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Home My WebLink About07/10/2001, PH 4 - CONSIDERATION OF A REQUEST TO PREZONE, ANNEX AND SUBDIVIDE 6.8 ACRES AT THE SOUTHWEST CORNER OF TAN l � _ Maung D.�e counc�t � -01 ADacEnba Report �P// y C I TY O F SAN LU I S O B I S P O FROM: John Mandeville, Community Development Direct 4) Prepared By: John Shoals,Associate Planner*] SUBJECT: CONSIDERATION OF A REQUEST TO PREZONE, ANNEX AND SUBDIVIDE 6.8 ACRES AT THE SOUTHWEST CORNER OF TANK FARM ROAD AND BROAD STREET; MICHEAL F. CANNON, APPLICANT; ANNX/PD/MS/ER 148-00 CAO RECOMMENDATION Approve the Planning Commission's recommendation to: 1. Adopt a resolution approving the Mitigated Negative Declaration and the associated Mitigation Monitoring Program (Resolution"A"). 2. Introduce an ordinance prezoning 6.3 acres C-S-PD (Service Commercial-Planned Development) with the remaining 0.5 acres for street right-of-way, and approving the use matrix (Ordinance"A"). 3. Adopt a resolution recommending that the Local Agency Formation Commission approve the annexation of 6.8 acres to the City of San Luis Obispo (Resolution`B). 4. Adopt a resolution approving the tentative parcel map dividing one parcel into five, lots for commercial development (Resolution "C"). 5. Direct staff to complete, and bring to Council for approval, tax-sharing agreements with the County for all land to be annexed. The tax-sharing agreement would return to the Council once an application has been filed with the LAFCo. REPORT-IN-BRIEF The project is a request for annexation, PD prezoning, subdivision and environmental review to allow development of an office park on the subject property. The Planning Commission evaluated the project for potential environmental and fiscal impacts, and consistency with the General Plan, the Interim Annexation Policy standards, City Zoning Regulations, Subdivision Regulations and the Airport Land Use Plan. After considering all of the information, the Planning Commission is recommending that the City Council approve all aspects of the project, with the exception of the service station use. Consistent with the Commission's action, it is recommended that the Council adopt the Mitigated Negative Declaration of environmental impact, prezone the property C-S-PD, approve a master list of uses, adopt a resolution Z/-i Cannon Office Park Annexation, Prezoning and Subdivision (ANNX/PD/MS 148-00) Page 2 recommending LAFCO approval of the annexation, and approve the tentative parcel map. The annexation would then be forwarded to the LAFCo for consideration. If the Council does not agree with the Commission's recommendation, it could adopt Resolutions "D" and "E" to deny the proposed annexation, prezoning and subdivision. The Council could also choose to continue the project with direction to staff and the applicant. DISCUSSION Situation/Project Summary The Community Development Department has received a request to annex 6.8 acres at the southwest corner of Broad Street and Tank Farm Road to the City of San Luis Obispo (Attachment 1). The applicant, Michael Cannon, would like to annex this property to the City and develop it with a 101,500 square foot business park, a 3,700 square foot service station/convenience market with car wash and various site improvements. In order to proceed with construction, the applicant must obtain the City's approval of the project plans (see Attachments 3, 4 and 5). The proposed project involves several actions by the City Council, including environmental review, pre-zoning, annexation, a large office planned development and subdivision. A full description is provided in the attached Planning Commission staff report. Planning Commission Action The Planning Commission considered the project on June 13, 2001. Commission discussion focused on environmental review, General Plan consistency, interim annexation policy criteria, the merits of prezoning the property C-S-PD, identifying the appropriate uses for the site to insure consistency with the future Business Park zone, and subdivision requirements. After lengthy discussion, the Commission voted 4 to 2 (Commissioners Caruso and Loh opposed, and Commissioner Aiken was absent) to recommend to the City Council approval of the project based on findings and subject to conditions. The Commission members unanimously agreed that the site was appropriate for annexation and suitable for commercial development, but they were split on the issue of whether a service station was appropriate for at this location. The Planning Commission's recommendations are discussed in the following paragraphs.. Environmental Review A Mitigated Negative Declaration has been recommended for this project. The initial study addresses the proposed annexation and the potential impacts of future site development, including prezoning, subdivision, site development and building construction. Potential impacts to biological resources, geologic problems, soils, water resources, wastewater treatment, energy and mineral resources, land use compatibility, transportation and circulation and cultural resources were analyzed in the initial study. Mitigation measures are recommended to avoid significant adverse impacts associated with the project. A Mitigation Monitoring Program is recommended to assure compliance with the mitigation measures. Cannon Office Park Annexation, Prezoning and Subdivision (ANNXIPD/MS 148-00) Page 3 The Planning Commission found the mitigated negative declaration and the mitigation monitoring program were prepared in accordance with the California Environmental Quality Act (CEQA) and is recommending City Council adoption of both documents with the following changes. ' Air Quality measure 2d requires the installation of showers and lockers generally at a rate of one shower and three lockers for every 25 employees. The applicant felt this ratio was high and would require him to install 24 showers and 72 lockers (assuming 600 employees). The Commission agreed and is recommending this measure be amended by deleting the reference to a specific rate of showers and lockers per employee, which would provide flexibility in determining the appropriate number of showers and lockers required for the project. Air Quality measure 3 recommends limiting onsite parking to volumes at or below the City's requirements to encourage alternative modes of transportation. The San Luis Obispo County Air Pollution Control District believes that limiting parking will encourage future employees to use alternative modes of transportation. City staff believes that limiting parking and using shared parking facilities would reduce the amount of asphalt pavement and improve the project's appearance. The applicant contends that the type of offices uses envisioned for this office park development have a higher parking demand than general offices (one space for every 300 square feet) and that there will be limited opportunities for shared parking. Project plans show a parking ratio of one space for every 263 square feet of office space. The draft Airport Area Specific Plan is recommending a maximum parking rate of one space per 250 square feet in the Business Park Zone. After lengthy discussion, the Planning Commission decided that the project parking was inline with the future Airport Area Specific Plan and that parking impacts were less than significant. The Commission recommends this measure be deleted from the initial study, the mitigation agreement and all relevant environmental documents. The applicant was also concerned with two traffic/circulation mitigation measures. Condition 16 (in the Planning Commission staff report) requires the northernmost driveway on Broad Street to be limited to right turn in-and-out by extending the raised median island. Condition 17 requires the eastern most driveway on Tank Fane Road to be relocated a minimum of 100 meters from the intersection of Broad Street. At the meeting, the applicant informed the Commission that his staff had been working with the Public Works Department to finalize the Street Improvements and Striping Plan, and that these measures were not consistent with the most recent plan. A Public Works Department representative verified that they had been working with the applicant on this issue. Based on this testimony, the Planning Commission voted to recommend deletion of these measures. However, Planning staff has recently learned that the Public Works Department staff received the revised Street Improvements and Striping Plan on the day of the Planning Commission meeting (June 13, 2001) and did not have adequate time to evaluate the plan to determine if the conditions are needed. Staff is recommending that instead of deleting these measures that they be modified to provide the Public Works Director and Caltrans some flexibility in the final design. The modified wording is reflected in draft Resolution"A." �f-3 Cannon Office Park Annexation, Prezoning and Subdivision (ANNX/PD/MS 148-00) Page 4 General Plan Consistency and Interim Annexation Policy The City's General Plan Land Use Element says urban development should be within the City, and that land must be inside the city limits to receive City services. Located inside the City's urban reserve line,the site is eligible for annexation. The General Plan says there should be a specific plan for the Airport Area, coordinated with annexation of the whole area (which was initiated several years ago). The City Council has approved very basic land use and circulation concepts and alternatives, to be elaborated in the forthcoming specific plan and evaluated in the forthcoming environmental impact report. The site is within the City's Airport Area. The City's Interim Airport Area Annexation Policy allows property to be considered for annexation prior to the adoption of the Airport Area Specific Plan provided certain standards are met. Those criteria are: 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) the existing infrastructure capacity is available to serve the proposed development; 5) a development plan accompanies the annexation request; and 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 discussed in the Planning Commission staff report (Attachment 12), the project meets these standards. The Planning Commission determined that the proposed project is consistent with the General Plan and complies with the interim annexation criteria. Therefore, the Commission is recommending City Council adopt draft Resolution "B" recommending the Local Agency Formation Commission approve the proposed annexation. As discussed in the Volney Annexation staff report (ANNX 9-01), this will be the last annexation processed under the City's"interim" strategy. Pre-Annexation Agreement As a prerequisite to annexation, the applicant has agreed to contribute to the cost of preparing the Airport Area Specific Plan, sharing the cost of constructing area-wide infrastructure improvements, and contributing towards open space preservation according to the terms of the interim policy. These commitments are outlined in the project's pre-annexation agreement (see Attachment 14). Prezoning and Allowed Uses The applicant has requested that the site be prezoned Service Commercial with a Planned Development (C-S-PD) overlay to allow large office uses. Staff and the Planning Commission agree that the site should be zoned C-S-PD, but with approval of a use matrix that complies with both the existing Services and Manufacturing land use designation as well as the Draft Specific Plan Business Park (BP) land use designation (see Planning Commission staff report for details). 7'7 Cannon Office Park -- - Annexation, Prez oning and Subdivision (ANNX/PD/MS 148-00) Page 5 Similar use matrixes, which have received Council approval, include the Cowan, Lathrop, Westpac and Creekside Planned Developments on Broad Street. To eliminate the possibility of creating non-conforming uses, staff and the Planning Commission recommend approval of the use matrix that complies with both the Service Commercial and draft BP zoning (see Attachment 7, Exhibit `B"). It is envisioned that when the Specific Plan is adopted, the C-S-PD zoning designation would be replaced with a BP zone. There was extensive discussion on appropriate uses for the proposed office park development. The Commission agreed on most of the proposed uses, but was split on the issue of the service station. A majority of the Commissioners did not feel that a service station was an appropriate use on the site because it is an important gateway into the City, and it would be non-compliant with the future Business Park zone planned for this parcel. Service stations are allowed in the CS zone, but will not be allowed in the future Business Park zone (The project site is planned for Business Park zoning). A couple of Commissioners felt there was a need for a gas station at this location given the surrounding land uses and the long distance to the nearest service station (at Broad Street and Orcutt Road). The Planning Commission did discuss the possibility of designating the northeast comer of the site as C-S (without the PD overlay) and not changing it to Business Park. Amending the draft Airport Area Specific Plan could accommodate this. If the Council believes that a service station is appropriate at this location, staff would recommend that the Council modify Ordinance"A"to reflect this decision. Subdivision Request The applicant is requesting City Council approval of a tentative parcel map subdividing the property into five parcels, consisting of four commercial lots and one common interest (ownership) lot for access, parking, utilities, drainage and incidental purposes. The resulting lots would range in size from 16,000 to 168,000 square feet (see Attachment 5). To approve a subdivision,the Council must find that it is consistent with the General Plan and the Subdivision Regulations. The Planning Commission found that the proposed subdivision is consistent with the General Plan, the Subdivision Regulations and the future Airport Area Specific Plan. The Commission also found that the site is suitable for the proposed development and that the design would not cause environmental or safety concerns. The Planning Commission is recommending City Council approval of the tentative parcel map based on findings and subject to the conditions outlined in draft Resolution"C" (Attachment 9). Airport Compatibility The property is within the San Luis Obispo County Airport Land Use Plan's Area 4 and 5. According to the Airport Land Use Plan, the proposed annexation and future development of the site can be approved with conditions that include: granting an avigation easement, compliance with the compatible land use matrix of the Airport Land Use Plan, shielding of exterior lighting, and soundproofing. Cannon Office Park Annexation, Prezoning and Subdivision (ANNX/PD/MS 148-00) Page 6 CONCURRENCES The project was distributed to all interested parties, including City departments, County and State agencies. Comments received from these departments and agencies are included as mitigation measures and conditions of approval. FISCAL IMPACTS As discussed in greater detail in the "Volney" annexation agenda report immediately preceding this one, 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. ALTERNATIVES 1. Adopt resolutions denying the annexation, prezoning and subdivision based on findings. 2. Continue with direction to the staff, and/or the applicant. 3. Approve the annexation and prezoning with a different list of allowed and allowable uses, provided they are consistent with the General Plan. ATTACHMENTS Attachment 1: Vicinity Map Attachment 2 Map of Existing Land Use and Zoning in the Airport area Attachment 3: Annexation Map and Description Attachment 4: Preliminary Development Plan (Site Plan) Attachment 5: Tentative Parcel Map, MS 148-00 Attachment 6: Draft Resolution "A"approving the Mitigated Negative Declaration Attachment 7: Draft Ordinance "A"approving the prezoning (with exhibits) Attachment 8: Draft Resolution `B"recommending LAFCo approval Attachment 9: Draft Resolution"C" approving the Tentative Parcel Map Attachment 10: Draft Resolution"D"denying the annexation and prezomng Attachment 11: Draft Resolution"E" denying the Tentative Parcel Map Attachment 12: Planning Commission staff report Attachment 13: Planning Commission minutes and resolution Attachment 14: Pre-Annexation agreement(with exhibits) Attachment 15: Initial Environmental Study/Mitigated Negative Declaration Full-scale plans are available for review at the Community Development Department and City Clerk's Office. 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(2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM FOR THE CANNON OFFICE PARK PROJECT LOCATED AT 4041 BROAD STREET ANNX/PD/MS/ER 148-00 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing on June 13, 2001 to consider the Initial Study, the draft Mitigated Negative Declaration and associated mitigation monitoring program for Application No. ANNX, PD, MS 148-00; and WHEREAS, the Planning Commission of the City of San Luis Obispo has considered the Initial Study, the draft Mitigated Negative Declaration and Mitigation Monitoring Program for project and recommended that the City Council adoption of the environmental documents; and WHEREAS, the City Council conducted a public hearing on July 10, 2001, and has considered testimony of interested parties, the records of the Planning Commission hearing action, and the evaluation of the recommendation of staff; WHEREAS, the City Council has considered the draft Mitigated Negative Declaration of environmental impact and the mitigation monitoring program (ER 148-00) prepared by staff and reviewed by the Planning Commission; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Council makes the following findings: 1. The Mitigated Negative Declaration and mitigation monitoring program have been completed in compliance with the California Environmental Quality Act and the CEQA Guidelines. Resolution No. (2001 Serlt_ , Page 2 - ATTACHMENT s 2. The project's Mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the Commission. Section 2. Action. The Council hereby adopts said Mitigated Negative Declaration and incorporates the following mitigation measures into the project: I. Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. 2. Future development shall include the following operational mitigation measures: • A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. • Provide on-site bicycle parking • Include designated car-pool parking spaces at a rate of 1:25; • Provide shower and locker facilities to encourage employees to bike and/or walk to work. o Shade tree planting along the southern exposures of buildings to reduce summer cooling needs • Use double-paned windows • Use sodium parking lot and street lights 3. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. 4. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. 5. Future site development 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. 6. 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 �-�3 Resolution No. (2001 Seri. Page 3 ATTACHMENT s building must be designed and performed in compliance with the soils engineering report and the City's grading regulations. 7. A detailed hydrological study will be required prior to issuance of a building and grading permit to ensure that the basin is designed to City Standards. In addition, the project must comply with City Flood Prevention and Grading Regulations. 8. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. 9. To be consistent with Land Use Element policy 6.4.7 regarding porous paving, the project shall comply with the parking and driveway standards for landscaping and use porous paving for any patio.. 10. Plans submitted for consideration by the Architectural Review Commission must clearly demonstrate how the new buildings will meet the minimum requirements of the City's Flood Damage and Prevention Regulations, and how any necessary revisions, such as a change in finish floor elevation, to the preliminary plans submitted for the rezoning and environmental review application will affect ADA requirements and building height. 11. 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 (i.e. churches may not be allowed). • All exterior lighting shall be shielded down-lights that do not shine skyward. 12. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 13. A noise study shall be prepared to verify compliance with City noise standards and if additional measures are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. 14. The traffic study recommends the following traffic and transportation improvements for implementation of the project- • The Tank Farm-East.Driveway should be limited to right-tum in and right-tum out only. • The Broad Street-North Driveway should allow for all turning movements, except left-turns out of the driveway. Resolution No. (2001 Seri. ASA r Y� S Page 4 • The Tank Farm-West Driveway and Broad Street-South Driveway should provide access for all turning movements into and out of the project site. • Separate left-tum and right-turn lanes should be provided at the Tank Farm Road- West Driveway and at the Broad Street-South Driveway. • Construct a left-tum pocket and the appropriate median transition, with a 50-foot storage length, for the westbound left-turn into the Tank Farm Road-West Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-turn median and through-land westbound. • Provide a separate right-turn lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. This would include provision for the existing bike lane along the site frontage. • Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227)to provide two through-lanes southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-turning vehicles as a.first phase before widening improvements to SR 227 in the long-term. • Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street(SR 227). • Cumulative traffic mitigation will be provided through payment of traffic impact fees. • Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. 15. The northernmost driveway on Broad Street shall be restricted to right turn in-and-out only by extending the raised median island a minimum of 20 m south of the driveway location, or consistent with a configuration approved by the Public Works Director and California Department of Transportation: 16. The eastern most project driveway on Tank Farm Road shall be relocated to a minimum of l 00m from the intersection of Broad Street to maximize length of the right-turn lane at Broad Street, or a location approved by the Public Works Director.. 17. The applicant shall prepare and submit a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage consistent with the ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-turn lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. 18. The applicant shall prepare and submit to the Director of Public Works a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve. The draft design submitted by the applicant (dated 4-3-01) shall be amended to accommodate an additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. Applicant shall install frontage Draft Ordinance"A" ATTACHMENT 7 ORDINANCE NO. (2001 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL ZONING MAP TO PREZONE APPROXIMATELY 6.3 ACRES SERVICE-COMMERCIAL WITH A PLANNED DEVELOPMENT OVERLAY (C-S-PD)AND APPROVING A MASTER LIST OF USES FOR THE PROPERTY; 4041 BROAD STREET (PD 148-00) WHEREAS, the Planning Commission conducted a public hearing on June 13, 2001, and recommended prezoning the site Service-Commercial with the Planned Development Overlay zoning (C-S-PD)as shown on Exhibit"A"; 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 approved Mitigated Negative Declaration (ER 148-00) and a mitigation monitoring program for the project. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based on all of the evidence,the Council finds: I. The prezoning is 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. �7 Ordinance No. (2001 Serie.. ATTAOSW 7 Page 2 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. Large Office Planned Development 5. The Planned Development provides exceptional public benefit by complying with the proposed Business Park standards, which will result in a project more attractive to the public than one meeting only .the conventional Service Commercial development standards. 6. The project will be compatible with existing and allowed land uses in the area. 7. The project's location or access arrangement do not significantly direct traffic to use locate or collector streets in residential zones. 8. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing. 9. The project does not preclude industrial or service-commercial uses in areas especially suited for such uses when compared with offices. 10. The project does not create a shortage of C-S and M zoned land available for service- commercial or industrial development. SECTION 2. Action: The PD prezoning is hereby approved subject to the following conditions: 1. All City Council approved mitigation measures contained in the Initial Study and Mitigated Negative Declaration are included as conditions of approval, and are incorporated herein by reference. 2. Site and building modifications shall be made as necessary so that the Planned Development complies with all City codes and policies including the Airport Area Specific Plan and the City's Parking and Driveway standards. 3. An accessible path of travel from the public right of way/transportation stop to the site shall be provided along with an interconnecting accessible pathway between the different Ordinance No. (2001 Serie. Page 3 ATTACHMENT 7 buildings. A pathway has not been shown and the solution may alter the parking lot and landscaping plans. 4. The outdoor amphitheatre shall provide accommodations for the disabled. Accessible viewing areas shall be provided at the various viewing levels; ramping may be necessary in order to provide this. 5. Architectural Review Commission approval shall be received prior to Final Development Plan approval. 6. Allowed uses shall comply with the master list of uses approved for PD 148-00 (Exhibit "B", attached hereto). SECTION 3. 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: 9'zi /ilfAttqA7 e y G. Jorgensen JShoa1s/CC/ANNX148-00(OrdA) APN u!6-411-0,52 `g. SPD 6.3 acres zoned C-s-PD 0.5 acres for street WW C-&PD C-S-SP-PD c-s-sP SLO County p,. r?,',ri.,,/n':(r" P-PD PD rGS.ei i.: .e7:.icE�r. , if ( t: Er,. :.:t.'.?' ..r.,x•: .::r.;:::Trit'.st... :;ylr7!{s. y isxT:':i fryxi{"' e;'fi:? t, a/L t!. ;r. V .{yy Ni::!r r /..� CUSP SLO County �.K. �:,:,. :��y,':�:iii ,Fii i i): ; i a:i... F?{')f/Ui::�.e r:::?:,is:fe:)ijNi:±:i)/ei;`!j"1.1��(�(h .......... R � \ SLO County c s \ os R-1 ANNX/R,PD,MS,ER PRE-ZONNING N 148-00 MAP 4041 Q,DnAD7STm Exhibit Pu-148-00: Master List of Allowed Uses ATTACHMENT Type of Use Type of Permit Required Advertising and related services A Airports and related services PC Ambulance services D Amusement arcades (video games) — Amusement park, fairgrounds — Animal hospitals, boarding and grooming (small — animals) Animals hospitals, boarding and grooming (large — animals) Antennas—municipal, commercial, and public D utility broadcasting and wireless communications Athletic and health clubs, fitness centers, game D courts, and other recreational facilities—indoor Audio and video production studios — Auto repair and related services (body, brake, — transmission, muffler shops; painting, etc.) Auto sound system installation — Banks,savings &loan, credit union or finance D company—Customer service branch Corporate or regional administrative office A Broadcast studios A Building and landscape maintenance services PC Cabinet and carpentry shops — Caretakers quarters D Car rental as an exclusive use — Carwash—self-service or mechanical — Catering services — Cemeteries, mausoleums, columbariums — Churches, synagogues,temples — Circus, carnival, fair, festival, parades — Computer services A Concurrent sales of alcoholic beverage and — motor fuel Construction Activities(Section 17.08.010G). A Contractor's yards — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing Exhibit r ATTACHMENT 7 1 2 Fu 148-00: Master List of Allowed Usc.2 Type of Use Type of Permit Required Conveniencefacilities primarily to serve workers in the area, which may include the following (see also separate retail and service listings): Child or elderly care, each facility having up to 5,000 sf gross floor area(GFA) D Sales of business and office supplies(up to D' 5,000 sf GFA) Barbers, hair stylists, manicurist, tanning salon D' (2,000 sf GFA each) Bicycle sales& repair(2,000 sf GFA each) D' Branch of bank, savings& loan, or credit union D' (2,000 sf GFA each) Laundry or dry-cleaning (2,000 sf GFA each) D' Retail sales of food, publications, and sundries D (2,000 sf GFA each) Credit reporting and collection A Credit Union and Finance D Daycare center D'13 Delivery and courier services D Detective. and security services — Drive-in theaters — Employment agencies — Equipment Rental -- Exterminators and fumigators — Feed stores and farm supplies -- Florists — Food bank and package food distribution centers — Gas distributors—containerized (butane, — propane, oxygen, etc.) Government agency offices and meeting rooms. D offices pertaining to airport operations and transportation admin. Homeless shelters — Hot tubs—commercial -- Hotels or motels -- Insurance services (local) D Insurance services (regional) D Laboratories for medical or analytical research A A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing ZZ tl Exhibit ATTACHMENT 7 3 Pu 148-00: Master List of Allowed Ust. Type of Use Type of Permit Required Laundry/dry cleaner • cleaning plant — • pick-up point — • self-service — Manufacturing—food, beverages; ice, apparel, electronic, optical, instrumentation products; jewelry; musical D9 - - Mineral Extraction — Mortuaries -- Motels or hotels — Nightclubs, discotheques — Offices-contractors and construction A management Offices-architecture, engineering, industrial A design Offices (professional)counselors, accountants, D invest. brokers, appraisers Min.2,500 sf floor area per tenant. Organizations(professional, religious, political, labor, fraternal, trade, youth, etc.)offices and D meeting rooms Parking (as a principal use) — Photocopy services and quick printers A Photo finishing -retail D Photo finishing -wholesale; blue-printing and microfilming service A Photographic studios A Police or fire stations or training facilities — Post offices: public and private postal services A Printing and publishing subject to limitations for A manufacturing uses Printing and publishing generally PC Produce stand — Public assembly facilities(community meeting PC rooms, auditorium, convention halls) Recycling-bulk receiving, sorting, storage — Recreation facilities-indoor D Recreation facilities-outdoor — Amusement facilities-outdoor—low intensity — (golf) Amusement facilities-outdoor-med. Intensity (golf driving range, play lot) _ A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing //-Z3 Exhibit ATTACHMENT 7 1 Pu 148-00: Master List of Allowed Uses Type of Use Type of Permit Required Amusement facilities-outdoor-high Intensity (sports field, rec. center, amusement park) _ Railroad yards and stations — Repair services D Research &development—services, software, consumer products, instruments, office A equipment, and similar items Research &development—transportation equipment,weapons, metals, building , etc. D Restaurants, sandwich shops, take-out food, etc. D See convenience facilities Retail sales—convenience stores See convenience facilities Retail sales—outdoor sales of building materials and gardening supplies (lumberyards, nurseries) _ Retail sales—indoor sales of building materials and gardening supplies (floor, paint, glass). _ Retail sales—appliances, furniture and furnishings, musical instruments; data processing equipment, business, office and medical equipment stores; sporting goods, outdoor -- supply. Retail sales and repair of bicycles D See convenience facilities Retail sales and rental—autos, trucks, , RV's D Retail sales—auto parts and accessories except fires and batteries as principal use _ Retail sales—fires and batteries — Retail sales and rental—boats, aircraft, mobile A homes, etc. Aircraft only Retail sales-groceries, liquor and specialized D foods(bakery, etc.) See convenience facilities Retail sales-neighborhood grocery — Retail sales-warehouse stores `45,000 sq.ft. or less gross floor area per — establishment. 'more than 45,000 sq.ft. per establishment. _ Schools `Colleges/universities —3 'Business, trade, recreational, or other —3 specialized school A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit -- =Use not Allowed NL=New Listing y�� _ n Exhibit d� - ATTACHMENT 7 5 i Pu 148-00: Master List of Allowed Uses Type of Use Type of permit Required Secretarial and related services such as D transcribing, telephone answering Service stations — Skating Rinks — Social services (see also organizations) — Stadiums — Swap meets — Swimming pools (public) — Tallow works(rendering plant) — Tattoo parlors — Temporary real estate offices in tract — Temporary sales (17.08.01J) D Temporary uses-not otherwise listed in Sec. D 17.08.010K of ZR Ticket or travel agencies, and management of D charters or tours Tire recapping — Title companies D Trailer rental — Trucking/taxi.service — Utility company—Customer account services — Utility company—Corp yards — Utility company—Engineering and administration D offices Vehicles servicing or repair, excluding fueling, as an accessory uses Vehicles servicing or repair, excluding fueling, as an accessory uses Vending machines — Veterinarians — Warehousing, distribution, moving, mini-storage as a principal use — Water treatment services — Wholesale(excluding fuel dealer)and mail order D Wholesale fuel dealers — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing y-zs' n _ Exhibit ATTACHMENT 7 6 Pl3 148-00: Master List of Allowed 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. A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit -- =Use not Allowed NL=New Listing _ ! �-1 'UJ Draft Resolution "B" ATTACHMENT: 8 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. -00 AT 4041 BROAD STREET; CANNON OFFICE PARK ANNEXATION (ANNX 148-00) WHEREAS, the Planning Commission and City Council have held public hearings on the proposed Cannon Office Park Annexation; and WHEREAS, the City Council on July 10, 2001, by Resolution No. (2001 Series), approved the Mitigated Negative Declaration for the proposed annexation, prezoning and preliminary development plan, 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 10,2000, by Ordinance No. (2001 Series) approved the prezoning for the annexation of property known as the Cannon Office Park Annexation; and WHEREAS, City Council approval is a prerequisite for the San Luis Obispo County Local Agency Formation Commission to initiate formal annexation proceedings; and WHEREAS, the territory to be annexed is uninhabited, and a description of the boundaries of the territory is set forth in Section 2; and WHEREAS, this proposal is consistent with the sphere of influence of the affected city; BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1: Findings. 1. The annexation is appropriate since the site is contiguous to the City and 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 Cannon Office Park Annexation consistsof that area, including approximately 6.8 acres at the southwest.corner of Broad X27 Resolution No. � ,_J01 Series) ATTACHMENT 8 Page 2 Street and Tank Farm Road, in the County of San Luis Obispo, 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 and preliminary development plan, in accordance with California Government Code Section 56844 et seg. subject to the following condition: 1. All City Council approved mitigation measures contained in the Initial Study and Mitigated Negative Declaration are included as conditions of approval, and are incorporated herein by reference. 2. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and constructing area-wide infrastructure improvements, according to the cost-sharing plan maintained by the City. 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 APPRO DA TO FORM: /t'Att7 J Jorgensen JShoals/CC/ANNX(ResB) /- 7AATTA HMENT 8 ry m \ \ X\\ 8 a O \ \� N . m mco M m 0m 9 ar+ g \ r Zlo $ 3P > rn .\ D • j P�f tS1. O lb f c-9 a� 05 sp ZE? N iU no� Yti �4 Z \ N� " \ s m sOR � \ s� Jim ta 0 UP IaM b o � 3�j1 i • ftio 'Pu itsIispo Annexation— ATTACHMENT 8 Cannon Business Center Legal description All that land in the County of San Luis Obispo,California,referred to as Parcel"B"of Lot Line Adjustment,AL 78- 54,approved by the Board of Supervisors on January 22, 1979 and described by Certificate of Compliance recorded April 24, 1979,filed in Volume 2148,Page 800 of Official Records in the office of the Recorder for said County, being a portion of Lots 80 and 81 of the San Luis Suburban Tract as shown on the map of said tract,filed in Book 1, Page 92 of Licensed Surveys in the office of the Recorder for said County,and portions of the adjoining highway and streets more particularly described as follows: Beginning at the Southwesterly comer of said Parcel`B",accepted as being marked by a'/2"rebar capped L.S.3877 according to that map filed in Book 36,Page 55 of Licensed Surveys in the office of the Recorder for said County; Thence,along the westerly boundary of said Parcel`B",North 24°49'48"West,510.79 feet to the northwest comer thereof,being a point on the northerly boundary of said Lot 81 at the southerly boundary of the Tank Farm Road right-of-way; Thence,across said Tank Farm Road right-of-way,North 24°49'48"West,40.00 feet to the southerly boundary of Lot 82 of said San Luis Suburban Tract at the northerly boundary of the Tank Farm Road right-of-way; Thence,along the northerly boundary of said Tank Farm Road right-of-way,North 65°09' 13"East,489.54 feet to an angle point in the westerly boundary of the State Highway 227 right-of-way at 115 feet left of centerline station 198+38.38 as shown on that right-of-way map of Hwy 227 referred to as SLO Route 227,Post Mile 11.0,Sheet 14, of 21,on file with the State of California,Department of Transportation,District 5,Right-of-Way Department in San Luis Obispo,CA; Thence along the westerly boundary of said State Highway 227 right-of-way,North 180 21' i2"East,50.66 feet to an apex at 80 feet left of centerline station 198+75,being a point that lies on the existing boundary of the incorporated City of San Luis Obispo,Annexation NO.53 as adopted by CITY COUNCIL RESOLUTION NO.8903(1999 Series); Thence,across a portion of said State Highway 227 right-of-way,along the existing boundary of the incorporated City of San Luis Obispo,South 250 20'58"East, 125.00 feet to an angle point in the westerly boundary of said State Highway 227 right-of-way at 80 feet left of centerline station 197+50 as shown on said right-of-way map; Thence,continue along the westerly boundary of said State Highway 227 right-of-way and along the existing boundary of the incorporated City of San Luis Obispo,South 391 21' 11"East, 102.69 feet to an angle point at 55 feet left of centerline station 196+50; Thence,southeasterly,along a non tangent curve concave to the west with a radial bearing,South 65001'35"West and a radius of 6945.00 feet,through a central angle of 02°55'55",an arc length of 355.39 feet to the southeast comer of said Parcel B; Thence,leaving the existing boundary of the incorporated City of San Luis Obispo and the Westerly boundary of said State Highway 227 right-of-way,South 64° 18' 13"West,542.96 feet to the"Point of Beginning". Containing 6.8 acres more or less. End Description Prepared by: Daniel S.Hutchinson,L.S.5139(exp.6/30/03) Date: 000801/legalldoc d ��3D Draft Resolution "C" RESOLUTION NO. (2001 Series) ATTAR g A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL MAP FOR A FIVE-LOT COMMERCIAL SUBDIVISION AT THE SOUTHWEST CORNER OF TANK FARM ROAD AND BROAD STREET; 4041 BROAD STREET (MS 148-00; County file no.SL 00-0320) WHEREAS, the Planning Commission conducted a public hearing on June 13, 2001, and recommended approval of Tentative Parcel Map (MS 148-00); and WHEREAS, the City Council conducted a public hearing on July 10, 2001 and has considered testimony of interested parties, the records of the Planning Commission hearing and action; and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the subdivision is consistent with the General Plan, the Subdivision Regulations, the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council approved the Mitigated Negative Declaration and mitigation monitoring program as prepared by staff and reviewed by the Planning Commission. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based on all of the evidence, the Council makes the following findings: 1. The subdivision map is consistent with the City's General Plan. 2. The design or improvements of the proposed subdivision is consistent with the general plan. 3. The site is physically suited for the type and density of development allowed in the C-S- PD zone. 4. The design of the subdivision and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 5. The design of the subdivision or the type of improvements will not conflict with 41-3/ Resolution no. (2001 es) ATTAC 0AW 9 Page 2 easements, acquired by the public at large, for access through or use of property within the proposed subdivision. SECTION 2. The tentative map for Parcel Map 148-00 (County File no. SL 00-0320) is approved subject to the following conditions: 1. All City Council approved mitigation measures contained in the Initial Study and Mitigated Negative Declaration are included as conditions of approval, and are incorporated herein by reference. 2. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until annexation of the property has been completed. If annexation is not completed within two years, then the tentative map shall be null and void. 3. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until the City has approved the street design for Tank Farm Road and Caltrans has approved the design for State Route 227 (Broad Street). If the alignments and widths of said streets are not approved, a final map shall be required for the parcel map, consistent with the State of California Subdivision Map Act (Sections 66425 and 66426). 4. As proposed the lot lines appear to be flush with the face of the buildings. Under UBC section 503 exterior openings such as windows, doors, entryways or otherwise may not occur. The parcel map and building footprints shall be comply with all applicable building code requirements. 5. The blanket easement shall include drainage. �/- 3Z Resolution no. (2001 St—es) Page 3 ATTAq T 9 6. The Applicant shall submit a Street Improvements & Striping Plan that incorporates the following features into the design and layout of Tank Farm Road and Broad Street (SR 227) project frontages. Tank Farm Road Facilities Type and Number Width (meters) Approximate Length (meters) South Side of Street One(1)eastbound right-turn lane @ Broad 3.5 m 100 m One (1) eastbound bicycle slot located 1.2 in As shown in Caltrans between right turn lane and Number 2 Specs through lane per Caltrans standards Two(2)eastbound through traffic lanes 3.5 in each Continuous Two (2) eastbound left turn lanes @ Broad 3.3 in each 100 in with raised landscaped median nose ** 1.2 in median nose w/landscaping One (1) raised median separating 1.2 in median Where possible, Across eastbound left turn lanes from westbound w/landscaping Tank Farm Rd. Frontage through and left turn lane into project western driveway with "shy" distances 0.6 in shy distance each provided on either side of median *** side One (1) Class II bike lane adjoining the 2 in Across Tank Farm Rd curb (exclusive of the eastbound right turn Frontage lane). One(1) landscaped parkway with detached 1.2 in parkway Across Tank Farm Rd. sidewalks 2.5 in sidewalk Frontage North Side of Street One (1) westbound left turn lane into 3.3 in 12 in project's western driveway (see above for total median width) Two(2)westbound through traffic lanes 3.5 in each Continuous One (1) Class II bike lane adjoining the 2 m Continuous curb One(1) landscaped parkway with detached 2.0 m parkway Continuous sidewalks 2.5 m sidewalk Total Estimated Right-of-Way @ Broad Street:33.2 -39.0 meters ** Median nose should be designed to provide a pedestrian refuge/cut through where it intersects the crosswalk that extends across Tank Farm Road at Broad Street. *** Full-width median (as recommended by draft Airport Area Specific Plan) shall be provided in any transition area between eastbound left turn lanes (at Broad) and westbound left turn lane (at project's western driveway). 33 Resolution no. (2001 5.,.-fes) ATTACHMEW 9 Page 4 Broad_ Street Frontage** One (1) southbound Class I1 bicycle lane 1.5 in bike lane Continuous adjoining the curb, or a paved shoulder with curb or parking prohibited. 2.4 in shoulder w/curb parking prohibited One (1) landscaped parkway with detached 2 in parkway Continuous sidewalks 1 1.5 in sidewalk ** The design and configuration of all improvements within the Broad Street(SR 227) right-of-way shall be to the approval of Caltrans. 7. The Street Improvements & Striping Plan shall: • Clearly show the location of all existing right-of-way boundaries along all four quadrants of the Tank Farm—Broad Street intersection extending across the project's frontages. • Demonstrate how the ultimate configuration of the street will align with Tank Farm Road's eastem.leg. • On a separate plan sheet, present an interim striping plan for lanes and median improvements across the project's Tank Farm Road frontage and transitioning to the west that applicant shall implement at the time that the project is constructed (assuming property on the north side of Tank Farm Road has not commenced). • Demonstrate how the proposed ultimate alignment will transition to the cross sectional design for Tank Farm Road proposed by the Draft Airport Area Specific Plan west of the project site. 8. Upon approval of the Street Improvements and Striping Plan by the Director of Public Works, frontage improvements on Tank Farm Road shall be constructed consistent with their ultimate location as approved by the Director of Public Works. Said improvements shall include all necessary curb& gutter,sidewalk, landscaping, street tree planting, street paving, median installation, traffic signal equipment relocation and upgrade and other utility appurtenance relocation/removal. 9. In order to accommodate ultimate access locations along Tank Farm Road, the Developer shall dedicate an irrevocable offer of a 7.5m [25ft.] reciprocal access easement from the proposed westernmost driveway on Tank Farm Road to the adjacent parcel located immediately west of the project site, to the satisfaction of the Public Works and Community Development Directors. 10. Vehicular access rights to Tank Farm Road and Broad Street shall be dedicated to the City, except at approved driveway locations. 11. Developer shall install a bus turnout on Broad Street(including shelter, lighting, sign and trash receptacle) to City standards, to the satisfaction of Caltrans and the Director of Public Works. 1f 3 y Resolution no. (2001 &-,cs) An,A ,t, 9 Page 5 12. In order to mitigate the potential for left-turn vehicle conflicts along Broad Street resulting from the installation of the proposed northernmost driveway, the project shall install a raised landscaped median 1.2m [4ft.] minimum in width that will restrict the driveway to right turn in-and-out only. Said median will extend from the intersection of Tank Farm Road to a minimum of 30m south of the proposed driveway. 13. Street improvements on Broad Street are subject to review and approval by Caltrans. Broad Street frontage improvements shall consist of a 1.5m [5 ft.] wide detached sidewalk and landscaped parkway. Developer may be required to install median improvements, identified in the traffic study (see Transportation comments), to the satisfaction of Caltrans and the Director of Public Works. 14. All overhead utilities within and adjacent to this project shall be placed underground as a condition of development, to the satisfaction of the respective utility companies and Public Works Director. 15. The subdivider 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 and Caltrans (Broad Street). 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. 16. Individual water, sewer, gas, electric, telephone and cable TV services shall be installed to each lot. 17. The developer shall design and construct all public mains (water, sewer; gas, etc.) within the adjacent street frontages necessary to provide services to the subject property and consistent with the City's goals and objectives for utility extension in this area, to the satisfaction of the Director of Public Works and Utilities Director. 18. The developer shall submit a hydraulic analysis of the impacts and effects that site improvements may have on adjacent and downstream properties. All drainage improvement shall be designed consistent with the criteria established in the County's Drainage study for the Airport Area. The subject property is not located in a designated flood zone but consideration must be made regarding any contributing factors to the nearby downstream flood zone. 19. Street trees are required to be planted per City Standards (the number of trees is determined by one tree per 35 linear feet of street frontage). Species: Coast Live Oak(15 gallon) or Deodar cedar(I5gallon). 20. Upon approval of the public improvement plans, the developer's engineer shall submit said plans in a computer format compatible with the City's system. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the plans. The appropriate data shall Z{-33 Resolution no. (2001 : _.es) \�J Page 6 ATTACHMENT g be submitted to the Director of Public Works on a computer disk and shall be compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS)purposes. 21. The public improvement plans and specifications shall use the International System of Units (metric system). 22. 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. The reclaimed water distribution system is being designed to pass through the intersection of Tank Farm Road and Broad Street. The proposed irrigation 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. Once the reclaimed water mains are constructed and placed into service, the irrigation system for the project will be disconnected from the City's potable water system and tied over to the reclaimed water system. Appropriate backflow protection shall be installed with this project to the satisfaction of the County Cross Connection Inspector. The property owner shall maintain parkway landscaping. SECTION 4. Effective Date: Tentative Parcel Map 148-00 (County file no. SLO) shall take effect on the effective date of the final annexation and PD rezoning. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this day of 2001 . Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: i tto ey Jorgensen JShoa1s/CC/ANNX148-00(ResQ y-36 ' Draft Resolution "D" ATTACHMENT 10 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 4041 BROAD STREET (ANNX/PD/MS/ER 148-00) WHEREAS, the Planning Commission conducted a public hearing on June 10, 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 6.8 acres of property located at 4041 Broad Street, 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. x-37 Resolution for Denial No. --"(2001 Series) ATTACHMENT 1 Cannon Office Park Annexation Page 2 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: #Yo y f J ensen JShoals/CC/ANNX 148-00(Denial) 3F Draft Resolution "E" —' ANACHMENT 11 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING A REQUEST FOR A TENTATIVE PARCEL MAP FOR A FIVE-LOT COMMERCIAL SUBDIVISION FOR PROPERTY AT THE SOUTHWEST CORNER OF TANK FARM ROAD AND BROAD STREET;4041 BROAD STREET(MS 148-00; County file no.SLO) WHEREAS, the Planning Commission conducted a public hearing on June 13, 2001, and recommended approval of Tentative Parcel Map (MS 148-00); and WHEREAS, the City Council conducted a public hearing on July 10, 2001 and has considered testimony of interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the subdivision is consistent with the General Plan, the Subdivision Regulations, the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council approved the Mitigated Negative Declaration and mitigation monitoring program as prepared by staff and reviewed by the Planning Commission. BE IT RESOLVED,by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. Based on all of the evidence, the Council makes the following findings: 1. The subdivision map is not consistent with the City's General Plan. 2. The design or improvements of the proposed subdivision is not consistent with the general plan. 3. The site is not physically suited for the type and density of development allowed in the C- S-PD zone. 4. The design of the subdivision and the proposed improvements are likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. �3f Resolution no. (2001 S%..ies) -' ATTACHMENT 1 1 Page 2 5. The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. SECTION 2. The tentative map for Parcel Map 148-00 (County File no. SLO) is hereby denied. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this day of ,2001 . Mayor Allen Settle ATTEST: City Clerk Lee Price APPROVED AS TO FORM: me ry rgensen JShoals/CC/ANNX 148-00(SubdivisionDenial) S/D ATTACHMENT 1 2 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM # �. BY: John Shoals, Associate Planner(781-7170 DATE: June 13, 2001 FROM: Ron Whisenand, Development Review Manager FILE NUMBER: ANNX, PD, ER, MS 148-00 PROJECT ADDRESS: 4041 Broad Street SUBJECT: Request to annex, prezone, subdivide and develop 6.8 acres located at the comer of Tank Farm Road and Broad Street. SUMMARY RECOMMENDATION That the Planning Commission recommends the City Council take the following actions: 1. Adopt a resolution approving the Mitigated Negative Declaration and the Mitgation Monitoring Program for the project. 2. Introduce an ordinance prezoning the property to C-S-PD (Service Commercial-Planned Development) and adopting the list of allowed and conditionally allowed uses. 3. .Adopt a resolution recommending that the Local Agency Formation Commission approve annexation of 6.8 acres at the southwest comer of Tank Farm Road and Broad Street. 4_ Adopt a resolution approving a minor subdivision with findings and conditions. BACKGROUND Situation The Community Development Department has received an application for the annexation of 6.8 acres to the City of San Luis Obispo. The area proposed for annexation includes a 6.29-acre parcel owned by Cannon LLC (APN 076-4.11-052) and a 0.51-acre portion of Tank Farm Road (see Attachments I and 2). The applicant, Michael Cannon, would like to annex and develop his property with a 101,500-square foot office park, a 3,700-square foot convenience market with gas pumps and car wash, and various site improvements. The proposed project involves several actions by the Planning Commission and City Council, including: environmental review, pre zoning with a development plan, annexation and subdivision. A complete project description is contained on the following page. The San Luis Obispo County Local Agency Formation Commission (LAFCo) authorizes annexations. City and LAFCo policies require that the Planning Commission and City Council provide LAFCo with a recommendation on the proposed annexation and determine the appropriate zoning (referred to as "pre-zoning") for the site to be annexed. The Planning Commission's role as policy makers is to review all aspects of the project and make a recommendation to the City Council. The Council will make the final decision on the project. �-yj ANNX/PD/ER 148-00 ( `\' ATTACHMENT 1 2 4041 Broad Street (Cannon) Page 2 Data Summary Address: 4041 Broad Street Property Owner/Applicant: Michael F. Cannon Representative: Cannon Associates Zoning: Pre-zoned C-S-PD (Service Commercial with a Planned Development Overlay) Final zoning to become effective upon final approval of annexation General Plan: Services and Manufacturing Project action deadline: Not applicable as overall project involves a legislative action. Site Description The project site is approximately 6.8 acres consisting of a 6.29-acre parcel and a 0.51-acre portion of Tank Farm Road. The following description characterizes the 6.29-acre parcel owned by the owner/applicant. Originally part of a farm with dairy operations, the property is vacant as the older residential and farm structures were recently demolished by the owner. The only evidence of the previous use is two paved driveways, gravel and dirt access roads, two water wells and a remnant foundation. The site is generally flat with the exception of a shallow depression near the center of the property and a man-made ditch that runs along a portion of the southerly property line. Vegetation consists of perennial rye grasses, forbs and scrub brush. The surrounding area is predominantly industrial and commercial in character. Surrounding land uses include a shopping center, large offices, a farm supply store with nursery,.the San Luis Obispo County Airport, light industrial uses and vacant commercial properties. Proiect Description The proposed project involves the following: 1. Review of Initial Environmental Study/Mitigated Negative Declaration, ER 148-00, and the associated Mitigation Monitoring Program. ER 148-00 analyzes the proposed project's potential environmental impacts and the monitoring program assures compliance with the approved mitigation measures. 2. Annexation of 6.8 acres to the City of San Luis Obispo consistent with the City's interim annexation policy. The annexation map is included as Attachment 3.. 3. Prezoning the property to C-S-PD (Service-Commercial with a Planned Development overlay) and adopt a list of allowed uses and conditionally allowed uses. Attachment 4 is the proposed pre-zoning map and Attachment 6 the recommended list of uses. y-�z ANNX/PD/ER 148-00 ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 3 4. Subdivision of the property to create five parcels, consisting of four commercial lots and one common interest (ownership) lot for access, parking, utilities, drainage and incidental purposes. The resulting lots would range in size from 16,000 to 168,000 square feet (see Attachment 7-Tentative Parcel Map SL 00-0320). The application is being processed as a parcel map consistent with Section 66426(c)of the California Subdivision Map Act. This section requires a tentative tract and final map for all subdivisions creating five or more parcels, except where that land consists of a parcel or parcels of land having approved access to a public street or highway,which comprises part of a tract of land zoned for industrial or commercial development, and which has the approval of the governing body as to street alignments and widths. The Community Development Director usually takes action on minor subdivision applications. However, since the parcel map is being processed concurrently with the annexation and prezoning (legislative acts), the Council will take final action on the tentative subdivision map. It should be noted that the tentative map would not become effective until after the annexation is complete, the City has approved the street design for Tank Farm Road, and the State of California Department of Transportation (Caltrans) has approved the street design for State Route 227 (Broad Street). EVALUATION Environmental Review A Mitigated Negative Declaration has been recommended for this project (see the attached initial study). The initial study addresses the proposed annexation and the potential impacts of future site development, including prezoning, subdivision, site development and building construction. Potential impacts to biological resources, geologic problems, soils, water resources, wastewater treatment, energy and mineral resources, land use compatibility, transportation and circulation and cultural resources were analyzed in the initial study. Mitigation measures are recommended to avoid significant adverse impacts associated with the project. A Mitigation Monitoring Program is recommended to assure compliance with the mitigation measures. General Plan/Interim Airport Annexation Policy Conformance The City's Land Use Element says urban development should be within the City, and that land must be inside the city limits to receive City services. The site is inside the City's urban reserve line making it eligible for annexation. The site is within the City's Airport Area. The General Plan says there should be a specific plan for the Airport Area, coordinated with annexation of the whole area (which was initiated several years ago). The City Council has approved very basic land use and circulation concepts and alternatives, to be elaborated in the forthcoming specific plan and evaluated in the forthcoming environmental impact report. The General Plan allows individual annexation requests to be 41-y3 ANNX/PD/ER 148-00 4041 Broad Street (Cannon) ATTACHMENT 12 Page 4 approved before the Airport Area Specific Plan is adopted, if they meet all of the following criteria: 1. The property is contiguous to the city limits. The site abuts the City limits at Broad Street to the east. 2. The property is within the existing urban reserve line. The site is within the City's urban reserve line. 3. The property is located near existing infrastructure. Water and sewer lines are located in the streets abutting the property. 4. Existing infrastructure capacity is available to serve the proposed development. Through the city's retrofit program, water will be available to serve the site. Wastewater treatment capacity is adequate to serve the site. The project's wastewater impact fees will pay a proportionate share of the cost to increase treatment capacity needed in response to cumulative increases in wastewater flows. There is almost no additional capacityfor wastewater collection. Required impact fees will contribute to the cost of the pump replacement. Storm water drainage capacity will be adequate because any development will be required to comply with the City's Flood Damage Prevention Regulations. 5. A development plan for the property accompanies the application for annexation. .Preliminary development plans have been submitted. The Architectural Review Commission reviewed the preliminary development plan at a study session in February 2001. No formal action was taken, but the Commission agreed that the preliminary plan was adequate to proceed with final plans, with some modifications. The most notable changes included: providing a pedestrian walkway from the convenience market to the office buildings;providing a pedestrian walkway from the amphitheater to the adjoining property to the south; creating a more pronounced mid-block crossing between Building 2 and Building 3 with more landscaping; providing additional plant material along the streets and reducing the size of the gas station canopy and the number of gas pumps. Any new development will require Architectural Review Commission approval. 6. The applicant agrees to contribute to the cost of preparing the specific plan and constructing area-wide infrastructure improvements according to a cost-sharing plan maintained by the City. The applicant signing a pre-annexation agreement before the application is considered by the City Council, and paying the fees or providing a letter of credit before annexation is approved will meet this criterion. Land Use Designation and Appropriate Uses The site is designated for "Services and Manufacturing" on the General Plan Land Use Element (LUE) map. The LUE encourages a wide range of uses, including "business services, y- yy ANNX/PD/ER 148-00 ATTACHMENT j 2 4041 Broad Street(Cannon) Page 5 wholesaling, building contractors, utility company yards, auto repair, printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants)." The LUE also mentions "convenience restaurants and other activities primarily serving area workers" as appropriate types of uses. LUE Section 3.5 contains the policies for the Services and Manufacturing category. Policy 3,5.2 F., Appropriate Uses, allows for large offices", with the proper approvals. This policy is also reiterated in the Offices Section, specifically Policy 3.3.2 E. Therefore, the application for a Planned Development,PD, zoning to allow certain large offices is consistent with these LUE policies. "PD" for Compatibility with the Anticipated Business Park Designation The City is being asked to approve a project where the General Plan map shows Services and Manufacturing, but where the draft of the Airport Area Specific Plan map shows Business Park. 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& PD Business Manufacturing Park Some uses allowed in the Services and Manufacturing designation are not consistent with the proposed Business Park designation. If they were established before the Business Park zone is adopted, they would become non-conforming uses. Under zoning rules, these non-conforming uses could make building improvements or tenant changes at this site difficult. Nonconforming uses also could become nuisances to the types of uses intended for the Business Park designation. Given the above situation, staff has developed a list of uses (see Attachment 6-Comparison of Uses) that comply with both the existing C-S zone and the proposed BP zone. Staff is recommending that this list be approved as part of the Planned Development zoning. It should be noted that the proposed list of uses differs slightly from those proposed for the BP zone. The proposed list of uses shows service stations allowed with approval of an Administrative Use Permit, whereas service stations would not be allowed in the future BP zone. There are two reasons for this recommendation. First, service stations are presently allowed uses in the C-S zone. Second, this property was identified as a possible location for a service station in a previous San Luis Obispo County plan. In staff's opinion, a service station would be ATTACHMENT 1 2 ANNX/PD/ER 148-00 4041 Broad Street(Cannon) Page 6 appropriate at the property corner given the planned commercial and industrial development in the Airport area as well as the high volume of traffic using Tank Farm Road and Broad Street. In addition, the Airport Area specific planning process is defining a development character for the south Broad Street corridor. The draft specific plan will include development standards and guidelines intended to create the desired sense of place: To be successful, as much new development as possible along Broad Street should reflect the desired development character. A PD can set development standards in line with those recommended for the Business Park designation. The proposed development plan will be conditioned to follow the draft standards. When the Airport Area Specific Plan is adopted, it is anticipated that the City will simultaneously -- - --rezone-the-site-and some neighboring-land to Business Park. Because this.PD .will reflect the Business Park zoning features, the future rezoning should be a relatively smooth transition for any development that occurs prior to the rezoning. The draft specific plan's stated purpose for the Business Park designation is as follows: "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 that 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." Large Office Planned Development The proposal also includes a request for a planned development to allow large professional office buildings, which can include multiple tenants, but with no single tenant less than 2,500 square feet in the C-S zone. To approve a large office PD, the Commission or Council must find that it meets each of the criteria listed below: 1. The project will be compatible with existing and allowed land uses in the area. 2. The project's location or access arrangement do not significantly direct traffic to use locate or collector streets in residential zones. 3. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing. 41- 7L ANNX/PD/ER 148-00 ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 7 4. The project does not preclude industrial or service-commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M zoned land available for service- commercial or industrial development. Staff believes that all of the above findings can be made in this case. Subdivision _City Subdivision Regulations require that the layout of streets and lots within a subdivision be consistent with the densities and types of uses authorized by the General Plan, specific plan and zoning. City Regulations also require that a subdivision design recognize the physical conditions of the site, such as slope, soil types and adjacent land use, which may further limit uses on the property. The following minimum lot dimensions and areas have been established for the C-S zoning district:9,000 square foot lot area, 60 feet width, 100 feet depth and 40 feet street frontage. The proposed commercial lots would range in size from 16,000 to 168,000 square feet and meet the minimum lot area and dimensions. Subdivision Findings To approve a subdivision,the Council must find that it is consistent with the General Plan. The Subdivision Map Act (Section 66474) also includes findings for denial of a subdivision, which, reversed,may be used as findings for approval. Findings for denial are: a. That the proposed map is not consistent with the City's General Plan. b. That the design or improvement of the proposed subdivision is not consistent with the City's General Plan. c. That the site is not physically suitable for the proposed density of development. d. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat. e. That the design of the subdivision or type of improvements is likely to cause serious public health problems. f. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. The reverse of each of these findings can be made in this case. y- y7 - ATTACHMENT 1 2 ANNX/PD/ER 148-00 4041 Broad Street(Cannon) Page 8 Airport Compatibility The property is within the San Luis Obispo County Airport Land Use Plan's Area 5 (Area 5`. Other land between runway extensions). According to the Airport Land Use Plan, 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. The uses proposed as part of the Planned Development are compatible with the San Luis Obispo Airport Land Use Plan. OTHER DEPARTMENT COMMENTS Other City Departments indicate that City services are available to serve the site. Those departments' comments have been incorporated as conditions of planned development approval. ALTERNATIVES 1. The Commission may recommend that the Council deny the project. Action denying the application should include the findings for denial. 2. The Commission may continue review of the project. Direction should be given to the applicant and/or staff regarding desired information.. RECOMMENDATION That the Planning Commission forward a recommendation to the City Council as outlined at the beginning of this report based on the following findings and subject to the following conditions: Findings 1. The project's initial study(ER 148-00)adequately evaluates and mitigates the potential adverse impacts to the environment resulting from the annexation and prezoning.On May 2, 2001, the Community Development Department prepared a Mitigated Negative Declaration, which describes significant environmental impacts associated with project development. The Mitigated Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial study ER 148-00 being incorporated into the project. The approved mitigation measures are included as conditions of approval. 2. The annexation is appropriate because the site is contiguous to the City and within the City's urban reserve line. 3. The annexation is a logical addition to the City due to its location in relation to existing urban development and city services. �/-yP ANNX/PD/ER 148-00 ATTACHMENT j 2 4041 Broad Street(Cannon) Page 9 4. The annexation,prezoning and development plan are consistent with the City's General Plan, which designates the property"Services and Manufacturing,"which allows service-commercial development. 5. Prezoning the site C-S-PD is consistent with the intended uses and locations of C-S zoned properties as described in the City's zoning regulations. 6. The PD overlay will allow the site to be developed consistent with the planned Airport Area Specific Plan, which will reduce possible land use conflicts and non-conforming uses in the future. Large Office PD Findings 7. The Planned Development provides exceptional public benefit by complying with the proposed Business Park standards, which will result in a project more attractive to the public than one meeting only the conventional Service Commercial development standards. 8. The project will be compatible with existing and allowed land uses in the area. 9. The project's location or access arrangement do not significantly direct traffic to use locate or collector streets in residential zones. 10. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing. 11. The project does not preclude industrial or service-commercial uses in areas especially suited for such uses when compared with offices. 12. The project does not create a shortage of C-S and M zoned land available for service- commercial or industrial development. Subdivision Findings 13. The design of the tentative parcel map and proposed improvements are consistent with the general plan. 14. The site is physically suited for the type and density of development allowed in the C-S-PD zone and the future business park zone. 15. The design of the subdivision and the proposed improvements are not likely to cause serious health problems,substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. �1- �l7 ANNX/PD/ER 148-00 4041 Broad Street(Cannon) ATTACHMENT 12 Page 10 16. The design of the subdivision or the type of improvement will not conflict with easement for access through(or use of property within)the proposed subdivision. Conditions Environmental Conditions 1. Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. 2. Future development shall include the following operational mitigation measures: a.. A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. b. Provide on-site bicycle parking c.. Include designated car-pool parking spaces at a rate of 1:25 d. Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. e. Shade tree planting along the southern exposures of buildings to reduce summer cooling needs f. Use double-paned windows g. Use sodium parking lot and street lights 3. On-site parking shall be limited to volumes at or below the City's requirements to encourage alternative modes of transportation. 4. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. 5. If pre-historic Native American artifacts are encountered, a Native American monitor should be called into work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. 6. Future site development shall incorporate the following as feasible: a. Skylights to maximize natural day lighting. b. Operable windows to maximize natural ventilation. c. Energy-efficient lighting systems for both interior-and exterior use. Ll-S ANNX/PD/ER 148-00 � ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 11 7. 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. 8. A detailed hydrological study will be required prior to issuance of a building and grading permit to ensure that the basin is designed to City Standards. In addition, the project must comply with City Flood Prevention and Grading Regulations. ...9. Oil .and .sand separators_or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. 10. To be consistent with Land Use Element policy 6.4.7 regarding porous paving, the project shall comply with the parking and driveway standards for landscaping and use porous paving or decomposed granite for any patio and walkway areas in the creek setback. 11. Plans submitted for consideration by the Architectural Review Commission must clearly demonstrate how the new buildings will meet the minimum requirements of the City's Flood Damage and Prevention Regulations, and how any necessary revisions, such as a change in finish floor elevation, to the preliminary plans submitted for the rezoning and environmental review application will affect ADA requirements and building height. 12. Future site development approvals shall include the following conditions: a. Soundproofing shall be added to reduce indoor noise from airport operations, where required by the City's Noise Element and the San Luis Obispo County Airport Land Use Plan. b. The property owner shall grant an avigation easement for the protection of the San Luis Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo. c. All project occupants and land uses shall comply with the compatible land use matrix of the San Luis Obispo Airport Land Use Plan (i.e. churches may not be allowed). d. All exterior lighting shall be shielded down-lights that do not shine skyward 13. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 14. A noise study shall be prepared to verify compliance with City noise standards and if additional measures are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. �S � ANNX/PD/ER 148-00 _ ATTACHMENT j 2 4041 Broad Street (Cannon) Page 12 15. The traffic study recommends the following traffic and transportation improvements for implementation of the project: a. The Tank Farm-East Driveway should be limited to right-turn in and right-tum out only. b. The Broad Street-North Driveway should allow for all turning movements, except left-tums out of the driveway. c. The Tank Farm-West Driveway and Broad Street-South Driveway should provide access for all turning movements into and out of the project site. d. Separate left-turn and right-turn lanes should be provided at the Tank Farm Road- West Driveway and at the Broad Street-South Driveway. e.- -Construct .a left-turn-pocket .and-the .appropriate median.transition,.with a 50-foot storage length, for the westbound left-tum into the Tank Farm Road-West Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-turn median and through-land westbound. f Provide a separate right-turn lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. This would include provision for the existing bike lane along the site frontage. g. Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227) to provide two through-lanes.southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-tuming vehicles as a first phase before widening improvements to SR 227 in the long-term. h. Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street (SR 227). L Cumulative traffic mitigation will be provided through payment of traffic impact fees. j. Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. 16. The northernmost driveway on Broad Street shall be restricted to right turn in-and-out only by extending the raised median island a minimum of 20m south of the driveway location. . 17. The eastern most project driveway on Tank Farm Road shall be relocated to a minimum of 100 m from the intersection of Broad Street to maximize length of the right-turn lane at Broad Street. 18. The applicant shall prepare and submit a design for the, ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage consistent with the ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-turn lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. y-s`z 1 ANNX/PD/ER 148-00 ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 13 19. The applicant shall prepare and submit to the Director of Public Works a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve. The draft design submitted by the applicant (dated 4-3-01) shall be amended to accommodate an additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. Applicant shall install frontage improvements along the project's Tank Farm Road frontage in their ultimate location, consistent with the ultimate street design approved by the Director of Public Works. 20. On-site parking shall be limited to volumes at or below the City's requirements to insure that the development does not become over-parked and to encourage alternative modes of transportation. 21. To encourage pedestrian circulation on-site as well as off-site, the final design shall include walkways connecting on-site buildings as well as adjoining properties. 22. Future site development shall include a solid waste recycling plan for recycling discarded building materials, such as concrete, sheetrock, wood, and metals, from the construction site. The Community Development Director must approve the plan by prior to building permit issuance. 23. 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. Annexation Condition 24. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and constructing area-wide infrastructure improvements, according to the cost-sharing plan maintained by the City, with the fee amount reflecting the City's acceptance of a complete annexation application. Office PD and Development Plan Conditions 25. Site and building modifications shall be made as necessary so that the Planned Development complies with all City codes and policies including the Airport Area Specific Plan and the City's Parking and Driveway standards. 26. An accessible path of travel from the public right of way/transportation stop to the site shall be provided along with an interconnecting accessible pathway between the different buildings. A pathway has not been shown and the solution may alter the parking lot and landscaping plans. A pathway between the service station and office complex is not required. ANNX/PD/ER 148-00 - ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 14 27. The outdoor amphitheatre shall provide accommodations for the disabled. Accessible viewing areas shall be provided at the various viewing levels; ramping may be necessary in order to provide this. 28. Architectural Review Commission approval shall be received prior to Final Development Plan approval. 29. Allowed uses shall comply with the master list of uses approved for PD 148-00. Subdivision Conditions 30. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until annexation of the property has been completed. If annexation is not completed within two years, then the tentative map shall be null and void. 31. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until the City has approved the street design for Tank Farm Road and Caltrans has approved the design for State Route 227 (Broad Street). If the alignments and widths of said streets are not approved, a final map shall be required for the parcel map, consistent with the State of California Subdivision Map Act (Sections 66425 and 66426). 32. As proposed the lot lines appear to be flush with the face of the buildings. Under UBC section 503 exterior openings such as windows, doors, entryways or otherwise may not occur. The parcel map and building footprints shall be comply with all applicable building code requirements. 33. The blanket easement shall include drainage. ANNX/PD/ER 148-00 ATTA(r - 12 4041 Broad Street (Cannon) Page 15 34. The Applicant shall submit a Street Improvements & Striping Plan that incorporates the following features into the design and layout of Tank Farm Road and Broad Street (SR 227) project frontages. Tank Farm Road Facilities Type and Number Width (meters) Approximate Length (meters) South Side of Street One(1)eastbound right-turn lane @ Broad 3.5 in 100 in One (1) eastbound bicycle slot located 1.2 in As shown in Caltrans between right turn lane and .Number 2 Specs through lane per Caltrans standards Two(2)eastbound through traffic lanes 3.5 in each Continuous Two (2) eastbound left turn lanes @ Broad 3.3 in each loom with raised landscaped median nose ** 1.2 in median nose w/landscaping One (1) raised median separating 1.2 in median Where possible, Across eastbound left tum lanes from westbound w/landscaping Tank Farm Rd. Frontage through and left turn lane into project western driveway with "shy" distances 0.6 in shy distance provided on either side of median *** each side One (1) Class II bike lane adjoining the 2 in Across Tank Farm Rd. curb (exclusive of the eastbound right turn Frontage lane). One (1) landscaped parkway with detached 1.2 in parkway Across Tank Farm Rd. sidewalks 2.5 in sidewalk Frontage North Side of Street One (1) westbound left turn lane into 3.3 in 12 in project's western driveway (see above for total median width) Two(2)westbound through traffic lanes 3.5 in each Continuous One (1) Class 11 bike lane adjoining the 2 in Continuous curb One (1) landscaped parkway with detached 2.0 in parkway Continuous sidewalks 2.5 m sidewalk Total Estimated Right-of-Wa_y @ Broad Street:33.2-39._0 meters ** Median nose should be designed to provide a pedestrian refuge/cut through where it intersect the crosswalk that extends across Tank Farm Road at Broad Street. *** Full-width median (as recommended by draft Airport Area Specific Plan) shall be provided i any transition area between eastbound left tum lanes (at Broad) and westbound left turn lane (a project's western driveway). ANNX/PD/ER 148-00ATTACHMENT j 2 4041 Broad Street(Cannon) Page 16 Broad Street Frontage ** One (1) southbound Class II bicycle lane 1.5 in bike lane Continuous adjoining the curb, or a paved shoulderwith curb or parking prohibited. 2.4 in shoulder w/curb parking prohibited One (1) landscaped parkway with detached 2 in parkway Continuous sidewalks 1 1.5 in sidewalk ** The design and configuration of all improvements within the Broad Street(SR 227) right-of way shall be to the approval of Caltrans. 35. The Street Improvements & Striping Plan shall: a. Clearly show the location of all existing right-of-way boundaries along all four quadrants of the Tank Farm—Broad Street intersection extending across the project's frontages. b. Demonstrate how the ultimate configuration of the street will align with Tank Farm Road's eastern leg.. c. On a separate plan sheet, present an interim striping plan for lanes and .median improvements across the project's Tank Farm Road frontage and transitioning to the west that applicant shall implement at the time that the project is constructed (assuming property on the north side of Tank Farm Road has not commenced). d. Demonstrate how the proposed ultimate alignment will transitionto the cross sectional design for Tank Farm Road proposed by the Draft Airport Area Specific Plan (see sketch below) west of the project site. nm ea. T. nw Mwlan liaw naw meram 2.5m 2m 2m 35m 3.5m Sm 35m 35m 2m 2m 2.5m I{ d1 SAm I 1 Shy ehc Shy dw � 24.2 m Traveled Way 33.2 m R/W(109') Figure 6-7 Parkway Arterial-Typical Urban Tank Farm Road Cross-Section (4 lanes) Tank Farm Road-Roadway Segment.ROW Requirements-excerpted from Draft AASP(2001) 36. Upon approval of the Street Improvements and Striping Plan by the Director of Public Works, frontage improvements on Tank Farm Road shall be constructed consistent with their ultimate location as approved by the Director of Public Works. Said improvements shall include all necessary curb & gutter, sidewalk, landscaping, street tree planting, street paving, median installation, traffic signal equipment relocation and upgrade and other utility Slo ANNX/PD/ER 148-00 _ ATTACHMENT 1 2 4041 Broad Street(Cannon) Page 17 appurtenance relocation/removal. In order to accommodate ultimate access locations along Tank Farm Road, the Developer shall dedicate an irrevocable offer of a 7.5m [25ft.] reciprocal access easement from the proposed westernmost driveway on Tank Farm Road to the adjacent parcel located immediately west of the project site. 37. Vehicular access rights to Tank Farm Road and Broad Street shall be dedicated to the City. 38. Developer shall install a bus turnout on Broad Street (including shelter, sign and trash receptacle) to City standards and construct median improvements to the satisfaction of Caltrans and.the.Director of Public Works. 39. In order to mitigate the potential for left-turn vehicle conflicts along Broad Street resulting from the installation of the proposed northernmost driveway, the project shall install a raised landscaped median 1.2m [4ft.] minimum in width that will restrict the driveway to right turn in-and-out only. Said median will extend from the intersection of Tank Farm Road to a minimum of 30m south of the proposed driveway. 40. Street improvements on Broad Street are subject to review and approval by Caltrans. Broad Street frontage improvements shall consist of a 1.5m [5 ft.] wide detached sidewalk and landscaped parkway. Developer may be required to install median improvements, identified in the traffic study (see Transportation comments), to the satisfaction of Caltrans and the Director of Public Works. 41. All overhead utilities within and adjacent to this project shall be placed underground as a condition of development, to the satisfaction of the respective utility companies and Public Works Director. 42. The subdivider 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 and Caltrans (Broad Street). 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. 43. Individual water, sewer, gas, electric, telephone and cable TV services shall be installed to each lot. 44. The developer shall design and construct all public mains (water, sewer, gas, etc.) within the adjacent street frontages necessary to provide services to the subject property and consistent with the City's goals and objectives for utility extension in this area, to the satisfaction of the Director of Public Works and Utilities Director. 45. The developer shall submit a hydraulic analysis of the impacts and effects that site Z/-S �? ANNX/PD/ER 148-00 4041 Broad Street(Cannon) ATTACHMENT 12 Page 18 improvements may have on adjacent and downstream properties. All drainage improvement shall be designed consistent with the criteria established in the County's Drainage study for the Airport Area. The subject property is not located in a designated flood zone but consideration must be made regarding any contributing factors to the nearby downstream flood zone. 46. The property owner shall dedicate an easement and construct improvements for a bus turnout and shelter, etc., to the satisfaction of the Director of Public Works. 47. Street trees are required to be planted per City Standards (the number of trees is determined by one tree per 35 linear feet of street frontage). Species: Coast Live Oak (15 gallon) or Deodar cedar.(15gallon). 48. Upon approval of the public improvement plans, the developer's engineer shall submit said plans in a computer format compatible with the City's system. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's.Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the plans. The appropriate data shall be submitted to the Director of Public Works on a computer disk and shall be compatible with Autocad(Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes. 49. The public improvement plans and specifications shall use the International System of Units (metric system). 50. 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. The reclaimed water distribution system is being designed to pass through the intersection of Tank Farm Road and Broad Street. The proposed irrigation 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. Once the reclaimed water mains are constructed and placed into service, the irrigation system for the project will be disconnected from the City's potable water system and tied over to the reclaimed water system. Appropriate backflow protection shall be installed with this project to the satisfaction of the County Cross Connection Inspector. Attachments: Ali^ifiisy map— ad 6 s:oQandiv16 S11 Aap• JShoals/PGANNX 148-00(Wannon) y S�� 1ACHMENT 13 Draft SAN LUIS OBISPO PLANNING COMMISSION MINUTES June 13, 2001 CALL TO ORDER/PLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission was called to order at 7:09 p.m. on Wednesday, June 13, 2001, in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California. ROLL CALL: Present: Commissioners Allan Cooper, Orval Osborne, James Caruso, Michael Boswell, Vice-Chair Alice Loh, and Chairman Stephen Peterson Absent: Commissioner Aiken PUBLIC HEARINGS: 1. 4041 Broad Street: ANNX/R, PD, MS, and ER 148-00; Request to annex approximately 6.8 acres at the corner of Tank Farm Road and Broad Street; prezone to C-S-PD (Service-Commercial with a Planned Development Overlay) for proposed development of a service station and three office buildings; minor subdivision to create five commercial parcels, and environmental review; Michael Cannon, applicant. Associate Planner John Shoals presented the staff report and recommended that the Planning Commission recommend that the City Council (1) adopt a resolution approving the Mitigated Negative Declaration and the Mitigation Monitoring Program for the project; (2) introduce an ordinance prezoning the property to C-S-PD (Service Commercial-Planned Development) and adopting the list of allowed and conditionally allowed uses; (3) Adopt a resolution recommending that the Local Agency Formation Commission approve annexation of 6.8 acres at the southwest comer of Tank Farm Road and Broad Street; and (4) adopt a resolution approving a minor subdivision with findings and conditions. Commr. Osborne quested why a service station is recommended for approval when it would be incompatible with the business park designation. He asked if non-conforming uses should be avoided. Associate Planner Shoals stated this project had come forward in a different form and had been reviewed by the County. The City is trying to honor some of the past evaluations of the project, but this would not preclude the Commission from �-S-y Draft Planning Commission I tes Page 2 AITACHMEM' 1 3 recommending that a service station is an inappropriate use. Commr. Osborne asked if the City has the option of amending a project in terms of uses on the site, given that it is being annexed into the City. Assistant City Attorney Trujillo replied yes, the Commission has discretionary review of the project. Commr. Cooper expressed concern with the reference to the previously-approved County plan and asked if staff had reviewed the proposed parking design. Commr. Boswell asked if there would be an internal connection between this site and the adjacent site. Associate Planner Shoals replied there would be two connections to the adjacent site. Commr. Boswell felt that Condition 26 on page 13 of the staff report, and the Architectural Review Commission's recommendation to provide a pedestrian walkway from the convenience market to the office buildings are in contradiction. Associate Planner Shoals agreed the two are in conflict and recommended deleting the last sentence of Office PD and Development Plan Condition 26 on page 13 of the staff report. Commr. Boswell asked if the PD designation has even been used for an ultimate business park. Associate Planner Shoals replied no, this would be the first. Manager Whisenand noted the Commission did alter uses of some of the business park annexations near the airport. Commr. Boswell asked if a different zoning category could be assigned to the proposed service station parcel to help address the issue of creating a non-conforming use. Manager Whisenand replied yes, a logical zoning would be C-S. Commr. Boswell asked for confirmation that the current parking standard of one space per three 300 square feet for the airport area is going to be changed to one space per 250 square feet. Associate Planner Shoals replied that it would for the business park district. Commr. Loh noted the City's 5% non-residential growth rate had been exceeded. She asked why staff is recommending the service station use when it is not called out in the draft Airport Area Specific Plan. �{G 6 Draft Planning Commission h .es Page 3 ATTACHMENT 1 3 Associate Planner Shoals stated previous scenarios had been brought forward on this property as part of a County plan. Staff has tried to honor previous discussions and evaluations on the site. Commr. Loh asked if a creek bisects the property. Associate Planner Shoals replied no, but noted there is an existing manmade ditch on the site. Chairman Peterson had Utilities Director Moss present a brief update on the City's water situation in relation to recent adjustments associated with the 2000 census. Chairman Peterson had staff review the ARC's processing of the project. There were no further comments or questions and the public comment session was opened. PUBLIC COMMENTS: Michael Cannon, applicant, complimented City staff on their hard work and explained how Cannon Associates has outgrown its current location and would like to establish a permanent home base. He described the project renderings and the proposed amphitheater, noting it will be an attractive project and the site will be under built. He explained that Cannon Associates would not solely occupy the site; others occupants are needed to help offset costs. He described the underground parking and stated he is in general agreement with the mitigation measures. He stated there are no gas stations in this part of town and felt a gas station would benefit the project and the neighborhood. He noted the site has seven on-site showers as proposed, feeling this is sufficient for the occupancy. Andrew Merriam, Cannon Associates, described the history of the site, noting the general intent of the Airport Specific Plan will be met. He reiterated how Cannon Associates has outgrown its current site and desires a larger facility with ample parking. He stated the gas station was discussed extensively by the ARC and would be going back for final review. He asked if Conditions 3 and 20 relative to the left-hand turn pockets on Broad Street would be deleted, per previous discussions with Deputy Public Works Director Bochum. Planner Sanville stated a median system would allow for northbound left turns into the driveway off of Broad Street, but right-hand turns in and out only. Left turns out of this location would be precluded. Caltrans would have the ultimate say on the Broad StreeUHWY 227 configuration. Bill Touplay (Inaudiblel, BFGC Architects, commented that if parking were to be reduced, the underground parking would be eliminated. The project provides 70 bicycle parking spaces; 50 are required. He urged support of the 250 parking calculation. He 6/ Draft Planning Commission N es ATTACHMENT 1 3 Page 4 _ referred to Hydrology and Water Quality Measure #8 and noted porous paving for all walkways and patios might not accommodate ADA requirements in relations to the sidewalks. Associate Planner Shoals stated that regarding the number of on-site showers, he has spoken to members of the Air Pollution Control District (APCD) who indicated that seven showers would be adequate. The parking recommendation as part of the Airport Area Specific Plan for the Business Park Designation is a maximum of one space per 250 square feet. Commr. Caruso asked if the Cultural Heritage Commission (CHC) reviewed the historical significance of the site. Mr. Merriam stated the old farm/dairy and house had been removed prior to CHC review. A preliminary study indicated no historical significance. Commr. Caruso asked if the ARC had reviewed the gas station design. Mr. Merriam replied yes, twice. He noted previous parties interested in this site had received specific ruling from the City's previous Community Development Director that a gas station at this location would be consistent with the application process. A gas station has been a component of every design presented for this site. Associate Planner Shoals clarified that the ARC does not look at the issues of use, but rather they review the proposed designs. Commr. Loh referred to Attachment 5, Preliminary Development Plan, and Figure 4, page 8, and asked which drawing is proposed. Associate Planner Shoals stated Attachment 5 represents the applicant's latest proposal. Figure 4 was part of the Archaeological very early in the process. He noted this project was routed to the ARC as a courtesy because the applicant wanted to receive early feedback on the development plan. The ARC has not taken any final action on the project. Commr. Loh asked if there were any concerns with the land use categories as recommended by staff. Mr. Merriam replied no. Commr. Loh asked if the findings and conditions were agreeable. Mr. Merriam replied yes, in general Commr. Cooper asked if the gas station aspect of the project is a deal breaker. 11-6 Z_ Draft Planning Commission A ces Page 5 ATTACHMENT 1 3 Mr. Cannon replied yes, the gas station is a necessary component;, and it is what pays for the land. Commr. Cooper expressed concern about setting a precedent by allowing a gas station at this comer gateway site. Commr. Boswell noted the site, as proposed, would have significant amounts of impervious surfaces and asked where the storm water pond would be located. Mr. Cannon stated they are proposing shallow depressed storage areas with porous pavers in the parking areas. Commr. Boswell asked if the 70 bicycle parking spaces would be dispersed throughout the site. Mr. Touplay (Inaudible) replied yes, 56 bicycle lockers would in the basements of buildings one and two and surface parking would be adjacent to building three. Commr. Boswell asked which building would be occupied by Cannon Associates, how many visitor parking spaces would be included, and if fleet parking is anticipated. Mr. Touplay (Inaudible) stated Cannon Associates would occupy the second floor of building two, with 24 underground parking spaces for company vehicles. There is the potential for a tenant with a great number of fleet cars on site. The number of employee versus visitor parking allotment has not yet been determined, but the general concept would be visitor parking in the front with employee parking below and at the rear of the buildings. Seeing no further speakers come forward, the public comment session was closed. COMMISSION COMMENTS: Commr. Boswell recommended deleting the last sentence of Condition 26, page 13, to be consistent with the ARC's recommendation and as was recommended by staff. The Commission concurred. Commr. Boswell expressed concern about a gas station use in the future business park district and the potential of creating a non-conforming use. A solution would be to designate a different zoning category for the gas station site. This site represents an initial entryway to the city and a gas station might detract from the intent of the city. The ARC may be able to address the visual impacts of a gas station on a corner by significant street frontage screening, but this may be precedent setting. Commr. Caruso felt he might be able to support a gas station at this site, utilizing the ARC's design review expertise. He felt this property should be looked at differently x/-63 I Draft Planning Commission h. ..es ATTACHMENT 1 3 Page 6 because it is on a major intersection, and noted support for the building placement and parking layout, with the exception of the gas station. Commr. Loh concurred and commented that the Airport Area Specific Plan has not yet been adopted and the present zoning is C-S which allows service stations. She expressed concern with creating a non-conforming use with the anticipated adoption of the specific plan. Manager Whisenand noted the Airport Area Specific Plan would have straight service- commercial zoning in addition to business park zoning. The Commission could recommend leaving the corner zoned as service-commercial, which would allow the service station at this location. Chairman Peterson stated a major focus should be on making sure that this development fits with the proposed business park zone as proposed in the specific plan. He is not comfortable with gas station as an allowed use on this site. Commr. Osborne felt the gas station would be inconsistent with the zoning and the uses envisioned for this site and this part of town. The title "gateway" has been used for this site and this proposed use would be inconsistent with the character that is desired at this highly visible location. Commr. Cooper expressed concern with the Initial Study's less that significant impact for creating sources of substantial light or glare. He recommended revising 1D of the Aesthetics to reflect "more than significant impact" and requested that the ARC find some way to keep this corner from being intrusive from a nighttime lighting standpoint. Chairman Peterson expressed concern with the ARC's ability to address all the issues of the site. Commr. Osborne noted the Airport Area Specific Plan calls for open comers; a gas station would be inconsistent with this goal. Commr. Loh moved to recommended that the Planning Commission recommend that the City Council (1) adopt a resolution approving the Mitigated Negative Declaration and the Mitigation Monitoring Program for the project as modified to accept the number of seven on-site showers and delete the paragraph above the mitigation measure conclusion on page 7 of the Initial Study, #3, Air Quality, related to parking; (2) introduce an ordinance prezoning the property to C-S-PD (Service-Commercial-Planned Development) except for the service station that should remain zoned C-S, and adopt the list of allowed uses and conditionally allowed uses, with the elimination of service stations from the C-S-PD list of allowed uses; (3) adopt a resolution recommending that the Local Agency Formation Commission approved annexation of 6.8 acres at the southwest corner of Tank Farm Road and Broad Street; and (4) adopt a resolution approving a minor subdivision with findings and conditions. Commr. Caruso seconded the motion. y�y Draft Planning Commission N. es ATTACHMENT 1 3 Page 7 Commr. Osbome stated he could not support the motion because of the inclusion of the gas station use. AYES: Commrs. Loh and Caruso NOES: Commrs. Osborne, Cooper, Boswell, and Chairman Peterson REFRAIN: None ABSENT: Commissioner Aiken The motion failed 2-4. Commr. Caruso felt this is a well-designed project and could support the gas station use. Commr. Osborne moved to recommend that the Planning Commission recommend that the City Council (1) introduce an ordinance prezoning the property to C-S-PD (Service- Commercial-Planned Development) with the list of allowed and conditionally allowed uses as was previously amended this evening, excluding the service station as an allowed use; (3) adopt a resolution recommendation that the Local Agency Formation Commission approve annexation of 6.8 acres a the southwest corner of Tank Farm Road and Broad Street; and (4) adopt a resolution approving a minor subdivision with findings an conditions. Commr. Cooper seconded the motion. Commr. Boswell stated inclusion of a gas station would have represented a significant change in the intent of the business park district. He could support the motion. Commr. Loh noted gas stations are sparse in this part of town and felt this location would be a reasonable site for a gas station. Commr. Cooper noted the importance of city gateways and felt this location inappropriate for a gas station. AYES: Commrs. Osborne, Cooper, Boswell, and Chairman Peterson NOES: Commrs. Caruso and Loh REFRAIN: None ABSENT: Commr. Aiken The motion carried 4-2. ATTACHMENT 1 3 RESOLUTION NO. 5314-01 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING APPROVAL TO THE CITY COUNCIL OF MITIGATED NEGATIVE DECLARATION, PREZONING, ANNEXATION AND TENTATIVE PARCEL MAP FOR PROPERTY LOCATED AT 4041 BROAD STREET (CANNON OFFICE PARK) ANNX/PD/MS/ER 148-00 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 13, 2001, for the purpose of considering Application Nos. ANNX/PD/MS/ER 148-00, described as follows: ANNX/PD/MS/ER 148-00; Mike Cannon, applicant: a. Annexation of 6.8 acres to the City of San Luis Obispo; b. Prezoning To C-S-PD (Service Commercial with a Planned Development Overlay) and adoption a list of allowed and conditionally allowed uses for the property, and C. A tentative parcel map subdividing one parcel into five lots for commercial development. WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding projects ANNX/PD/MS/ER 148-00; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the provisions of the California Environmental Quality Act of 1970, Public Resources Code Sections 21000-21778, as amended, require the evaluation of the potential environmental impacts and the preparation of a negative declaration with mitigation measures (a Mitigated Negative Declaration); and WHEREAS, Section 21081.6 of the California Public Resources Code requires the approval of a mitigation monitoring program to insure compliance with the mitigation measures adopted 'by the City of San Luis Obispo as lead agency during implementation of the project and subsequent projects; and WHEREAS, the Planning Commission reviewed and considered the draft mitigated Negative Declaration of environmental impact and the mitigation monitoring program prepared for projects ANNX/PD/MS/ER 148-00; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. Resolution No. 5314-01ATTACHMENT 1 3 Page 2 -- -- NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings: Environmental Findings 1. The Mitigated Negative Declaration and mitigation-monitoring program have been completed in compliance with the California Environmental Quality Act and the . CEQA Guidelines. The Mitigated Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures contained in ER 148-00, incorporated herein by reference. The project's Mitigated Negative Declaration adequately addresses the potential significant environmental 'impacts of the proposed project, and reflects the independent judgment of the Commission. Annexation Findings 2. The annexation is appropriate because the site is contiguous to the City and within the City's urban reserve line. 3. The annexation is a logical addition to the City due to its location in relation to existing urban development and city services. 4. The annexation, prezoning and development plan are consistent with the City's General Plan, which designates the property "Services and Manufacturing," which allows service-commercial development. 5. Prezoning the site C-S-PD is consistent with the intended uses and locations of C-S zoned properties as described in the City's zoning regulations. 6. The PD overlay will allow the site to be developed consistent with the planned Airport Area Specific Plan, which will reduce possible land use conflicts and.non- conforming uses in the future. Large Office PD Findings 7. The Planned Development provides exceptional public benefit by complying with the proposed Business Park standards, which will result in a project more attractive to the public than one meeting only the conventional Service Commercial development standards. 8. The project will be compatible with existing and allowed land uses in the area. //'li 7 Resolution No. 5314-01 ATTACHMENT 1 3 Page 3 9. The project's location or access arrangement do not significantly direct traffic to use locate or collector streets in residential zones. 10. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing. 11. The project does not preclude industrial or service-commercial uses in areas especially suited for such uses when compared with offices. 12. The project does not create a shortage of C-S and M zoned land available for service-commercial or industrial development. Subdivision Findings 13. The design of the tentative parcel map and proposed improvements are consistent with the general plan. 14. The site is physically suited for the type and density of development allowed in the C- S-PD zone and the future business park zone. 15. The design of the subdivision and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 17. The design of the subdivision or the type of improvement will not conflict with easement for access through (or use of property within) the proposed subdivision. Section 2. Action. The Planning Commission does hereby recommend to the City Council approval of application nos. ANNX/PD/MS/ER 148-00 for environmental review (the Mitigated Negative Declaration and the mitigation monitoring program), annexation, prezoning, master list of uses and tentative parcel map (SLO County File No. SL 00-0320), subject to the following conditions. Environmental Conditions 1. Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. 2. Future development shall include the following operational mitigation measures: • A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. y-� Resolution No. 5314-01 Page 4 ATTACHMENT 1 3 • Provide on-site bicycle parking • Include designated car-pool parking spaces at a rate of 1:25; • Provide shower and locker facilities to encourage employees to bike and/or walk to work. • Shade tree planting along the southern exposures of buildings to reduce summer cooling needs • Use double-paned windows • Use sodium parking lot and street lights 3. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. 4. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. 5. Future site development 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. 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. 7. A detailed hydrological study will be required prior to issuance of a building-and grading permit to ensure that the basin is designed to City Standards. In addition, the project must comply with City Flood Prevention and Grading Regulations. 8. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. 9. To be consistent with Land Use Element policy 6.4.7 regarding porous paving, the project shall comply with the parking and driveway standards for landscaping and use porous paving for any patio. L14 Resolution No. 5314-01 Page 5 — ATTACHMENT 1 3 10. Plans submitted for consideration by the Architectural Review Commission must clearly demonstrate how the new buildings will meet the minimum requirements of the City's Flood Damage and Prevention Regulations, and how any necessary revisions, such as a change in finish floor elevation, to the preliminary plans submitted for the rezoning and environmental review application will affect ADA requirements and building height. 11. 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 (i.e. churches may not be allowed). • All exterior lighting shall be shielded down-lights that do not shine skyward 12. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 13. A noise study shall be prepared to verify compliance with City noise standards and if additional measures are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. 14. The traffic study recommends the following traffic and transportation improvements for implementation of the project: • The Tank Farm-East Driveway should be limited to right-turn in and right-turn out only. • The Broad Street-North Driveway should allow for all turning movements, except left-turns out of the driveway. • The Tank Farm-West Driveway and Broad Street-South Driveway should provide access for all turning movements into and out of the project site. • Separate left-turn and right-turn lanes should be provided at the Tank Farm Road-West Driveway and at the Broad Street-South Driveway. • Construct a left-tum pocket and the appropriate median transition, with a 50- foot storage length, for the westbound left-turn into the Tank Farm Road- West Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-turn median and through-land westbound. • Provide a separate right-turn lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. This would include provision for the existing bike lane along the site frontage. Resolution No. 5314-01 l Page 6 ArrACHMENT 13 • Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227) to provide two through-lanes southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-turning vehicles as a first phase before widening improvements to SR 227 in the long-term. Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street (SR 227). • Cumulative traffic mitigation will be provided through payment of traffic impact fees. • Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. 15. The applicant shall prepare and submit a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage consistent with the ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-turn lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. 16. The applicant shall prepare and submit to the Director of Public Works a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve. The draft design submitted by the applicant (dated 4-3-01) shall be amended to accommodate an additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. Applicant shall install frontage improvements along the project's Tank Farm Road frontage in their ultimate location, consistent with the ultimate street design approved by the Director of Public Works. 17. To encourage pedestrian circulation on-site as well as off-site, the final design shall include walkways connecting on-site buildings as well as adjoining properties. 18. Future site development shall include a solid waste recycling plan for recycling discarded building materials, such as concrete, sheetrock, wood, and metals, from the construction site. The Community Development Director must approve the plan by prior to building permit issuance. 19. 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. y '7/ Resolution No. 5314-01 Page 7 ATTACHMENT 1 3 Annexation Condition 20. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and constructing area-wide infrastructure improvements, according to the cost- sharing plan maintained by the City, with the fee amount reflecting the City's acceptance of a complete annexation application. Office PD and Development Plan Conditions 21. Site and building modifications shall be made as necessary so that the Planned Development complies with all City codes and policies including the Airport Area Specific Plan and the City's Parking and Driveway standards. 22. An accessible path of travel from the public right of way/transportation stop to the site shall be provided along with an interconnecting accessible pathway between the different buildings. A pathway has not been shown and the solution may alter the parking lot and landscaping plans. 23. The outdoor amphitheatre shall provide accommodations for the disabled. Accessible viewing areas shall be provided at the various viewing levels; ramping may be necessary in order to provide this. 24. Architectural Review Commission approval shall be received prior to Final Development Plan approval. 25. Allowed uses shall comply with the master list of uses approved for PD 148-00 (see attached Exhibit A). Subdivision Conditions 26. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until annexation of the property has been completed. If annexation is not completed within two years, then the tentative map shall be null and void. 27. Tentative Parcel Map 148-00 (County Map SL 00-0320) shall not be effective until the City has approved the street design for Tank Farm Road and Caltrans has approved the design for State Route 227 (Broad Street). If the alignments and widths of said streets are not approved, a final map shall be required for the parcel map, consistent with the State of California Subdivision Map Act (Sections 66425 and 66426). 28. As proposed the lot lines appear to be flush with the face of the buildings. Under UBC section 503 exterior openings such as windows, doors, entryways or otherwise may not occur. The parcel map and building footprints shall be comply with all applicable building code requirements. 29. The blanket easement shall include drainage. �1-7Z Resolution No. 5314-01 Page 8 AITACHME E 13 30.The Applicant shall submit a Street Improvements & Striping Plan that incorporates the following features into the design and layout of Tank Farm Road and Broad Street (SR 227) project frontages. Tank Farm Road Facilities Type and Number Width (meters) Approximate Length (meters) South Side of Street One (1) eastbound right-tum lane @ 3.5 m 100 m Broad One (1) eastbound bicycle slot located 1.2 m As shown in Caltrans between right tum lane and Specs Number 2 through lane per Caltrans standards Two (2) eastbound through traffic lanes 3.5 m each Continuous Two (2) eastbound left turn lanes @ 3.3 m each 100 m Broad with raised landscaped 1.2 m median nose median nose ** w/landscaping One (1) raised median separating 1.2 m median Where possible, eastbound left tum lanes from w/landscaping Across Tank Farm Rd. westbound through and left turn Frontage lane into project western 0.6 m shy distance driveway with °shy" distances each side provided on either side of median *** One (1) Class II bike lane adjoining the 2 m Across Tank Farm Rd. curb (exclusive of the eastbound Frontage. right tum lane). One (1) landscaped parkway with 1.2 m parkway Across Tank Farm Rd. detached sidewalks 2.5 m sidewalk Frontage North Side of Street One (1) westbound left tum lane into 3.3 m 12 m project's western driveway (see above for total median width) Two (2) westbound through traffic 3.5 m each Continuous lanes One (1) Class II bike lane adjoining the 2 m Continuous curb One (1) landscaped parkway with 2.0 m parkway Continuous detached sidewalks 2.5 m sidewalk Total Estimated Right-of-Way @ Broad Street: 33.2 - 39.0 meters ** Median nose should be designed to provide a pedestrian refuge/cut through where it intersects the crosswalk that extends across Tank Farm Road at Broad Street. *** Full-width median (as recommended by draft Airport Area Specific Plan) shall be provided in any transition area between eastbound left turn lanes (at Broad) and westbound left tum lane (at project's western driveway). Ll- 73 Resolution No. 5314-01 ATTACHMENT Page 9 _ _. 1 3 Broad Street Frontage One (1) southbound Class II bicycle lane 1.5 m bike lane Continuous adjoining the curb, or a paved shoulder or with curb parking prohibited. 2.4 m shoulder w/curb parking prohibited One (1) landscaped parkway with detached 2 m parkway Continuous sidewalks 1.5 m sidewalk *' The design and configuration of all improvements within the Broad Street (SR 227) right-of-way shall be to the approval of Caltrans. 31. The Street Improvements & Striping Plan shall: • Clearly show the location of all existing right-of-way boundaries along all four quadrants of the Tank Farm — Broad Street intersection extending across the project's frontages. • Demonstrate how the ultimate configuration of the street will align with Tank Farm Road's eastern leg. • On a separate plan sheet, present an interim striping plan for lanes and median improvements across the project's Tank Farm Road frontage and transitioning to the west that applicant shall implement at the time that the project is constructed (assuming property on the north side of Tank Farm Road has not commenced). • Demonstrate how the proposed ultimate alignment will transition to the cross sectional design for Tank Farm Road proposed by the Draft Airport Area Specific Plan west of the project site. 32. Upon approval of the Street Improvements and Striping Plan by the Director of Public Works, frontage improvements on Tank Farm Road shall be constructed consistent with their ultimate location as approved by the Director of Public Works. Said improvements shall include all necessary curb & gutter, sidewalk, landscaping, street tree planting, street paving, median installation, traffic signal equipment relocation and upgrade and other utility appurtenance relocation/removal. In order to accommodate ultimate access locations along Tank Farm Road, the Developer shall dedicate an irrevocable offer of a 7.5m [25ft.] reciprocal access easement from the proposed westernmost driveway on Tank Farm Road to the adjacent parcel located immediately west of the project site. 33. Vehicular access rights to Tank Farm Road and Broad Street shall be dedicated to the City. 34. Developer shall install a bus turnout on Broad Street (including shelter, sign and trash receptacle) to City standards and construct median improvements to the satisfaction of Caltrans and the Director of Public Works. ZK,7� Resolution No. 5314-01 ATTACHMENT 1 3 Page 10 - - 35. In order to mitigate the potential for left-turn vehicle conflicts along Broad Street resulting from the installation of the proposed northernmost driveway, the project shall install a raised landscaped median 1.2m [4ft.] minimum in width that will restrict the driveway to right tum in-and-out only. Said median will extend from the intersection of Tank Farm Road to a minimum of 30m south of the proposed driveway. 36. Street improvements on Broad Street are subject to review and approval by Caltrans. Broad Street frontage improvements shall consist of a 1.5m [5 ft.] wide detached sidewalk and landscaped parkway. Developer may be required to install median improvements, identified in the traffic study (see Transportation comments), to the satisfaction of Caltrans and the Director of Public Works. 37. All overhead utilities within and adjacent to this project shall be placed underground as a condition of development, to the satisfaction of the respective utility companies and Public Works Director. 38. The subdivider 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 and Caltrans (Broad Street). 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. 39. Individual water, sewer, gas, electric, telephone and cable TV services shall be installed to each lot. 40. The developer shall design and construct all public mains (water, sewer, gas, etc.) within the adjacent street frontages necessary to provide services to the subject property and consistent with the City's goals and objectives for utility extension in this area, to the satisfaction of the Director of Public Works and Utilities Director. 41. The developer shall submit a hydraulic analysis of the impacts and effects that site improvements may have on adjacent and downstream properties. All drainage improvement shall be designed consistent with the criteria established in. the County's Drainage study for the Airport Area. The subject property is not located in a designated flood zone but consideration must be made regarding any contributing factors to the nearby downstream flood zone. 42. The property owner shall dedicate an easement and construct improvements for a bus turnout and shelter, etc., to the satisfaction of the Director of Public Works. 43. Street trees are required to be planted per City Standards (the number of trees is determined by one tree per 35 linear feet of street frontage). Species: Coast Live Oak (15 gallon) or Deodar cedar (15gallon). Resolution No. 5314-01 ATTACHMENT 1 3 Page 11 — 44. Upon approval of the public improvement plans, the developer's engineer shall submit said plans in a computer format compatible with the City's system. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc., shall be tied to the City's Horizontal Control Network. At least two control points shall be used and a tabulation of the coordinates shall be submitted with the plans. The appropriate data shall be submitted to the Director of Public Works on a computer disk and shall be compatible with Autocad (Digital Interchange Format, DXF) for Geographic Information System (GIS) purposes. 45. The public improvement plans and specifications shall use the International System of Units (metric system). 46. 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. The reclaimed water distribution system is being designed to pass through the intersection of Tank Farm Road and Broad Street. The proposed irrigation 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: Once the reclaimed water mains are constructed and placed into service, the irrigation system for the project will be disconnected from the City's potable water system and tied over to the reclaimed water system. Appropriate backflow protection shall be installed with this project to the satisfaction of the County Cross Connection Inspector. On motion by Commissioner Osborne, seconded by Commissioner Cooper, and on the following roll call vote to wit: AYES: Commissioners Osborne, Cooper, Boswell and Peterson NOES: Commissioners Caruso and Loh REFRAIN: None ABSENT: Commissioner Aiken The foregoing resolution was passed and adopted this 131" day of June 2001. nal,pvhisen d, Secretary Planning Commission �1-7� Exhibit "A" i PD 148-00: Master List of Allowed Uses- AFTACHMEW 13 Type of Use Type of Permit Required Advertising and related services A Airports and related services PC Ambulance services D Amusement arcades (video games) — Amusement park, fairgrounds — Animal hospitals, boarding and grooming (small - animals) Animals hospitals, boarding and grooming (large — animals) Antennas—municipal, commercial, and public D utility broadcasting and wireless communications Athletic and health clubs, fitness centers, game D courts, and other recreational facilities—indoor Audio and video production studios — Auto repair and related services(body, brake, — transmission, muffler shops; painting, etc.) Auto sound system installation — Banks,savings &loan, credit union or finance D company—Customer service branch Corporate or regional administrative office A Broadcast studios A Building and landscape maintenance services PC Cabinet and carpentry shops Caretakers quarters D Car rental as an exclusive use — Carwash—self-service or mechanical — Catering services — Cemeteries, mausoleums, colurnbariums — Churches, synagogues,temples Circus, carnival, fair, festival, parades — Computer services A Concurrent sales of alcoholic beverage and — motor fuel Construction Activities (Section 17.08.01013). A Contractor's yards — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit. — =Use not Allowed NL=New Listing �� Exhibit "A" A TACHMENT2 1 $ Pu-148-00: Master List of Allowed Use.. Type of Use Type of Permit Required Convenience facilities primarily to serve workers in the area,which may include the following (see also separate retail and service listings): Child or elderly care,each facility having up to D' 5,000 sf gross floor area(GFA) Sales of business and office supplies (up to D' 5,000 sf GFA) Barbers, hair stylists, manicurist, tanning salon D' (2,000 sf GFA each) Bicycle sales& repair(2,000 sf GFA each) D' Branch of bank, savings & loan, or credit union D' (2,000 sf GFA each) Laundry or dry-cleaning (2,000 sf GFA each) D' Retail sales of food, publications, and sundries D (2,000 sf GFA each) Credit reporting and collection A Credit Union and Finance D Daycare center D Delivery and courier services D Detective. and security services — Drive-in theaters — Employment agencies — Equipment Rental — Exterminators and fumigators — Feed stores and farm supplies — Florists — Food bank and package food distribution centers — Gas distributors—containerized (butane, — propane, oxygen, etc.) Government agency offices and meeting rooms. D offices pertaining to airport operations and transportation admin. Homeless shelters — Hot tubs—commercial — Hotels or motels — Insurance services(local) D Insurance services(regional) D Laboratories for medical or analytical research A A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing '/ p Exhibit "A" ;TACHMEW 13 Pb--148-00: Master List of Allowed Use,. Type of Use Type of Permit Required Laundry/dry cleaner • cleaning plant — pick-up point — • self-service — Manufacturing—food, beverages; ice, apparel, electronic, optical, instrumentation products; jewelry;musical De Mineral Extraction — Mortuaries Motels or hotels — Nightclubs, discotheques — Offices-contractors and construction A management Offices-architecture, engineering, industrial A design Offices (professional)counselors, accountants, D invest. brokers; appraisers Min.2,500 sf floor area per tenant. Organizations (professional, religious, political, labor, fraternal, trade, youth, etc,) offices and D meeting rooms Parking (as a principal use) — Photocopy services and quick printers A Photo finishing - retail D Photo finishing-wholesale; blue-printing and microfilming service A Photographic studios A Police or fire stations or training facilities — Post offices: public and private postal services A Printing and publishing subject.to limitations for A manufacturing uses Printing and publishing generally PC Produce stand — Public assembly facilities(community meeting PC rooms, auditorium, convention halls) Recycling-bulk receiving, sorting, storage — Recreation facilities-indoor D Recreation facilities-outdoor — Amusement facilities-outdoor—low intensity — (golf) Amusement facilities-outdoor-med. Intensity (golf driving range, play lot) _ A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing y'77 ( Exhibit "A" AnACHmW 1 3 PD-1148-00: Master List of Allowed Uses Type of Use Type of Permit Required Amusement facilities-outdoor-high Intensity (sports field, rec. center, amusement park) _ Railroad yards and stations — Repair services D Research &development—services, software, consumer products, instruments, office A equipment, and similar items Research &development—transportation equipment, weapons, metals, building , etc. D Restaurants, sandwich shops, take-out food, etc. D See convenience facilities Retail sales—convenience stores See convenience facilities Retail sales—outdoor sales of building materials and gardening supplies (lumberyards, nurseries) _ Retail sales—indoor sales of building materials and gardening supplies(floor, paint, glass). _ Retail sales—appliances, furniture and furnishings, musical instruments; data processing equipment, business, office and medical equipment stores; sporting goods, outdoor — supply. Retail sales and repair of bicycles D See convenience facilities Retail sales and rental—autos, trucks, , RV's D Retail sales—auto parts and accessories except tires and batteries as principal use _ Retail sales—tires and batteries — Retail sales and rental—boats, aircraft, mobile A homes, etc. Aircraft only Retail sales-groceries, liquor and specialized D foods(bakery, etc.) See convenience facilities Retail sales-neighborhood grocery — Retail sales-warehouse stores 45,000 sq.ft. or less gross floor area per — establishment. 'more than 45,000 sq.ft. per establishment. _ Schools 'Colleges/universities —S `Business, trade, recreational, or other —3 specialized school A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing y� ATTACHMENT 1 Exhibit "A" _ 5 PD-148-00: Master List of Allowed Useb Type of Use Type of Permit Required Secretarial and related services such as D transcribing, telephone answering Service stations — Skating Rinks — Social services (see also organizations) — Stadiums — Swap meets — Swimming pools(public) — Tallow works (rendering plant) — Tattoo parlors — Temporary real estate offices in tract — Temporary sales (17.08.01J) D Temporary uses-not otherwise listed in Sec. D 17.08.010K of ZR Ticket or travel agencies, and management of D charters or tours Tire recapping — Title companies D Trailer rental — Trucking/taxi service — Utility company—Customer account services — Utility company—Corp yards Utility company—Engineering and administration D offices Vehicles servicing or repair, excluding fueling, as an accessory uses Vehicles servicing or repair, excluding fueling, as an accessory uses Vending machines — Veterinarians — Warehousing, distribution, moving, mini-storage as a principal use _ Water treatment services Wholesale(excluding fuel dealer)and mail order D Wholesale fuel dealers — A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing y�/ ATTACHMENT 1 3 Exhibit "A" 6 P6148-00: Master List of Allowed 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. A =Allowed use D =Allowable with Administrative Use Permit PC=Allowable with Planning Commission Use Permit — =Use not Allowed NL=New Listing p 1 ATTACHMEIM'i 1 4 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: 076-411-52 PRE-ANNEXATION AGREEMENT BY AND BETWEEN THE CITY OF SAN LUIS OBISPO AND CANNON I LLC This annexation agreement is made and entered into this day of 2001 between the City of San Luis Obispo, a chartered municipal corporation, (hereinafter referred to as "CITY") whose address is 990 Palm Street, San Luis Obispo, California 93401; and Cannon I LLC, a California Limited Liability Company, located at 364 Pack Street, San Luis Obispo (hereinafter referred to as "OWNERS"), pursuant to the authority of the City Charter and Section 56000, et. seq., of the California Government Code. CITY and OWNERS shall hereinafter be referred to collectively as "PARTIES." RECITALS WHEREAS, Cannon I LLC, a California Limited Liability Company, is the owner in fee of certain real property in the County of San Luis Obispo, commonly known as 4041 Tank Farm Road, APN # 076-411-52, 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. ANNX 148-00); 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: 1. URBAN SERVICES. Upon annexation, the property shall be entitled to the full range of City services, including but not limited to water and sewer services, police and fire protection, and general government services, some of which are described below in more detail: zlnU i ATTACHMENT 14 Water Service. CITY agrees to provide water service, as available, for fire fighting and domestic purposes to the subject property upon request of OWNERS, subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances, including but not limited to retrofit requirements. Any connection to City water will require the development of a water allocation through the retrofit program. Use of on-site ground water or other sources for potable or non-potable uses may continue for existing development, provided they continue to meet County Health Department standards. Use of groundwater for new development will comply with applicable City policies. In the event of abandonment or failure of well(s), OWNERS shall comply with applicable State and County regulations regarding well abandonment. Non-potable water may be used for landscape irrigation. Sewer Service. City agrees to provide sanitary sewer service, as available, to the subject property upon request of the OWNERS subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances. Fire Protection. City agrees to provide fire protection service, as available, to the subject property upon request of the OWNERS, subject to the same laws, rules, regulations, and fees applicable to other new users in the City under similar circumstances. Development on the subject property must connect its fire suppression system to the water main in Tank Farm Road and will be charged a monthly fire protection service fee. 2. SPECIFIC PLAN AND AREA WIDE PLANNING AND INFRASTRUCTURE FEES. Airport Area Specific Plan and Infrastructure Fee. This $26,236.00 per acre fee (interim fee) is the estimated apportioned cost of area-wide planning and construction of infrastructure within the Airport Annexation Area (including specific plan preparation, water and sewer system improvements, circulation system improvements, and storm drain system improvements). OWNERS hereby agrees to contribute $165,287, based upon the size of the OWNERS' lot — 6.30 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. OWNERS may elect to pay this fee at any time within the five-year period and retire the letter of credit. Within the next eighteen to thirty months (but not later than five years), the City expects to adopt a finalized specific plan and infrastructure improvement fee (Finalized Fee), form an assessment district or similar funding mechanism (District), or implement some combination of these two approaches, in order to finance these planning and improvement costs. In the event that the Interim Fee is paid in full prior to the adoption of a Finalized Fee or the formation of a District, all obligations under any such future Z/-ipy ATTACHMENT 14 Finalized Fee or District will have been fully satisfied by payment in full of this Interim Fee amount. If the OWNERS choose not to pay the Interim Fee prior to the adoption of a Finalized Fee, payment in full of the Finalized Fee amount adopted as it applies to this project will be required at that time, and the letter of credit will be retired. In the event that a District approach is adopted by the City in funding the airport area specific plan and infrastructure improvements instead of (or in combination with) a Finalized Fee, OWNERS and their successors agree to support the formation of such a District. 3. OPEN SPACE. This $2,500.00 per acre fee is the apportioned cost for acquisition of an open space buffer to the south of the Airport Area as required by the General Plan. OWNERS agree to contribute $15,570, based upon the size of the OWNER'S lot—6.30 acres, prior to final Council action on the annexation. 4. COMPLIANCE WITH CITY STANDARDS. Once annexed, the property will be subject to the same rules, regulations, laws, fees, and taxes that would be applied to other properties, residences, businesses, and customers in the City under similar circumstances including, but not limited to Building Code, Fire Code, Zoning Regulations, environmental regulations (California Environmental Quality Act), fees, taxes (including business taxes and utility user taxes) and other provisions of the Municipal Code and State laws. 5. PROPERTY IMPROVEMENTS. At the time of future development or redevelopment, it shall be the responsibility of the OWNERS to install and/or pay for improvements and fees which may be required by permit, law, rule, regulation, or mitigation, unless otherwise specified in an adopted Airport Area Specific Plan and the certified environmental review document for that specific plan. 6. TERM OF AGREEMENT. The term of this agreement shall begin upon the effective date of the annexation. The agreement shall remain in effect until modified or terminated by mutual consent of the PARTIES. In the event the annexation shall not become effective for any reason whatsoever, this agreement shall terminate and have no force and effect, as if it had never been entered into by the PARTIES. 7. SUCCESSORS, HEIRS, AND ASSIGNS. This agreement shall be recorded with the County Recorder and shall bind and inure to the benefit of the successors, heirs, assigns, and personal representatives of the PARTIES. 8. AMENDMENTS, TIME EXTENSION OR CANCELLATION. This agreement may be amended, extended, or canceled at any time by mutual consent of the PARTIES or their successors in interest. y mss ' ATfACHMEM' 14 IN WITNESS WHEREOF, this agreement is executed on the date above stated at San Luis Obispo, California. ALL SIGNATURES MUST BE NOTARIZED OWNERS BY: Michael F. Cannon, Cannon I LLC BY: CITY OF SAN LUIS OBISPO, A Chartered Municipal Corporation BY: Mayor Allen Settle ATTEST: City Clerk APPROVED AS TO FORM: City Attorney Jeff Jorgensen Al-gls ATTA04MENT 14 City of San Luis Obispo Annexation Cannon Business Center Legal description All that land in the County of San Luis Obispo,California,referred to as Parcel`B"of Lot Line Adjustment,AL 78- 54,approved by the Board of Supervisors on January 22, 1979 and described by Certificate of Compliance recorded April 24, 1979,filed in Volume 2148,Page 800 of Official Records in the office of the Recorder for said County, being a portion of Lots 80 and 81 of the San Luis Suburban Tract as shown on the map of said tract,filed in Book 1, Page 92 of Licensed Surveys in the office of the Recorder for said County,and portions of the adjoining highway and streets more particularly described as follows: Beginning at the Southwesterly comer of said Parcel'B",accepted as being marked by a %:"rebar capped L.S.3877 according to that map filed in Book 36,Page 55 of Licensed Surveys in the office of the Recorder for said County; Thence,along the westerly boundary of said Parcel'B",North 24°49'48"West, 510.79 feet to the northwest corner thereof,being a point on the northerly boundary of said Lot 81 at the southerly boundary of the Tank Farm Road right-of-way; Thence,across said Tank Farm Road right-of-way,North 24°49'48"West,40.00 feet to the southerly boundary of Lot 82 of said San Luis Suburban Tract at the northerly boundary of the Tank Farm Road right-of-way; Thence,along the northerly boundary of said Tank Farm Road right-of-way,North 650 09' 13"East,489.54 feet to an angle point in the westerly boundary of the State Highway 227 right-of-way at 115 feet left of centerline station 198+3838 as shown on that right-of-way map of Hwy 227 referred to as SLO Route 227,Post Mile 11.0,Sheet 14, of 21,on file with the State of California,Department of Transportation,District 5,Right-of-Way Department in San Luis Obispo,CA; Thence along the westerly boundary of said State Highway 227 right-of-way,North 18°21' 12"East,50.66 feet to an apex at 80 feet left of centerline station 198+75,being a point that lies on the existing boundary of the incorporated City of San Luis Obispo,Annexation NO.53 as adopted by CITY COUNCEL RESOLUTION NO.8903(1999 Series); Thence,across a portion of said State Highway 227 right-of-way,along the existing boundary of the incorporated City of San Luis Obispo,South 250 20'58"East, 125.00 feet to an angle point in the westerly boundary of said State Highway 227 right-of-way at 80 feet left of centerline station 197+50 as shown on said right-of-way map; Thence,continue along the westerly boundary of said State Highway 227 right-of-way and along the existing boundary of the incorporated City of San Luis Obispo,South 39°21' 11"East, 102.69 feet to an angle point at 55 feet left of centerline station 196+50; Thence,southeasterly,along anon tangent curve concave to the west with a radial bearing,South 65°01'35"West and a radius of 6945.00 feet,through a central angle of 02°55'55", an arc length of 355.39 feet to the southeast corner of said Parcel B; Thence,leaving the existing boundary of the incorporated City of San Luis Obispo and the Westerly boundary of said State Highway 227 right-of-way,South 64° 18' 13"West,542.96 feet to the"Point of Beginning". Containing 6.8 acres more or less. End Description Prepared by: Daniel S.Hutchinson,L.S.5139(exp.6/30/03) Date: 000801Aegalldoc (z7 / -/ ATrACHMENT 1 5 �►IIIII III 1111111 I�IIII��;��IIIII IIIIII� �� city osAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 Initial Environmental Study MITIGATED NEGATIVE DECLARATION ER 148-00 With Planning Commission's Recommended Changes 1 . Project Title: Cannon Business Park 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: John Shoals, Associate Planner (805) 781-7166 4. Project Location: 4041 Tank Farm Road 5. Project Sponsor's Name and Address: Cannon Associates, LLC PO Box 13359 364 Pacific Street San Luis Obispo, CA 93406 San Luis Obispo, CA 93401 6. General Plan Designation: Services and Manufacturing 7. Zoning: The property is located outside City limits. 8. Description of the Project: (Describe the whole action involved, including but not limited to later phases of the project, and any secondary, support, or off-site features necessary for its implementation.) The proposed project is annexation of 6.8 acres to the City of San Luis Obispo and development of the property with a 101,500-square foot office park, a 3,700- square foot convenience market with 6 gas pumps (12 vehicle fueling positions) and car wash, 386 parking spaces, landscaping and various site amenities. Project components include: grading, abandonment of two existing water wells, building construction, under-grounding existing utilities, installation of new utilities, street widening and various other site improvements. Access would be OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. L� Telecommunications Device for the Deaf(805) 781-7410. �l ATTACHMENT 1 5 from two driveways on Tank Farm Road and two driveways off Broad Street. Pedestrian access would be from a pathway from new public sidewalks along the streets. 9. Surrounding Land Uses and Settings: (Briefly describe the project's surroundings) The rectangular-shaped property consists of approximately 6.5 acres and carries a land use designation of Services and Manufacturing. Originally part of a farm with dairy operations, the site is vacant as the older farm structures were recently demolished. The only evidence of the previous use is two paved driveways, gravel and dirt access road, two water wells and a remnant foundation. The site is generally flat with the exception of a shallow depression near the center of the property and a man-made ditch that runs along a portion of the southerly property line. Vegetation consists of perennial rye grasses, forbs and shrub brush. The surrounding area is predominantly industrial and commercial in character. Surrounding land uses include a shopping center, large offices, a farm supply store with nursery, the San Luis Obispo County Airport, light industrial uses and vacant commercial properties. 10. Project Entitlements Requested: The project applicant is requesting environmental review, annexation, PD pre- zoning, subdivision, architectural review and use permit. 11 . Other public agencies whose approval is required (e.g. permits, financing approval, or participation agreement): Other agencies that will review the proposed project are the San Luis Obispo County Airport Land Use Commission, the California Department of Transportation, the San Luis Obispo County Air Pollution Control District and State of California Regional Water Quality Board. 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. CITY OF SAN LUIS OBISPO 2. INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 o - ATTACHMENT 1 5 X Aesthetics X Geology/Soils Public Services Agricultural Resources X Hazards & Hazardous Recreation Materials X Air Quality X Hydrology/Water Quality X Transportation & Traffic X Biological Resources X Land Use and Planning X Utilities and Service Systems X Cultural Resources X Noise Mandatory Findings of Significance X Energy and Mineral Population and Housing 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 rninimis 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 theenvironment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, ther will not be a significant effect in this case because revisions in the project have been made, or the X mitigation measures described on an attached sheet(s) have been added and agreed to by th 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. 1 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 attache sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment because all potentially significant effects (1) have been analyzed adequately in an earlier EIR o NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. CITY OF SAN LUIS OBISPO 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ,V-F'v ATTACHMENT 1 5 May 9, 2001 nat a Date Ronald Whisenad, Development Review Manager Community Development Dir. Printed Name I 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. 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. CITY OF SAN Luis OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ,e�-g I ATTACHMENT 1 S Issues and Supporting Infor.--tion Sources Sources atially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? 1 X b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, open space, 1 and historic buildings within a local or state scenic X highway? c) Substantially degrade the existing visual character or 1 X quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely effect day of nighttime views in the 1 X area? The project site is located at the corner of Broad Street and Tank Farm Road. The General Plan Circulation Element shows Broad Street as a road of high scenic value and Tank Farm Road as a road with moderate scenic value. Scenic features visible from this intersection are the South Street Hills, Islay Hill and the Santa Lucia Foothills. The General Plan Circulation Element sets forth policies to address scenic importance of local roads and highways in the San Luis Obispo Area. Specifically, the General Plan calls for views to important scenic resources from major streets to be preserved and improved to the maximum extent possible, and specifies that development along scenic roadways should not block views or detract from the quality of views. While the project will partially block views along scenic roadways, it will not create significant impacts to scenic roadways for the following reasons: 1) the structures will cover less than 25% of the site; 2) the proposed orientation and layout of the buildings and canopy allow for some views through to the foothills and distant mountains; 3) the proposed structures are under the maximum allowed building height (45 feet); 4) existing and proposed utilities will be placed underground; 5) proposed light standards will be designed with light fixtures that direct light downward and prevent light trespass onto adjacent properties; 6) signage will be designed primarily for identification and direction in conformance with the standards established in the City's Sign Regulations; and 7) aesthetic concerns will be addressed with the Architectural Review Commission's (ARC) review of plans. The following mitigation measure will assure that potential impacts to aesthetics are less than significant. Mitigation Measure Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. Conclusion: Less Than Significant with Mitigation Incorporated 2. AGRICULTURE RESOURCES. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps pursuant to the Farmland Mapping and Monitorinc 2,3 X 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 due to their location or nature, and could result in X conversion of farmland to non-agricultural use? CITY OF SAN LUIS OBISPO 5 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 /-/4Zz ATTACHMENT 1 5 Issues and Supporting Inforrn_,ion Sources Sources Bally Less Than Lcss Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated Although the site was historically been used for agricultural purposes, the project will not create significant impacts to agricultural resources for the following reasons: 1) the property is not being used for agricultural purposes; 2) the land underlying the site is not classified as prime agricultural soil; 3) the site has been disturbed by urban activities; and 4) the site is surrounded by urban uses and roadways. Conclusion: No Impact 3. AIR QUALITY. Would the project: a) Violate any air quality standard or contribute X substantially to an existing or projected air quality 4,5 violation? b) Conflict with or obstruct implementation of the X applicable air quality plan? 4,5 c► Expose sensitive receptors to substantial pollutant X concentrations? d) Create objectionable odors affecting a substantial number of people? X e) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state 4,5 X ambient air quality standard (including releasing emissions which exceed qualitative thresholds for ozon( precursors)? Short-term Air Quality Impacts During project construction, there will be increased levels of fugitive dust associated with construction an grading activities, including construction emissions associated with heavy-duty construction equipment. Th APCD has established thresholds of significance for construction emissions impacts of projects. The thresholds are 185 pounds per day of reactive organic gases (ROG) and oxides of nitrogen (NOx), and 2.5 tons per quarter of fine particulate matter (PM10). According to the Urban Emissions Model (Urbemis7G), the project would not exceed the APCD thresholds for ROG and NOx, but would exceed the standards fo PM10 (fugitive dust) emissions during construction. Compliance with the APCD's required PM10 mitigation measures and the City's dust management practices (Municipal Code Section 15.04.040-Section 3307.2- Dust Control) will mitigate these short-term impacts. City Code requires that all graded surfaces be wetted, protected or contained in such manner as to prevent dust or spill upon any adjoining property or street. Th APCD measures are included as Attachment 4. No further mitigation is necessary. Long-Term Air Quality Impacts San Luis Obispo County is a non-attainment area for the State ozone and PM10 (fine particulate matter 1 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. Th 1995 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the 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 ar 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 CITY OF SAN LUIS OBISPO B INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 4�1-� All IAVMMLN I 1 0 Issues and Supporting Infoi. -cion Sources Sources ntialty Uss Than Less Than No significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated The APCD recommends that site development include mitigation measures to encourage transportation alternatives to the single occupant vehicle and make the project attractive to bicyclists and pedestrians. The APCD has established thresholds of significance for operational emissions impacts of projects. Thos thresholds are 10 pounds a day (lbs/day) of reactive organic gases (ROG), oxides of nitrogen (NOx), sulfur dioxide (S02) or fine particulate matter, and 50 lbs/day of Carbon Monoxide. Projects that emit less than 10 lbs/day are considered to have insignificant impacts. Any project which has the potential to generate 1 lbs/day or more of these pollutants has the potential to cause significant air quality impacts. Project generating more than 25 Ib/day are considered significant and require an environmental impact report. The APCD has determined that the unmitigated project has the potential to exceed the District's upper Tier I significance threshold for the ozone precursor pollutant nitrogen oxides (NOx). According to the District, the project's long-term air quality impacts can be mitigated to less than significant levels by incorporating the following measures: Mitigation Measure(s): Future development shall include the following operational mitigation measures: • A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. • Provide on-site bicycle parking • Include designated car-pool parking spaces at a rate of 1:25 • Provide shower and locker facilities to encourage employees to bike and/or walk to work. • Implement a rideshare program • Provide incentives to employees to carpool/vanpool or take public transportation • Shade tree planting along the southern exposures of buildings to reduce summer cooling needs • Use double-paned windows • Use sodium parking lot and street lights • Use energy efficient interior lighting f Conclusion: Less Than Significant with Mitigation Incorporated 4. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or indirectly or through habitat modifications, on any species identified as a candidate, sensitive, or special 3 X status 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 or other sensitive natural community identified 3 in local or regional plans, policies, or regulations, or by X the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy X or ordinance (e.g. Heritage Trees)? d) Interfere substantially with the movement of any native CITY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 I/-�y ATTACHMW 1 5 Issues and Supporting Infon..dtion Sources Sources ostially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated resident or migratory fish or wildlife species or with 3 X established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? e) Conflict with the provisions of an adopted habitat Conservation Plan, Natural Community Conservation X Plan, or other approved local, regional, or state habitat conservation plan? f) Have a substantial adverse effect on Federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to, marshes, 7 X 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. The project site is located in a highly disturbed area that does not contain substantial fish or wildlife resources or their habitat. On June 10, 1999, a wetland reconnaissance was conducted on the property to identify any jurisdictional wetlands or other water resources. According to the site investigation, the only feature on the property that could potentially have wetland characteristics is the man-made ditch that carries onsite drainage. The wetlands delineation concludes that the ditch does not exhibit the necessary characteristics (i.e., hydric soils and hydrophytic vegetation) to be classified as a jurisdictional wetland. Conclusion: Less Than Significant 5. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance 8,9 X of a historic resource? (See CEOA Guidelines 15064.5) 10 b) Cause a substantial adverse change in the significance 8,9 of an archeological resource? (See CEQA Guidelines 10 X 15064.5) c) Directly or indirectly destroy a unique paleontological 10 X resource or site or unique geologic feature? d) Disturb any human remains, including those interred 10 X outside of formal cemeteries? Historical Resources In August of 1999, Cannon Associates prepared a historical evaluation of the property. According to the historical records, the property was originally part of a farm with dairy operation built in the 1920s. A search of records at the County Museum and testimony from the current and former owners yielded no persons or significant events associated with the site. The historical evaluation concludes that no families o persons of either regional or local significance were discovered, and that the old farm complex is not considered either unique or conveying a sense of historic character worthy of preservation. Therefore, no further review is necessary. Archeological Resources In September 1999, Thor Conway of Heritage Discoveries, Inc., conducted an archeological survey of the site. The Conway study showed very low archeological potential due to previous development of over half of the property and the lack of special landscape features or resources attractive to prehistoric settlement. The study also notes that there has been extensive past grading and changes in land from development of `� CITY OF SAN LUIS OBISPO 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ATTACHMENT 1 s Issues and Supporting Infor,—,dtion Sources Sources mially Less Than Less Than No Significant Significant Significant Impact Impact with Impact ER 148-00 Mitigation Incorporated the airport, agricultural use and local roads. The study produced negative results for heritage resources, and recommends that no additional archeological studies be required. While the historical evaluation and archeological survey did not discover historic resources, there is still a possibility that artifacts could be unearthed during the extensive grading and trenching necessary with this large project. The following mitigation measures will assure that impacts to cultural resources are less than significant. Mitigation Measures If excavations encounter significant paleontological resources, archaeological resources or cultural materials then construction activities, which may affect them, shall cease until the extent of the resource is determined and the Community Development Director approves appropriate protective measures. The Community Development Director shall be notified of the extent and location of discovered materials so that a qualified archaeologist may record them. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and constructio plans for the project. Conclusion: Less than Significant with Mitigation Incorporated 6. ENERGY AND MINERAL RESOURCES. Would the project: a) Conflict with adopted energy conservation plans? 11 X b) Use non-renewable resources in a wasteful and 11 X inefficient manner? c) Result in the loss of availability of a known mineral 11 resource that would be of value to the region and the X residents of the State? The Energy Element states that, "New development will be encouraged to minimize the use of conventional energy for space heating and cooling, water heating, and illumination by means of proper design and orientation, including the provision and protection of solar exposure." The City implements energy conservation goals through enforcement of the California Energy Code, which establishes energy conservation standards for residential and nonresidential construction. Buildings proposed, as part of this project must meet those standards. The City also implements energy conservation goals through architectural review. Project designers are asked to show how a project makes maximum use of passive means of reducing conventional energy demand, as opposed to designing a particular image and relying on mechanical systems to maintain comfort. The following mitigation is recommended to avoid using non-renewable resources in an inefficient manner. Mitigation Measure: Future site development 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. Conclusion: Less than Signification with Mitigation Incorporated CITY OF SAN LUIS OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 Z/-9& ATTACHMENT 5 Issues and Supporting Infoi.__.tion Sources sources ntially Less Than Less Than No Significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated 7. GEOLOGY AND SOILS Would the project: a) Expose people or structures to potential substantial 12 adverse effects, including risk of loss, injury or death 13 X involving: I. Rupture of a known earthquake fault, as delineated 12 in the most recent Alquist-Priolo Earthquake Fault 13 Zoning Map issued by the State Geologist for the X area, or based on other substantial evidence of a known fault? ll. Strong seismic ground shaking? X III. Seismic related ground-failure, including X liquefaction? IV. Landslides or mudflows? X 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, 12 and potentially result in on or off site landslides, lateral 13 spreading, subsidance, liquefaction, or collapse? d) Be located on expansive soil, as defined in Table 18-1-E of the Uniform Building Code (1994), creating 2 X substantial risks to life or property? Seismic Hazards In San Luis Obispo County, the special Studies Zone includes the San Andreas and the Los Osos faults. The edge of this study area extends to the westerly city limits line, near Los Osos Valley Road. According to a recently conducted geology study (source 16), the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about a one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fault are considered "active". Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast, and the San Simeon-Hosgri fault zone, located approximately 12 miles to the west. There are no known faults on the 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. 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 Concepcion Clay (120) with 2 to 9 percent slopes. The soil type has slow to medium permeability and surface runoff with a slight to moderate hazard of water erosion. It also has high shrink-swell potential. The Soil Survey states that this type of soil is suitable for development, but there are moderate constraints that require special design considerations for footings, foundations and roads. The following mitigation measure is recommended to insure that there are no short or long-term problems due to the soil underlying the site. Mitigation Measure: A detailed soils engineering report shall be submitted as part of any grading and building permit application. i011 CITY of SAN Luis Oatspo 10 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 I/-i)i _ ATTACHMENT 1 5 Issues and Supporting Infon..-Jon Sources Sources itially Less Than Less Than No Significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated 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. Conclusion: Less than Significant with Mitigation Incorporated 8. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment though the routine use, transport or 14 X disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and 14 X accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste X within one-quarter mile of an existing or proposed school? d) Expose people or structures to existing sources of hazardous emissions or hazardous or acutely hazardous 14 X materials, substances, or waste? e) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, it X would create a significant hazard to the public or the environment? f) For a project located within an airport land use plan, or within two miles of a public airport, would the project 14 X result in a safety hazard for the people residing or working in the project area? g) Impair implementation of, or physically interfere with, the adopted emergency response plan or emergency X evacuation plan? h) Expose people or structures to a significant risk of lose, injury, or death, involving wildland fires, including X where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? Annexing the property will not create significant hazards. Construction and operation of the offices would not create significant hazards. Construction of the proposed convenience market with gas pumps and car wash could create a significant hazard to the public or the environment though the routine use and transport of hazardous materials (gasoline) as well as the placement of underground storage tanks. During transportation and filling, spills and accidents leak oil into the environment. Vaporization and underground tank leakage add even more chemicals to the neighborhood environment. Problems with gasoline additives contaminating groundwater supplies are now making headlines in California. The gasoline additive Methyl Tertiary-Butyl Ether (MTBE) has contaminated thousands of drinking water supplies around the country. It is released into the environment via a leaking storage tank and spills, including small gas spills that routinely occur when filling up a car at the service station. MTBE is difficult to clean up and easily reaches and contaminates groundwater because it is water-soluble and degrades very slowly. It spreads quickly and persists indefinitely in groundwater. Plumes of MTBE releases into CITY OF SAN LUIS Oeispo f f INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000/ JeL7 /v 00 ATTACHMENT 1 5 Issues and Supporting Infoi.._ation Sources Sources :ntially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated groundwater have already been shown to persist for decades. The main concern associated with the use of MTBE is the potential to contaminate existing and future water supplies. The Environmental Protection Agency's (EPA) Office of Underground Storage Tanks (OUST) has developed guidelines for safe handling of fuel by underground storage tank owners, patrons at filling stations, homeowners and other fuel users. The EPA's federal underground storage tank (UST) regulations have contributed greatly to reducing soil and groundwater contamination (by MTBE and other fuel components) from LISTS. However, not all UST systems are regulated and not all components of regulated UST systems are regulated. Even with the most ideal regulations, there will continue to be equipment failures and installation mistakes which result in releases of fuel into the environment. In response to this concern, Governor Gray Davis signed an executive order to removed MTBE from gasoline at the earliest possible date, but not later than December 31, 2002. The service station must comply with both federal and state regulations on transportation of fuel, handling of gasoline, underground storage tank installation and maintenance. The gas dispensing facility must be reviewed and approved by the County of San Luis Obispo Air Pollution Control District prior to issuance of permits. Because the service station requires special industrial waste/wastewater pretreatment considerations, the project must be coordinated with the City's Industrial Waste Coordinator. Compliance with federal, state and local regulations will mitigate hazard impacts to a less than significant level. Conclusion: Less than Significant with Mitigation Incorporated (Compliance with all applicable regulations). 9. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge 15 X requirements? 16 b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. The X 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 capacity of existing or planned storm-water drainage systems or provide substantial additional X sources of polluted runoff. d) Substantially alter the existing drainage pattern of the site or area in a manner, which would result in X substantial erosion or siltation onsite or offsite? e) Substantially alter the existing drainage pattern of the site or area in a manner, which would result in 16 X substantial flooding onsite or offsite? f) Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood 15 X Insurance Rate Map or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures, 15 X which would impede or redirect flood flows? h) Otherwise substantially degrade water quality? X The project site is located within the lower portion of the East branch of the San Luis Creek watershed. The most significant watercourses serving the area are the East branch of San Luis Creek, Acacia Creek and an CITY OF SAN LUIS OBISPO 12 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 /-/-YY - ATTACHMENT 1 5 Issues and Supporting Infok. _ .cion Sources sources atially Less Than Less Than No significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated unnamed watercourse on the west side of Tank Farm Road. The East Branch drains 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 that do not have the capacity to handle drainage from the upstream properties as well as existing and proposed development for the area. Drainage The project site drains in a southwest direction to an open ditch and into a 30-inch storm drain that runs underneath the adjoining property (Creekside) and into a natural channel that flows into the East Branch Tributary, which joins San Luis Obispo Creek (at U.S. 101/South Higuera) and enters the Pacific Ocean at Avila Beach. Since the existing drainage channels do not have the capacity and 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. The project will increase the amount of impervious surfaces (buildings and paving) on the property, which could affect absorption rates and drainage patterns in the area. With construction of the project, approximately 80% of the site would be developed with buildings and paving. This large amount of impervious surfaces would increase the rate of water runoff and could potentially cause problems with erosion, sedimentation, flooding or water pollution, without proper mitigation.To reduce potential drainage and flooding impacts, the project includes onsite detention. Preliminary grading plans show a small shallow basin at the center of the site. Runoff would also be detained in the parking lot at the southerly corner of the site. According to the City's Public Works Department and the Building Division, potential drainage impacts can be mitigated to a level of significant through compliance with City drainage standards and conformance with the criteria established in the County's Drainage study for the Airport Area. The County study examined existing drainage and flooding situation and established standards for future construction within the Airport Area Specific Plan area. A detailed hydrological study will be required prior to issuance of a building and grading permit to ensure that the basin is designed to City Standards.. The proposed office park development would detain most of the runoff in the parking lot and convey it a surface flows (over the parking lot) into concrete storm drains that run directly into an open channel. While the proposed preliminary grading plan appears to meet minimum City standards, it provides very limited opportunities for percolation and filtering into the ground. The City's General Plan encourages the use o porous paving and ample landscaped areas to facilitate rainwater percolation, reduce surface runoff and Bic in groundwater recharge (Land Use Element policy 6.4.7). The pending Airport Area Specific Plan encourages the use of pervious surfaces that reduce heat buildup and storm water runoff for parking areas The following mitigation measures are recommended to further reduce potential water impacts. Mitigation Measure Final project design shall comply with the parking and driveway standards for landscaping and use porous paving for any patio aad-walkway-areas. Final project design shall include a shallow open basin (with landscaping) at the southerly corner of the site to increase on-site percolation and filtration into the ground. Flooding According to the City's Informational Atlas, the project will not expose people or property to flooding. The site is located in Flood Zone "A" on the Flood Insurance Rate Map (FIRM) issued by the Federal Emergency Management Agency. Finished floor elevations must be raised or flood-proofed to one foot above the 100- year storm elevation. The FIRM map does not indicate the 100-year flood elevation for this property, and a hydrology study prepared by a qualified professional will be required to determine the 100-year storm CITY OF SAN Luis OBISPO 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 y Ityb ATTACHMENT 1 S Issues and Supporting Infot...ation Sources Sources mially Less Than Less Than No Siinificant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated elevations for this site prior to the construction permit issuance. All facilities and utilities uses on this site must be protected from inundation from floodwater. Compliance with the City's Flood Prevention and Grading Regulations will assure that potential flooding impacts are less than significant. Mitigation Measures Prior to issuance of any building and grading permits, the developer shall submit a detailed hydrological stud to verify that the basin is designed to City Standards and complies with City Flood Prevention and Gradin Regulations. Waste Discharge If not property mitigated, the project could potentially degrade water quality during construction and th long-term operation of the convenience market with gas station and car wash. The Environmental Protection Agency (EPA) requires storm water permits for all storm water discharges associated with construction activity (i.e. clearing, grading and excavation) on five or more acres. To comply with this EP requirement, the landowner/applicant must obtain a permit from the California Regional Water O.ualit Control Board. The asphalt parking lot, convenience market/gas station and car wash could releas contaminants into the storm drains and waterways, if not properly mitigated (see also Hazards section). Th following measure will mitigate this impact to less than significant levels. Mitigation Measure Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as means of filtering toxic substances from run off before it enters the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. Conclusion: Less than Significant with Mitigation Incorporated 10. LAND USE AND PLANNING - Would the project: a) Conflict with applicable land use plan, policy, o regulation of an agency with jurisdiction over the 18 project adopted for the purpose of avoiding o X mitigating an environmental effect? b) Physically divide an established community? X c) Conflict with any applicable habitat conservation plar 3, X or natural community conservation plans? CITY OF SAN LUIS OBIspo 14 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 y-poi nl �/1Vf11Y1G71 j J Issues and Supporting Infos _,cion Sources Sources ntially Less Than Less Than No bIgnificant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated General Plan Consistencv Both the City and County General Plans identify this site as ultimately being annexed into the City of San Luis Obispo. City policy 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 Pian Land Use Element designates the site as "Services and Manufacturing". The Land Use Element encourages a wide range of uses, including light manufacturing, research and development, an laboratories within areas designated as "Services and Manufacturing." Land Use Element policy 3.5.2E 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 thatannexation of the Airport Area, whether it occurs as one action or several actions, 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. Prior to annexation, open space fees will be assessed for any developable portion of the property. It has been determined that 6.5 acres are developable.. Land Use Element Policy 7.8 states that the City will prepare a specific plan for land uses, habitat protection, circulation, utilities, and drainage within the Airport Area. 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 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 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. Connection to city water and any future site development under the jurisdiction of the City will be subject to the City's water allocation regulations. See water supply discussion under Utilities below. A0 CITY OF SAN LUIS Osispo is INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 Ll HOZ, ni .nv 1rrlGrl j J Issues and Supporting Infor ...cion Sources Sources ntially Less Than Less Than No Significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated Conclusion: Less than significant. 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: No Impact. Consistency with general plan polices and zoning regulations is achieved by pre- zoning the 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. The Airport Land Use Commission (ALUC) approved the proposed annexation with recommended conditions for future site development. To ensure conformance, any future development of the project site shall be subject to the following conditions of approval as recommended by 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 (i.e. churches may not be allowed). • All exterior lighting shall be shielded down-lights that do not shine skyward Conclusion: Less Than Significant with Mitigation Incorporated 11. NOISE. Would the project result in: a) Exposure of people to or generation of "unacceptable" noise levels as defined by the San Luis Obispo General 18 Plan Noise Element, or general noise levels in excess of X standards established in the Noise Ordinance? b) A substantial temporary, periodic, or permanent increase in ambient noise levels in the project vicinity X above levels existing without the project? c) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? X d) For a project located within an airport land use plan, or within two miles of a public airport or public use 18 airport, would the project expose people residing or X working in the project area to excessive noise levels? CITY OF SAN Luis OBISPO is INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 y_/D,17 _ ATTACHMENT 1 5 Issues and Supporting Infon.. cion Sources Sources aially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated Annexation of the property will not generate noise. Developing the site with an office park and convenience market/gas station with car wash could create stationary noise impacts and expose people to noise from vehicular traffic and aircraft. The dominant source of environmental noise is vehicular traffic on Tank Farm Road and Broad Street. Noise from aircraft is also experienced at the site and surrounding area. Stationary Noise The City Noise Ordinance establishes a maximum exterior noise level of 55 dBA (day) and 50 dEA (night); and an interior noise level of 45 dBA (day) and 40 dBA (night) for residential uses. A use is violation of the Noise Ordinance when these levels are exceeded more than 30 minutes in any hour. The City Police respond.to violations. Observation and enforcement of the Noise Ordinance will assure that the motel use complies will not generate any significant noise impacts. The proposed offices will not have a demonstrable significant negative impact on ambient noise conditions. The proposed convenience market with car wash could potentially create noise impacts to the proposed offices (on-site), the existing offices in the immediate area, and the existing residential uses east of Tank Farm Road. Based on a sampling of noise studies done on similar car wash operations, it was determined that the dominant sounds from the car wash would be the blower dryer. Sound is highest directly in front of the entrance and exit. Typical noise levels are approximately 80 dBA at 10 feet (from the car wash entrance) and 66 dBA at 80 feet. The closest office would be approximately 90 feet from the car wash, the amphitheater would be approximately 100 feet from the car wash, and the existing residential uses over 200 feet from the car wash. Based on this information, potential car wash noise can be reduced to less than significant levels with proper mitigation. The following measures are recommended to insure that the car wash complies wit City noise standards. Mitigation Measure: The car wash shall be designed with proper noise attenuation measures to assure compliance with City noise standards for exterior and interior noise. A site-specific noise analysis shall be conducted to verify compliance with City standards. Traffic Noise According to the Noise Contour Map in the Noise Element, the project site may be impacted by noise from automobiles on Broad Street (S.R. 227) and Tank Farm Road. The Noise Element establishes a maximum noise exposure, due to transportation noise sources, of 60 dB Ldn (Day/night average sound level) for outdoor activity areas and 45 dB Ldn for indoor spaces. The Noise Element indicates that at General Plan build-out the site will be conditionally acceptable for office use considering outdoor traffic noise exposure. The proposed plaza will be largely shielded from traffic noise by buildings. For most office-type uses, indoor noise exposure can be reduced to acceptable levels through normal building-design and construction methods, though some uses such as broadcast studios may need special noise mitigation. Aircraft Noise The Noise Contour Map in the.City's Circulation Element shows that the site is located outside of the Airport's 60 CNEL noise contour. However, given the site's proximity to the airport, any development of the site (within the County or City) will require construction techniques that will reduce interior noise levels to a maximum 45 dB. Complying noise levels for interior spaces can be achieved through standard building techniques, and central air conditioning, if needed. Any outdoor spaces created should be designed to consider noise impacts. The following measures are recommended to mitigation airport noise to a level of CITY OF SAN LUIS IOBISPO 17 INITIAL STUDY ENVIRONMENTAL CHEcKusT 2000 y ioX ATTACHMENT 1 5 Issues and Supporting Infor.. tion Sources Sources it ally Less Than Less Than No Significant Significant Significant Impact Impact with Impact ER 148-00 Mitigation Incorporated insignificance: Mitigation Measures 1. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 2. A noise study shall be prepared to verify compliance with City noise standards and if additional measure are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. Conclusion: Less Than Significant with Mitigation Incorporated 12. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in an area, eithe directly (for example by proposing new homes of X businesses) or indirectly (for example, througf extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing o people necessitating the construction of replacemen X 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 percen per year. Given the anticipated size of the buildings and their projected uses, the project is not expected t create a significant demand for new housing. Therefore, the project would not induce substantial growt into the area or cause local or regional growth projections to be exceeded. Conclusion: Not significant. 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision, or need, of new or physically altered government facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Roads and other transportation infrastructure? X f) Other public facilities? X Fire Protection Presently located in the unincorporated area of San Luis Obispo County, fire protection and emergency services are provided by the California Department of Forestry (CDF)/San Luis Obispo (SLO) County Fire Department (CDF/SLO). If the property were annexed, the City would be responsible for fire protection to the site. The City Fire Department feels that adequate fire protection can be provided to the site with the installation of access, fire flow and fire hydrants. Compliance with the San Luis Obispo Department Development Guidelines and state requirements will assure that the project is served with adequate fire protection. 8 CITY OF SAN LUIS OBtSPo INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ATTACHMEW 1 s Issues and Supporting Infon._tion Sources Sources itially Less Than Less Than No Significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated Police Protection The County Sheriff and the California Highway Patrol (CHP) provide police services to the site and surrounding airport area. If the property is annexed, the City Police Department will be responsible for safety. The County Sheriff and CHP will remain responsible for those areas not within the City Limits. In addition, the City has a mutual agreement with the County sheriff to provide police protection to the airport area. Conclusion: Less than significant. 14. RECREATION. Would the project: a) Increase the use of existing neighborhood or regional parks or other recreational facilities such that X substantial physical deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities, which might have X an adverse physical effect on the environment? No significant impacts to Parks and Recreation are expected to occur because the project does noinvolve construction of housing. 15. TRANSPORTATION/TRAFFIC. Would the project: a) Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the 19 X street system? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion 19 X management agency for designated roads and highways? c) Substantially increase hazards due to design features (e.g. sharp curves or dangerous intersections) or X 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 20, X transportation (e.g. bus turnouts, bicycle racks)? 21 g) Conflict with the with San Luis Obispo County Airport Land Use Plan resulting in substantial safety risks from X hazards, noise, or a change in air traffic patterns? Traffic and Circulation Access to the site is provided from Broad Street (S.R. 227) and Tank Farm Road. Broad Street (State Route 227) is a regional roadway that runs in a north-south alignment between the cities of San Luis Obispo and Arroyo Grande. Within the project area, Broad Street varies from a fully improved four to five land section north of Tank Farm Road to a two-lane arterial south ofAernifista Plan Fiero Lane. Tank Farm is striped for two lanes west of Broad Street and four travel lanes (with a two-way left turn median) east of Broad Street. With input from the City and County of San Luis Obispo, it was judged appropriate to utilize LOS D for all roadway segments approaching the Tank Farm Road/Broad Street intersection, and LOS C for the segment CITY OF SAN Luis OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 y-/a 4 ATTACHMENT 1 5 Issues and Supporting Infor....,tion Sources Sources ntially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated on Broad Street north of Aerovista Place. Two roadway segments were found to operate at unacceptable levels. Broad Street, north of Aerovista Place at LOS D during the AM peak hour and LOS F during the PM peak hour. The Tank Farm Road segment west of Broad Street operates at LOS E during the PM peak hour. The Tank Farm Road/Broad Street intersection is presently operating at an acceptable level of service (LOS D) during both AM and PM peak hours. In September 2000, Higgins Associates conducted a traffic impact study of the project. According to the traffic study, the project will generate approximately 2,825 average daily trips (ADT), 268 am peak hour trips and 292 pm peak hour trips. The study concludes that potential traffic impacts can be mitigated to less than significant levels (Los D or better) with the following mitigation measures: • The Tank Farm Road-East Driveway should be limited to right-turn in and right-turn out only. • The Broad Street-North Driveway should allow for all turning movements, except left-turns out of the driveway. • The Tank Farm-West Driveway and Broad Street-South Driveway should provide access for all turning movements into and out of the project site. • Separate left-turn and right-turn lanes should be provided at the Tank Farm Road-West Driveway and at the Broad Street-South Driveway. • Construct a left-turn pocket and the appropriate median transition, with a 50-foot storage length, for the westbound left-turn into the Tank Farm Road-West Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-turn median and through-land westbound. • Provide a separate right-turn lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. • Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227) to provide two through-lanes southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-turning vehicles as a first phase before widening improvements to SR 227 in the long-term. • Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street (SR 227). • Cumulative traffic mitigation will be provided through payment of traffic impact fees. • Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. The Public Works Department analyzed the traffic impact study prepared by Higgins and Associates. In general, Public Works staff believes that the above-stated traffic and transportation improvements are acceptable for on-site circulation and Broad Street. While the recommended measures will reduce impacts on Tank Farm Road, the Public Works Department does not believe the traffic study sufficiently describes the travel lane needs for Tank Farm Road. Using the intersection simulation models employed by the Public Works staff and the traffic volumes used by Higgins and Associates, it was determined that future traffic volumes will warrant an additional eastbound through lane on Tank Farm Road. The following measure is recommended to mitigate traffic impacts to less than significant levels. • The eastiem FAASt PFGjert dFiV8way 9R Tank FaF-m Read shall be Ielerated to a miRim—im of I C-10 FR 40 • The applicant shall prepare and submit a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage in their _la[ai CITY OF SAN Luis OBIspo 20 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 Z/-/1)/7 ATTACHMENT Issues and Supporting Information Sources Sources itially Lcss Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Impact Mitigation Incorporated ultimate location, consistent with the ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-turn lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. Parking/Circulation Office Parking Project plans show 379 spaces for the offices at a rate of one.space for every 263 square feet of tenant space; City Codes generally requires one space for every 300 square feet of office space (100,994/300=337 spaces). . The draft Airport Area Specific Plan is recommending a maximum parking rate of one space per 250 square of floor area in the Business Park District. Under this standard, theoffice park would be allowed a maximum of 403 parking spaces 1100,994/250 = 403 spaces). Because the parking is close to the anticipated BPcone parking requirement, parking impacts are considered to be less than significant. The prejeet office park is required to provide motorcycle parking at a rate of one space for every 20 car spaces and bicycle parking at a rate of one space for every 15 car spaces. If the project were developed with 379 car spaces, 76 motorcycle spaces and 57 bicycles spaces would be required. If the project were developed with 337 car spaces, 67 motorcycle spaces and 51 bicycle spaces would be required. The project data information notes that 70 bicycle spaces are provided, but does not show any motorcycle spaces. Compliance with the City's parking space regulations will assure that no significant parking impacts result from construction of the office park. Convenience Market Parking City Code requires 16 spaces for the convenience market/service station; project plans show 14 spaces. The convenience market requires one motorcycle space and one bicycle space; preliminary plans do not shown any motorcycle or bicycle parking. While the preliminary plans do not comply with this parking requirement, the final project design can be modified to provide the required parking. Compliance with the City's parking space regulations will assure that no significant parking impacts result from construction of the convenience market. Cumulative Parking Under current parking standards, the overall development (offices and convenience market) has a combined parking requirement of 353 car spaces, 68 motorcycle spaces and 52 bicycle spaces. If the site is developed in accordance with the future BP zone standards, the overall development would be allowed a maximum parking requirement of 419 parking spaces and be required to provide 81 motorcycle spaces and 60 bicycle spaces . Project plans show a total of 393 parking spaces, no motorcycle spaces and 70 bicycle spaces. Compliance with the City's parking regulations will assure that no significant parking impacts result from implementation of the project. While, the project appears to comply with the car parking standards, the City encourages shared and mixed use parking to consolidate and minimize area devoted exclusively to parking and drives (Zoning Regulations-Section 17.16.060). The following measures are is recommended to mitigate parking impacts. Mitigation Measures: I®an! CITY OF SAN LUIS OBISPO 21 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 . - Hi iAGIrIMEDIT Y 5 Issues and Supporting Inforn..,cion Sources Sources ..tially Less Than Less Than No Significant Significant Significant Impact ER 148-00 Impact with Mitigation Impact igation Incorporated • Final design shall include walkways connecting on-site buildings and adjoining properties to encourage pedestrian circulation. 16. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X b) Require or result in the construction or expansion of new water treatment, wasterwater treatment, or storm X drainage facilities, the construction of which could cause significant environmental effects? C) Have sufficient water supplies available to serve the 22 project from existing entitlements and resources, or are X new and expanded water resources needed? d) Result in a determination by the wastewater treatment provider which serves or may serve the project that it X has adequate capacity to serve the project's projected demand and addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted 23 capacity to accommodate the project's solid waste X disposal needs? f) Comply with federal, state, and local statutes and 23 X regulations related to solid waste? Water Supply The Utilities Department has reviewed this annexation application and determined that it is consistent with the Water Management Element and that there is sufficient water available to serve site development. The City of San Luis Obispo obtains its water from a combination of surface and groundwater sources. Adopted safe annual yield from these sources 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 64.2 284 acre-feet per year, which is available to serve new development. Half this amount 421 142 acre-feet) is available for development in annexation areas. According to the City's Water Use Factors (dated February 2000), an office use has a water use factor of 0.066 acre-feet per year (AFY) per 1000 square feet of floor area (70% indoor use and 30% outdoor use), a service station with mini-mart has a water demand of 0.77 acre feet per year and a mechanical carwash (with recovery) has a water demand of 10 acre feet per year. Based on these factors, the office park would CITY OF SAN Luis OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ATTACHMENT 1 5 Issues and Supporting Inform_.,'n Sources Sources I Pi Illy Less Than Less Than No Significant Significant Significant Impact Impact with Impact ER 148-00 Mitigation Incorporated have a water demand of 6.7 AFY and the service station with mini-mart and carwash would have a water demand of 10.77 AFY. The overall project would have a water demand ofapproximately 17.47 AFY. 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. Compliance with Water Allocation regulations will ensure water supply availability. CONCLUSION: Less than significant with compliance of City Water Allocation Regulations. Water and Wastewater 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. City water and sewer services will serve the property proposed for annexation. CONCLUSION: Less than significant. Water Treatment & Distribution Facilities According to the Utilities Department, a major water main is master-planned for Tank Farm Road, and the applicant is responsible for the portion of this waterline along the property's frontage. Water and wastewater facilities currently exist in Broad Street along this frontage. The lift station at the corner of the property is at or near capacity. The City plans to replace this lift station with a larger regional lift station further down Tank Farm Road. The developer will be required to pay a "fair share" contribution towards these improvements. The existing wells may be used for landscape irrigation, in order to reduce the required water allocation. Typically, well water is not allowed to cross property lines. With an approved agreement in place, the wells may be allowed to irrigate across property lines in the PD. Appropriate backflow prevention will be necessary on any connection to the City water system if the property includes an active well. CONCLUSION: Less than significant. Solid Waste Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50% (from 1989 levels) by 2000. To help reduce the waste stream generated by this project, consistent with the City's Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials should be submitted with the building permit application. The project should include facilities for both interior and exterior recycling to reduce the waste stream generated by the project consistent with the Source Reduction and Recycling Element. The following mitigation measure will assure compliance with the City's Source Reduction Recycling Element. CITY OF SAN LUIS OBIsPO 23 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 L/- //D ATTACHMENT 1 5 Issues and Supporting Infot..ation Sources Sources ntially Less Than Less Than No Significant Significant Significant Impact ER 148 00 Impact with Impact Mitigation Incorporated Mitigation Measures Future site development shall include a solid waste recycling plan for recycling discarded building materials, such as concrete, sheetrock, wood, and metals, from the construction site. The Community Development Director must approve the plan by prior to building permit issuance. 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. Conclusion: Less Than Significant with Mitigation Incorporated 17. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the environment, substantially reduce the X 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 or prehistory? Without mitigation, the project would have the potential to have adverse impacts for all the issue areas checked in the table on page 3. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection X with the effects of the past projects, the effects of other current projects, and the effects of probable future projects) In this case, short-and long-term environmental goals are the same. The impacts identified in this initial study are specific to this project and would not be categorized as cumulatively significant. c) Does the project have environmental effects which will cause substantial adverse effects on human beings, X either directly or indirectly? With incorporation of mitigation measures, the project will not result in substantial adverse impacts on humans. 18. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEOA process, one c 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. Not Applicable b) Impacts adequately addressed. Identify which effects from the above checklist were within the scop of and adequately analyzed in an earlier document pursuant to applicable legal standards, and stat whether such effects were addressed by mitigation measures based on the earlier analysis. Not Applicable 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 t which they address site-specific conditions of the project. Not Applicable 11 CITY OF SAN LUIS OBISPO 24 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 I///i ATTACHMENT 1 5 19. SOURCE REFERENCES 1. City of San Luis Obispo Circulation Element, February 1997. 2. 1984 United States Department of Agriculture (U.S.D.A.) Soil Conservation Service Survey 3. City of San Luis Obispo Informational Map Atlas. 4. County of San Luis Obispo Air Pollution Control District, Letter dated May 2, 2001 5. County of San Luis Obispo Air Pollution Control District; CEQA Air Quality Handbook, August 1997. 6. California Air Resources Board; Urban Emission Model (Urbemis7G) 7. Biologist Report, Cannon Associates 8. City of San Luis Obispo Archaeological Resource Preservation Guidelines, October 1995. 9. Historical Information from Andrew Merriam, Cannon Associates, August 1999 10. Archeological Report by Thor Conway, September 1999 11. 1 City of San Luis Obispo Energy Conservation Element, April 1981. 12. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act, effective January 1, 1990. 13. City of San Luis Obispo Seismic Safety Element,July 1975. 14. United States Environmental Protection Agency-Federal Register Online. 15. Flood Insurance Rate Map (Community Panel 0603.10 0005 C) dated July 7, 1981. 16. County of San Luis Obispo, Airport Area Specific Plan Drainage Master Plan dated November 1996 17. City of San Luis Obispo Land Use Element, April 1997. 18. County of San Luis Obispo Airport Land Use Plan 19. City of San Luis Obispo Noise Element, May 1996. 20. Traffic Impact Study by Higgins and Associates, September 2000 21. City of San Luis Obispo, Bicycle Transportation Plan, October 1993 22. City of San Luis Obispo Water Allocation Regulations, June 1995 23. 1 City of SLO Source Reduction and Recycling Element, Brown, Vence&.Associates, July 1994. ATTACHED: Air Pollution Control District Standard Dust Control Measures (PM10 Mitigation) CITY OF SAN LUIS OBISPO 25 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 1,1-112, ATTACHMENT 1 5 20. MITIGATION MEASURES/MONITORING PROGRAM ER 148-00 Aesthetics Measure 1. Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. Monitoring Program The City's Architectural Review Commission will review final project design for compliance with General Plan policies on aesthetics and preservation of scenic resources. The final design must be approved by the ARC prior to issuance of any building permits and release of occupancy for the future buildings. Air Quality Measures 2. Future development shall include the following operational mitigation measures: • A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. • Provide on-site bicycle parking • Include designated car-pool parking spaces at a rate of 1:25 • Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. • Implement a rideshare program • Provide incentives to employees to carpool/vanpool or take public transportation • Shade tree planting along the southern exposures of buildings to reduce summer cooling needs • Use double-paned windows • Use sodium parking lot and street lights • Use energy efficient interior lighting 3. Monitoring Program: Community Development (Planning and Building) to review plans for compliance with City dust management practices. San Luis Obispo County Air Pollution Control District (APCD) to review and monitor project for compliance with mitigation of construction impacts. All dust nuisance complaints to be forwarded to the District for review and documentation. Cultural Resources Measures 4. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities, which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 5. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition �i CITY OF SAN Luis OBISPo 26 INmAL STUDy ENVIRONMENTAL CHECKLIST 2000 y/l3 ATTACHMENT 1 5 of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. Monitoring Program: Cultural mitigation measures shall be noted on the construction drawings and plans specifications. if cultural materials are discovered, a qualified archeologist shall be hired to monitor the site and to file a report with the Community Development Department. Energy and Mineral Resources Measures 6. Future site development 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. Monitoring Program:City staff review of architectural and building permit plans to assure incorporation of these measures into the final design. /f these features are not included or feasible in the design of new buildings, the project architect shag 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. 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. Monitoring Program:Grading and building plans will be reviewed for compliance with the soils engineering report and slope stability evaluation prior to issuance of a permit. Plans submitted for consideration by the Architectural Review Commission must clearly demonstrate how the new buildings will meet the minimum requirements of the City's Flood Damage and Prevention Regulations, and how any necessary revisions, such as a change in finish floor elevation, to the preliminary plans submitted for the rezoning and environmental review application will affect ADA requirements and building height. Hydrology and Water Quality Measures 8. Final project design shall comply with the parking and driveway standards for landscaping and use porous paving for any patio and walkway areas. 9. Final project design shall include a shallow open basin (with landscaping) at the southerly corner of the site to increase on-site percolation and filtration into the ground. 10. Prior to issuance of any building and grading permits, the developer shall submit a detailed hydrological study to verify that the basin is designed to City Standards and complies with City Flood Prevention and Grading Regulations. 11. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. Monitoring Program., The City's Architectural Review Commission (ARC) will review the final design for compliance with hydrological and water quality measures. The Community Development and Public Works Departments will review the plans in conjunction with the hydrological report through 1111111111111116111CITY OF SAN LUIS OBISPO 27 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 Loly - . ATTACHMENT 1 5 the building permit plan check process. Any gasoline-dispensing facilities (including underground storage tanks) will be review by the APCD for compliance with local, state and federal regulations. Land Use and Planning 12. 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 (i.e. churches may not be allowed). • All exterior lighting shall be shielded down-lights that do not shine skyward Monitoring Program:Community Development staff will review the final design and building plans to assure compliance with land use and planning measures. Approval of the requested annexation and PD pre-zoning will insure consistency with the City General Plan and accommodate the future business park land use and zoning designations planned for this property. The County of San Luis Obispo will take final action on any avigation easement. Proposed land uses will be reviewed for compliance with the PD permit and the Airport Land Use Plan (land use matrix). Noise 13. The car wash shall be designed with proper noise attenuation measures to assure compliance with City noise standards for exterior and interior noise. A site-specific noise analysis shall be conducted to verify compliance with City standards. 14. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 15. A noise study shall be prepared to verify compliance with City noise standards and if additional measures are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. Monitoring Program: Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff. Transportation and Circulation 16. Final project design shall include the following traffic and circulation improvements: • Limit the Tank Farm-East Driveway (closest to the intersection) to right-turn in and right- turn out only. • Allow for all turning movements, except left-turns out of the driveway, into the Broad Street-North Driveway. • Provide access for all turning movements at the Tank Farm-West Driveway and Broad Street-South Driveway. • Provide separate left-turn and right-turn lanes at the Tank Farm Road-West Driveway and at the Broad Street-South Driveway. • Construct a left-turn pocket and the appropriate median transition, with a 50-foot storage length, for the westbound left-turn into the Tank Farm Road-West `fie! CITY OF SAN LUIS OBISPO 28 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 ATTACHMENT 1 5 Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-turn median and through-land westbound. • Provide a separate right-turn lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. This would include provision for the existing bike lane along the site frontage. • Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227) to accommodate two through-lanes southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-turning vehicles as a first phase before widening improvements to SR 227 in the long-term. • Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street (SR 227). • Payment of traffic impact fees for mitigation of cumulative traffic impacts. • Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. 18. Rreet 19. The applicant shall prepare and submit a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage in their ultimate location, consistent with the ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-turn lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. 20. On-site parking shall be limited to volumes at or below the City's requirements to insure that the development does not become over-parked and to encourage alternative modes of transportation. 21. Final design shall include walkways connecting on-site buildings and adjoining properties to encourage pedestrian circulation. Monitoring Program. Compliance with these measures shall be monitored through the review of detailed plans submitted for architectural review, subdivision and building permits. Site access and street improvements on SR227 (Broad Street) will be reviewed and approved by the California Department of Transportation, with City input. The City Public Works Department will review and approve all street improvements on Tank Farm Road. Utilities and Service Systems 22. Future site development shall include a solid waste recycling plan for recycling discarded building materials, such as concrete, sheetrock, wood, and metals, from the construction site. The Community Development Director must approve the plan by prior to building permit issuance. 23. 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 CITY OF SAN Luis OBISPO 29 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 All//6 - ATTACHMENT 1 5 those efforts shall be submitted to the Community Development Department prior to City Council review of the annexation request. Monitoring Program: The Community Development, Public Works and Utilities Departments will review the detailed plans submitted for architectural review and building permits. JShoals/ER/ER148-00(Cannon) CITY OF SAN LUIS OBISPO 30 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2000 Z//17 ATTACHMENT 1 5 6.4 PM]0MgigddonMeasures The following mitigation measures are required for all projects which exceed the mitigation thresholds identified above. Proper implementation of these measures shall be assumed to achieve a 50% reduction in fugitive dust emissions. The use of soil binders on completed cut-and-fill areas has the potential to reduce fugitive dust emissions by 80%: a. Reduce the amount of the disturbed area where possible. b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (nonpotable)water should be used whenever possible. c. All dirt stock-pile areas should be sprayed daily as needed. d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities. e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established. f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD. g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads_ should be laid as soon as possible after grading unless seeding or soil binders are used. h. Vehicle speed for all constriction vehicles shall not exceed 15 mph on any unpaved surface at the construction site. L All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114. This measure has the potential to reduce PM10 emissions by 7- 14%. j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site. This measure has the potential to reduce PM10 emissions by 40 - 70%. k. sweep streets at the end of each day-if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. This measure has the potential to reduce PM10 emissions by 25 - 601/6. All PM10 mitigation measures required should be shown on grading and building plans. In addition, the contractor or builder should designate a person or persons to monitor the dust control program and to order increased watering,as necessary, to prevent transport of dust offsite. Their duties shall include holidays and weekend periods when work may not be in progress. The name and telephone number of such persons shall be provided to the APCD prior to land use clearance for map recordation and land use clearance for finish grading of the structure. L �r 1 _ ATTACHMENT i 5 Applicant Acceptance of Mitigation Measures Project: 148-00 4041 Broad Street This agreement is entered into by and between the City of San Luis Obispo and Michael F. Cannon on the 1w k'('.:,�� day of <Tu i-u- , 2001. The following measures are included in the project to mitigate potential adverse environmental impacts. Please sign the original and return it to the Community Development Department. MITIGATION MEASURES: Aesthetics Measure 1. Final project design shall require architectural review to assure that impacts to scenic resources are adequately addressed. The ARC will review site design, building architecture, building materials, colors, grading, lighting, landscaping and signage for consistency with the General Plan goals and policies for view shed protection. Air Quality Measures 2. Future development shall include the following operational mitigation measures: • A transit turnout and shelter shall be constructed with direct pedestrian access to and from the facility. • Provide on-site bicycle parking • Include designated car-pool parking spaces at a rate of 1:25 • Provide shower and locker facilities to encourage employees to bike and/or walk to work, typically one shower and three lockers for every 25 employees. • Implement a rideshare program • Provide incentives to employees to carpool/vanpool or take public transportation • Shade tree planting along the southern exposures of buildings to reduce summer cooling needs • Use double-paned windows • Use sodium parking lot and street lights • Use energy efficient interior lighting 3. The project data indicates that the ratio of parking exceeds the City's parking requirements. On-site parking shall be limited to volumes at or below the City's requirements to encourage alternative modes of transportation and reduce vehicle trips. Cultural Resources Measures 4. If excavations encounter significant paleontological resources, archaeological resources or cultural materials, then construction activities, which may affect them shall cease until the extent of the resource is determined and appropriate protective measures are approved by the Community Development Director. The Community Development Director shall be notified of the extent and location of discovered materials so that they may be recorded by a qualified archaeologist. 5. If pre-historic Native American artifacts are encountered, a Native American monitor should be called in to work with the archaeologist to document and remove the items. Disposition of artifacts shall comply with state and federal laws. A note concerning this requirement shall be included on the grading and construction plans for the project. ER 148-00 ATTACHMENT j 5 Mitigation Agreement Page 2 Energy and Mineral Resources Measures 6. Future site development 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. 7. 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 Measures 8. Final project design shall comply with the parking and driveway standards for landscaping and use porous paving for any patio and walkway areas. 9. Final project design shall include a shallow open basin (with landscaping) at the southerly comer of the site to increase on-site percolation and filtration into the ground. 10. Prior to issuance of any building and grading permits, the developer shall submit a detailed hydrological study to verify that the basin is designed to City Standards and complies with City Flood Prevention and Grading Regulations. 11. Oil and sand separators or other filtering media shall be installed at each drain inlet intercepting runoff as a means of filtering toxic substances from run off before it enters the creek through the storm water system. The separators must be regularly maintained to ensure efficient pollutant removal. Land Use and Planning 12. 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 (i.e. churches may not be allowed). • All exterior lighting shall be shielded down-lights that do not shine skyward Noise 13. The car wash shall be designed with proper noise attenuation measures to assure compliance with City noise standards for exterior and interior noise. A site-specific noise analysis shall be conducted to verify compliance with City standards. q-let ER 148-00 ATTACHMENT 1 S Mitigation Agreement Page 3 14. All outdoor amenities including employee eating and recreation areas shall be located and designed so that the building placement itself and distance from noise sources attenuates noise levels. 15. A noise study shall be prepared to verify compliance with City noise standards and if additional measures are required. The findings and recommendations of said study shall be incorporated into the project design or building construction. Transportation and Circulation 16. Final project design shall include the following traffic and circulation improvements: • Limit the Tank Farm-East Driveway (closest to the intersection) to right-tum in and right-tum out only. • Allow for all turning movements, except left-tums out of the driveway, into the Broad Street-North Driveway. • Provide access for all turning movements at the Tank Farm-West Driveway and Broad Street-South Driveway. • Provide separate left-tum and right-tum lanes at the Tank Farm Road-West Driveway and at the Broad Street-South Driveway. • Construct a left-tum pocket and the appropriate median transition, with a 50-foot storage length, for the westbound left-tum into the Tank Farm Road-West Driveway/Access Road. This will require necessary roadway widening and paved sections for the left-tum median and through-land westbound. • Provide a separate right-tum lane at the intersection of Tank Farm Road/Broad Street as part of the roadway improvements associated with the site frontage on Tank Farm Road. This would include provision for the existing bike lane along the site frontage. • Provide for pavement treatment and re-striping along the site frontage on Broad Street (SR 227) to accommodate two through-lanes southbound from Tank Farm Road intersection to a transition south of the existing site boundary. This would provide deceleration and acceleration lanes for right-turning vehicles as a first phase before widening improvements to SR 227 in the long-term. • Provide adequate pavement width for the existing bike-lane along the project site frontage on Broad Street (SR 227). • Payment of traffic impact fees for mitigation of cumulative traffic impacts. • Provide the necessary right-of-way and easements essential to the implementation of the SR 227 concept report improvement package. 17. The northernmost driveway on Broad Street shall be restricted to right turn in-and-out only by extending the raised median island a minimum of 20m south of the driveway location. 18. The eastern most project driveway on Tank Farm Road shall be relocated to a minimum of 100 m from the intersection of Broad Street to maximize length of the right-tum lane at Broad Street. 19. The applicant shall prepare and submit a design for the ultimate configuration of Tank Farm Road to serve traffic volumes anticipated by full development within the City's urban reserve line. The final design shall include additional eastbound through traffic lane and bicycle lanes along Tank Farm Road. The applicant shall install frontage improvements along the project's Tank Farm Road frontage in their ultimate location, consistent with the q4? ER 148-00 ATTACHMENT 1 5 Mitigation Agreement Page 4 ultimate street design approved by the Director of Public Works. At a minimum, these improvements will include all project-specific mitigation requirements, and also, the addition of dual left-tum lanes, and receiving lanes, for eastbound Tank Farm Road and northbound Broad Street at the Tank Farm Road-Broad Street intersection. 20. On-site parking shall be limited to volumes at or below the City's requirements to insure that the development does not become over-parked and to encourage alternative modes of transportation. - 21. Final design shall include walkways connecting on-site buildings and adjoining properties to encourage pedestrian circulation. Utilities and Service Systems 22. Future site development shall include a solid waste recycling plan for recycling discarded building materials, such as concrete, sheetrock, wood, and metals; from the construction site. The Community Development Director must approve the plan by prior to building permit issuance. 23. 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 project will not be scheduled for public review and hearing until this signed original is returned to the Community Development Department X Z,�, x4z, ohn Mandeville, Director Mic el a on: Community Development Ca non I LC by: Ronald Whisenand Development Review Manager j city of sAn hAis omspo N i I 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 CITY COUNCIL PUBLIC HEARING NOTICE CANNON ANNEXATION, PREZONING AND BUSINESS PARK DEVELOPMENT PLAN (ANNXIPD/ER 148-00);SOUTHWEST CORNER BROAD STREET AND TANK FARM RD. The San Luis Obispo City Council will hold a public hearing to address the Cannon Annexation,Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00);southwest corner of Broad Street and Tank Fane Road. 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 John Shoals of the Community Development 'Department at 781-7166. 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. V Telecommunications Device for the Deaf(805) 781-7410. (; 1401 6mo 0( FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 3940 BROAD# 1 3940 BROAD# 2 3940 BROAD# 3 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:148-00 FILE NUMBER: 148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT' OCCUPANT 3940 BROAD# 4 3940 BROAD# 6 3940 BROAD# 7 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401 4' FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 3940 BROAD# 8 3960 BROAD 4041 BROAD SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 4090 BROAD 4115 BROAD# B1 4115 BROAD# B4 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 4115 BROAD# B5 4115 BROAD# B6 4115 BROAD# B7 SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401= FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 4115 BROAD#B10 811 EL CAPITAN 835 EL CAPITAN SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401 FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 840 EL CAPITAN 645 TANK FARM# A 645 TANK FARM# C SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 645 TANK FARM# D 645 TANK FARM# E 645 TANKFARM# G SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- FILE NUMBER:148-00 FILE NUMBER:148-00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 645 TANK FARM# H 645 TANK FARM# 1 645 TANK FARM# J SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- i FILE NUMBER:148-00 FILE NUMBER:148.00 FILE NUMBER:148-00 OCCUPANT OCCUPANT OCCUPANT 645 TANK FARM# L 651 TANK FARM 660 TANK FARM SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401- SAN LUIS OBISPO,CA 93401 FILE NUMBER:148-00 FILE NUMBER:148-00 076-411-0521FILE#:148-00 OCCUPANT OCCUPANT CANNON I LLC A CA LLC P.O.Box 15745 715 TANK FARM 13 CORPORATE PLAZA STE 200 San Luis Obispo,CA 93401 SAN LUIS OBISPO,CA 93401-7960 NEWPORT BEACH CA 92660- 053-411-001/FILE#148-00 076-381-009/FILE#148-00 053-410-001/FILE#:148-00 COVEYS A CA GEN PTP CURRY PETER C FITZPATRICK SHANNON 0 815 FIERO LN 100 FOOTHILL BLVD 1356 SWEETBAY LN SLO CA 93401-8937 SLO CA 93401-1538 SLO CA 93401-7843 053-411-0021FILE#148-00 053-081-061/FILE#148-00 076-081-014/FILE#:14840 LIVERMORE.LAWRENCE T 8 MERLIE P MARIGOLD CENTER LLC MCBRIDE HOWARD J TRE ETAL 835 EL CAPITAN WAY MARC JOHNSON 350 CAMERON SLO CA 93401-7943 SALT LAKE CITY UT 84127-0447 SANTA MARIA CA 93455-1937 053-410-016/FILE#:148-00 076-411-044/FILE#148-00 076-411-036/FILE#148-00 MORIN MICHAEL F TRE ETAL SLO CO FARM BUREAU INC SLO STORAGE LTD 2116 DEL NORTE 651 TANK FARM RD %AMERICAN WEST FINANCIAL LOS OSOS CA 93402-2306 SLO CA 93401-7096 5901 ENCINA RD GOLETA CA 93117-2269 076-411-045/FILE#:148-00 053-083-023/FILE#148-00 076-411-W/FILE#:148-00 SLO STORAGE LTD STATE FARM MUTUAL AUTOMOBILE INS CO WILLIAMS GERALD A TRE ETAL %HM SHANNON JR %CORPORATE TAX DEPT-RE 749 178 BROAD ST PO BOX 2186 ONE STATE FARM PLAZA SLO CA 93405-1708 GOLETA CA 93118-2186 BLOOMINGTON IL 61710-0001 06/27/01 15:58:40 Sstendah Label List Page 1 Occupants 100 meters File Number: ARC 148-00 Source Address: 4041 BROAD ST ARC Owners 100 meters Occupants OCCUPANT 3940 BROAD non-mail OCCUPANT 3940 BROAD# 1 OCCUPANT 3940 BROAD# 2 OCCUPANT 3940 BROAD# 3 OCCUPANT 3940 BROAD# 4 OCCUPANT P.O.Box 343 (for 3940 BROAD) duplicate OCCUPANT 3940 BROAD# 6 OCCUPANT 3940 BROAD# 7 OCCUPANT 3940 BROAD# 8 OCCUPANT 3960 BROAD OCCUPANT 3985 BROAD non-mail OCCUPANT 4041 BROAD OCCUPANT 4058 BROAD non-mail OCCUPANT 4090 BROAD OCCUPANT 4101 BROAD non-mail OCCUPANT 4115 BROAD# B1 OCCUPANT 3563 Sueldo Street#1 (for 4115 BROAD) duplicate OCCUPANT 4115 BROAD# B4 OCCUPANT 4115 BROAD# B5 OCCUPANT 4115 BROAD# B6 OCCUPANT 4115 BROAD# B7 OCCUPANT 4115 BROAD#B10 OCCUPANT 811 EL CAPITAN OCCUPANT 833 EL CAPITAN non-mail OCCUPANT 835 EL CAPITAN OCCUPANT 840 EL CAPITAN NO OCCUPANT ON FILE/076-381-015 (for/076-NO OCCUPANT ON FILE) deleted OCCUPANT 2525 Del Campo (for 645 TANK FARM) duplicate OCCUPANT 645 TANK FARM# A OCCUPANT 645 TANK FARM# B non-mail OCCUPANT 645 TANK FARM# C OCCUPANT 645 TANK FARM# D OCCUPANT 645 TANK FARM# E OCCUPANT 645 TANK FARM# G OCCUPANT 645 TANK FARM# H OCCUPANT 645 TANK FARM# I OCCUPANT 645 TANK FARM# J OCCUPANT 645 TANK FARM# L OCCUPANT 651 TANK FARM OCCUPANT 659 TANK FARM non-mail OCCUPANT 660 TANK FARM OCCUPANT P.O.Box 957 (for 670 TANK FARM) duplicate OCCUPANT P.O.Box 111 (for 675 TANK FARM) duplicate OCCUPANT P.O.Box 15745 (for 685 TANK FARM) OCCUPANT 700 TANK FARM non-mail OCCUPANT 715 TANK FARM OCCUPANT 750 TANK FARM non-mail Owners CANNON I LLC A CA LLC 13 CORPORATE PLAZA STE 200(for 4041 BROAD) COVEY 3 A CA GEN PTP 815 FIERO LN(for 811 EL CAPITAN) CURRY PETER C 100 FOOTHILL BLVD(for TA/07 NO deleted OWNER-LANDUSE DA) CURRY PETER C 100 FOOTHILL BLVD(for 660 TANK FARM) 06127101 15:56:40 Sstendah Label List _ Page 2 Occupants 100 meters File Number. ARC 148-00 Source Address: 4041 BROAD ST ARC Owners 100 meters FITZPATRICK SHANNON O 1356 SWEETBAY LN(for 840 EL CAPITAN) LIVERMORE LAWRENCE T&MERLIE P 835 EL CAPITAN WAY MARIGOLD CENTER LLC ATTN:TOM PHILLIPS (for 3940 BROAD) duplicate MARIGOLD CENTER LLC MARC JOHNSON(for 3960 BROAD) MCBRIDE HOWARD J TRE ETAL 350 CAMERON(for 3985 BROAD) MORIN MICHAEL F TRE ETAL 2116 DEL NORTE(for 4090 BROAD) SLO CO FARM BUREAU INC 651 TANK FARM RD SLO STORAGE LTD %AMERICAN WEST FINANCIAL 5901 ENCINA RD(for 645 TANK FARM) SLO STORAGE LTD %HM SHANNON JR PO BOX 2186(for 675 TANK FARM) STATE FARM MUTUAL AUTOMOBILE INS%CORPORATE TAX DEPT-RE 749 ONE STATE FARM PLAZA(for 4058 BROAD) WILLIAMS GERALD A TRE ETAL 178 BROAD ST 46 labels printed on 06127/01 at 15:58:40 by Sstendah ARC 148-00 Review of 105,000 sf commercial development: 102,00 sf office park, 3,000 sf gas station/carwash and parking. MS 148-00 Request to divide site into 5 commercial parcels. ANNX 148-00 Request to annex 6.8 acres at the comer of Tank Farm Road and Broad Street (Highway 227) into the City of SLO. 48-00 Environmental ImDact Determination for a Dr000sed develo me t of a service station and three office uildings. d 148-00 Request for plar ned deve pme oni or a posed de opment o. a service station and three ice buildings. ::::::.. e n Solid = Owner and Occupant Diagonal Lines= Occupant Only Cross Hatch = Owner Only CITY OF SAN LUIS OBISPO GEODATA SERVICES 955 MORRO STREET SAN LUIS OBISPO,CA 93401 (805)781-7167 06/27/01 15:58 � V ® city of sAn Wi s oBispo wool" 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 Michael F. Cannon 364 Pacific Street San Luis Obispo, CA 93401 SUBJECT: Cannon Annexation, Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00) Dear Applicant: The San Luis Obispo City Council will hold a public hearing to consider the Cannon Annexation, Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00). 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 781-7166. 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, r A. , A C6, CMC City Clerk c: John Shoals 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. VIII I II IIIIIIIII VIII II�I I IIIIII�IIII II I I IIII IICity of sAn luis onspo € P ' 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 Cannon I LLC A CA LLC 13 Corporate Plaza Suite 200 Newport Beach, CA 92660 SUBJECT: Cannon Annexation,Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00) The San Luis Obispo City Council will hold a public hearing to consider the Cannon Annexation, Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00). 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 781-7166. 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, Lee Price, CMC City Clerk c: John Shoals /O 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. �illllllll IIIIIillll�� IIII II�IIIII IIID II � city of sAn luis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 June 29, 2001 Cannon Associates 364 Pacific Street San Luis Obispo, CA 93401 SUBJECT: Cannon Annexation, Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00) The San Luis Obispo City Council will hold a public hearing to consider the Cannon Annexation, Prezoning and Business Park Development Plan (ANNX/PD/ER 148-00). 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 781-7166. 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, Lee Price, CMC City Clerk c: John Shoals V� 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) 78177410. De artment of Communi 3velo ment City of San Luis Obispo a �, p 990 Palm Street Planning Application San Luis Obispo, CA 93401 (805) 781-7172 Project Address 4041 BROAD Parcel# 076-411-052 Legal Description SLO SUB TR PTN LTS 80&81 Zoning 1 Zoning 2 Property Owner CANNON I LLC A CA LLC In Care Of Owner Address 13 CORPORATE PLAZA STE 200 NEWPORT BEACH CA 92660- Applicant Name MICHIAEL.F.CANNON Day Phone( )644-7407 Address 364 PACIFIC STREET SLO CA 93401 Representative CANNON ASSOCIATES Day Phone( )544-7407 Address 364 PACIFIC STREET SLO CA 93401 ATTN:PATTI WHELEN Send correspondence to 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 148.00 Request for planned development zoning for a 09/25/00 $4,459 proposed development of a service station and three office buildings. ER 148-00 Environmental Impact Determination fora 09/25/00 $1,234 proposed development of a service station and three office buildings. ANNX 148-00 Request to annex 6.8 acres at the comer of 09/25/00 $5,508 Tank Faun Road and Broad Street(Highway 227)into the City of SLO. MS 148-00 Request to divide site into 5 commercial parcels. MS00.0320 11/16/00 $5,065 ARC 148-00 Review of 105,000 sf commercial development. 11/22/00 $1,375 102,00 at office park,3,000 sf gas station/carwash and parking. Total fees $18,641. Received By MICHAEL CODRON/PAM RICCI Fee Paid by Applicant (6,440) Representative (12,201) Assigned planner JOHN SHOALS Hearings PD PC Hearing 12/20/00 ER PC Hearing 12/20/00 ANNX PC Hearing 12/20/00 MS PC Hearing 12120/00 V LING AGENDA 4-hAM . " Aviation DArt -�0-011TEM# Consultants Inc. PO Box 5452 Ph: (805)782-9722 San Luis Obispo,CA 93403 Fax: (805)545-9225 CILIff DD LJIR San Luis Obispo City Council A O ❑ FIN C1 FIRE CWIEF 990 Palm Street PNEY M PW DIP San Luis Obispo. CA 93401 M POWCE CHF EAD CJ PEC 61P C UTIL DIP To Whom It May Concern:0 HP DIM This letter is to express our most sincere hope that Cannon Associates plan for development on the corner of Tank Farm Road, and Broad Street be approved as proposed. This facility will provide many currently needed services to the public, including a gas station. The proposed complex will also complement and enhance business at the Marigold Shopping Center. Currently, businesses, as well as residents in this area must travel to more congested parts of San Luis Obispo for some of the services that this proposed development will offer. The Cannon Associates business complex will be a positive addition to the south side of town. Aesthetically, it will be a vast improvement, and will serve as a great example of community friendly design, with the integration of both private offices and public services. Speaking personally, I have found that Mike Cannon works hard to project a positive and professional image with his company. Cannon Associates current offices on Pacific Street are arguably some of the nicest in San Luis Obispo. As such, I think that his new development will be nothing short of a huge improvement to the proposed area. I can say unequivocally, that I believe this project to be a positive one for the city, its residents, and visitors to San Luis Obispo. Sincerely, William R. Borasmiller President Aviation Consultants Inc. [R:ECE1VE]D 1 p Grubh I Central Coast DATE-3-10-0/ SEN#:TING AGENDA ✓j Ellis Commercial Group Property Solutions Worldwide' July 6, 2001 C_PUNCIL CDD DIR amg) p FIN DIR K Mayor Alan Settle HO C3 FIRE CHIEF City of San Luis Obispo RNEY El PW DIR — CLERK/ORIG ❑ POLICE CHF 990 Palm Street ❑ gE T HEAD 13REC DIR San Luis Obispo, CA 93401 ®' ❑ UTIL DIR ❑ HR DIR Re: Cannon Corporate Center SWC Tani: Farm Road and Broad Streets Dear Mayor Settle: The purpose of this letter is to ask the City to agree to allow the one-acre gas station/convenience market proposed by Cannon I LLC for the extreme corner of Tank Farm & Broad. My family and Hive South of the Airport off Broad Street._My husband and I operate a commercial real estate company in the downtown area. We have two high school students who work downtown part-time and are otherwise very active in school and church activities. All four of us come and go through the intersection of Tank Farm & Broad at least twice per day, generally more frequently. Having a gas station on that particular corner would benefit us a great deal as it is on the "going-home" side of the street, making it a safer place for us and our new teen drivers to enter and exit. The location will allow us to fill up our cars without having to drive all of the way to Orcutt & Broad and to avoid the oft-hazardous entry and exit at the Orcutt Chevron. It will also provide some welcome gas price competition on the South side of town, something we have to -and do- drive over to Los Osos Valley Road or Foothill to enjoy. This is the only corner location on Broad Street that makes any sense whatsoever for a gas station. It will service the Tank Farm Road trucking route. It will service the airport as a re-fueling station for the rental cars. It will service all of the RV's stored out at Weipert's. It will service the equipment rental place two-doors down on Tank Farm Road. It will service all of the residents of the Edna Valley who otherwise will have to drive into town for fuel. And it will allow the'City;of San Luis Obispo to capture a few meaningful sales tax dollars which', would:otherwise go to one of the next towns to the South of SLO when it is utilized by the steady stream of cars who drive past if on their way home via the canyon roads every Monday through Friday. ERECEIV]ED Behn&Associates Inc.1194 Pacific Street Suite206 San Luis Obispo.CA93401 805.541.5000 805.781.6172,fax fndependentlr0x ned and Operated I dislike the way gas stations generally look as much as anyone else with an eye for architecture. In this case however, Cannon is proposing to conform the station to the larger office building project behind it, "disguising" if you will, the utilitarian fixtures. In that respect it really will be something special- something our City can be proud of. Another advantage is that having a gas station on that corner will actually "open- up" the window of visibility to the office complex. It will afford the comer more open space than any other type of building that will be placed on the corner instead. And that is very very important to an intersection that accommodates as much traffic as Tank Farm & Broad handles every day. The set back of the State Farm Building across the way demonstrates this point beautifully. The alternative exists throughout Los Angeles and Orange Counties where developers have in- filled former station sites with small service strips, florists, auto-bays or whatever else would fit front-and-center on busy intersection sites. The result of having buildings erected right up to the legal set-back lines at high-traffic intersections is to further"close in" those intersections, decreasing visibility, maneuverability and safety while increasing congestion and motorist anxiety. This station will be a win-win for the residents of San Luis Obispo and for the City. Give us a "green light" on this station use at the hearing next week. Respectfully, �\ Diane M. Behn & Family Behn&Associates Inc. 1194 Pacific Street Suite 206 San Luis Obispo,CA 93401 805.541.5000 805.781.6172,fax Independende Ou ned and Opermed FROM R I CHARDSON (` PHONE NO. 8057812504 { ..:Er gd. 10 0O fd� P.M P1 DATE / / ArrEM#dill _ ;RICHARDSON :PROPERTIES Real Estate Investments July 10, 2001 NCIL arcoo DIR Erl ❑ FIN DIR 0 ❑ FIRE CHIEF ORNEY ❑ PW DIR Honorable Mayor Settle CLERK/0010 C] POLICE CHF Members of the San Luis Obispo City Council ❑ H ® tZ REC DIR LML DIR M Dim Re: Cannon Corporate Center Tank Farm and Broad, SLO ✓ I would like to take this opportunity to urge all of you to support the "unconditional° approval of the above project. I have reviewed the project and personally feel that the Corporate Center, market and service station proposed by Mike Cannon would be a great advantage to the citizens of our community. Businesses and residents alike have expressed the need for another source of gasoline in this area. A gas station could be aesthetically designed to be both attractive and compatible with the surroundings. Locating one at that intersection would significantly reduce the number of folks that would need to go into town just for fuel. The site is already zoned for a station, and the airport. area could certainly use a place to refuel that is close by. If the site was annexed into the city, San Luis would also recognize significant tax benefits from a station at this location. Overall this project will greatly serve the businesses and residents of San Luis. I feel.that the Cannon Corporate Center would add the touches needed to more resourcefully showcase that area's business expansion for the many visitors coming through the airport area. Very truly yours, RICHARDSON PROPERTIES RECEIVED Charlie Richardson JUL :I. {•' 2001 President SLO CITY COUNCIL 1042 Pacific Street, Suite E, San Luis Obispo, CA 93401 (805)781-6040 • FAX (885)781-2504 www.richardsonproperties.com Ken Hampian- FW: tonights agenda Page 1 MEETING AGENDA From: John Ewan DATE 7 /D-0/ ITEM# To: Hampian, Ken Date: Tue, Jul 10,2001 2:02 PM Subject: FW: tonights agenda ----Original Message— UNCILDD DIR From: <taylor805@aol.com> p FIN DIR Sent: Tuesday, July 10, 2001 1:49 PM VAPC p FIRE CHIEF To: <jewan@slocity.org> RNEY O PW DIR Subject: tonights agenda ❑ POLICE CHF ❑ gnHEADS A&O REC DIR UTIL DIR ❑ HR DIR Hi John, this is Patti Taylor Regarding your very busy City Council Meeting tonight, I have the following c/ response to item#4 Cannon project(corner of Board and Tank Farm Road): ✓ I am not opposing the project in its entirety. It looks pretty good. Just the gas station part needs to be removed. It does not conform with rest of the neighborhood. For many years I owned the Chevron gas station at the interesection of Higuera and Marsh. I named it Mission Chevron and spent alot of time there. The gas fumes never go away even with our ocean breeze. The fumes penatrate your clothing worse than second hand smoke. There always seems to be gasoline trucks hanging around loading fuel. There is constant car activity and lots of commotion. There is an awful lot of surface oil and contamindant residue that constantly needs washing away. My memories of living with a gas station have prompted this sharing because of the close proximity to the Damon Garcia sports complex. The gas station, and the convenience:store,are not a proper environments to encourage unsupervised children to be around. The children will be tempted to cross a very busy street to get food or whatever. These combinations are volitable. This gas station needs alot of thought. There is a Chevron almost within walking distance from the proposed one at the corner of Broad and Orcutt. There is another one on the other side of the road at Broad and South. How many more do we need before it becomes"gasoline alley"? You have entrusted the planning commissioners with the responsiblitity to study and analyze planing issues for the betterment of our community. It is their job to recommend to you good projects and to deny questionable projects. They did that. They said to you,we decided it best to deny the gas station part of this project. I agree. Thanks Patti Taylor RECEIVED !UL PO 2001 SLO CITY COUNCIL ReWn this(IOCUlTIBnt for t&re Council meeting June 15, 2001 © I 5NCIL DD DIR iZed Mayor Allen Settle ❑ FIN DIR ' y �0 � FIRE CHIEF City of San Luis Obispo Q RNEY d PW DIR 990 Palm Street ERtWRIQ^0 POLICE CHF San Luis Obispo, CA 93401 ® DEP .kEAD El REC DIR El l8 UTIL DIR ® � HR®IR Dear Mayor Settle, We are writing to express our dismay at the recent decision of the city planning commission denying the proposal of Mr. Mike Cannon to develop a business park and gas station at the comer of Broad and Tank Farm Road. While the planning commission provides valuable guidance to the city council on issues such as this,we feel that in this case they have failed to provide the best advice to the council and we urge you to overrule their recommendation. Michael Cannon has been a valuable asset to our community for many years, both as a successful businessman and as a well respected project designer and engineer. We wholeheartedly support his project as proposed to the city with the gas station included. We reside on Poinsettia Street, very near the intersection in question. We are sure that the city council is aware of the thousands of residents in this part of town and the continued development of new homes in the area. We currently have no gas stations in this area and believe the addition of one at this intersection would benefit the many residents of our neighborhood as well as the hundreds of commuters who pass by here daily. We do not feel that a gas station on this site would be an eyesore to the community. We agree with Vice Chairwoman Alice Loh of the planning commission who voted to approve the proposed development with the gas station. She is quoted as stating "we all have a vision, but we still have to think of human needs". She went on to add that the area around Broad and Tank Farm doesn't have any gas stations and badly needs one. The addition of a gas station and surrounding business park at thisintersection will not be an eyesore as some on the planning commission contend, but rather it will be a useful and appreciated asset to our area We respect and applaud Mr. Cannon's past achievements and projects, and we are grateful that he has taken on the task of developing a site at this intersection. We urge the city council's unanimous support of his project as currently designed. Very truly yours, etc RECEIVED John and Josie Grady [JUN 1 G L9001 4490 Poinsettia Street S COUNCIL San Luis Obispo, CA 93401 -- Tel. 546-9862 Son Luis Obispo Office North County Office �® COUNTY 3563-6 Sueldo Street 1560-A Ramada Dr �'�®®�� San Luis Obispo, CA 93401 Paso Robles, CA 93446 BUILDERS 805/543-7330 P.O. Box 720 EXCHANGE �� 805/543-7016 Fox Templeton, CA 93465 805/227-1280 805/227-1282 Fax WEB PAGE: www.slocbe.com FULL COUNCIL HAS E-MAIL: slocbe@thegiid,net RECEIVED THIS DOCUMENT �.,r�t PAWn Oft do0 mme for Mn Council oil"g June 25, 2001 7—�� –�r DM,If 49WWFZBA � �'�CIL DD DIR ®'C ❑ FIN DIR Honorable Jan Howell Marx "1 ❑ FIRE CHIEF �RNEY C3 PW DIR Member of the City Council LERK/ORIG ❑ POLICE CHF City of San Luis Obispo P HEAD ❑ REC DIR 990 Palm Street ❑ UTIL DIR ❑ ❑ HR DIR San Luis Obispo, CA 93401 Dear Councilwoman Howell-Marx: We were quite stunned by the recent Planning Commission decision against a development proposed by Mike Cannon of Cannon Associates at the comer of Broad Street and Tank Farm Road. These plans were approved by the Architectural Review Commission and city staff. These are the bodies that make determinations about appropriate design, technical specifications, etc. The business park and gas station were thoroughly reviewed before reaching the Planning Commission. How these people could turn this down for the specious reasons stated, after so much work had gone into the project, is beyond comprehension. The neighborhood is in need of a gas station. The station at Broad and Orcutt Road, despite its recent remodel, remains difficult to access. There is no other station nearby for people commuting south on Broad Street during rush hour or who live in the Tank Farm subdivisions. The entire business park project has been well-designed, conforms with the zoning regulations and will contribute significantly to our community. Mike Cannon is a local resident who is building this project to house his own firm. We are not dealing with an out-of-town, big-box developer here. This will be an owner-occupied project that fits in favorably with the rest of the development in the airport area. Because Mike Cannon is not a big developer, the project is doomed financially without the gas station. Isn't it in our best interest to encourage local entrepreneurs who want to ftay here? RECEIVED JUN 2 6 2001 SLO CITY COUNCIL -� _ - � _ ��'xn(�rur.'7 s'wt�i � f i Y - i Honorable Jan Howell-Marx June 25, 2001 Page Two We urge you most strongly to approve this project when it comes before the City Council on July 10. Very truly yours, LESLIE HALLS Executive Director San Luis Obispo County Builders Exchange