexation is appropriate since the site is contiguous to the City on one side and the site is within the urban reserve line of the City. 2. The annexation of the site is a logical addition to the City due to its location in relation to existing urban development and city services. 3. The annexation is consistent with the goals and policies of the City's General Plan. Prezonine 1. The annexation and prezoning are consistent with the General Plan, including policies regarding the location of services and manufacturing uses. - - ATTACHMENT Planning Commision Meeting May 9,2001 A1u(3J IT., '7 09-01 Volny Annexation _ Page 7 2. Prezoning the annexation area C-S-PD will be compatible with existing and allowed land uses in the area because the approved list of uses complies with the draft Business Park and the established Service Commercial use matrixes. 3. Prezoning the annexation area C-S-PD is consistent with the intended uses for this portion of the Broad Street corridor and will be compatible with existing and allowed land uses in the area. 4. Prezoning the annexation area C-S-PD will ensure that uses allowed are compatible with the Airport Land Use Plan and airport operations. Attached: Annexation/Prezoning Maps Table of Recommended Uses Environmental Initial Studies with project specific attachments 3-�S ANNEXATION EXH' 3IT MAP ATTACHMEMT 7 J 1' (QR { o,.� .�Twy �R� IM � ric�a'�• .�d;Jk•� 1.. .,�t� '(]rF b�a.xy.F.r�.7 r<•`> `�>��y^,sCk%)�j'�e"�.I x•w1') � s,� N�r -X' ty, uyi. +•4}�' i` .l 1G^ �! �7x L y 'el r iroy� xrill�'ly ro-•Srlb>� SYq iGs i..ti•�•� e,, o"'t" i � t•c. f �Ii +yx,:S,. _ ar�' �53 +y�i`'s >- .�y`��"•. 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YY �• � t� r'�:go-''n`a'SJ�{'��!'<� o�t .p..��/ h• v -��'Rl Y'� 4�(' '}✓� Imo'ry r.��", �• tc ,w f • Z� �{Jt ��.L�..4� 2yyTf\' •�'7".t� ?'f' '�'�'v� 4 ''I�+C• y v `>}h,}r1� 3•1rt 14 M4 .l �/j / �'f � w�K.� h -. •• "'i (\.'�[' AY i ux F `F.i r%i�.ISYA a"4J'� ' '{MAkla�a. + 1.T J�'+�'?+�' a v r5F 4`'r 1 •s•ir ti 4'.$';)•r•+35G, •)r: ¢f t fC In )Y'} {.{r�+� x��-• aq��i`+� v''�Y� '�`"� � �bt� .",�"') `.i. r .I'C'4 r"' ' 44 C°�`.aA�F. . LEGEND PROPOSED I GRAPHIC SCALE LIMIT UNE CIS taco S eco 1000 2000 EXISTING CITY LIMIT LINE AREA TO BE IN P'SI+'P ANNEXED 1 inch m 1000 R om R R M D E S I G N G R 0 U P AEROVISTA Anhftectum -Plenmq•ftfueertng•Surmymg Interiors •Lwdreape Amklecture ANNEXA TION 3701 South Wguera Street, Sen Luis Obispo, California 93401 B0 A43-1794 am 30M rs ems°' s&12mn wa 5m- DATE: 1-8-2001 SCALE: 1' = 1000' J m x a r r y_y m 9 ACHMp�IT 7 + • Y Y1• �� F I r � m O 6 ® G 0 • Z - O I b � $ g ; Ault F• 3 I• FC i ! I � DD ; s p5 Y42y- i e e I ed �� I I I _ L_______________tel d< p n B e 2 .I�T[NOMIMY}tl TE ' E r 8 R I 6 � ypyp I p a llae� 4 slam ll.?rdts.�t, �!II nnraIanr.r.��r._��r.Ir•��r.r.�r.�ir.r.�r.�.n � � -- d�J',4 ■ __ �■ ■ tOJi r�,�. I■ \, MEN ■! ■MEN IN �I�lllllr .a $e � MENIN iol IMI � � . ■� �I ■n��cai��l]I!u� l� '��l�r..nnl�l�lur.�r./ 1/ ■I �I�1 IS 1 11 '- �a��n �I] nips; \a■� NO ■ 11 r r � ■a � ® �i d t. ■■■. �■ �■ e 11 p ■�_ �■ �■ ElI ...- ME ■il M■ M■ mi j M■0 ME \I Mi IM ME i art' I!■ �■ riil - ■ v® ElmDI III Ir��...:•..�� '� �� • � r, A. 1 . nun _ • ATTACHMENT 17 VoIny Annexation PD 09-01: Recommended Uses Type of Use C-S zone Business Park Staff Volas Annx 09-01 Present zoning. Proposed in Airport Recommendation y Area Specific Plan Advertising and related services A A A Airports and related services PC D PC Ambulance services A D' Dt Amusement arcades(video A — — games) Amusement park, fairgrounds PC - — Animal hospitals,boarding and A — — grooming(small animals) Animals hospitals,boarding and grooming(large animals) D — Antennas—municipal, commercial,and public utility D D D broadcasting and wireless communications Athletic and health clubs, A D' Dt fitness centers,game courts, and other recreational facilities —indoor Audio and video production -- A — studios Auto repair and related services A — — (body, brake,transmission, muffler shops;painting,etc.) Auto sound system installation A -- — Banks,savings&loan,credit DZ D' DZ union or finance company— Customer service branch Corporate or regional A administrative office Broadcast studios A A A Building and landscape A PC PC maintenance services Cabinet and carpentry shops D — — Caretakers quarters A D D Car rental as an exclusive use -- -- — Carwash—self-service or D -- — mechanical Catering services A -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3-4? 1 ATTACHMM 7 Type of Use C-S zone Business Park Staff Volny Annx 09-01 Present zoning proposed in Airport Area Specific Plan Recommendation Cemeteries,mausoleums, PC — — columbariums Churches,synagogues,temples D3 — — Circus,carnival,fair,festival, D — parades Computer services A A A° Concurrent sales of alcoholic D -- — beverage and motor fuel Construction Activities A A A (Section 17.08.01 OG). Contractor's yards A — — Convenience facilities primarily to serve workers in the area,which may include the following(see also separate retail and service listings): See day care D1 Dt Child or elderly care,each facility having up to 5,000 sf gross floor area(GFA) _..._ ...._................................................... ................_.._._._......_..._._.._...__......_.. Sales of business and office A Di Dt supplies(up to 5,000 sf GFA) _�_— ..__.._...._...._.......__......._.__..__........................_.................................................._....._......................_...................._.._..._......_..__..__.._...._...._.._...._......-- Barbers,hair stylists,manicurist, D D' Dt tanning salon (2,000 sf GFA each) .................................... .._..._..__.—._.................................................._......................_......._......................................................................................................................... Bicycle sales&repair(2,000 sf A D1 Dt GFA each) Branch of bank,savings&loan, D D D or credit union (2.000 sf GFA each) Laundry or dry-cleaning(2,000 sf S�. ---.—.--iee l--,--..aundry.._.......bel ._.......ow __..........__..._.._.._..i......_... _........... ._...... ._.... _......... .........._.......D i..... D GFA each) Retail sales of food.publications, — Di Dt and sundries(2,000 sf GFA each) Credit reporting and collection A A A Credit Union and Finance — — -f) Daycare center D -- Dt'3 Delivery and courier services D D Det.and security services A — — Drive-in theaters PC -- — Employment agencies — D — Equipment Rental A -- — Exterminators and fumigators A -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing ATTACHMENT 37 Type of Use C-S zone Business Park Staff Volny Annx 09-01 Present zoning Spee s Plan ed in Airport Area Recommendation Feed stores and farm supplies A — — Florists -- -- — Food bank and package food D — — distribution centers Gas distributors-containerized D -- — (butane,propane,oxygen,etc.) Government agency offices and -- D D5 meeting rooms. offices pertaining to airport operations and transportation admin.only Homeless shelters PC -- — Hot tubs—commercial PC -- — Hotels or motels _6 PC, — Insurance services(local) — D5 Ds Insurance services(regional) -- D5 D5 Laboratories for medical or A A A analytical research Laundry/dry cleaner • cleaning plant A -- — • pick-up point A -- — • self-service D Manufacturing—food, beverages; ice,apparel, electronic,optical, instrumentation products; D A9 D9 jewelry;musical Mineral Extraction PC — — Mortuaries -- — — Nightclubs,discotheques PC -- — Offices-contractors and A A A construction management Offices-architecture, A A A engineering, ind. design Offices(professional) counselors,accountants, invest. 7 _ brokers,appraisers Organizations(professional, religious,political, labor, D D D fraternal,trade,youth,etc.) offices and meeting rooms Parking(as a principal use) D8 — — Photocopy services and quick A A A printers A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing � 4 ATTACHMENT 7 Type of Use C-S zone. Business Park Staff Present zonin proposed in Airport Area Recommendation Volny Annx 09-01 g Specific Plan Photo finishing-retail A DI Dt Photo finishing-wholesale; blue-printing and microfilming A A A service Photographic studios A A A Police or fire.stations or -- PCI — training facilities Post offices and public and A A A private postal services Printing and publishing subject A PC A to limitations for manufacturing uses Printing and publishing A PC PC generally Produce stand A -- — Public assembly facilities (community meeting rooms, PC DI PC auditorium,convention halls) Recycling-bulk receiving,. NL -- — sorting,storage Recreation facilities-indoor A DI Dt kecreation facilities-outdoor A -- — Amusement facilities-outdoor— PC -- — low intensity(golf) Amusement facilities-outdoor- med.Intensity(golf driving PC — range,play lot) Amusement facilities-outdoor- high Intensity(sports field,rec. PC — center,amusement park) Railroad yards and stations D -- Repair services A D D Research&development— services,.software,consumer A A A products, instruments,office equipment,and similar items _ Research&development— transportation equipment; PC D D weapons,metals,building,etc. Restaurants,sandwich shops, D _ Df take-out food,etc. See convenience facilities Retail sales—convenience D — Df stores See convenience facilities A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission.Use Permit. — =Use not Allowed NL=New Listing ^�Oi A7TAOW 7 51 Type of Use C-S zone Business Park Staff Voln A09-01 Present zoning proposed in Airport Area Recommendation ynnx Specific Plan Retail sales—outdoor sales of building materials and A - — gardening supplies (lumberyards,nurseries) Retail sales—indoor sales of building materials and A — — gardening supplies(floor,paint, glass). Retail sales—appliances, furniture and furnishings, musical instruments;data processing equipment, A -- — business,office and medical equipment stores;sporting goods,outdoor supply. Retail sales and repair of A DI bicycles See convenience facilities See convenience facilities Retail sales and rental—autos, A — DI trucks,,RV's Retail sales—auto parts and accessories except tires and A — — batteries as principal use Retail sales—tires and batteries A — — Retail sales and rental—boats, A -- A aircraft,mobile homes,etc. Aircraft only Retail sales-groceries, liquor Dt and specialized foods(bakery, D __ See convenience facilities etc.) Retail sales-neighborhood D — — grocery Retail sales-warehouse stores •45,000 sq.ft.or less gross floor Darea per establishment. *more than 45,000 sq.ft.per establishment. PC — — Schools •Colleg&universities — —3 'Business,trade,recreational,or D —3 other specialized school Secretarial and related services D D D such as transcribing,telephone answering Service stations A — Skating Rinks PC -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing 3 �S3 _ . AITACMEArr Type of Use C-S zone Business Park Staff Voln AO"l Present zoning proposed in Airport Area Recommendation ynn% specific Plan Social services(see also — D — organizations) Stadiums PC — Swap meets PC -- — Swimming pools(public) PC -- — Tallow works(rendering plant) — — — Tattoo parlors D — — Temporary real estate offices in — — tract Temporary sales(17.08.01 J) D — D Temporary uses-not otherwise D -- D listed in Sec. 17.08.01OK of ZR Ticket or travel agencies,and D D D management of charters or tours Tire recapping A -- — Title companies — D D5 Trailer rental A — Trucking/taxi service A — — Utility company—Customer -- D — account services Utility company—Corp yards A — — Utility company—Engineering D A D and administration offices Vehicles servicing or repair, D excluding fueling,as an accessory uses Vehicles servicing or repair, D excluding fueling,as an accessory uses Vending machines — — — Veterinarians D -- — Warehousing,distribution, moving,mini-storage as a A PC, — principal use Water treatment services A — — Wholesale(excluding fuel A PC, Dt dealer)and mail order Wholesale fuel dealers NL -- — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing Volny Annexation 09-01 An,ACHM '7 Recommended Uses Notes: 1. The following activities are secondary uses for business parks. Within the project site, their combined floor area shall not exceed 25 percent of the total floor area. Some are also subject to limits on individual floor area. • Ambulance service • Athletic and health clubs • Bicycle repair(max. 2,000 square feet of floor area) • Branch of bank, savings & loan, credit union, finance company (2,000 square feet per use). Regional or corporate administrative offices are not subject to this area limit. • Photo finishing- retail • Retail sales of food, publications, sundries (2,000 square feet of floor area per use) • Sale, rental of business and office supplies (5,000 square feet of floor area per use) • Wholesaling, mail order(as freestanding uses) 2. Branch bank only 3. Use prohibited by the Airport Land Use Plan (incompatible with ALUP Area 4). 4. Computer services limited to data processing and technical support. 5. Allowable with administrative use permit with documentation of limited public visitation and determination of consistency with City's tri-polar policy (General Plan). 6. Presently inconsistent with General Plan, but expected to be added with adoption of the Airport Area Specific Plan and amendment to land use designations and zoning to Business Park. 7. Zoning Regulations allow large offices (min. 2,500 sf floor area per tenant) with PD Overlay. 8. Zoning Regulations allow parking as a principal use with exceptions to certain development standards. 9. Manufacturing uses are limited to those involving minimal toxic materials or wastes and low shipping volume (shipping or receiving less than 400 cubic meters [14,000 cubic feet] of truck or container space per day); typical products would be specialty foods, beverages, or apparel; electronic, optical, or instrumentation products;jewelry; musical instruments; sporting goods; art materials. 3^SS uII �IIInIB�IIIIIIIIIIIIIIII IIIIIII�III�� ATfAclr 7 IIII�IIII� IIII Cl..1111V Of SM WIS OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For a Mitigated Negative Declaration ER 9-01 1. Project Title: Volny Annexation # 65 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Whitney Mcllvaine (805) 781-7164 4. Project Location: 710 Aerovista Drive 5. Project Sponsor's Name and Address: Volny Investment Company P O Box 12709 San Luis Obispo, CA 93406 6. General Plan Designation: Services and Manufacturing 7. Zoning: In the County, Commercial Service Business Park 8. Description of the Project; The applicant is seeking to annex approximately 14 acres to the City of San Luis Obispo. The property is currently subdivided into 4 lots, two of which are developed. The remaining two lots would each be developed with an office/commercial building. To enable uses consistent with the draft Airport Area Specific Plan, a Planned Development rezoning has also been applied for. 9. Surrounding Land Uses and Settings: Surrounding development is primarily service-commercial or industrial. The San Luis Obispo County Airport is immediately to the southwest of the property. 10: Project Entitlements Requested: Environmental review; Annexation; Planned Development Rezoning; and Architectural review. 11. Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): Airport Land Use Commission; Local Agency Formation Commission lrtO, 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. ATTAR 7 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages. x X Aesthetics Geology/Soils Public.Services Agricultural Resources Hazards& Hazardous Recreation Materials X x Air Quality Hydrology/Water Quality Transportation &Traffic X X Biological Resources Land Use and Planning Utilities and Service Systems x Cultural Resources X Noise Mandatory Findings of Significance x ssr z Energy and Mineral Population and Housing �qF fY,'z`{w, k Resources There is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the California Department of Fish and Game for review and comment. DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. 1 find that although the proposed project could have a significant effect on the environment, there will X not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant" impact(s) or"potentially significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect ori the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are CITY OF SAN LUIS OBISPO 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 S^ S-7 (��ACiiMENT 7 imposed upon the proposed project nothing further is required. May 2, 2001 natu�e / Date Ronald Whisenand, Development Review Manager Community Development Dir. Printed Name For EVALUATION OF ENVIRONMENTAL IMPACTS: 1. A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A"No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each issue should identify the significance criteria or threshold, if any, used to evaluate each question. 3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact" The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant. level (mitigation measures from Section 17, "Earlier Analysis," may be cross- referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D) of the California Administrators Code. Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. CITY OF SAN LUIS OmsPO 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 S� Issues and Supporting Informatic ources Sources Pota Less Than Significant SignificanA im4ct ER#9-01 Voln Annexation Issues with Impact Y Mitigation Inco rated c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 1.AESTHETICS. Would theproject: a) Have a substantial adverse effect on a scenic vista? 1 X b) Substantially damage scenic resources, including, but not X limited to, trees, rock outcroppings, open space, and historic buildings within a local or state scenic highway? c) Substantially degrade the existing visual character or X quality of the site and its surroundings? d) Create a new source of substantial light or glare which X would adversely effect day of nighttime views in the area? This section of Broad Street is identified in the City's Circulation Element as a "road with high or moderate scenic value". Annexation by itself will have no aesthetic impacts. Further development of the site to be annexed will be subject to architectural review and approval to ensure against negative aesthetic impacts, compliance with the City's Scenic Roadways section of the Circulation Element, and compliance with City lighting standards. CONCLUSION: Potentially significant. Mitigation Measures: Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixture(s), standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels measured at finished grade directly beneath the fixture shall not exceed 10 footcandles. Any future development shall be subject to the architectural review process to ensure against negative aesthetic impacts and compliance with City development standards including the Scenic Highways section of the Circulation Element. 2.AGRICULTURE RESOURCES. Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland 1, 5, X of Statewide Importance(Farmland), as shown on the 16 maps pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a X Williamson Act contract? c) Involve other changes in the existing environment which, X due to their location or nature, could result in conversion of Farmland, to non-agricultural use? CONCLUSION: No impact. Soils on site are capable of agricultural production, however this area was determined by both the City and the County during general plan update processes to be better suited to commercial development. The site is not zoned for agricultural use in either the City or the County. The 1990 San Luis Obispo County Important Farmland Map shows most of this area as Urban and Built-Up Land. 3. AIR QUALITY. Would theproject: a) Violate any air quality standard or contribute substantially 12, X to an existing or projected air quality violation? 13 b) Conflict with or obstruct implementation of the applicable X air quality plan? c) Expose sensitive receptors to substantial pollutant X concentrations? d) Create objectionable odors affecting a substantial number X MCITY OF SAN LUIS OBISPo 4 INITULL STUDY ENVIRONMENTAL CHECKLIST 2001 3_59 Issues and Supporting Informati. sources Sources Pote Less Than Less Than No Signit,wnt Significantjg�j Irtlq�ct ER#M1 Voln Annexation Issues with y Mitigation Incorporated of people? e) Result in a cumulatively considerable net increase of any X criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed qualitative thresholds for ozone precursors)? Short-term Impacts During project construction, there will be increased levels of fugitive dust associated with construction and grading activities, as well as construction emissions associated with heavy duty construction equipment. The use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site during the construction period is needed. Compliance with the dust management practices contained in Municipal Code Section 15.04.040 X. (Sec. 7004 (b)) will adequately mitigate these short-term impacts. No further mitigation is necessary. Long-Term Impacts San Luis Obispo County is a non-attainment area for the State ozone and PM10(fine particulate matter 10 microns or less in diameter) air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The 1995 Clean Air Plan (CAP)for San Luis Obispo County was developed and adopted by the Air Pollution Control District (APCD) to meet that requirement. The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan. Motor vehicles account for about 40% of the precursor emissions responsible for ozone formation, and are also a significant source of PM10. Thus, a major requirement in the CAP is the implementation of transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents. The APCD recommends that site development include the following mitigation measures to encourage transportation alternatives to the single occupant vehicle and make the project attractive to bicyclists and pedestrians. Mitigation Measure: Any future development project shall include: • bicycle parking located close to door openings of all buildings. • bicycle locker and shower facilities for tenants; • provide convenient pedestrian access to the nearest bus shelter; • outdoor and indoor employee rest and eating areas to encourage employees to stay on site during the lunch hour, • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles; • shade Vee planting in parking lots to reduce evaporative emissions from parked vehicles; • double paned windows, energy efficient interior lighting, sodium parking lot lights; • Provision and installation of an electrical vehicle charging outlet and • Increased wall and attic insulation beyond Title 24 requirements. If these features are not included in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these features. 4. BIOLOGICAL RESOURCES. Would theproject: a) Have a substantial adverse effect, either directly or 10 X indirectly or through habitat modifications, on any species identified as a candidate, sensitive,or special status CITY OF SAN LUIS OBISPO 5 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 '5' b a Issues and Supporting Informati( -_,ources Sources Pote i Less Than Less Than No Signit,wnt Significant Significant Impact ER#9-01 Volny Annexation Issue Math g i act Inwo o� l species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect, on any riparian habitat X or other sensitive natural community identified in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Conflict with any local policies or ordinances protecting X biological resources, such as a tree preservation policy or ordinance(e.g. Heritage Trees)? d) Interfere substantially with the movement of any native X resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? e) Conflict with the provisions of an adopted habitat X Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? I) Have a substantial adverse effect on Federally protected X wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marshes,vernal pools,etc.) through direct removal, filling, hydrological interruption, or other means? The City's Informational Map Atlas indicates there are no sensitive plants or animal species on the site. CONCLUSION: Not significant 5.-CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change in the significance of 7, 14 X a historic resource? (See CEQA Guidelines 15064.5) b) Cause a substantial adverse change in the significance of X an archeological resource?(See CEQA Guidelines 15064.5) c) Directly or indirectly destroy a unique paleontological X resource or site or unique geologic feature? d) Disturb any human remains, including those interred X outside of formal cemeteries? CONCLUSION: Potentially significant. A phase 1 report prepared for this property did not reveal the presence of archaeological materials. A literature search also confirmed that the site does not have any previously recorded archaeological finds. The report concludes that redevelopment of the area is unlikely to affect any known or suspected archaeological resources and no additional investigation is recommended prior to construction. To avoid significant adverse impacts, the following mitigation is recommended. Mitigation Measure: If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose specific mitigation based on a qualified archaeologist's recommendations. The Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations and the Director's decision will be forwarded to the Cultural Herita a Committee. 6. ENERGY AND MINERAL RESOURCES. Would theproject: CITY OF SAN LUIS OHISPO 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 4b Issues and Supporting Informati ,ources, Sources Pot, i Less Than Less Than No Signu...ant Significantpa `j, Issues with ER#9-01 Volny Annexation Mitigation Inca rated o""r a) Conflict with adopted energy conservation plans? 1, 13 X b) Use non-renewable resources in a wasteful and inefficient X manner? c) Result in the loss of availability of a known mineral X resource that would be of value to the region and the residents of the State? The Energy Element states that, "New development will be encouraged to minimize the use of conventional energy for space heating and coaling, water heating, and illumination by means of proper design and orientation, including the provision and protection of solar exposure. The City implements energy conservation goals through enforcement of the California Energy Code which establishes energy conservation standards for residential and nonresidential construction. Buildings proposed as part of this project must meet those standards. The City also implements energy conservation goals through architectural review. Project designers are asked to show how a project makes maximum use of passive means of reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems to maintain comfort. CONCLUSION: Potentially significant To be consistent with adopted energy conservation policies and avoid using non-renewable resources in an inefficient manner, the following standard mitigation is recommended for any future site development approved by the City of San Luis Obispo: Mitigation Measure: New buildings constructed on this site shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. If these features are not included in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these energy conserving features. 7. GEOLOGY AND SOILS Would theproject: a) Expose people or structures to potential substantial 3, 11 adverse effects, including risk of loss, injury or death involving: I. Rupture of a known earthquake fault, as delineated'in X the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area, or based on other substantial evidence of a known fault? 11. Strong seismic ground shaking? X III. Seismic related ground-failure, including liquefaction? X IV. Landslides or mudflows? b) Result in substantial soil erosion or the loss of topsoil? X c) Be located on a geologic unit or soil that is unstable, or X that would become unstable as a result of the project, and potentially result in on or off site landslides, lateral spreading, subsidance, liquefaction, or collapse? d) Be located on expansive soil, as defined in Table 18-1-B X of the Uniform Building Code(1994), creating substantial risks to fife or property? Geologic Hazards There are no known faults on site or in the immediate vicinity. The site is in Seismic Zone 4, a seismically active region of California, and strong ground shaking should be expected during the life of on-site structures. Any structures must be designed in compliance with seismic design criteria established in the Uniform Building Code. =2 CITY CITY OF SAN Luis OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 - ka Issues and Supporting Informati sources Sources Pote Less Than Less Than No Signiticant Significant Significant Impact Issues With Impact ER#9-01 Volny Annexation Mitigation ACHME Inco orated A soils engineering report specific to this site will be required with any application for site development. Soils According to the Soil Survey of San Luis Obispo County, the soil underlying the site is classified as Cropley Clay (128) with 2 to 9 percent slopes, and Salinas silty clay loam (197)with 0 to 2 % slopes. The soil type has slow to medium permeability and surface runoff with a slight to moderate hazard of water erosion. It also has high shrink- swell potential. The Soil Survey states that this type of soil is suitable for development, but there are moderate constraints that require special design considerations for footings, foundations and roads. The following mitigation measure is recommended to insure that there are no short or long term problems due to the.soil underlying the site. Mitigation Measure: A detailed soils engineering report shall be submitted as part of any grading and building permit application to demonstrate how construction can occur consistent with City standards. The soils report shall include data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City's grading regulations. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the 1 X environment though the routine use, transport or disposal of hazardous materials? b) Create a significant hazard to the public or the X environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? •c) Emit hazardous emissions or handle hazardous or acutely X hazardous materials, substances, or waste within one- quarter mile of an existing or proposed school? d) Expose people or structures to existing sources of X hazardous emissions or hazardous or acutely hazardous materials, substances, or waste? e) Be located on a site which is included on a list of X hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, it would create a significant hazard to the public or the environment? f) For a project located within an airport land use plan, or X within two miles of a public airport,would the project result in a safety hazard for the people residing or working in the project area? g) Impair implementation of, or physically interfere with, the X adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, X injury, or death, involving wildland fires, including where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? CONCLUSION: Potentially significant. Annexation and the use of the site by large office users is not anticipated to result in the creation or exposure of people to any known health hazards. Because of its proximity to the airport, the project was routed to the Airports Manager for comment. Mitigation is recommended in sections 10 and 11 below to avoid conflicts and hazards related to airport operations. 9. HYDROLOGY AND WATER QUALITY. Would theproject: CITY OF SAN LUIS OatSPo 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 , 3 Issues and Supporting Informati )urces Sources pole Less Than Less Than No Signilicant Significant Significant Impact ER#M1 Volny Annexation woes M' 7 Inco orated a) Violate any water quality standards or waste discharge 1 X requirements? b) Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (eg.The production rate of preexisting nearby wells would drop to a level which would not support existing land uses for which permits have been granted)? c) Create or contribute runoff water which would exceed the X capacity of existing or planned storm-water drainage systems or provide substantial additional sources of polluted runoff. d) Substantially alter the existing drainage pattern of the site X or area in a manner which would result in substantial erosion or siltation onsite or offsite? e) Substantially alter the existing drainage pattern of the site X or area in a manner which would result in substantial flooding onsite or offsite? f) Place housing within a 100-year flood hazard area as X mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which X would impede or redirect flood flows? h Otherwise substantially degrade waterquality? X Drainage The site is within the east branch sub-area of San Luis Obispo Creek draining the foothills of the Santa Lucia Range westward through Orcutt Road and the Airport area. Historically, the airport area has experienced flooding problems due to the flat topography and the upstream flows passing through the natural channels which do no have the capability to handle drainage from the upstream properties. The project site drains to Tank Farm Creek where it then flows to San Luis Obispo Creek (at U.S. Hwy 101/South Higuera) and enters the Pacific Ocean at Avila Beach. Because the existing drainage channels do not have the capacity, any increase in drainage flow(rate and amount)could significantly impact these facilities. Therefore, the proposed project must be designed so it does not increase flooding downstream. Mitigation Measure: The applicant shall provide the Director of Public Works with a detailed hydraulic analysis which indicates how the project will be designed to comply with the City's drainage policies. The analysis must address and identify the existing public and private drainage facilities and creek capacities in order to provide design criteria that meets City standards. The proposed development shall not create a situation which increases the flooding potential downstream. 10. LAND USE AND PLANNING- Would theproject: a) Conflict with applicable land use plan, policy, or regulation 1,2, X of an agency with jurisdiction over the project adopted for 4,8 the purpose of avoiding or mitigating an environmental effect? b) Physically divide an established community? X c) Conflict with any applicable habitat conservation plan or X natural community conservationplans? General Plan Consistency Ultimately this site is envisioned by both City and County land use plans to be annexed to the City. City policy CITY OF SAN LUIS OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 / (� Issues and Supporting Inforrnatic _.,ources Sources Pott. _.y Less Than Less Than No Significant Significant Significant Impact ER#9-01 Volny Annexation Issues With ASA CYT 7 Inco orated allows annexation of Airport Area properties, which would otherwise be developed in the short-term within the County, before the Airport Area Specific Plan is adopted (Land Use Element Policy 1.13.3.A) and the entire area annexed to the City of San Luis Obispo. The City's general plan land use element designates the site as "Services and Manufacturing". The land use element encourages a wide range of uses, including light manufacturing, research and development, and laboratories within areas designated as "Services and Manufacturing". Land Use Element policy 3.5.2F allows for large offices with proper approvals. With approval of the Planned Development Overlay, large offices are consistent with the City's General Plan. Land Use Element Policy 7.4 Greenbelt Protection states that annexation of the Airport Area, whether it occurs as one action or several, shall be consistent with the growth management objectives of maintaining areas outside the urban reserve line in rural, predominantly open space uses. An Airport Area annexation shall not take effect unless the annexed area helps protect an appropriate part of the greenbelt near the Airport Area, through one or more of the following methods: A. Dedicating an open-space easement or fee ownership to the City or to a responsible land- conservation organization. B. Paying fees to the City in-lieu of dedication, which shall be used within a reasonable time to secure greenbelt open space near the Airport Area. CONCLUSION: Less than significant. Prior to annexation, open space fees will be assessed for any developable portion of the property. Land Use Element Policy 7.8 Specific Plan states that the City will prepare a specific plan for land uses, habitat protection, circulation, utilities, and drainage within the Airport Area. CONCLUSION: Not significant. The City Council has directed the preparation of a specific plan for the Airport Area. Any developable portion of the site will be assessed an interim annexation fee for specific plan preparation and infrastructure construction. Land Use Element Policy 1.13.4 Development and Services states that actual development in an annexed area may be approved only when adequate City services can be provided for that development, without reducing the level of services or increasing the cost of services for existing development and for build-out within the City limits as of July 1994, in accordance with the City's water management policies. The water management policies may allow part of the water retrofit credit that would be needed for build-out within the 1994 city limits to be used for annexation projects. Water for development in an annexed area may be made available by any one or any combination of the following: A. City water supply, including reclaimed water; B. Reducing usage of City water in existing development so that there will be no net increase in long-term water usage; C. Private well water, but only as an interim source, pending availability of an approved addition to City water sources, and when it is demonstrated that use of the well water will not diminish the City's municipal groundwater supply. The applicant plans to extend city water and sewer lines and connect to these city services. To connect to city water, the applicant must develop a water allocation, consistent with the City's Water Allocation Regulations, which require applicants to retrofit existing plumbing fixtures throughout the city to save twice as much water as the project is anticipated to use. CONCLUSION: Less than significant. Connection to city water and any future site development under the jurisdiction of the City will be subject to the City's water allocation regulations.See water supply discussion under CITY OF SAN LUIS OBIsPo 10 INmAL STUDY ENVIRONMENTAL CHECKLIST 2001 3'-d i Issues and Supporting Informati. urces Sources Pote Las Than Less Than No Signit. Significant Significant Impact ER#9-01 Volny Annexation Issues M;`I'g AMFN7 Incorporated Utilities below. Zoning Ordinance Consistency To be consistent with the Services and Manufacturing land use designation the site must be zoned either Service- Commercial (C-S) or Manufacturing (M). Zoning regulations state that Commercial Service zoning should be located along arterials and that sites zoned Manufacturing need not be on arterials. Broad is an arterial. The City's draft Airport Area Specific Plan indicates that "Business Park" would be the most appropriate zoning for the site. Because the "Business Park" zoning designation is anticipated, yet not currently in effect, the proposed Planned Development Overlay can be used to ensure conformance with both interim Commercial Service and anticipated Business Park zoning. CONCLUSION: Not significant. Consistency with general plan polices and zoning regulations is achieved by prezoning the subject property(C-S-PD), Service-Commercial with a Planned Development Overlay. Airport Compatibility On the City general plan land use map and in Figure 9 (Airport Area map) of the Land Use Element, the site is included within the boundaries of the Airport Area. The project site is located in Airport Land Use Area 4 and 5 as shown in the Airport Land Use Plan. To ensure conformance, any future development of the project site shall be subject to the following conditions of approval to the satisfaction of the Airport Land Use Commission: Mitigation Measure: Future site development approvals shall include the following conditions: • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • The property owner shall grant an avigation easement for the protection of the San Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo. • All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed). • Any and all use of Airport Drive is subject to review and approval by the County General Services Department and the Airport Manager. • All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft flights or aircraft operations. Search lights and strobe lights shall be prohibited. 11. NOISE. Would the project result in: a) Exposure of people to or generation of"unacceptable" 1,15 X noise levels as defined by the San Luis Obispo General Plan Noise Element, or general noise levels in excess of standards established in the Noise Ordinance? b) A substantial temporary, periodic, or permanent increase X in ambient noise levels in the project vicinity above levels existing without the project? c) Exposure of persons to or generation of excessive X groundbome vibration or groundborne noise levels? d) For a project located within an airport land use plan, or X within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? The General Plan Noise Element shows the portion of the property to be developed beyond the 60 CNEL noise contour generated by airport traffic. Mitigation to avoid conflict with airport operations is listed in section 10 above. A more significant source of noise is from Highway 227 vehicle traffic. A noise study prepared for this project by David lord includes recommended mitigation to achieve an interior noise level of 45 BA and an exterior noise level of 60 dBA for outdoor break areas. �� CITY OF SAN LUIS OBISPg 11 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 Issues and Supportinglnformat, jurces Sources Pott Less Than Less Than No Signii,.ent Significant Significant Impact ER#9-01 Volny Annexation Issues Miitti t T Incog Mitigation Measure: The project shall include mitigation measures recommended in the noise report prepared for this project by David Lord, dated March 14, 2001, or equivalent measures to achieve an interior sound level of 45 dBA and an exterior sound level of 60 dBA in outdoor break areas to the satisfaction of the Chief Building Official. 12. POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either 1 X directly (for example by proposing new homes or businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing or X people necessitating the construction of replacement housing elsewhere? The Land Use Element (LUE) growth management provisions (section 1.0 of the LUE) call for limitations on the number of residences that may be built every year, to maintain an average growth rate of one percent per year. Given the anticipated size of the buildings and their projected uses, the project is not expected to create a significant demand for new housing. Therefore, the project would not induce substantial growth into the area or cause local or regional growth projections to be exceeded. CONCLUSION: Less than significant. 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision, or need,of new or physically altered government facilities,the construction.of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times,or other performance objectives for any of the ublic services: a) . Fire protection? 1,5, X 13 b) Police protection? X c) Schools? X d) Parks? X e) Roads and other transportation infrastructure? X Other public facilities? X City and County plans call for this site, which is located within the Airport Area Specific Plan boundaries, to be annexed to the City. Accordingly, the necessary public facilities will be available upon annexation. CONCLUSION: Less than significant Annexation will not have any significant impact on public services. Comments from various City Departments (attached) indicate what fees, infrastructure, easements and dedications will be necessary to accommodate any future site development. 14. RECREATION. Would theproject: a) Increase the use of existing neighborhood or regional 1 X parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or X expansion of recreational facilities, which might have an adverse physical effect on the environment? Not applicable. 15. TRANSPORTATION/TRAFFIC. Would theproject: a) Cause an increase in traffic which is substantial in relation 1, X to the existing traffic load and capacity of the street 4,13 system? b) Exceed, either individually or cumulatively, a level of X service standard established by the county congestion ii CITY OF SAN LUIS OBISPo 12 INITIAL STUDY ENVIRONMENTAL CHECVUST 2001 3-0 Issues and Supporting Informati ,urces Sources Pot( Less Than Less Than No Signit.Wa Significant Significant Impact ER#9-01 Voln Annexation Issues with Impact Y Mitigation Incorporated management agency for designated roads and highways? c) Substantially increase hazards due to design features (e.g. X sharp curves or dangerous intersections)or incompatible uses(e.g.farm equipment)? d) Result in inadequate emergency access? X e) Result in inadequate parking capacity onsite or offsite? X f) Conflict with adopted policies supporting alternative X transportation (e.g. bus turnouts, bicycle racks)? g) Conflict with the with San Luis Obispo County Airport Land X Use Plan resulting in substantial safety risks from hazards, noise or a change in air trafficpatterns? Traffic and Circulation Access to the site is provided from Broad Street (S.R. 227), Aerovista Drive and Airport Way. The intersection at Aerovista and Broad Street is unsignalized. Broad Street has four travel lanes north of Tank Farm Road and two lanes south of Tank Farm Road. The peak-month average daily traffic(ADT) on Broad Street is 13,000 to 15,000 vehicles near the airport and about 25,000 vehicles north of the airport at the city limits. A 1997/98 traffic analysis concluded that the intersections of Broad Street and Aerovista, Tank Farm and Buckley Roads all currently operate at an acceptable level of service (LOS "D" or better). Caltrans staff and the City's Public Works Department staff agree that no additional road improvements are required to accommodate additional traffic generated by the project. The proposed project at buildout consists of 90,000 square feet of office/research and development type uses within two new buildings. According to the ITE Trip Generation, sixth edition, a research and development center generates about 8.11 average daily trips (ADT) and 1.08 peak hour trips (PHT) per 1000 s.f. of gross floor area. Based on these trip generation rates, the project will incrementally contribute to an increase in traffic, however, the City's traffic engineer concludes that surrounding area streets can adequately accommodate the project's anticipated vehicle trips without creating a significant change in the current level of service of these roadways. The air quality mitigation measures noted in the previous section will help reduce the number of vehicle trips by encouraging alternative modes of transportation. Parking/Circulation Project plans show a total of 298 parking spaces for both buildings, roughly one space for every 300 square feet of tenant space. The proposed estimate of required parking is based on a projection of potential uses. CONCLUSION: Less than significant. 16.UTILITIES AND SERVICE SYSTEMS. Would theproject: a) Exceed wastewater treatment requirements of the 1, X applicable Regional Water Quality Control Board? 6,13 b) Require or result in the construction or expansion of new X water treatment,wasterwater treatment, or storm drainage facilities,the construction of which could cause significant environmental effects? c) Have sufficient water supplies available to serve the X project from existing entitlements and resources, or are new and expanded water resources needed? d) Result in a determination by the wastewater treatment X provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity to X accommodate the projects solid waste disposal needs? 0 Comply with federal, state, and local statutes and X regulations related to solid waste? CITY OF SAN LUIS 08tSPo 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 ,.J —�U Issues and Supporting Informat. jurces Sources Pot, less Than Less Than No Sigmi..,..ni Significant Significant Impact Annexation manes with Impact ER#9-01 Voln y Mitigation IncorporAICL All 1ACHNEW Water SUDDIV ' The Utilities Department has reviewed this annexation application and determined that it is consistent with the Water Management Element and that there is sufficient water available to serve site development. The City of San Luis Obispo obtains its water from a combination of surface and groundwater sources. Adopted safe annual yield from these sources for 2001 is 7,530 acre-feet per year. The City is pursuing the development of additional water supplies, including the Nacimiento Pipeline Project, the Salinas Reservoir Expansion Project, expansion of groundwater resources, and the Water Reuse Project. Reuse of treated wastewater for non-potable needs, such as landscape watering, will reduce demand on potable water supplies. This is likely to be the first additional source developed and is projected to yield roughly 1200 acre-feet per year. Half that amount would be held in reserve. The other half would be used in place of potable water, thereby increasing the amount of potable water available for allocation by roughly 600 acre feet per year. Planning for future water use in the city is based on an average consumption of 145 gallons per day per person or 0.162 acre-feet per person per year,which is somewhat higher than actual consumption during and since the most recent drought. Based on this water use rate and current city population, present demand is about 6,988 acre-feet per year. This number is recalculated annually using updated population estimates from the California Department of Finance. The difference between safe annual yield and present demand is 542 acre-feet per year, which is available to serve new development. Half this amount (2.71 acre-feet) is available for development in annexation areas. Until retrofit of the entire city is essentially complete, all developers are subject to the City's Water Allocation regulations and must retrofit existing facilities with low-flow plumbing fixtures in order to offset twice the expected demand of their development prior to issuance of a building permit. The Utilities Department staff estimates that remaining opportunities for retrofitting could reduce current water use by 500 acre-feet per year. Existing development on site is currently supplied by the Fiero Lane Water Company. A pre-annexation agreement outlines the terms for disconnecting from the Fiero Lane Water Company services and connecting to City water services. Upon annexation, the applicant could use well water for landscape irrigation to reduce demand for city water. Connection to City water will trigger the establishment of a water allocation. The Utility Department estimates that the water usage for the proposed 90,000 square feet of commercial space and associated landscaping would require approximately 8.28 acre feet per year. Existing.on-site development currently uses approximately 1.68 acre feet. CONCLUSION: Less than significant. Compliance with Water Allocation regulations will ensure water supply availability. Water and Wastewater Element Policies Policy 11.1.1 Water Service within the City states that the City will be the only purveyor of water within the City. Policy 13.1.5 City as Exclusive Provider states that the City will be the only provider of public wastewater treatment within the City. The property to be annexed is currently served by the Fiero Lane Water Company. The pre-annexation agreement between the applicant and the City states that the applicant will disconnect from all water and wastewater facilities of the Fiero Lane Water Company and connect existing and new development to the City water and sewer system. One of the lots proposed for annexation contains the leach field for the Fiero Lane Water Company. Although the leach field would be located within city limits, it will continue to serve only properties outside of city limits CONCLUSION: Less than significant. The property to be annexed will be served by City water and sewer CITY OF SAN LUIS OBISPO 14 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 -dq Issues and Supporting Informa& _ jurces Sakes Pote. Less Than Less Than No Significant Significant Significant Impact ER#9-01 Voln Annexation Issues with Impact Y Mitigation IncorpoM Services. Solid Waste Land Use Element Policy 1.15 Solid Waste Capacity states that: In addition to other requirements for adequate resources and services prior to development, the City must determine that adequate solid waste disposal capacity will be available before granting any discretionary land use approval which would increase solid waste generation. CONCLUSION: Potentially significant. Solid waste from this site is delivered to Cold Canyon landfill, which currently has a capacity to accept solid waste for approximately 18.5 years, based on the current rate of disposal and ongoing trends showing a reduction in per capita waste generation. Although annexation of this already developed site will not increase the solid waste stream, measures to reduce solid waste are still needed to improve compliance with the Integrated Waste Management Act of 1989. Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Califomians dispose of roughly 2,500 pounds of waste per person per year. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacity in the year 2018. The act requires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. As of 1998 (the date for which latest figures are available), San Luis Obispo had reduced its waste stream by 34%. To help reduce the ongoing waste stream, the current operation should include facilities for both interior and exterior recycling. to reduce the unrecycled waste stream generated by the project consistent with the Source Reduction and Recycling Element. The City recently adopted an ordinance which requires that a construction materials recycling plan be submitted with construction or demolition plans to help reduce waste and comply with Assembly Bill 939. CONCLUSION: Potentially significant without mitigation. Mitigation Measures: Existing and future site development shall incorporate convenient facilities for interior and exterior on-site recycling. A description of current recycling efforts and any plans to expand those efforts shall be submitted to the Community Development Department prior to City Council review of the annexation request. 17. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality X of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history orprehistory? Without mitigation, the project could have the potential to have adverse impacts on all of the issue areas checked in the table on page 3. Any future development of the project site is subject to Califomia Environmental Quality Act requirements for further environmental review. b) Does the project have impacts that are individually limited, X but cumulatively considerable? ("Cumulatively considerable"means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current CITY OF SAN LUIS OBISPo 15 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 -2v Issues and Supporting Informatit. ,urces Sources Pote Less Than Less Than No Significant Significant Significant Impact ER#9-01 Voln Annexation Issues with Impact y Mitigation Inw orated projects, and the effects of probable futureprojects) - -' The annexation will not result in any potentially significant impacts to the environment. However, each annexation and development project is subject to environmental review and compliance with adopted policies related to growth management and resource availability c) Does the project have environmental effects which will X cause substantial adverse effects on human beings, either directly or indirectly? With incorporation of mitigation measures, the project will not result in substantial adverse imp acts on humans. 18. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a Earlier analysis used. Identify earlier analyses and state where they are available for review. This initial study uses information from Negative Declarations ER 12-97, ER 70-97, ER 176-98 and ER 155-97 prepared for the airport annexation in 1997. These documents are available for review at the Community Development Department at 990 Palm Street. The County also processed ED00-458 D000008D . b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitt ation measures based on the earlier analysis, N/A c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and-the extent to which they address site-specific conditions of the project N/A 19. SOURCE REFERENCES 1. City of San Luis Obispo General Plan: Land Use, Circulation, Noise, Energy, Open Space, Seismic Safety,Water and Wastewater Management Elements 2. City of San Luis Obispo Zoning Regulations 3. Soil Survey of San Luis Obispo County, prepared by the Soil Conservation Service; September 1984 4. Trip Generation, Institute of Transportation Engineers, 6 Edition, Volume 2. 5. County of San Luis Obispo, San Luis Obispo Area Plan, January 1997 6. City of San Luis Obispo Source Reduction and Recycling Element 7. City of San Luis Obispo Archaeological Resource Preservation Guidelines 8. SLO County Airport Land Use Plan 9. Flood Insurance Rate Ma (Community Panel 060310 0005 C dated July 7, 1981. 10. City of San Luis Obispo Informational Map Atlas 11. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act, effective January 1, 1990 12. APCD's"CEQA Air Quality Handbook", August 1995. 13. City Department and other agency comments 14. Archaeological surface survey prepared by Charles Dills; October 21, 1989 15. Noise Study, prepared by David Lord; dated March 14, 2001 ii CITY OF SAN Luis OBtspo 16 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 7 3 / Volny Annexation ER 09-01 -A aCHMEIVT . onwimm 7 20. MITIGATION MEASURES/MONITORING PROGRAM for Votny Annexation 09-01 AESTHETICS 1. Exterior lighting shall be directed downward and not spill onto adjoining properties. The maximum height of lighting equipment and supporting structures, including fixture(s), standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels measured at finished grade directly beneath the fixture shall not exceed 10 footcandles. 2. Any-future development shall be subject to the architectural review process to ensure against negative aesthetic impacts and compliance with City development standards including the Scenic Highways section of the Circulation Element. AIR QUALITY: 3. Any future development project shall include: • bicycle parking located close to door openings of all buildings. • bicycle locker and shower facilities for tenants; • provide convenient pedestrian access to the nearest bus shelter; • outdoor and indoor employee rest and eating areas to encourage employees to stay on site during the lunch hour, • extensive tree planting in the parking areas to help reduce evaporative emissions from automobiles; • shade tree planting in parking lots to reduce evaporative emissions from parked vehicles; • double paned windows, energy efficient interior lighting, sodium parking lot lights; • Provision and installation of an electrical vehicle charging outlet and • Increased wall and attic insulation beyond Title 24 requirements. If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these features. CULTURAL RESOURCES: 4. If significant archaeological materials are discovered during grading and construction, all construction activities that may damage those materials shall immediately cease. The project sponsor shall then propose speck mitigation based on a qualified archaeologist's recommendations. The Director shall approve, approve with changes, or reject the mitigation proposal (if found incomplete, infeasible, or unlikely to reduce adverse impacts to an acceptable level). If the proposal is approved, the project sponsor shall implement mitigation, to the satisfaction of the Director. A copy of the archaeologist's recommendations and the Director's decision will be forwarded to the Cultural Heritage Committee. ENERGY AND MINERAL RESOURCES: 5. New buildings constructed on this site shall incorporate the following as feasible: • Skylights to maximize natural day lighting. • Operable windows to maximize natural ventilation. • Energy-efficient lighting systems for both interior and exterior use. CITY OF SAN Luis OBISPO 17 INmAL STUDY ENVIRONMENTAL CHECKLIST 2001 3 -/'7a Vo1ny Annexation ER 09-01 ATTR 7 If these features are not included or feasible in the design of new buildings, the project architect shall document why they were determined to be infeasible. The Community Development Director shall review this document and make a final decision as to the feasibility of incorporating these energy conserving features. GEOLOGY AND SOILS: 6. A detailed soils engineering report shall be submitted as part of any grading and building permit application. The soils report shall include data regarding the nature, distribution and strength of the existing soils, conclusions and recommendations for grading procedures and design criteria for corrective measures, when necessary. Grading and building must be designed and performed in compliance with the soils engineering report and the City's grading regulations. HYDROLOGY AND WATER QUALITY: 7. The applicant shall provide the Director of Public Works with a detailed hydraulic analysis which indicates how the project will be designed to comply with the City's drainage policies. The analysis must address and identify the existing public and private drainage facilities and creek capacities in order to provide design criteria that meets City standards. The proposed development shall not create a situation which increases the flooding potential downstream. LAND USE AND PLANNING: 8. Future site development approvals shall include the following conditions: • Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. • The property owner shall grant an avigation easement for the protection of the San Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo. • All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed). • Any and all use of Airport Drive is subject to review and approval by the County General Services Department and the Airport Manager. • All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with aircraft flights or aircraft operations. Search lights and strobe lights shall be prohibited. TL018E: 9. The project shall include mitigation measures recommended in the noise report prepared for this project by David Lord, dated March 14, 2001, or equivalent measures to achieve an interior sound level of 45 dBA and an exterior sound level of 60 dBA in outdoor break areas to the satisfaction of the Chief Building Official. U,n rTl c AND sERyicr SY TEMS: 10. Existing and future site development shall incorporate convenient facilities for interior and exterior on-site recycling. A description of current recycling efforts and any plans to expand those efforts shall be submitted to the Community Development Department prior to City Council review of the annexation request. Note: Compliance with these requirements shall be monitored through the review of detailed plans for architectural review and the building permit process, primarily by the Community Development staff. CITY OF SAN Luis OBISPO 18 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 3-73 Volny Annexation ER 09-01 ATTACHMENT 7 Attached: Vicinity map Overall site plan Applicant's Project Description and Statement of Objective Archaeological surface survey Hydrology calculations Noise analysis Developer's Statement for plans processed in the County Agency and department comments Ct Y OF SAN LUIS OBI$PO 19 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2001 L3r/'-?q -o � ------igI 9 AITACHM 7 r r r T Y � Y.• YY L�' Y [� 0 r m - O 6 ® G 0 • z. = N � � I r r Mi ""-------- .666 . I I ' I I L--------------Jr �6 n € , z m ruitiamv�rm g r E ' �• 8s. "" HIM i .0 vAm n.PDX.Al.A.&AssodCf[d 375 AEROVISTA PARK ATTACHMENT y At Intersection of Broad and Aerovista C/O VOLNY INVESTMENT COMPANY P.O. Box 12709 San Luis Obispo, California 93406 (805) 543-3767 Project Description Applicant proposes to develop buildings on two lots at the intersection of Highway 227 (Broad Street) and Aerovista Place. The project is primarily to accommodate the additional space needs of Newport Corporation, an electronics research, development firm currently located on an adjacent parcel. Newport currently has a need for an additional 30,000-40,000 square feet of space. They also anticipate the need for an additional 20,000 - 30,000 square feet within 12- 18 months. Any space not leased by Newport shall be available for lease to other allowed uses. This development is designed to meet the needs of "business park" users. Hours of operation are anticipated to be primarily daytime, but at times may be extended into evening. There are 298 parking spaces on the project site. wvi'aaa� mourn` -rim*b4C-7' 3- �� AEROVISTA PARK At Intersection of Broad and Aerovista C/O VOLNY INVESTMENT COMPANY P.O. Box 12709 San Luis Obispo, California 93406 (ATTACHMENT 7 (805) 543-3767 Statement of Objective Our objective is to annex into the City of San Luis Obispo, construct additional buildings to accommodate our current tenant's needs for expansion and as well as provide space for other prospective users. The pending annexation of the adjacent Aeroloop development to the South of the Aerovista Park property would create a San Luis Obispo boundary that jogs around our property. By annexing the Aerovista Park property at this time, the combined Aerovista Park and Aeroloop developments adjacent to Aerovista Place will further establish the "Business Park / Campus" theme desired by the City of San Luis Obispo for planned developments on the Airport Area. 3 - �� • 1 DATE: ,April 11,2001 DEVELOPER'S STATEMENT FOR ATTi1( ' VOLNY DEVELOPMENT PLAN ED00-458 (D000008D) The applicant agrees to incorporate the following measures into the project These measures become a part of the project description and therefore become a part of the record of action upon which the environmental determination is based. All development activity must occur in strict compliance with the following mitigation measures. These measures shall be perpetual and run with the land. These measures are binding on all successors in interest of the subject property. Note: The items contained in the boxes labeled "Monitoring" describe the County procedures to be used to ensure compliance with the mitigation measures. Trails 1. Prior to issuance of construction permits,the developer shall dedicate trail easements along Highway 227, consistent with the provisions of the County Trails Plan. Monitoring: Will be required prior to issuance of permits for new construction. . Compliance will be verified by the Department of Planning and Building in consultation with the County Engineer and the Department of General Services/Parks Division. Noise 2. Prior to building permit issuance,all applicable building plans shall identify the masonry noise barrier for the outdoor activity area at the east side of the building located at the corner of Aerovista Place and Highway 227. Additionally, a construction detail of the masonry noise barrier shall be provided on the applicable building plans to include the following provisions, consistent with David Lord's Noise Analysis dated March 14,2001: a. Masonry noise barrier shall be grouted, Y-6" above finished pad elevation; b. In plan view,the noise barrier shall intercept"line-of-sight"from seating within the break area to Highway 227. 3. Prior to building permit issuance, all applicable building plans shall include soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on walls and roofs facing north and south, away from the noise source. If soffit or eave or dormer vents or doors or windows or skylights or other roof or wall penetrations face east toward the transportation noise source,they shall be acoustically rated and designed to have an S.T.C. rating of 30 or greater. 3��O VOLNY DEVELOPMENT PLAN ED00-458/DOOOOO8D DEVELOPER'S STATEMENT Page 2 4. Prior to building permit issuance,all applicable building plans shall incorporate one of the following glazing assemblies that have an STC rating of equal or better than 30dBA for the east-facing facade of the proposed building at the comer of Aerovista Place and Highway 227: a. Glazing on east facade shall be sealed, single-glazed laminated glass with STC rating greater than 30 dBA. b. Glazing on east facade, if incorporating operable awning window elements, shall be rated as a"storefront assembly"to have STC 30 or greater for the entire assembly. This may require double glazing for the assemblies that have operable elements. Monitoring• ' Compliance will be uenfied -by the I)epartmern If::Plammng and Building 5. No loud noise-generated equipment(e.g. generators, air conditioners, etc.) shall be placed adjacent to, on top of or outside any of the proposed structures, unless it is clearly demonstrated to the county by an engineer qualified in noise analysis, that the equipment, when operating at reasonably full capacity, will not exceed the Noise Element thresholds at the property boundaries (i.e. meeting the 60 dB daytime and 45 dB nighttime thresholds). This report shall be submitted to the county for review and approval prior to fmal inspection or occupancy approval,whichever occurs fust. Air Qg&y 6. During project earth moving activities, the applicant shall use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency will be required whenever wind speeds exceed 15 mph. Reclaimed(non- potable)water should be used whenever possible. Monitormg Allparticulate(dust)mingadwn measures wr7Ebe shawaon the,gradmg ,and 'dildmgplans .Ii%addrtion,:the contractor ofbuilder shalldesignate a person or, persons to implement' the dust crontrol:'program: Compfiance;w� be verified by the." 1. ii consultation with 4ie Department afI'lamm�g and Builduig 7. The applicant agrees to work with the Regional Transit Authority (RTA) in identifying appropriate locations for a transit tumout and shelter,if appropriate. If RTA determines that such improvements are necessary,the transit turnout and a shelter shall be constructed with direct pedestrian access to and from the facility.Prior to issuance of construction permits,the above components shall be included on all applicable plans. i VOLNY DEVELOPMENT PLAN ED00-458/D000008D DEVELOPER'S STATEMENT Page 3 VT 7 8. Prior to issuance of construction permits, the following components will be included on all applicable plans: a. Locations of on-site bicycle parking that is close to building access points. The number ofbicycle spaces shall be based on the following: 1 bicycle space for every 10 parking spaces; b. Provision of and installation of an electric vehicle charging outlet; c. Adequately-sized areas of all-weather eating areas(including refrigeration and food vending facilities). d. Provision and maintenance of shade trees throughout the proposed parking lot(s)to reduce evaporative emissions from parked cars. 9. The applicant agrees to the following, prior to permit issuance, these components will be included on all applicable construction plans: a. Install double paned windows; b. Install energy-efficient interior lighting; C. Install sodium parking lot lights; d. Increase of wall and attic insulation beyond Title 24 requirements. Cultural Resources 10. in the event archaeological resources are unearthed or discovered during any construction activities,the following standards apply: a. Construction activities shall cease,and the Environmental Coordinator and Planning Department shall be notified so that the extent and location of discovered materials may be recorded by a qualified archaeologist, and disposition of artifacts may be accomplished in accordance with state and federal law. b. In the event archaeological resources are found to include human remains, or in any other case where human remains are discovered during construction, the County Coroner is to be notified in addition to the Planning Department and Environmental Coordinator so that proper disposition may be accomplished. 3—Er VOLNY DEVELOPMENT PLAN ED0!!!!!"'%I X41•088DD 7 DEVELOPER'S STATEMENT Monrtormg These measures are a nottfication existing S, Lws Ob;<spo"County Code' equ<rements The Department oPlannmg.and Building . `/ _•veniv.e -hance ` 1 Traffic 11. Prior to the issuance of building permits, the applicant agrees to pay applicable Traffic Impact Fees established by the City of San Luis Obispo. Monitoring , Receipt of*pgaym dent shalt befsubmrtted fo The Department o£1'Iamm�g `anBudmrto"venfy comphanat; { The applicant understands that any changes made to the project description subsequent to this environmental determination must be reviewed by the Environmental Coordinator and may require a new environmental determination for the project. By signing this agreement,the owner(s)agrees to and accepts the incorporation of the above measures into the proposed project description. Signature of Owner(s) Date Name(Print) GACURRENdTOana GXC.E.Q.AV)ev Statement Volny wpd 3 -�/ A11ACHMEW R R M D E S I G N G R O U P March 6,2001 Vta Fax: 8OS-543-0992 Mr.Dan Rutledge Rutledge Company 3450 Broad Street,#106 San Luis Obispo,CA 93401 Re: Aerovista Project,Parcels 2 and 3 of PM COAL 00-136 Hydrology Calculations (RRM Job No.1800033) Dear Dan: This above referenced project is located within the Airport Area Specific Plan. Per this specific plan,on-site basins are sized in a specific manner as follows: A computer simulation model of the airport area was used to determine the level of on-site detention required for new development. The optimum size of basins to mitigate peak flows corresponds to storage of 0.13 Ac-Ft per acre of impervious area, with an outflow of 0.6 cfs per acre of impervious area. For the project proposed, the impervious area is roughly 3.5 acres,thus: Storage Required: 3.5 ac x 0.13 ac-ft=0.455 ac-ft of storage required 0.455 ac-ft x 43,560 sq ft/ac= 19,820 or 20.000 cubic feet of storage Outflow. 3.5 ac x 0.6 cfs/ac=2.1 efs This can be accomplished by providing a detention basin and metered outflow as shown on the attached reduced copy of the Conceptual Grading Plan,dated January 9,2001. If you have any questions,please feel free to call. Sincerely, ESI N GROUP /t7 ff White Senior Design Engineer Attachment r/1 g00D33/Coats/Climtfjw-RutkdgeHydroUcs 3-('nLa mm se q�ni.'r e;iiii�at�i:eG�-fir iFr a _ ii=a c�zs�r �\` � IC's ■��<::, '� �� I� . ■� 1i Iii'' I, ^� 4 • �� ■i lil�1 G: I I MU ` __1 �- a.•,,. •� �i ■ IS�III e� �� i71! C IIS it .ate �■ �� r �i■ �i �o '� �; Ili "�� ;I ■Y �■ �■ rb �i I• ' III iS■ �i i■ �'ill� ��' 111. �� ■ � �'ii�/��' ;SII` �.' iy= rte■ � c. 1 r!F ti _ I A A ♦ 0/ 21 October 1989 SUMMARY Owner: Volny Construction EDA, Agent Parcel Number: 76-401-20 Location: W side of Hiway 227, ca 7501 N of Aero Loop Drive. Findings: Negative .CO PIS M0 uiz Obispo it P.t'i T., 1,, T' • Ispo Trailer OX Park Purnpin tati.9n . .......... Cop,, ....... y" oa `X, 7 .. P 4. COUNTY AIRP TB + GNP-77TI Eat S.n�F. 8 Sch 204. do ..260 • 60 1-4— j3 4 -Sc '�b CHARLES E. DHJLS Archaeological Surface Surveys ��A�H1l�F_rylT y in San Luis Obispo County 1371 Ivalon Street SAN LUIS OBISPO, CA 93401 (805) 544-1731 21 October 1989 0458 APN 76-401-20 TO: Engineering Development Associates 1320 Nipomo Street San Luis Obispo, CA 93401 RE: Archaeological Potential of Volny Property on Hiway 227, San Luis Obispo The Project: This 10+ acre parcel is to be developed. No specific plans were given, but it appears to be an industrial area. Archaeology of the Area: An aboriginal population has existed in this area for at least 9000 years. This date has been obtained in Cambria, Diablo Canyon and twice in Pismo Beach. We don't know what peoples may have been here at one time or anoth- er, but the most recent group has been the Chumash. They extended from north of San Luis Obispo to San Diego, from the ocean to the hills east of Soda Lake. The Yokuts were to the east and the Salinans to the north. In general, the Indians needed water and resources, both vegetable and mineral. The Arroyo Grande area provides these in quantity. It is quite possible that the rela- tive water level was higher in the past. In addition, it is the natural fate of estuaries to fill in. I have hypothesized that the area of flat flower fields south of Arroyo Grande was an ancient bay, which I call Halcyon Bay. The similarity to Morro Bay is amazing. They have the same shape. Arroyo Grande Creek enters as Chorro Creek does to Morro Bay. Los Berros Creek enters like Los Osos Creek. The Oceano sand dunes are the remnants of the ancient sandspit. Since sand is no longer being flushed by tidal action, it is being windspread to the east and has encroached on the bay. The Dune Lakes are the remnant of the bay and they are gradually being smothered by this sand. It is quite probable that we will find no sites in this flat bay bottom. The lowest site is about 25 feet above sea level. All the rest are at 40 feet or above. It is also quite probable that this site at 25 feet may be a late site, after the water level had reced- ed. In spite of this theory, we must continue to look on these flats until the timing of events can be established. One fact that helps confirm this theory is the presence of bay-type shells in the sites around it. Sites are known in the sand dunes, along the bluff edge overlooking the east side of the bay and along both sides of the Arroyo Grande Creek entrance to the bay. These sites do produce shells characteristic of a bay environment. There are sites along the bay along the south side of Grover City and Oceano to Arroyo Grande. The best sites appear to be from Halcyon to Grand Avenue at the free- way. �S If this theory has validity, one can postulate the same idea north of Arroyo 7 i Grande. At present there is an area inland along Pismo Creek known as Pismo Lake or Pismo Marsh. If one looks at the forty foot contour, an estuary appears that extends inland along the creek for a mile. It also branches to the south along the gully where the freeway is now, down to about Oak Park Road. The ridge along the southwest edge of this estuary was heavily occupied. And one of the best sites in Pismo Beach is at the Junior High School in Pismo Beach, overlooking the inland branch of this estuary. In 1958, prior to the construction of Lopez Dam, a survey of the watershed was made. About 60 sites were recorded. While it was a good and effective survey, they missed a number of sites. They were concerned with the areas that were going to be impacted, so they were mainly concerned with the immediate environs of Lopez Lake and the creek channels leading from it, both Arroyo Grande and Los Berros Creeks. They looked along the edge of the bluff south of Arroyo Grande and found a dense occupation, but reported none farther inland. While more sites have been found inland on Nipoino Hill, little has been found on the mesa inland from highway one although there had been a fair amount of looking: Inland from Pismo Beach there are sites. An important site is near Edna. A few sites are recorded toward the foothills from highway 227, but there has been very lit- tle looking. Several surveys have been conducted in the Tiffany Ranch Road area. There is an apparent good ancient water supply in the area. The only recorded sites in the area are on the hills to the south. In summary, there was a significant ancient population in the area, but there has been too little looking to know where they were. Field Search: I visited this property and walked some of it. But I couldn't see the dirt due to thick vegetative cover. With permission of the owner, I brought in a landscaper with a tractor. We light- ly scraped several paths to give me a minimal view of the ground. I saw nothing in the exposed areas to indicate that it was used by an aboriginal population. Recommendation: I recommend a negative. No further archaeological impediment should be placed against this project. ealc J ` e , rr h ` ♦ �. I tet., �, ��: P ... , I I ... 1 eeoo v n�. ", •t ,Q 1 S.. :ua 10"", reu.n .u•o.r ,, .o ! ' 1 I I p• o' 1 1 1 .r• - �. .E=---1-- ==._ a, .... •. ice ADDENDUM s .0 ATTACHA4 ,, for the County of San Luis Obispo ©` O I. Volny Construction; EDA, Agent APN 76-401-20 0458 10+ acres - '- - USGS Quad: Pismo Beach H. Report done for County of San Luis Obispo. III. W side of Hiway 227, ca 750' N of Aero Loop Road. IV. This industrial lot is to be developed. `':.; ;;;" Sa 'Lusi0bisp°.:!S/ c' s V. A records search has been requested \-,. �''aa,� ,'°.qj from CASS and the maps and records of .. the San Luis Obispo County Archaeological ..•„ I o y t i_-`�'�` Society have been consulted. _ VI. There is one recorded but questionable - �• site within a mile. It is probably redeposit- ed material, not in its original location. The looking in this area has been mainly in the area of the Country Club. - ' ' VII. Negative. VIII. There is a complex system of tribu- taries of Davenport Creek going on both ";' o ; �!' • " sides of the airport. Several forks are b . _ _ __ ' �• - ' ' ' within a thousand feet NE. Between the airport, hiway and railroad, the possibilityi-I of alteration of the channels is high. IX. Four copies of the report sent to ;) o client, one to CASS and one retained by �^1�1r a k-\ me. All maps prepared by me from USGS "`' - o , Quad maps, Assessor's parcel maps or maps supplied by clients. 14 ILI :/� ��,.� /�QQ /�•\ o 3 �� \ Ji David Lord,Ph.D. 2AAlbed Drive Acoustics and Noise Consulting San Luis 0 7 (805)54 - March 14, 2001 Noise Analysis and Mitigation Recommendations Proposed Aerovista Park, Building A Aerovista Place San Luis Obispo, California 93401 for: Arnold Volny 555 Ramona Drive San Luis Obispo, CA 93401 805 / 543-3767 Description and Noise Criteria: The dimensions and layout used in this noise analysis are taken from drawings dated 22 January '01, by Steven D. Pults, A.I.A. and Associates. The noise issue is the transportation source from Tank Farm Road and South Higuera Street, impacting the north and west facing facades of the proposed building. A potentially affected outdoor break area is to the northwest of the proposed building. With regard to land use, potential noise conflict and noise mitigation measures, the noise level standards contained in the Uniform Building Code and in the Noise Element of the General Plan of the Cit\ of San Luis Obispo, 1996, are used to evaluate the site. The maximum acceptable noise exposure is judged from the property line of the receiving land use. Maximum acceptable transportation noise source is listed as: noi.ve anahc�c page / ------ . 0 Commercial Outdoor Activity Area: CNEL or LuN =60 dBA ATTACHU&C 7 Maximum interior noise level from exterior sources is 45 dBA Existing Noise Levels on Site Existing noise levels at the property line were measured on March 11 - 12, 2001. Individual on- site noise measurements were made in the middle of the day and also during morning and evening commute hours and during the 10 pm - 7 am evening hours. The measurements were made over a total ruing time period of 18 hours, using a Type I, Integrating, Recording, Precision Sound Level Meter, accurate to 1 dBA. The sound level meter was calibrated before and after all measurements. Two points were selected, A and B, along the east side of the site at or near the proposed building line (see Figure 1). The average noise level, L,q, was measured and recorded. The day-night noise level, LpN was then calculated for each location (see Table 1; see also appendix for definition of L., and LpN). It is important to keep in mind that L,y is based on time-averaged instantaneous measurements of sound, and that LpN is a calculated value based on multiple measurements through the day and night. LpN is the single value that determines acceptability in the Noise Element of the General Plan for the City of San Luis Obispo. Instantaneous noise peaks and valleys of a short time period have very little influence on the overall daily LpN value. Site layout and relationships are shown in Figure 1. Measured sound levels are shown in Figure 2. State Route 227 is a significant noise source impacting the east facade of the proposed building. The highway is characterized by a mixture of light and heavy vehicles, with some truck traffic from nearbN commercial areas. Traffic slows for turns at Aerovista Place and accelerates from the signal at Tank Farm Road, resulting in additional noise from braking and acceleration. Current average traffic flow is 19,210 vehicles daily along State Route 227 (from Cal Trans). noise a"Uh- is.page -- `A"Aft � 7 ,s D I CD I --north ,0 sound level measurements -= � ,pise barrier -- - � r Hwy 227 Figure 1. Location of noise measurements. with outdoor activity area shown [not to scale]. 1?1nse anaiyws. page 3 3�9� 7 AQVft Future Noise On Site The Circulation Element, page 10 is a guide to the growth of traffic flow at the future "buildout" date of 2020. Using 2000 as the base year, an additional 17 percent growth is expected. An extrapolation based on present traffic count and ADT figures is made in the model below. This increase in traffic flow will have the effect of raising the LDN at the site by less than one decibel. Noise from Average Daily Traffic Figures David Lord,Acoustics Consulting 299 Albert Dr. San Luis Obispo,CA 93405 Aerovista Park Aerovista Place San Luis Obispo, CA 93401 Calculation of added noise sources Pnoise ((10A-16)'10^Pnoise/10)) Present noise level (LDN) ;';';:7:1;:7:,. dBA intensity= 1.48E-09 W/cmZ Present traffic flow, 1998 '?: 19,21:0: ADT (Average Daily Traffic) Future traffic flow, 2005 `,. 22,476_ . ADT 0.7 Anoise =dBA additional nc Future noise level (LDN) 72.4 dBA 10-LOG10(D12/D11) Pnoise+Anoise 0 t)„ice anah�sis. page 4 — ,A�A�ENT Recommended Noise Mitigation j In order to achieve a sound level of LDN 60 dBA or less in the outdoor break area,the following measure is necessary: The outdoor activity area as shown in plan at the east side of the building shall have a grouted masonry noise barrier five feet six inches (T-6") above finished pad elevation. In plan view,the noise barrier shall intercept "line-of-sight" from seating within the break area to State Route 227. Construction The following construction specification will result in the required performance of 45 dBA or less interior noise level along the critical north and west side of the building: Vents and roof penetrations: Soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing north and south, away from the noise source. If soffit or eave or dormer vents or doors or windows or skylights or other roof or wall penetrations face east toward the transportation noise source,they shall be acoustically rated and designed to have an S.T.C. rating of 30 or greater. In order to meet interior LDN 45 DBA requirements, the east-facing facade of the proposed building shall incorporate glazing assemblies that have an STC rating of equal or better than 30 dBA. This may be accomplished in two alternate ways; A. Glazing on east facade shall be sealed, single-glazed laminated glass with STC rating greater than 30 dBA. B. Glazing on east facade, if incorporating operable awning window elements, shall be rated as a "storefront assembly" to have STC 30 or greater for the entire assembly. This may require double glazing for the assemblies that have operable elements. noise unalrsis. page 5 �-9a •Ib_y K _�•~f�y � '' z `}_ JrY!�I+t4�Ci'i ♦ _ - II CNEL / L DN Calculation David Lord,AeousScs Consulting 299 Albert Dr. San Luis Obispo,CA 93405 Aerovista Park Aerovista Place San Luis Obispo, CA 93401 3/152001 [facing east, wind < 5 m.p.h.] Measurements: Measured DAY SPL: 67.0 dBA Measured DAY SPL: 65.5 dBA Measured DAY SPL: 77.0 dBA Measured DAY SPL: 74.0 dBA Measured DAY/EVE.SPL: 62.0 dBA Measured NIGHT SPL: 60.0 dBA Measured NIGHT SPL: 61.0 dBA Measured NIGHT SPL: 60.0 dBA LoN Day/Night Level Calculation: Average 24hr SPL: 65.8 dBA LEQ 24 hrs: 70.4 dBA Average Day SPL: 69.1 dBA LEQ Day: 72.3 dBA Average Night SPL: 60.3 dBA LEQ Night: 60.4 dBA DNL: 71.7 dBA CNEL Community Noise Equivalent Level Calculation: Average-24-hr SPL: 65.8 dBA LEQ 24 hrs: 70.4 dBA Average Day SPL: 70.9 dBA LEQ Day: 73.2 dBA Average Eve SPL: 62.0 dBA LEQ Eve: 62.0 dBA Average Night SPL: 60.3 dBA LEQ Night: 60.4 dBA C.N.E.L.: 71.8 dBA Figure 3. Lph calculation noise analysis. page 7 2 -91-1 ATrACIga, David Lord,Acoustics and Noise Consulting 299 Albert Dr. San Luis Obispo,CA 93405 3114,2001 9.30 (805)549-8046 dimension 1.7 in above grade It. in,effective height A eet It 2 d I M source receiver d 2= M d2 A= 15.1 m ifsource isT..-IMj dBA It, 59.8 dBA received hl= `" note:barrier must have surface mass density>20 kg rn d 1 + d 2 = 19 M Total Barrier hL= 1.7 m (hl -h2) [A+B.d= 0.254 ml total distance = 19.0 in (A+B= 19.3 ml T--- feet frequency= 14Z source1 Noise Reduction 11.9 dBA 108.3 dBA 71.7 dBA received (enter 1"or"2"below) f <point source Sound Level under free-field conditions,absorptive ground,without barrier NoiseSouxce:F77. Temperature:1 16 10C Figure 4. Noise Barrier Calculation mitre antili-sis puge X _j � 7 Appendix: dBA: A-weighted sound level. The ear does not respond equally to all frequencies, but is less sensitive at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear's response, it is necessary to reduce the effects of the low and high frequencies with respect to the medium frequencies.. The resultant sound level is said to be A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level. C.N.E.L. Community noise equivalent level is a scale that takes account of all the A-weighted sound level at a point. Weighting factors place greater importance upon noise events occurring during the evening hours (7 p.m. to 10 p.m.) and even greater importance upon noise events at night(10 p.m. to 7 a.m.). LDN Day-night sound level. Equivalent sound.level computed from A-weighted sound levels measured over a 24-hour period, with a 10 dBA penalty for sound contributions between 10 p.m. and 7 a.m. L. The energy average sound level. Averaging time, commonly 1 hour, is indicated. Precision of Sound Level Meter. The American National Standards Institute (ANSI) specifies several types of sound level meters according to their precision. Types 1,2, and 3 are referred to as "precision," "general-purpose," and "survey" meters, respectively. Most measurements carefully taken with a type 1 sound level meter will have an error not exceeding 1 dB. The corresponding error for a type 2 sound level meter is about 2 dB. The sound level meter used for measurements shown in this report is a Larson-Davis Laboratories Model 820. This meter meets all requirements of ANSI sI A IEC 651 for Type I accuracy and includes the following features: 110 dB dynamic range for error free measurements. Measures FAST, SLOW. Unweighted PEAK, Weighted PEAK, Impulse, Ltq. LDOD, LOSHA. Dose. Time Weighted Average, SEL, Lmax, Lmin, LpN. Time history sampling periods from 32 samples per second up to one sample every 255 seconds. Calibration of the meter is made before and after all field measurements with both an internal and external calibrator. Laboratory calibration of the meter is performed biannually and can be traced to the U.S. NIST standard. noise unalrsrs. he{tip U 3_9� Subjective Loudness Changes. in addition to precision measurement of s�geS, there is a subjective characteristic which describes how most people respond to soon 7 A change in sound level of 3 dBA is barely perceptible by most listeners. A change in level of 6 dBA is perceptible. A change of 10 dBA is perceived by most people as being twice (or half) as loud. noise analysis. page 10 A ACHMSVr 7 Mild^es MEMORANDUM Depant �ry of San Wis Obispo To: Whitney Mcilvaine From: Peter Cron Date: April 27, 2001 Subject: Water Use Estimation for Aerovista Park The following is the water use estimation for the above referenced project: • Service Commercial- 93,042 sq. ft. @ 0.06 acre feet/1000 sq. ft. 5.583 acre feet/year • Landscape- 60,000 sq. ft. (calculated using ITRC software) 2.701 acre feet/year TOTAL 8.284 acre feet/year If you have any questions, please call me at extension 213. 3-ye Public Works 7 Annexation Issues Traffic impact fees shall be paid as a condition of annexation or prior to issuance of a certificate of occupancy. A"Septic Leach Field easement"extends into Aerovista Drive. That portion of the easement extending into the Aerovista right-of-way shall be quitclaimed and eliminated from within the public right-of-way. Development Requirements A hydrology study that analyzes the effects of the proposed development on adjacent and downstream properties will be required. The development must be designed so as not to increase flooding potential downstream; detention facilities will be required. If the study identifies on-site areas subject to 100-yr storm flooding, the developer shall process and complete a Federal Emergency Management Agency Letter of Map Amendment (LOMA), or, Letter of Map Revision (LOMR) prior to final acceptance of any development. Any lots or building pads, identified in the hydrology study to be subject to flooding during a 100-yr storm shall be graded to provide minimum pad elevations of at least 1 foot above the 100-yr storm elevation. The developer shall install street lighting and all associated facilities(conduits, sidewalk vaults, fusing, wiring, luminaries, etc.)per City standards and to the satisfaction of the Director of Public Works. The design of said lighting systems shall be coordinated by the developer between the City and PG&E so as to minimize the amount of City-owned conduit and wiring system, to the satisfaction of the Director of Public Works. Code Requirements 1. Street trees shall be planted per City Standards (Quercus agrifolia, Metrosderos tomentosas, Chinese pistache and Deodar cedar), to the satisfaction of the City Arborist. 2. Traffic impact fees shall be paid as a condition of annexation or prior to issuance of a certificate of occupancy. 3. EPA Requirement: General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development or sale, also require a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Water Board. 3 -77 A�lTgpifME Utilities Code Requirements All facilities of the Fiero Lane Water Company shall be disconnected and abandoned or removed from the area to be annexed to the City. On-site use of any well will be allowed to continue only on the parcel overlying any well. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781- 7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) serving each property. The existing buildings will be required to develop their water allocation and pay impact fees prior to connecting to the City system. Buildings proposed to be constructed under City jurisdiction shall pay applicable impact fees at the time building permits are issued. If a well is to be used for domestic purposes, the domestic usage will be measured with a City meter, in order to properly bill for wastewater collection. The well meter shall be installed in accordance with City Standard 6240. An agreement for the metering of the private well must be signed, notarized, and recorded with the County Recorder. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well. All backflow preventers shall be approved by the University of Southern California Foundation for Cross-Connection Control and Hydraulic Research. The project shall be coordinated with the County Cross-Connection Inspector, Henry Ruiz, who can be reached at 781-5567. Depending on the proposed uses at the site, industrial waste/wastewater pretreatment requirements may apply. The project shall be coordinated with the City's Industrial Waste Coordinator for specific requirements. A separate connection to the public water system shall be required for automatic fire sprinklers for each lot. The fire service lateral shall include a USC approved backflow preventer appropriate for the proposed use. If the fire service supports one or more fire hydrants, the USC approved backflow preventer shall also include detector capabilities (double detector check assembly). The FDC may be located behind the backflow prevention assembly, in accordance with manufacturer's recommendations. The location and orientation of the FDC shall be approved by the Fire Department. A monthly service fee of$23.00 shall be required if the property does not have a domestic connection to the City water system. ,ATTACHMENT 7 By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. Conditions The irrigation systems for common areas, parks, detention basins, and other large landscape areas shall be designed and constructed in accordance with the standards for reclaimed water use. Appropriately sized reclaimed water mains shall be constructed from the planned location of the City's trunk system to these irrigation areas. If reclaimed water is not yet available, the system shall be designed and constructed to reclaimed water standards, and temporarily connected to the City's potable water system in the area of the anticipated connection to the reclaimed water system. Appropriate backflow protection shall be installed with this connection to the satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can be reached at 781-5567. The Wastewater Facilities Master Plan has identified improvements to the wastewater collection and treatment systems that are required in order to provide capacity needed to serve this development. Current City policies require that new development pay its fair share of the cost of these improvements. For properties in the Airport Annexation Area, an estimated prorata share of these costs has been included in the Interim Airport Annexation Fee. 3�� Fire DeparDepartmentATTACNat 7 1. Fire Department Access: Code Requirement: Access shall be in accordance with Article 9 of the California Fire Code. Access roads shall have an unobstructed width of not less than 20 feet. Access roads shall be designed and maintained to support the imposed loads of a 60,000 pound fire apparatus and shall be provided with a surface so as to provide all-weather driving capabilities. Condition: Fire Department vehicle access and parking lot circulation appear to be adequate. Curb returns and islands shall be designed to accommodate the turning radius of City fire apparatus. 2.Water Supplies: Code Requirement: Water supplies shall be in accordance with Sections 901 and 903 of the California Fire Code. An approved water supply connected to the City distribution system and capable of providing the required fire flow for fire protection is required. The fire flow shall be detemuning using Appendix III-A of the California Fire Code. Condition: Prior to any annexation hearing the applicant shall provide the Fire Department with a fire flow analysis for the proposed project. The purpose of the analysis is to determine if adequate fire protection water and pressure is available for the type-and size of buildings to be. constructed. 3. Fire Hydrants: Code Requirement: Fire hydrants shall be installed in accordance with Section 903.4 of the California Fire Code. The location,number and type of hydrants connected to the City system shall be determined using Appendix III-B of the California Fire Code and the approved City Engineering Standards. Condition` In addition to the installation of a hydrant at the main entrance the proposed project may require on-site hydrants. Existing county hydrants along Aerovista Place shall be replaced with hydrants meeting City requirements. 4. Fire Protection Systems and Equipment: Code Requirement: Fire protection systems shall be in accordance with the California Fire Code and California.Building Code as amended by the City, Condition: The building shall be protected throughout by an automatic fire sprinkler system. The location of fire protection equipment,valves,control panels and utilities shall be reviewed and approved by the Fire Department prior to installation. �-iia 7 5. Fire Safety During Construction: Code Requirement: Buildings undergoing construction, alteration or demolition shall be in accordance with Article 87 of the California Fire Code. Condition: Fire extinguishers shall be provided for buildings under construction. Combustible debris, waste material or rubbish shall not be accumulated within buildings or burned on the site. 6. Analysis of Existing Buildings A&B Prior to processing the annexation request, a fire and life-safety inspection shall be completed for existing building A&B and a copy of the report forwarded to the City Fire Department for review. In addition, a site and building analysis shall be prepared by a qualified engineer, specialist or other person acceptable to the Chief and the property owner. At a minimum the report shall contain and/or address the following information: 1. A code analysis of the buildings and a summary of the existing business operations and uses. Indicate the applicable Building, Fire and other relative codes in effect at time of permit issuance. 2. A legible site and building plan showing location of fire sprinkler risers, alarm panels; required exits, fire extinguishers and any hazardous materials storage 3. Adequacy of fire department access roads and circulation for City Fire apparatus. 4. A fire-flow analysis verifying adequate flows for existing buildings. Include fire hydrant locations, type, and main sizes. 5. Types and location of all fire protection equipment, maintenance agreements and latest inspection/test records. ATTAT Transportation AlTADVAW 7 1. Bicycle Parking: applicant shall provide bicycle parking in the amounts required by the City's Zoning regulations and at locations consistent with provisions of the 1993 Bicycle Transportation Plan. A bicycle rack shall be installed on the east side of Building "B° close to the southern lobby entrance (similar to the bike racks provided on the west side of the building. 2. Driveway Entrance Treatment: Plans should clarify whether the divider island (which includes landscaping) is raised. If it is raised, then the design of the nose adjoining the driveway apron needs to be modified and may need to be pulled back to enable easy ingress for vehicles. In designing the driveway, the applicant should use an "W' vehicle as the design vehicle. SU vehicle turning movements (e.g. UPS or Garbage trucks) may necessitate modifications to the curb lines along the driveway's throat where it intersects the driveway apron. 3. Transit Stop. The developer shall construct or cause to be constructed a bus pullout along the Broad Street frontage, south of Aerovista Place. The pullout shall comply with City engineering standards, shall accommodate a forty-foot bus, and shall include a transit shelter, trash receptacle, sign and bench. (Note to Planning: I (Terry Sanville) recommend that a detached sidewalk with landscaped parkway be installed along this and other Broad Street frontages (we did this for the Tank Farm-Broad corner project). Placing pedestrians close to high-speedthigh volume traffic without some buffer is not my idea of good design and should be avoided if we can help it. However, since the frontage "improvements" (?) were already installed with the subdivision, I hesitate to suggest that they be demolished and replaced unless we are unanimous in our approach and can point to some City policy (e.g. draft AASP — John?) that supports it.) -rrq 7 Building (Site Grading) This project is located within an area designated under the general plan noise element as an area exceeding acceptable noise limits for the proposed use. The applicants shall provide a noise study produced by an expert noise consultant. Hydraulic calculations will be required to show that the storm water removal system is adequate and meets the airport area specific plan. Wheel stops or widen the sidewalk(cheaper to push curb out and include a planter strip— 6.5 feet wide) 47TACMW 7 David Lord,Ph.D. 299 Albert Drive Acoustics and Noise Consulting San Lois Obispo,CA 93405 (805)549-8046 May 30, 2001 Noise Analysis and Mitigation Recommendations Hwy 227 Transportation Noise and San Luis Obispo Airport Noise at Proposed Aerovista Park Aerovista Place San Luis Obispo, California 93401 for: Arnold Volny 555 Ramona Drive San Luis Obispo, CA 93401 805 /543-3767 Description and Noise Criteria The dimensions and layout used in this noise analysis are taken from drawings dated 22 January '01, by Steven D. Pults, A.I.A. and Associates. The noise issues are the ground transportation corridor, State Highway 227, and the airport noise source emanating from operations at San Luis Obispo City/County Airport, and its potential impact on the the proposed buildings. A diagram of the site and location of noise measurements is shown in Figure 1. With regard to land use,potential noise conflict and noise mitigation measures,the noise level standards contained in the Uniform Building Code and in the Noise Element of the General Plan of the City of San Luis Obispo, 1996, are used to evaluate the site. The maximum acceptable noise analysis,page I �-/a6 arr- act noise exposure is judged from the property line of the receiving land use. Maximum acceptable transportation noise source is listed as: Commercial Outdoor Activity Area: CNEL or LDN =60 dBA Maximum interior noise level from exterior sources is 45 dBA Existing Transportation Noise Levels on Site Airport operations sound levels were measured on site at the southwest comer nearest the airport. Sound levels were measured continuously from Saturday May 19 through Monday, May 21, 2001. Individual on-site noise measurements were throughout the day with a continuous log of sound levels over a total running time period of 70 hours. The sound level meters were calibrated before and after all measurements. The average noise level, L.q, was determined and LpN from airport operations calculated to be 60.7 dBA. This figure may be influenced slightly by nearby construction operations during the day. Existing surface transportation noise levels from Highway 227 at the property line were measured on March 11 - 12, 2001. Individual on-site noise measurements were made in the middle of the day and also during morning and evening commute hours and during the 10 pm- 7 am evening hours. The measurements were made over a total running time period of 18 hours, using a Type I, Integrating,Recording, Precision Sound Level Meter;accurate to 1 dBA. The sound level meter was calibrated before and after all measurements. Two points were selected, A and B, along the east side of the site at or near the proposed building line(see Figure 2). The average noise level, L,q, was measured and recorded. The day-night noise level, LpN was then calculated for each location(see appendix for definition of L,q and LpN). It is important to keep in mind that L,q is based on time-averaged instantaneous measurements of sound, and that LpN is a calculated value based on multiple measurements through the day and night. LpN is the single value that determines acceptability in the Noise Element of the General Plan for the City of San Luis Obispo. Instantaneous noise peaks and noise analysis,page 2 ATTACHMENT 7 valleys in a short time period have very little influence on the overall daily LDN value. Site layout and relationships are shown in Figures 1 and 2. Measured sound levels are shown in Figure 3. LDN calculations are shown in Figure 4. The LDN is 71.7 at the property line on the east side of the building. State Route 227 is a significant noise source impacting the east facade of the proposed building. The highway is characterized by a mixture of light and heavy vehicles, with some truck traffic from nearby commercial areas. Traffic slows for turns at Aerovista Place and accelerates from the signal at Tank Farm Road, resulting in additional noise from braking and acceleration. Current average traffic flow is 19,210 vehicles daily along State Route 227 (from Cal Trans). Future Noise Levels on Site The Circulation Element,page 10 is a guide to the growth of traffic flow at the future "buildout" date of 2020. Using 2000 as the base year, an additional 17 percent growth is expected. An extrapolation based on present traffic count and ADT figures is made in the model below. This increase in traffic flow will have the effect of raising the LDN at the east side of the site by less than one decibel. Noise from Average Daily Traffic Figures David Lord,Acoustics Consulting 299 Albert Dr. San Luis Obispo,CA 93405 Aerovista Park Aerovista Place San Luis Obispo, CA 93401 Calculation of added noise sources Pnoise ( 10ti16'10"(Pnoise/10)) Present noise level (LDN) 71=7 '` dBA intensity= 1.48E-09 W/cm2 Present traffic flow, 199819;20;':` ADT (Average Daily Traffic) Future traffic flow, 2005 22,476 ;„ ADT 0.7 Anoise=dBA additional nc Future noise level (LDN) 72.4 dBA A 10-LOG10(D12011) Pnoise+Anoise noise analysis,page 3 3-/D8 A]TAC Aeg 7 Airport operation by 2015 is projected to grow 33 percent(Airport Master Plan). This would potentially increase the noise levels on the west side of the site by around one decibel. Noise Mitigation Recommended Noise Barrier Wall In order to achieve a sound level of LoN 60 dBA or less in the outdoor break area on the east side of Building A, the following measure is necessary: The outdoor activity area as shown in plan at the east side of the building shall have a grouted masonry noise barrier five feet six inches(5'-6") above finished pad elevation. In plan view, the noise barrier shall intercept "line-of-sight" from seating within the break area to State Route 227. Recommended Noise Resistant Construction for East and West Facades The following construction specification will result in the required performance of 45 dBA or less interior noise level along the critical east side of Building A or west side of Building B: Vents and roof penetrations: Soffit vents, eave vents, dormer vents and other wall and roof penetrations shall be located on the walls and roofs facing north, south or west, away from the primary noise sources. If soffit or eave or dormer vents or doors or windows or skylights or other roof or wall penetrations face east toward the Hwy 227 noise source, or west toward airport operations noise source, they shall be acoustically rated and designed to have an S.T.C. rating of 30 or greater. In order to meet interior LpN 45 DBA requirements, the east-facing facade of Building A or west-facing facade of Building B shall incorporate glazing assemblies that have an STC rating of equal or better than 30 dBA. This may be accomplished with the following specification; "Glazing on east or west facade shall be sealed, single-glazed laminated glass with STC rating greater than 30 dBA." noise analysis,page 4 3-1019 ATTACNI(ENr 7 Existing Existing Building A Building Ld n 60.7 dR - ° is, gig '.. airportsound I VeIS eN Building B m m rA v m Buildin A Ld n 71 .7 dB III IIIX!!jIIIIIIIIl7Wy-22 sound levels ----------------- Hwy 227 Figure 1. Site Layout, showing location and value of noise measurements [not to scale]. noise analysis,page 5 I ADACda 7 I � I CD' rtn IC .cn d 4 __,_ .d sound level measurementsA -- B I L—, in barrier Hwy 2.27 Figure 2. Location of possible outdoor activity area new Hwy 227 [not to scale]. noise analysis,page 6 _® ��.:--a�•��'�3��:.:r;:-sem �___ ',• �� = _tea` �� •• E ___M 3 ME i IMIMMIMMMmim IMMEM ME INIMMIMMM ME ME Eva 1h♦!� l�j/ice- / ,cam r ATTACHMENT 7 CNEL / L DN Calculation David Lord,Acousdas Consulting 299 Albert Dr. San Luis Obispo,CA 93405 Aerovista Park Aerovista Place Hwy 227 Noise Source San Luis Obispo, CA 93401 3/152001 [facing east,wind < 5 m:p.hj Measurements: Measured DAY SPL: 67.0 dBA Measured DAY SPL: 65.5 dBA Measured DAY SPL: 77.0 dBA Measured DAY SPL: 74.0 dBA Measured DAY/EVE.SPL: 62.0 dBA Measured NIGHT SPL: 60.0 dBA Measured NIGHT SPL: 61.0 dBA Measured NIGHT SPL: 60.0 dBA Lp,, Day/Night Level Calculation: Average 24hr SPL: 65.8 dBA LEQ 24 hrs: 70.4 dBA Average Day SPL: 69.1 dBA LEQ Day: 72.3 dBA Average Night SPL: 60.3 dBA LEQ Night: 60.4 dBA DNL: 71.7 dBA CNEL Community Noise Equivalent Level Calculation: Average 24hr SPL: 65.8 dBA LEQ 24 hrs: 70.4 dBA Average Day SPL: 70.9 dBA LEQ Day: 73.2 dBA Average Eve SPL: 62.0 dBA LEQ Eve: 62.0 dBA Average Night SPL: 60.3 dBA LEQ Night: 60.4 dBA C.N.E.L.: 71.8 dBA Figure 4. LDN calculation,Hwy 227 Noise Source noise analysis,page 8 3-113 ATTACHMENTkn t O LO s O O -- N O N R T W C O HI C O cri l'7 O C7 O _ N O N a W O �. t7 W 1. W C _ 7 W O ai NNC GN N 0 — 3 U N 0 _ N - M E 'O m � _ > 0 ? MO - O M ig a) CD 7 N On m gyU) = M 7 0 - m C to UN a10i M 0 O CL 0 o O tea = M N N O m n OLL] O O O 47 O m O �- m n r W)m m �n W) v v M cn dBA Figure 5. Noise Measurements, Airport Noise Source noise analysis,page 9 ATTACHMENT 7 CNEL / L DN Calculation David Lord,Acoustics Consulting . 299 Albert Dr. San Luis Obispo,CA 93405 Aerovista Park Aerovista Place San Luis Obispo, CA 93401 5/21/200 [facing WEST,wind <5 m.p.h.] Measurements: Measured DAY SPL: 62.0 dBA Measured DAY SPL: 64.0 dBA Measured DAY SPL: 63.0 dBA Measured DAY SPL: 58.0 dBA Measured DAY/EVE.SPL: 62.0 dBA Measured NIGHT SPL: 45.0 dBA Measured NIGHT SPL: 46.0 dBA Measured NIGHT SPL: 45.0 dBA L.,, Day/Night Level Calculation: Average 24hr SPL: 55.6 dBA LEQ 24 hrs:. 60.2 dBA Average Day SPL: 61.8 dBA LEQ Day: 62.2 dBA Average Night SPL: 45.3 dBA LEQ Night: 45.4 dBA DNL: 60.7 dBA Airport Noise Sourc, CNEL Community Noise Equivalent Level Calculation: Average 24hr SPL: 55.6 dBA LEQ 24 hrs: 60.2 dBA Average Day SPL: 61.8 dBA LEQ Day: 62.3 dBA Average Eve SPL: 62.0 dBA LEQ Eve: 62.0 dBA Average Night SPL: 45.3 dBA LEQ Night: 45.4 dBA C.N.E.L.: 62.0 dBA Figure 6. LDN calculation, San Luis Obispo Airport Noise Source) noise analysis,page 10 3_i/5 S6 101 S7 • 102 A'•ACj��tl�(��•N�II��SNI 7 6�. � CNEI e � r 'k to 11 � 1 .r f i••••..1 . so 1 1 •R, r ' rwl 11 � sow -� tOS\ qQ t.qt f Ry c • 10111 T4 Is 1 A Y 14+CT I. fib•+ 5 AL's ° lop G` :0•t4- 413 . O 1"C 41•� b0 �0 u, Y q C. e. ry.'C C]' * -rCA / E ! 1 � � 1 f r' SAN L OBISPO t o M-4 ° COUN SA UIS OBISPO \ ++ 1 C TY A RT �� CSF A IRP o•••• �7 � 1 .5,. I • I s 1 it 1 CM rrn.1 ►� 'Yl � 1 �� fAR 1Was ria Figure 7. Approximate location of site in.relation to San Luis Obispo Airport Noise Contours indicated in County Noise Element. noise analysis,page 11 3-lll� ATTACHMENT 7 N s . . 55-60 d BA >60d BA /000000 WH �j VA ♦ MRi` 4vyfz SFr _ 1' Figure 8. Approximate location of site in relation to San Luis Obispo Airport Noise Contours at capacity, indicated in Airport Master Plan (Brown-Buntin Associates 1989). noise analysis,page 12 3 -0 ATTACHMENT 7 A David Lord,Acoustics and Noise Consuitlng 299 Albert Dr. San Luis Obispo,CA 93405 5/3012001 1335 S&q4m dimension 1.7 m above grade hi= ''l8' m,effective height A 4 eet B dl= mm'? m h2 source d 2= m d 1 d 2 receiver A= 15.1 m if source is '`' €;tiBA h, 59.8 dBA received B= 4.2 to ht= r m note:barrier must have surface mass density>20 kg/mZ dl + d2 = 19 m Total Barrier ht= 1.7 m [hl+h2} [A+Bd= 0.254 ml total distance = 19.0 .m [A+B= 193 m] lee, frequency= Hz ® source) ) 1 O Noise Redaction 11.9 dBA 108.3 dBA 71.7 dBA received {e ter"1"or"Z"below} Noise Source: '' <point source Sound Level under free-field conditions,absorptive ground,without barrier Temperature 1i5i'' °C Figure 9. Noise Barrier Calculation noise analysis,page 13 a i f i ATTACHMENT •7 Appendix: dBA: A-weighted sound level. The ear does not respond equally to all frequencies,but is less sensitive at low and high frequencies than it is at medium or speech range frequencies. Thus, to obtain a single number representing the sound level of a noise containing a wide range of frequencies in a manner representative of the ear's response, it is necessary to reduce the effects of the low and high frequencies with respect to the medium frequencies. The resultant sound level is said to be A-weighted, and the units are dBA. The A-weighted sound level is also called the noise level. C.N.E..L. Community noise equivalent level is a scale that takes account of all the A-weighted sound level at a point. Weighting factors place greater importance upon noise events occurring during the evening hours(7 p.m.to 10 p.m.) and even greater importance upon noise events at night(10 p.m. to 7 am.). LDN Day-night sound level. Equivalent sound level computed from A-weighted sound levels measured over a 24-hour period,with a 10 dBA penalty for sound contributions between 10 p.m. and 7am. L,Q The energy average sound level. Averaging time, commonly 1 hour, is indicated. Precision of Sound Level Meter. The American National Standards Institute.(ANSI) specifies several types of sound level meters according to their precision. Types 1,2, and 3 are referred to as "precision," "general-purpose,"and "survey" meters,respectively. Most measurements carefully taken with a type 1 sound level meter will have an error not exceeding 1 dB. The corresponding error for a type 2 sound level meter is about 2 dB. The sound level meter used for measurements shown in this report is a Larson-Davis Laboratories Model 820. This meter meets all requirements of ANSI s1.4,.IEC 651 for Type 1 accuracy and includes the following features: 110 dB dynamic range for error free measurements. Measures FAST, SLOW, Unweighted PEAK, Weighted PEAK, Impulse, L�q, LDOD, LOSHA, Dose, Time Weighted Average, SEL, Lmax,Lmin, LDN. Time history sampling periods from 32 samples per second up to one sample every 255 seconds. Calibration of the meter is made before and after all field measurements with both an internal and external calibrator. Laboratory calibration of the meter is performed biannually and can be traced to the U.S. NIST standard. noise analysis,page 14 ATTACH4ft 7 Subjective Loudness Changes. In addition to precision measurement of sound level changes, there is a subjective characteristic which describes how most people respond to sound: A change in sound level of 3 dBA is barely perceptible by most listeners. A change in level of 6 dBA is perceptible. A change of 10 dBA is perceived by most people as being twice(or hao as loud. noise analysis,page 15 3 -1ZL ��III��III�I�IIIIIIIIIIIII�III �IIIIIIIIIIIII city of sAn WIS * OBISPO 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29,2001 CITY COUNCIL PUBLIC HEARING NOTICE ANNEXATION AND PREZONING OF 13 ACRES ON THE NORTH SIDE OF AERO VISTA PLACE (ANNX/R/ER 09-01); 710 AERO VISTA (VOLNY) The San Luis,Obispo City Council will hold a public hearing to address the annexation and prezoning of 13 acres on the north side of Aero Vista Place(ANNX/R/ER 09-01);710 Aero Vista (Volny). The Public Hearing portion of the meeting will be held on Tuesday,July 10,2001 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 Whitney McIlvaine of the Community Development Department at 781-7164. L a Lee Price,C.M.C. City Clerk ® 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. FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 710 AERO VISTA 710 AEROVISTA 710 AEROVISTA# A SAN LUIS OBISPO,CA SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 2811 Airpark Drve 785 AIRPORT 835 AIRPORT Santa Maria,CA 93455 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 901 AIRPORT# 2 901 AIRPORT# 3 901 AIRPORT# 5 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 901 AIRPORT# 6 903 AIRPORT 903 AIRPORT# 1 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 903 AIRPORT# 5 925 AIRPORT 945 AIRPORT# 2 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 981 AIRPORT 985 AIRPORT 4420 BROAD# B SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 4420 BROAD# C 4420 BROAD# D 4420 BROAD# E SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 4420 BROAD# F 4671 BROAD 815 FIERO SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 815 FIERO# B 815 FIERO# F 845 FIERO SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- a`� FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 4145 SANTA FE# 1 4145 SANTA FE# 2 4149 SANTA FE# 2 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:9-01 FILE NUMBER:9-01 FILE NUMBER:9-01 OCCUPANT OCCUPANT OCCUPANT 4149 SANTA FE# 3 4149 SANTA FE# 5 Mike Gallagher SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 934017 P.O.Box 1889 San Luis Obispo,CA 93406-1889 FILE NUMBER:9-01 FILE NUMBER:9-01 053-411-017/FILE#:9-01 OCCUPANT OCCUPANT BLAIR BARBARA A ETAL 4149 SANTA FE# 7 4149 SANTA FE# 8 4370 BROAD ST SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401-8103 SLO CA 93401-7994 076-412-009/FILE#:9-01 076-401-004/FILE#:9-01 076-412-007/FILE#:9-01 BRAGG PAUL P ETAL COUNTY OF SAN LUIS OBISPO (937) COVEY 3 A CA GEN PTP 845 FIERO LN %GENERAL SERVICES %MATTHEW P OUAGLINO SLO CA 93401-7944 1087 SANTA ROSA 815 B FIERO LN SLO CA 93408- SLO CA 93401- 076-412-0OS/FILE#:9-01 076-414-001/FILE#:9-01 076-414-0551FILE#:9-01 COVEY 3 A GEN PTP FIDUCIARY PROPERTIES INC A CA FIERO COMMERCE PARK II OWNERS 815-8 FIERO LN %SLO CO PENSION TRUST %FIEROO II ASSOCIATES A JV SLO CA 93401-8937 857 SANTA ROSA ST %DAVID SANSONE SLO CA 93408• 710 FIERO LN#21 SLO CA 93401-7900 053-412-001/FILE#:9-01 053-412-004/FILE#:9-01 053-412-012/FILE#:9-01 GOLDENROD LLC A CA LLC RLC FAMILY PROPERTIES LLC RLC FAMILY PROPERTIES LLC %BOB FOWLER 4420 EDNA RD#C 4420 EDNA RD BLDG C 5200 TELEGRAPH RD SLO CA 93401- SLO CA 93405- VENTURA CA 93003.4114 076-401-032/FILE#:9-01 076-400-001/FILE#:941 076-401-052/FILE#:9-01 SAES PURE GAS INC A CA CORP SANTA FE INDUSTRIAL OWNERS ASSOC VOLNY INVESTMENT CO A CA LTD PTP 4175 SANTA FE RD PO BOX 15947 PO BOX 12709 SLO CA 93401-8192 SLO CA 93406-5947 SLO CA 93406-2709 i I 06/27/01 14:44:06 Sstendah Label List Page 1 Occupants 0 meters File Number. ANNX 9-01 Source Address: 710 AEROVISTA ANNX Owners 100 meters Additional Source Addresses: 076-401-053' ' Occupants OCCUPANT 865 AERO non-mail OCCUPANT 895 AERO non-mail OCCUPANT 710 AERO VISTA OCCUPANT 710 AEROVISTA OCCUPANT 710 AEROVISTA# A OCCUPANT 2811 Airpark Drve (for 710 AEROVISTA) OCCUPANT 720 AEROVISTA# A non-mail OCCUPANT 720 AEROVISTA# B non-mail OCCUPANT P.O.Box 3840 (for 720 AEROVISTA) duplicate OCCUPANT 785 AIRPORT OCCUPANT 835 AIRPORT OCCUPANT 901 AIRPORT# 2 OCCUPANT 901 AIRPORT# 3 OCCUPANT 901 AIRPORT# 5 OCCUPANT 901 AIRPORT# 6 OCCUPANT 903 AIRPORT OCCUPANT 903 AIRPORT# 1 OCCUPANT 903 AIRPORT# 5 OCCUPANT 925 AIRPORT OCCUPANT 935 AIRPORT# 4 non-mail OCCUPANT 903 Airport Drive Box 4 (for 945 AIRPORT) duplicate OCCUPANT 945AIRPORT# 1 non-mail OCCUPANT 945AIRPORT# 2 OCCUPANT 981 AIRPORT OCCUPANT 985 AIRPORT OCCUPANT 995 AIRPORT non-mail OCCUPANT 4301 BROAD non-mail OCCUPANT POST OFFICE BOX 13259 (for 4380 BROAD) duplicate OCCUPANT 4420 BROAD non-mail OCCUPANT 2281 Johnson Avenue (for 4420 BROAD) duplicate OCCUPANT 4420 BROAD# B OCCUPANT 4420 BROAD# C OCCUPANT 4420 BROAD# D OCCUPANT 4420 BROAD# E OCCUPANT 4420 BROAD# F OCCUPANT 4450 BROAD non-mail OCCUPANT 4460 BROAD non-mail OCCUPANT 4671 BROAD OCCUPANT 705 FIERO non-mail OCCUPANT 755 FIERO non-mail OCCUPANT 755 FIERO# D non-mail OCCUPANT 795 FIERO non-mail OCCUPANT 815 FIERO OCCUPANT 815 FIERO# B OCCUPANT 815 FIERO# F OCCUPANT 845 FIERO NO OCCUPANT ON FILE/076-401-047 (for/076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076-401-048 (for/076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076-401-049 (for/076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076-401-050 (for 1076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076-401-051 (for/076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076.401-054 (for/076-NO OCCUPANT ON FILE) deleted 06/27/01 14:44:06 Sstendah _ ' Label List Page 2 Occupants 0 meters File Number: ANNX 9-01 Source Address: 710 AEROVISTA ANNX Owners 100 meters Additional Source Addresses: 076-401-053' ' NO OCCUPANT ON FILE/076-401-055 (for/076-NO OCCUPANT ON FILE) deleted NO OCCUPANT ON FILE/076-401-056 (foe/076-NO OCCUPANT ON FILE) deleted OCCUPANT 4145 SANTA FE# 1 OCCUPANT 4145 SANTA FE# 2 OCCUPANT 4149 SANTA FE non-mail OCCUPANT 216 N.Blosser Road,Unit B (for 4149 SANTA FE) duplicate OCCUPANT 4149 SANTA FE# 2 OCCUPANT 4149 SANTA FE# 3 OCCUPANT 4149 SANTA FE# 4 non-mail OCCUPANT 4149 SANTA FE# 5 OCCUPANT Mike Gallagher P.O.Box 1889(for 4149 SANTA FE) OCCUPANT 4149 SANTA FE# 7 OCCUPANT 4149 SANTA FE# 8 OCCUPANT 4177 SANTA FE non-mail OCCUPANT 0 JAIRPORT non-mail Owners (for 710 AERO VISTA) duplicate AERLOOP LLC A CA LLC 1880 SANTA BARBARA ST#F(for TA/07 NO deleted OWNER-LANDUSE DA) AERLOOP LLC A CA LLC 1880 SANTA BARBARA ST#F(for TA/07 NO deleted OWNER-LANDUSE DA) AEROLOOP LLC A CA LLC 1880 SANTA BARBARA ST#F(for TA/07 NO deleted OWNER-LANDUSE DA) AEROLOOP LLC A CA LLC 1880 SANTA BARBARA ST#F(for TA/07 NO deleted OWNER-LANDUSE DA) BLAIR BARBARA A ETAL 4370 BROAD ST BRAGG PAUL P ETAL 845 FIERO LN COUNTY OF SAN LUIS OBISPO (937) %GENERAL SERVICES 1087 SANTA ROSA(for 865 AERO) COVEY 3 A CA GEN PTP %MATTHEW P QUAGLINO 815 B FIERO LN COVEY 3 A GEN PTP 815-B FIERO LN FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA.ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CA %SLO CO PENSION TRUST 857 SANTA ROSA ST(for 705 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL N/P %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL N/P %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate 06/27/01 14:44:06 Sstendah __ Label List Page 3 Occupants 0 meters File Number: ANNX 9-01 SourceAddress: 710 AEROVISTA ANNX Owners 100 meters Additional Source Addresses: 076-401-053' ' FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL.N/P %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL.N/P %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL.WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL WP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIDUCIARY PROPERTIES INC A CAL NIP %ALBERT PETRUZZI 857 SANTA ROSA(for 709 FIERO) duplicate FIERO COMMERCE PARK II OWNERS %FIEROO II ASSOCIATES A JV %DAVID SANSONE(for 705 FIERO) GOLDENROD LLC A CA LLC %BOB FOWLER 5200 TELEGRAPH RD(for 902 AMBROSIA) NO OWNER-LANDUSE DATA/076-401-054 (for TA/07 NO OWNER-LANDUSE DA) deleted NO OWNER-LANDUSE DATA/076-401-055 (for TA/07 NO OWNER-LANDUSE DA) deleted NO OWNER-LANDUSE.DATA/076-401-056 (for TA/07 NO OWNER-LANDUSE DA) deleted OCEAN VIISLO A CA LTD PTP ETAL %DEAN E ULRICH 710-21 FIERO L_N(for TA/07 NO OWNER-LANDUSE deleted DA) RLC FAMILY PROPERTIES LLC 4420 EDNA RD#C(for 4450 BROAD) RLC FAMILY PROPERTIES LLC 4420 EDNA RD BLDG C(for 4380 BROAD) SAES PURE GAS INC A CA CORP 4175 SANTA FE RD SANTA FE INDUSTRIAL OWNERS ASSOC PO BOX 15947(for 4145 SANTA FE) VOLNY INVESTMENT CO A CA LTD PTP PO BOX 12709(for 710 AEROVISTA) 48 labels printed on 06/27/01 at 14:44:07 by Sstendah 710 EROVIƒA 076-401-052 aNX 9-01 Request tannex approximately gacres aland iotheQtya banLuis Obispo. ARC s1 %c&d■m _i_of plans to develop two parcels oland_g two office buildings. E 1Environmental determination fora annexation request K approximately 13 acres and site development. 9-0 _kfor a roval of a Mannedeeo ent for larae offices ' c ■ % of r)rovosed uses. : m , , . ..... Solid Owner and Occupant Diagonal ue= Occupant Only Cross Hatch = Owner Only CITY 7 SAN LUIS o eo a2aAaRVIcS 955 MO mosREE SAN LUIS o 2a J,340, s 781-7167 o /e2 /01 14:44 �i►I IIII1111111IIIII�� IIIIIIII I� city of sluis oBispo I, 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 Dan Rutledge P. O. Box 977 San Luis Obispo, CA 93406 SUBJECT: Annexation and prezoning of 13 acres on the north side of Aero Vista Place (ANNX/R/ER 09-01); 710 Aero Vista(Volny) The San Luis Obispo City Council will hold a public hearing to consider the annexation and prezoning of 13 acres on the north side of Aero Vista Place (ANNX/R/ER 09-01); 710 Aero Vista(Volny). The meeting is scheduled for Tuesday, July 10, 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 781-7164. The Council agenda. report with recommendation by staff will be sent to you on the Wednesday before the meeting. Please call the City Clerk's Office at 781-7102 if you would prefer to pick up the agenda report. Sincerely, LeePrice, CMC City Clerk c: Whitney McIlvaine The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. v Telecommunications Device for the Deaf(805) 781-7410. i J i ��IIIIIIIIIIIIIIIIIIIIIIIII II II�I I��I I II city of sAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 Volny Investment Corp P. O. Box 12709 San Luis Obispo, CA 93401 SUBJECT: Annexation and prezoning of 13 acres on the north side of Aero Vista Place (ANNX/R/ER 09-01); 710 Aero Vista(Volny) Dear Applicant: The San Luis Obispo City Council will hold a public hearing to consider the annexation and prezoning of 13 acres on the north side of Aero Vista Place (ANNX/R/ER 09-01); 710 Aero Vista(Volny). The meeting is scheduled for Tuesday, July 10, 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 781-7164. The Council agenda report with recommendation by staff will be sent to you on the Wednesday before the meeting. Please call the City Clerk's Office at 781-7102 if you would prefer to pick up the agenda report. Sincerely, 'I"a Lee Price, CMC City Clerk c: Whitney McIlvaine 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. Department of Communi jvemen lo t City of San Luis Obispo pp 990 Palm Street Planning Application `- San Luis Obispo, CA 93401 (805) 781-7172 Project Address 710 AEROVISTA Parcel# 076-401-052 Legal Description PM 48/1 PAR 1 Zoning 1 Zoning 2 Property Owner VOLNY INVESTMENT CO A CA LTD PTP In Care Of Owner Address PO BOX 1Z709 L, ' SLO CA 93406-2709 Applicant Name VOLNY INVESTMENT CORP Day Phone( )543-3767 Address PO BOX 12709 SLO CA 93406 Representative DAN RUTLEDGE Day Phone( )543-6819 Address I r PO BOX 977 SLO CA 93406 Send correspondence to X applicant X representative owner other(see file) Application made pursuant to Chapter/Section of the San Luis Obispo Municipal Code. Planning Services Summary Application# Type of Application Received Fee PD 9-01 Request for approval of a planned development 01/25/01 $4,459 for large offices including a list of proposed uses. ER 9-01 Environmental determination for an annexation 01/25/01 $1,234 request of approximately 13 acres and site development. ARC 9.01 Architectural review of plans to develop two 01/25/01 $1,375 parcels of land with two office buildings. ANNX 9-01 Request to annex approximately 13 acres of land 01/25/01 $6,508 into the City of San Luis Obispo. Total fees $13,576 Received By MICHAEL CODRON Fee Paid by Representative (13,576) Assigned planner WHITNEY MCLVAINE Hearings PD PC Hearing 04/11/01 ER PC Hearing 04/11/01 ARC PC Hearing 04/16/01 ANNX PC Hearing 04/11/01 ME G AGFA DATA `'' - M_p ITEM# ►►��ii�i��aiiiiii� council m E m O RA n b u m DATE: July 9, 2001 TO: City Council VIA: Ken Hampian, CAO 00 FROM: John Mandeville, Community Development Director BY: Ronald Whisenand, Deputy Community Development Director SUBJECT: Volny Annexation—Red File Item The Planning Commission minutes for the May 9h public hearing on the Volny annexation and prezoning were inadvertently left out the Council packet for tonight's agenda. The minutes have been completed and are attached to this memo for Council review. Although the discussion on the item at the Planning Commission meeting was rather brief and the recommendation to the Council unanimous, staff still recognizes the importance of having the minutes prepared with sufficient time for the Council to become prepared on the project. We therefore apologize for any inconvenience that the omission has caused. It is hoped that the Council will be able to keep the project on tonight's agenda. However, it is certainly an option for the Council to continue the agenda item should you have insufficient time to review the minutes before tonight's meeting. Once again, staff apologizes for the confusion. NCIL CDD DIR ❑ FIN DIR AO ❑ FIRE CHIEF RNEY ❑ PW DIR K IORIG ❑ POLICE CHF PT HEjADSEDREO DIR 'cIn LITIL DIR ❑ HR DIR RECEIVED +UL AO 2001 SLO CITY COUNCIL Council Memo regarding Volney Minutes DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES May 9, 2001 CALL TO ORDER/PLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission was called to order at 7:09 p.m. on Wednesday, May 9, 2001, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California. ROLL CALL: Present: Commrs. James Caruso, Jim Aiken, Allan Cooper, Michael Boswell, Orval Osborne, and Chairman Stephen Peterson Absent: Commissioner Alice Loh Staff: Development Review Manager Ron Whisenand, Associate Planner Whitney Mclivaine and Assistant City Attorney Gil Trujillo. ACCEPTANCE OF THE AGENDA The agenda was accepted as presented. APPROVAL OF THE.MINUTE The Minutes of November 15, 2000, were accepted as presented. PUBLIC COMMENT ON NON-AGENDA ITEMS There were no public comments made. PUBLIC HEARINGS: 1. 4041 Broad Street. ANNX, PD, MS and ER 148-00; Request to annex approx. 6.8 acres at the corner of Tank Farm Road and Broad Street; planned development zoning for proposed development of a service station and three office buildings; minor subdivision to create 5 commercial parcels, and environmental review; Michael Cannon, applicant. John Shoals (1 hour) (continue to May 23, 2001) Ronald Whisenand explained that staff is recommending continuance of this item to the May 23, 2001 meeting. He explained that planning staff has been working with the applicant, the Public Works Department staff and the California Department of Draft Planning Commission,gates May 9, 2001 Page 2 Transportation (Caltrans) to resolve traffic related issues for inclusion into the environmental document. Due to the complexity of the proposed project and the outstanding traffic issue, the environmental document is taking longer to complete than originally anticipated. This continuance will allow staff additional time to refine the initial environmental study and distribute the draft document as required by State law. COMMISSION COMMENTS: Commr. Peterson moved to continue this item to the June 13, 2001 meeting. Commr. Boswell seconded the motion. AYES: Commrs. Aiken, Cooper, Osborne, Caruso, Boswell and Peterson NOES: None REFRAIN: None ABSENT: Commr. Loh The motion carried 6-0. 2. 710 Aero Vista Drive. ANNX, PD and ER 9-01; Request to annex approx. 13 acres; planned development zoning for large professional office uses; and environmental review; Volny Investment Company, applicant. Whitney Mcl/vaine (1 hour) Associate Planner Whitney Mcllvaine presented the staff report. She noted this 13-acre site is comprised of four lots, two of which are proposed to be developed. She noted that recently the parcels across the street were annexed into the City, and felt this annexation request was a logical request in this area. She noted that staff is recommending a C-S-PD (Service-Commercial with a Planned Development overlay) zoning for this property because it is in the Airport area. This site would normally be zoned C-S without the overlay zone, but the planned development overlay gives the City the tools to tailor the uses to minimize nonconformities when the specific plan is adopted. She noted a list of recommended uses has been prepared which follows recommendations for the recently approved annexation across the street. Commr. Aiken asked if the previous annexation was approved as the commission recommended, with the allowed uses and other items noted in the motion. Manager Whisenand noted his recollection was that the annexation was approved as modified by the Planning Commission. Commr. Aiken asked if, prior to the final annexation of the Airport Area properties, additional Planned Developments would be included in this area. Manager Whisenand felt the Specific Plan would be the umbrella list of uses for the business park area. Draft Planning Commission, ,rtes May 9, 2001 Page 3 Commr. Aiken asked if the Planned Development overlay would be an umbrella overlay for that entire area. Manager Whisenand felt that with the adoption of the Specific Plan, the City Council would create a new "business park" zoning designation which would contain the approved uses. He thought it possible that the existing C-S-PD zoned properties in that area would be rezoned to the "business park" zoning and would include.the list of uses approved with the existing PD's, but also added uses resulting from the specific plan process. Commr. Caruso asked for confirmation that the first parcel contains an electronics business and a church; the second parcel has a septic leech field for the Fiero Lane Water Company. He questioned whether the Water Company use would be an allowed use in the City. Associate Planner Mcllvaine explained that the parcels would disconnect from the Fiero Lane Water Company (providing water and sewer service) and utilize City services. She noted this would remain a functioning septic system, and a functioning leech field would remain for a period of time. Manager Whisenand noted the City's Utilities Department is working, on.an .agreement that would ensure the actual conversion to City water and sewer services, which would be entered into prior to annexation. He also noted the City would be approaching LAFCO with the proposal to have that parcel included in the annexation. - However, if LAFCO has concerns with that, they have the ability to exclude the leech field parcel from the city, but the preference would be to have the parcel annexed at this time. Commr. Caruso asked if the Deferred Area-Wide Impact Fees are determined by the undeveloped portion of the property, is the leech field parcel considered undeveloped. Planner Mcllvaine responded that for the purposes of this calculation, the leech field was considered to be a developed lot. Commr. Caruso asked if the City will receive an area-wide impact fee when that lot is developed. Manager Whisenand responded that impact fees would be assessed and collected through the building permit process when the lot is developed. Commr. Osborne asked if this were being developed in the County, would there be differences in the County's planning standards. Planner Mcllvaine noted this project began as a County application, but because the property was located within the City's sphere of influence, it was suggested that the applicant process an annexation application with the City. It will be going to the County Draft Planning Commission , _ .rtes May 9, 2001 Page 4 Planning Commission for development plan approval, supported by County staff for essentially the same project as presented here. The differences would be minimal. Manager Whisenand added that this project was taken to the City's Architectural Review Commission early on for input in the event the County's process proceeds ahead of the annexation, in hopes that the County would consider implementing some of the recommendations and ideas of the ARC to try to make the project as close to City standards as possible. Commr. Cooper questioned staffs recommendations that conflict with the applicant's recommendations. He noted staff is recommending not allowing audio video production studios and the applicant is requesting this as an allowed use. He asked what the rationale is for this. Planner Mcllvaine explained that this is a new category in the "Business Park" zoning of the proposed Airport Area Specific Plan. If the Commission wishes to include this as an "allowed" or "allowed with a use permit" under staffs recommendation, she felt staff would have no problems with this. Commr. Cooper noted that neither staff nor the applicant requested "churches" as an allowed use, even though one exists. He wondered if the use would be non-conforming and continued until a new tenant replaces it. Planner Mcllvaine responded that churches are currently non-conforming uses in the Airport planning area, and that the Airport Land Use Commission would not be supportive of churches in this location. Commr. Cooper questioned why staff is recommending retail sales as an allowed use when the applicant is not. Planner Mcllvaine explained that uses were not determined by "applicant requested" versus "staff recommended" uses. Rather, what would be allowed in the Business Park category. Gary Henderson, Water Division Manger in the Utilities Department, was introduced. Commr. Peterson asked, when the Fiero Lane Water Co. is dissolved, will the City be able to add that water to its available water resources. Gary Henderson responded that this is unlikely. His knowledge of the wells is that they are not high producing wells and there are problems with contaminants in the ground water. He felt the City would not be putting those wells to use. Commr. Peterson asked if there is new water resource availability to the City in the near future, and how it affects our available resources for this project. Draft Planning Commission jtes May 9, 2001 Page 5 Gary Henderson responded that water issues will be discussed in the Annual Water Resources Status Report which will be discussed on June 26th . Population estimates have increased but there is still enough water to serve this project and annexation areas. Commr. Osborne asked where the water would come from if the project were processed in the County. Planner Mcllvaine responded they have a "will serve" letter from the Fiero Lane Water Company, who would provide this service. There were no further comments or questions and the public comment session was opened. PUBLIC COMMENTS: Dan Rutledge, Volny Investment Company, stated the staff report adequately describes the project. He noted that they are currently serviced by the Fiero Lane Water Company and have an allocation adequate for the full 13 acres. He noted their attempt to accommodate a good tenant and to work within their timeline. He felt they have been agreeable to staff recommended uses, and would like the project approved in a timely manner. Commr. Boswell questioned a mitigation measure under air quality requiring bicycle lockers and shower facilities for tenants, but the developer's statement does not mention the locker and shower facilities in the applicant's statement. Planner Mcllvaine noted the County provided an initial study, separate from the one prepared by the City. The City addressed showers to enhance bicycles as an additional means of alternate transportation to and from work. It was noted that such facility would be addressed as part of ARC approval. Commr. Cooper asked if the developer would pay Art in Public Places fees? Dan Rutledge responded they would. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENTS: Commr. Caruso felt this is an excellent example of disjointed incrementalism, although he understands why this is occurring. He said he finds it difficult to support this incremental annexation and development, but felt it needs to be done. He said he has a problem in determining that a septic leech field constitutes a "developed" parcel. Draft Planning Commission �._ .ites May 9, 2001 Page 6 Comm?. Aiken noted a number of uses were eliminated from the original list of uses, such as banks. Manager Whisenand explained the list of uses evolved from the Lathrop annexation, and continued with the Cowan annexation. That list of uses was modified due to the proximity to the Airport, and some airport uses added. Business park uses were addressed for the Creekside annexation, and again with the Hamish Marshall annexation on the other side of the street. It has been very consistent, with minimal modifications, in order to achieve business park zoning proposed in the draft specific plan. Commr. Caruso moved to recommend to the City Council, the findings and conditions as outlined in the staff report. Commr. Osborne asked to add to the motion an allowed use of audio video production. Commr. Caruso agreed. Commr. Aiken seconded the motion. Dan Rutledge explained that the leech field is a combination evapo-transporation and leech system with substantial underground tanks and pumps with hundreds of thousands of dollars of equipment not visible on the site. He felt the site should be considered "developed". AYES: Commrs. Aiken, Cooper, Osborne, Caruso, Boswell and Peterson NOES: None REFRAIN: None ABSENT: Commr. Loh The motion carried 6-0. ADJOURNMENT With no further business before the Commission, the meeting adjourned at 8:10 p.m. to the next regular meting scheduled for May 23, 2001, at 7:00 p.m. in Council Chamber. Respectfully submitted by Diane Stuart Transcribed from Audio portion of video tape