HomeMy WebLinkAbout10/19/2004, PH1 - PLANNED DEVELOPMENT (PD) AMENDMENT AND USE PERMIT TO ALLOW AUTO DEALER/REPAIR USES IN THE BUSINESS counGI1� ptk
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CIT Y O F SAN LUIS OBISPO
FROM: John Mandeville, Community Development Direct
Prepared By: Phil Dunsmore, Associate Planner
SUBJECT: PLANNED DEVELOPMENT (PD) AMENDMENT AND USE PERMIT TO
ALLOW AUTO DEALER/REPAIR USES IN THE BUSINESS PARK PD AT
892 AEROVISTA; C-S-PD ZONE (PD 91-04).
CAO RECOMMENDATION
As recommended by the Planning Commission at a public hearing on August 11, 2004:
1. Introduce an Ordinance approving amendments to the previously adopted PD Ordinance
1393 (2001 series) to allow auto sales and approve a preliminary development plan, and
adopting a Mitigated Negative Declaration for the project; and
2. Approve a Resolution approving a Use Permit for the proposed "auto sales and service"
use subject to findings and conditions
DISCUSSION
Situation
Smith Volvo, currently located at 1219 Monterey Street, would like to relocate their business to
892 Aerovista Place, at the corner of Broad Street and Aerovista.. The subject property was
annexed to the City in May of 2001 and, along with three other parcels,was pre-zoned as Service
Commercial Planned Development (C-S-PD). A Planned Development (PD) overlay zone was
established at this location to create a list of allowed land uses that would be consistent with the
Business Park designation of the Draft Airport Area Specific Plan (AASP). Although auto sales
and service uses are allowed within the C-S district, they are not currently envisioned by the.
Draft AASP as being appropriate within the new Business Park designation. Therefore, "auto
sales and service" was not included in the list of allowed uses as.part of the site's PD ordinance.
The applicants are seeking an amendment to the PD ordinance to allow auto sales and associated
repair services.
Planning Commission.Action
On August 11, 2004, the Planning Commission unanimously voted to recommend that the City
Council approve the PD amendment to allow auto sales and repair at the site. The amendment,
which also applies to other parcels on Aerovista, requires that auto sales would only be allowed
with a Planning Commission Use Permit. Staff recommended the Planning Commission act on
the Use Permit at the hearing, rather than return to the Planning Commission at a later date. The
Commission ultimately referred action on the Use Permit to the City Council along with.
consideration of the PD amendment. A resolution with findings and conditions for approval of
i -c
Council Agenda.Report—PD 91-04
October 19,2004
Page 2
the Use Permit has been provided for the Council (Attachment 8). The Planning Commission
resolution,hearing minutes and staff report are attached(Attachments 3,4 and 5).
Evaluation
A site and project description and a complete project evaluation are included in the attached
Planning Commission staff report (Attachment 5). The report evaluates the project in terms of
City's General Plan, the draft AASP and the County Airport Land Use Plan. Although the
underlying Service-Commercial District is specifically designed for uses such as auto sales, the
General Plan designates the Auto Park Way area as the most desirable location for such uses.
However, additional land in the Auto Park area will not be suitable for development until it is
annexed to the City. For this reason, local auto dealers have been forced to look to other
locations to relocate and expand their businesses. Cole Motors, currently under construction on
Broad Street, is an example of another auto dealership relocating to the Broad Street corridor out
of the downtown.
The proposed location for Smith Volvo is within an area that will be regulated by the AASP. The
Planned Development zone (covering four parcels on Aerovista) was created to narrow the list of
allowed uses within the C-S district to match those uses that will be allowed within the Business
Park district of the AASP. The City Council will need to consider whether the use is appropriate
within the Business Park district of the AASP. If Auto Sales were approved at this location, the
use could eventually become non-conforming upon adoption of the AASP unless the Draft
AASP is also amended to allow auto sales within the Business Park designation throughout the
Airport area. The Planning Commission and the Council will be considering the land uses for
the AASP Business Park district in the months following the adoption of the Margarita Area
Specific Plan.
City Auto Dealer Study
In November of 1999, the City Council directed staff to study the issue of suitable land
availability in the City for auto dealers to locate and expand. Although the current General Plan
encourages dealers to locate in the Auto Park Way area along Los Osos Valley Road and Calle
Joaquin, annexation and expansion of this area has not occurred. Staff studied both the
difficulties in expanding the existing Auto Park Way area, as well as other alternative sites in the
City that would be appropriate for such uses. Although it was not a highly-ranked alternative,
this area along Broad Street was identified as a possible auto dealership location in the study. A
copy of the study prepared for the Council can be found in the Council reading file.
Environmental Review
The development of an auto dealership within.the C-S district on a site of less than 5 acres is
exempt from environmental review unless specific site conditions trigger such review. In this
case the site is not adjacent to a creek or wetland, nor is it within any other known sensitive
habitat area. However, environmental review is required since the project includes a zoning (PD)
Council Agenda Report—PD 91-04
October 19,2004
Page-3
amendment that expands the types of allowable uses at this undeveloped site and the
development concept.brings with it the potential for new impacts not previously addressed in the
original PD environmental review analysis. The Initial Study of Environmental Review,
Attachment 6, contains draft mitigation measures for the proposed development in order to
minimise impacts from the proposed development from concerns such as noise, aesthetics,
hazards,traffic, water and air quality. As proposed,the development of an auto dealership at this
location would result in less than significant environmental impacts to the site with the
incorporation of proposed mitigation measures..
Conclusion
The City Council must consider the future implications of approving the amendment, considering
the Draft AASP and its goals for the Business Park designation. As recommended by the
Planning Commission, the PD amendments contain specific conditions that apply to auto sales
uses. These conditions were designed to help reduce the potential compatibility conflicts that
could result from developing an auto dealership within a location that is designated for Business
Park uses. The main issues that the Council should consider in reviewing this request are whether
this use will be compatible with adjacent development and whether it will adversely affect the
amount of land available for other more traditional Business Park uses.
FISCAL IMPACT
The proposed PD amendment will allow a significant auto sales use to be relocated outside of the
downtown while remaining within the City in a more appropriate location. One of Council's
major goals for 2003-05 is to encourage and promote retail projects that will increase sales tax
revenues to the City. The expansion of Smith Volvo at this location will assist in accomplishing
this goal by providing expanded services and sales opportunities. Additionally, the relocation of
Smith Volvo out of the "uptown" area of Monterey Street will provide increased functionality to
the auto dealership and presumably result in the reuse of the Monterey Street Property to
something more compatible with downtown uses today.
ALTERNATIVES
1. Take no action, thereby leaving the current PD zoning in place.
2. Continue action, if additional information is needed. Direction should be given to staff.
ATTACHMENTS:
1. Vicinity Map
2. Applicant's project description and proposed development plan.
3. Planning Commission Resolution 5404-04
4. Planning Commission meeting minutes, August 11, 2004
Council Agenda Report—PD 91-04
October 19,2004
Page 4
5. Planning Commission staff report
6. Initial Study of Environmental Impact
7. Draft Ordinance amending Planned Development
8. Resolution approving a Use Permit to allow auto sales
Available in the Council Reading File: City Auto Dealer Study
G:\GROUPS\COMDEV\CD-PLAN\Pdtmsmore\Rezoning&PDs\Smith Volvo PD amend\PD 91-04 CCtpt(10-19-04).doc
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O A 5 1 5
LANDSCAPE
ARCHITECTURE
AND PLANNING
PROPOSED AMENDMENT
to the
SERVICE COMMERCIAL- PLANNED DEVELOPMENT OVERLAY ZONING
(C-S-PD)
SMITH VOLVO
892 Aerovista Place—APN 053412-016
San Luis Obispo, CA 93401
May 7,2004
PROJECT DESCRIPTION
The applicant, Smith Volvo, is requesting to add "Retail sales and rental — autos" to the list of
allowable uses in the proposed Airport Area Specific Plan- Business Park solely for the subject
property.
To assist staff, and ultimately the decision-making bodies with their review and approval of the
requested change, and in consideration of the importance of the southern entry to the City along
Broad Street, the applicant has prepared a preliminary site plan and architectural elevations. The
applicant requests that this information be presented to the Architectural Review Commission at a
schematic level in order to assist the Planning Commission and City Council with their decision.
PROPERTY HISTORY
The subject property, including three adjacent parcels, was the subject of a relatively recent
annexation to the City of San Luis Obispo. The annexation was reviewed and approved by the
City Council in July 2001, and subsequently approved by the Local Agency Formation
Commission. Ordinance No. 1393 (2001 Series) amended the official zoning map to prezone the
four parcels (totaling 13 acres) to Service-Commercial with the Planned Development Overlay
(C-S-PD).This approval included the attached list of allowed uses. Although the C-S zone allows
for the retail sale and rental of autos, truck and recreational vehicles, the Business Park
designation(as proposed in the Airport Area Specific Plan), currently prohibits this use.
PROJECT JUSTIFICATION
The applicant believes that approval of the proposed amendment to the existing list of allowable
uses is best illustrated and supported by the following information.
1. The General Plan Land Use Element identifies the City's intentions to create and/or
expand vehicle sales in the Auto Park Way through the reservation of approximately 50
acres (see Figure 3 —Vehicle Sales Area at Auto Park Way, p. LU-45). This amount of
property was expected to be sufficient for relocation of dealerships located elsewhere in
805-541-4509
FAX 805.546.0525
3427 MIGUELITO CT
SAN LUIS OBISPO
CAUFORNIA 93401
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OASIS ASSOCIATE:
07 May 2004 - '
SMrrH VOLVO DEALERSHIP Attachment 2
Page 2 of 3
the City, plus expansion of dealerships in proportion to projected County population
growth.
No opportunities to relocate to the Auto Park Way area have become available within the
existing Service Commercial (C-S) zone. As a result, other automobile dealerships have
relocated to C-S zones outside of the designated Vehicle Sales Area (e.g., Cole Chrysler
Dodge to Broad Street at Capitolio Way).
2. The balance of LU 3.5.7 Vehicle Sales refers to the expansion of the vehicle sales onto
prime agricultural soils and includes a requirement for permanent preservation of prime
soils within the urban reserve or green belt LU 8.7 Los Osos Valley Gap identifies the
16-acre site as a possible expansion area for vehicle sales. LU 8.8 Dalidio-Madonna-
McBride(Optional Use&Special Design Areas) also recognizes the potential for growth
onto these properties with the intention to preserve significant parts of the agricultural
landscape.
No development plans have been submitted for the above-mentioned areas that would
provide for the.expansion and/or relocation of automobile dealerships. In part, this may
be a function of the difficulties related to the requirement for one-half of each ownership
(Dalidio area) and a 4:1 ratio of open space to development area (other areas)
requirement for dedication of land or easements for permanent open space.
3. The City,through its General Plan policies and as expressed as a Major Council Goal for
2003-05, supports the relocation of auto dealerships from the downtown core and the
retention of these businesses within the City. This is based upon the sales tax revenue
generated by the multiple auto dealerships and its direct impact on the health of the City's
general fund and overall economy. Based upon these critically important businesses, the
City has supported the relocation of auto dealerships from downtown to locations other
than Auto Park Way.
For many years, SMITH VOLVO has sought to relocate from their present location to a
more conducive location within the community. Of course, the applicant's first choice
would have been to relocate to anew site in an expanded Auto Park Way area. Given the
circumstances, there is no available space. Other efforts to identify acceptable parcels
have also proven unsuccessful for a variety of reasons.
The Broad Street corridor is currently home to the Mazda dealership, the emerging Cole
Chrysler Dodge dealership, several used car and rental outlets. The relocation of the .
Smith Volvo dealership from mid-Monterey Street to Broad Street will present an
excellent redevelopment opportunity for the downtown area in compliance with the
OASIS ASSOCIATL
07 May 2004
SMITH VOLVO DEALERSHIl' Attachment 2
Page 3 of 3
approved Downtown Strategic Plan prepared by the Downtown Association. The Broad
Street corridor remains the only realistic location for auto dealerships at this time.
The proposed project, amending the Planned Development to allow for auto sales and
ultimately approval of a new Smith Volvo facility is consistent with the existing policies.
Should the Planning Commission and City Council agree with this amendment, the
applicant believes that the proposed site plan and architecture will enhance the quality of
development along the Broad Street corridor.
The applicant and design team are pleased to submit the following information for consideration
by the Community Development Department staff, the Architectural Review Commission,
Planning Commission, and ultimately City Council. We are confident that with approval of the
PD amendment,we can collectively create a project that respects the soon to be adopted goals,
guidelines and standards of the Airport Area Specific Plan(Plan).
ps. While the project architect has attempted to be faithful to the Airport Area Specific Plan
guidelines (e.g., an emphasis on quality versus a particular style; diversity as opposed to
sameness, function as the generator of built form....), the submittal package includes two (2)
architectural styles—Volvo Style and Agrarian Style.
Attachments: Smith Volvo Regional Study
A-1 Volvo Style Rendering
A-2 Agrarian Style Rendering
A-3 Perspective View
A4 Site Plan
A-5 Landscape Development Plan
Executed Planning Application
Check No.6977, S 3,b?9.s
c: B. Smith/SMITH VOLVO
B. Starr/SDG
03-0005
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Attachment 3
RESOLUTION NO. 5404s-04 '
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING
COMMISSION RECOMMENDING APPROVAL TO THE CITY
COUNCIL AN AMENDMENT TO PLANNED DEVELOPMENT 9-01 TO
ALLOW AUTO SALES AND MITIGATED NEGATIVE DECLARATION
FOR PROPERTY LOCATED AT 892 AEROVISTA PLACE
PD 91-04 (Smith Volvo)
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
August 11, 2004, for the purpose of considering application PD 91-04, a request to amend the
Business Park Planned Development to allow auto sales; and
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 the project; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission reviewed and considered the Mitigated Negative
Declaration of environmental impact and the mitigation monitoring program prepared for the
project, 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.
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 in support of the project approval as a recommendation to City Council that includes
amendment to the Planned Development to allow new auto sales and accessory auto service uses
within the PD established for the four parcels on the north side of Aerovista (710 through 892
Aerovista Place) as described within the project exhibit (Exhibit A):
1. The proposed project (establishment of a new auto sales dealership) is consistent with the
General Plan, and the proposed land use is allowed within the applicable primary zoning
district if the planned development use list is amended as proposed;
2. The project complies with all applicable provisions of the Zoning Regulations as described
within the property development standards for the Commercial Service district,
3. The amendment will not result in any modifications to the development standards of the
Zoning Regulations since the amendment only allows the addition of one new use to the list
of conditionally allowable uses;
4. The proposed development will be reviewed by the City's Architectural Review
Commission for consistency with the Community Design Guidelines prior to approval;
Resolution No. 5404-04
PD 91-04 - Attachment 3
Page 2 of 14
5. All affected public facilities, services, and utilities are adequate to serve the proposed
project;
6. The location, size, site planning and operating characteristics of the project are highly suited
to.the characteristics of the site and surrounding neighborhood, and will be compatible with
the character of the site, and the land uses and development intended for the surrounding
neighborhood by the General Plan;
7. The site is adequate for the project in terms of size, configuration topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use; and
8. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare ofpersons residing or working in the vicinity of the proposed use, or
detrimental or injurious to property and improvements in the neighborhood or to the general
welfare of the City.
9. The proposed use is consistent with the County Airport Land Use Plan since auto sales are
an allowed use within the airport zones.
10. The proposed use will be consistent with the intended development pattern for this vicinity
considering the Draft Airport Area Specific Plan and the proposed land use pattern within
the Broad Street corridor.
Section 2. Environmental Review. The Planning Commission does hereby recommend
to the City Council adopt a Mitigated Negative Declaration for the project, with the following
mitigation measures and monitoring program.
Aesthetics
1. All structures 25 feet above average natural grade or taller shall maintain a minimum 40-
foot setback distance from the property line paralleling Broad Street.
2. No freestanding pole signs or monument signs greater than 6 feet in height shall be allowed
within 40 feet of the property line parallel to Broad Street.
3. Street trees shall be shall be of a variety and spacing so as not to eliminate views through the
site. Trees shall be clustered and appropriately spaced to accomplish this.
4. Lighting shall be designed with full cut-off light shields with all lighting facing downwards.
Protruding lenses, or light sources visible from outside the property lines shall not be
allowed.
5. Height of pole lights shall be limited to 20 feet including base, pole and fixture.
%I 3
Resolution No. 5404-04
PD 91-04 Attachment 3
Page 3 of 14
6. The.lighting plan shall include a photometrics plan that demonstrates the light intensity as
measured 3 feet above grade directly below the light source and measures light intensity 3
feet above grade at all property lines. The photometrics plan shall demonstrate light levels
that are consistent with County Airport Land Use Plan Policies and City Draft Airport Area
Specific Plan Policies.
7. A landscape plan that includes screening shrubs and trees shall be incorporated at the north
and west property lines in order to help eliminate potential light spillage onto adjacent
properties.
8. Any display lights other than security lighting shall be reduced or turned off between the
hours of 9:00 PM and 6:00 AM.
• Monitoring Program;
Plans submitted for architectural review shall provide a required setbacks and site dimensions.
Compliance with the site plan shall be verified through construction plan check and site
review. A lighting photometric plan shall be submitted for review and approval by the
Community Development Department as part of the construction plan check. An examination
of installed lighting will be analyzed prior to occupancy of the site. A final landscape plan
will be reviewed and approved as part of the construction plan check. Installed landscape will
be reviewed prior to occupancy release.
Air Quality
9. The following dust mitigation measures are required at the start and maintained throughout
the duration of the construction or grading activity:
a. Construction vehicle speed at the work site must be limited to fifteen (15) miles per
hour or less;
b. Prior to any ground disturbance, sufficient water must be applied to the area to be
disturbed to prevent visible emissions from crossing the property line;
c. Areas to be graded or excavated must be kept adequately wetted to prevent visible
emissions from crossing the property line;
d. Storage piles must be kept adequately wetted,.treated with a chemical dust suppressant,
or covered when material is not being added to or removed from the pile;
e. Equipment must be washed down before moving from the property onto a paved public
road; and
f. Visible track-out on the paved public road must be cleaned using wet sweeping or a
NEPA filter equipped vacuum device within twenty-four(24) hours..
Resolution No. 5404-04 , i
PD 91-04 `� Attachment 3
Page 4 of 14
g. No person shall engage in any construction or grading operation on property where the
area to be disturbed is greater than one (1.0) acre unless an Asbestos Dust Mitigation
Plan for the operation has been: Submitted to and approved by the Air Pollution
Control District before the start of.any construction or grading activity; and the
provisions of that dust mitigation plan are implemented at the beginning and maintained
throughout the duration of the construction or grading activity.
10. The following mitigation measures are designed to eliminate project operational impacts as
suggested by the SLO County APCD:
a. Provide on-site bicycle parking..
b. Provide on-site eating, refrigeration and food vending facilities to reduce lunchtime
trips;
c. Provide preferential carpool and vanpool parking; and,
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. Increase building energy efficiency rating by 10% above what is required by Title 24
requirements. This can be accomplished in a number of ways (increasing attic, wall or
floor insulation, etc.).
f. If the project is located on an established transit route, improve public transit
accessibility by providing transit turnouts with direct pedestrian access to the project or
improve existing transit stop amenities.
g. Implement a lunchtime shuttle to reduce single occupant vehicle trips.
h. Use energy efficient interior lighting.
i. Use built-in energy efficient appliances, where applicable.
j. Use double-paned windows.
• Monitoring Program:
Dust mitigation measures shall be clearly indicated on the cover sheet of the approved
project plans. A pre-construction meeting shall be required to inform construction crew
of site requirements. A site review during the construction phase will occur to ensure
compliance with mitigation measures. Operational mitigation measures shall be
implemented onto the project plans submitted for building plan check.
Resolution No. 5404-04
PD 91-04 Attachment 3
Page 5 of 14
Cultural Resources
11. During construction, in the event that subsurface cultural or historic material is discovered
on the property, all activities shall cease in the affected area until the area is surveyed by an
archeologist/historian approved by the City. At that time a subsurface testing program shall
be initiated in order to determine the presence or absence of any historic or pre-historic
materials on the site. Under the direction of the archaeologist/historian, a mitigation plan
shall be developed and approved by the environmental coordinator.
• Monitoring Program:
Archeological requirements shall be printed clearly onto the site-grading plan and
discussed with the general contractor prior to commencement of construction.
Hazards and Hazardous Materials
12. Maximum commercial occupancy shall not exceed 150 persons per acre.
13. Above ground bulk fuel storage shall not be allowed at this site.
• Monitoring Program:
The proposed project does not involve the occupancy of 150 or more persons, nor does it
involve above ground fuel storage. Continued monitoring of the project site uses and
structures will occur as necessary in order to ensure compliance with the San Luis Obispo
County Airport Land Use Plan.
Hydrology and Water Quality
14. All site drainage shall be directed towards the public right of way unless other provisions are
approved by the City. In no cases shall site drainage from parking and auto storage areas be
directed towards a storm drain system that enters a creekway unless filtered through a
bioswale,fossil filter, oil &water separator or other City approved method.
15. Where feasible, driveways, parking areas or vehicle display areas shall be constructed of
pervious materials such as turf block with the intention of increasing on-site water
percolation.
• Monitoring Program:
Plans submitted for architectural review shall provide a grading and drainage plan for the
site and show any necessary easements. Driveway surfacing materials shall be shown on
the plan submitted for architectural review. Continued compliance with this mitigation
measure will be accomplished through final review of the project improvement plans;
building and grading plan check; and occupancy release.
Resolution No. 5404-04 + `r
PD 91-04
Page 6 of 14 Attachment 3
Noise
16. Loudspeakers, amplified music or other similar devices shall not be allowed as part of the
regular business operation.
17. All service equipment such as air compressors, air tools, or similar equipment shall be
operated indoors or within an insulated enclosure.
18. Soffit vents, eave vents, dormer vents, and other wall and roof penetrations shall be located
on the walls and roofs facing north and south, away from the noise source. If vents, doors,
windows, or other roof and wall penetrations face east towards the transportation noise
source, they shall be acoustically rated and designed to have an S.T.C. rating of 30 or
greater.
• Monitoring Program:
Plans provided for construction plan check will be examined for any potential noise
sources. A business plan will be required to be submitted to the city as part of the project
application. The business plan shall comply with noise mitigation measure, prohibiting
the use of amplified music, loudspeakers or similar devices.
Traffic
19. Traffic Signal at Aerovista Place. Prior to the issuance of building permits, applicant shall
request of and receive from Caltrans all necessary permits to install a traffic signal at the
Aerovista—Broad Street intersection. As a condition of project occupancy, applicant shall
complete the installation of said traffic signal, to the approval of Caltrans and the Public
Works Director unless Caltrans determines that the signal is not warranted or necessary at
this time. All proposed traffic signals will be constructed with emergency preemption
actuation (Opticom).
• Monitoring Program:
Traffic and road improvements shall be required to be completed and inspected prior to
occupancy of the new building unless otherwise bonded or agreed upon by the City
Public Works Director.
Utilities and Service Systems
20. The proposed service bays shall be sloped to prevent any spills, contaminants, or wash water
from flowing out of the service bays. The service bays shall include a floor drain system
that includes a clarifier or sand/oil separator, as appropriate, that then discharges to the
sanitary sewer.
21. Exterior drains will be required to flow to an approved oil/sand separator before being
discharged to the storm drain system.
Resolution No. 5404-04 n
PD 91-04 U
Page 7 of 14 Attachment 3
• Monitoring Program:
Plans submitted for construction plan and site demolition shall identify the site recycling
plan. Plans shall detail all drainage facilities including an oil-water separator and other
systems that are deemed necessary. All drainage facilities shall be installed and inspected
prior to occupancy of the building.
Section 3. Recommendation. The Planning Commission does hereby recommend to the
City Council approval of application PD 91-04, subject to the following conditions.
1. Within 6 months of City Council approval (following approval by the Architectural
Review Commission) the applicant shall prepare and submit a final amended
development plan to the Community Development Director consistent with Zoning
Ordinance Chapter 17.62.060.
2. An affordable housing agreement (per the City's Inclusionary Housing Requirements)
shall be submitted for review and approval of the Community Development Director
prior to proceeding to the Architectural Review Commission, following approval of the
applicable entitlements by the City Council.
3. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines following
approval of the planned development amendment by the City Council.
4. The PD amendment allows for the establishment of auto dealerships within the PD at 710
through 892 Aerovista Place, subject to approval of the County Airport Land Use
Commission, review and approval of a Planning Commission Use Permit and findings for
consistency with the Airport Area Specific Plan.
On motion by Commr. Loh , seconded by Commr. Osborne and on the following roll call vote to
wit:
AYES:. Commrs. Loh, Osborne, Boswell, Aiken, Christianson, and Caruso.
NOES: None
REFRAIN: None
ABSENT: Commr. Miller
The foregoing resolution was passed and adopted this 11th day of August, 2004.
G
nald isenand, Sec etary
Planning Commission
Attached: Exhibit A, Planned Development amended land use list
Planning Commission Minute J Attachment 4
August 11, 2004
Page 2
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr. Aiken moved staff recommendation to allow non-government offices less than
2,500 square feet. Seconded by Commr. Loh.
AYES: Commrs. Aiken, Loh, Osborne, Boswell, Christianson, and Caruso
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6:0 vote.
2. 892 Aerovista Place. PD 91-04: Planned Development amendment to allow auto
dealer/repair uses in the Business Park; C-S-PD zone; Brent Smith, applicant. (Phil
Dunsmore)
Associate Planner Phil Dunsmore presented the staff report, recommending that the
City Council amend the approved list of uses for the property's Business Park PD,
adding Auto Sales and Service uses as a conditionally allowable use, and approving a
Mitigated Negative Declaration.
Carol Florence, Oasis Associates, SLO,- gave a brief summary of the proposed PD
amendment requesting. She presented an overhead illustration of the proposed
dealership and the businesses surrounding it to show how the dealership will fit into this
area.
PUBLIC COMMENTS:
There were no comments made from the public.
COMMISSION COMMENTS:
Commr Loh moved the staff recommendation with the following text added "Auto Sales
and Service uses as a conditionally allowable use and "Trucks and Recreational
Vehicle sales and car rentals shall be prohibited. Seconded by Commr. Osborne.
Commr. Aiken spoke to the aesthetics of the project.
Commr. Christianson expressed a.concern on the lighting since this scenic area is the
gateway to the City. She proposed stronger design controls in the PD to insure that the
plan that actually gets constructed is compatible with design guidelines for business
park development.
l � 1�
Planning Commission Minute:
August 11,2004 — AttaCt1i71E�lt 4
Page 3
AYES: Commrs. Loh, Osborne, Boswell, Aiken, Christianson, and Caruso
NOES: None
ABSENT: Commr. Miller
ABSTAIN: None
The motion carried on a 6:0 vote.
Commr. Boswell moved that the City Council require Planning Commission review of
the use permit to ensure that the site design is compatible with the Draft Area Airport
Specific Plan Design Guidelines. Seconded by Commr. Christianson..
AYES: Commrs. Boswell, Christianson, and Caruso
NOES: Commrs. Osborne, Loh, and Aiken
ABSENT: Commr. Miller
ABSTAIN: None
The motion failed on a 3:3 vote.
3. City Wide. GPA 149-98: Review the work program for updating and combining the
Conservation Element and the Energy Conservation Element; City of San Luis
Obispo, applicant. (Jeff Hook)
On the advise of the City Attorney, this item was continued to the August 25, 2004
meeting, to allow staff to notice the hearing with a more accurate project description
COMMENT AND DISCUSSION:
4. Staff:
A. Agenda Forecast:
Deputy Director Whisenand gave an agenda forecast of upcoming items.
5. Commission:
Commr. Osborne reported that he attended the last City Council meeting and noted that
he related a comment from Chairperson Caruso on the Marketplace.
ADJOURMENT:
With no further business before the Commission, the meeting adjourned at 9:20
p.m. to the next regular meeting scheduled for August 25, 2004, at 7:00 p.m. in Council
Chamber.
Respectfully submitted by
Irene Pierce
Recording Secretary
.r Attachment 5
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION AGENDA REPORT ITEM#2
BY: Philip Dunsmore, Associate Planner(781-7522) MEETING DATE: August 11, 2004
FROM: Ronald Whisenand, Deputy Director-Development Review
FILE NUMBER: PD 91-04
PROJECT ADDRESS: 892 Aerovista Place
SUBJECT: Planned Development amendment to allow auto dealer/repair uses in the Business
Park PD; C-S-PD zone.
RECOMMENDATION
Adopt the attached Planning Commission resolution which recommends that the City Council
amend the approved list of uses for the property's Business Park PD, adding Auto Sales and
Service uses as a conditionally allowable use and approving a Mitigated Negative Declaration
(ER 91-04).
BACKGROUND
Situation
Smith Volvo, currently located at 1219 Monterey Street, San Luis Obispo, would like to re-locate
their business to 892 Aerovista Place. The subject property was annexed to the City in May of
2001 and the property was pre-zoned as Commercial Service Planned Development(C-S-PD). A
Planned Development (PD) overlay zone at this location was established to create list of allowed
land uses that would be consistent with the Business Park designation of the draft Airport Area
Specific Plan. Although auto sales and service uses are allowed within the C-S district, they are
not currently envisioned by the Draft Airport Area Specific Plan as being appropriate within the
new Business Park designation. Therefore "auto sales and service" was not included in the list of
allowed uses for the site's PD. The applicants are seeking an amendment to the PD to allow auto
sales.
Data Summary
Address: 892 Aerovista Place
Applicant: Brent Smith, Smith Volvo
Zoning: Commercial Service-Planned Development
General Plan: Services and Manufacturing
Environmental status: A Mitigated Negative Declaration is in the works (ER 91-04)
Attachment 5
PD 91-04
892 Aerovista
Page 2
Site Description
The subject parcel is a 2.54.-acre vacant lot at the corner of Aerovista Place and Broad Street
(Hwy 227). The General Plan designation is Services and Manufacturing and the Zoning is
Commercial Service Planned Development (C-S-PD). The site is identified in the draft Airport
Area Specific Plan as Business Park. This property was annexed to the City in 2001 as part of a
multi property annexation involving parcels totaling 13 acres. The property is within the County
Airport Land Use Planning Area zones 4 and 5 and is within close proximity to the airport.
Surrounding properties have been developed with commercial service and office buildings
consistent with the area's zoning designation. Other adjacent properties are currently vacant. The
project site does not contain significant vegetation or trees and appears to have been previously
graded for construction of improvements and surrounding streets.
Proiect Description
The applicant is proposing to construct a full service auto sales facility with auto repair and
services. The conceptual plan has been reviewed by the Architectural Review Commission and
includes a vehicle showroom near Broad Street, outdoor vehicle display and storage areas, and a
service facility consisting of approximately 12 service bays. Customer and employee parking
would be accessed via Aerovista Place and would be located towards the interior of the site
behind the vehicle showroom and outdoor display areas. The conceptual development plan has
been attached, Attachment 2. The proposed site development would consist of the following:
✓ Showroom, sales and office building—approximately 8,819 square feet
✓ Service bays,pans area and pans storage- approximately 9,244 square feet
✓ Outdoor sales area-23,580 square feet
If the PD amendment to allow auto sales is approved by City Council, the project would return to
the ARC for a complete review of the site plan and building designs.
EVALUATION
Standards for Review
The proposed auto dealership must be consistent with the City's General Plan, Zoning
Regulations, and applicable development standards.
General Plan Consistency
The project is subject to review by the City's General Plan, the draft Airport Area Specific Plan
and the County Airport Land Use Plan. The following paragraphs evaluate the merits of the
proposed PD amendment for consistency with the General Plan. The General Plan policy is in
italics followed by a staff response.
� -aa-
Attachment 5
PD 91-04
892 Aerovista
Page 3
LU 3.5.7. Vehicle Sales
A)Auto Park Way The City intends to create around Auto Park Way an easily accessible
and attractive auto sales and service center. The City will reserve about 50 acres total for
vehicle sales in this area, including the areas shown in Figure 3. (This amount is
expected to be sufficient for relocation of dealerships located elsewhere in the City, plus
expansion of dealerships in proportion to projected County population growth.) The
areas shown for vehicle sales should be reserved for that use at least until the anticipated
year 2004 update of this element, when the amount of reserved land may be reconsidered.
If a plan for vehicle sales expansion onto prime agricultural soils is approved, it shall
provide for permanent preservation of prime soils, within the urban reserve or greenbelt.
If a plan for vehicle sales expansion into wetland or creek areas is approved, mitigation
shall consist at least of restoration and permanent preservation, within the urban reserve
or greenbelt, consistent with the Open Space Element.
B) Other Areas Auto sales in areas of the City other than Auto Park Way should be
minimized, in order to reinforce the auto sales center and to maximize space for other
uses in other locations.
Program 3.7.8 Auto Sales Relocation: The City will provide incentives to encourage
relocation of vehicle sales to the Auto Park Way area.
Staff response:
The General Plan Land Use Element speaks specifically to automotive dealerships relocating
outside of the downtown. The designated receiver site for auto sales uses is the Auto Park Way
vehicle sales area, however immediate opportunities for a project of this scale do not exist
without annexing and developing the McBride property that lies immediately adjacent to Kimball
Motors. Other locations, potentially available for expansion of auto sales uses include the
Madonna "gap" property located northwest of the new Coast Nissan and BMW dealership and
the vacant land in front of the Home Depot site.
Similar to the recently approved Cole Motors project on Broad Street, auto dealers are looking to
other locations to expand business opportunities and relocate outside of the City's downtown
planning area. The City's Economic Development Manager has issued the following statement
regarding the proposed relocation of Smith Volvo:
"One of the major goals adopted by Council for the 2003-05 budgetary cycle is to
encourage and promote retail projects that will increase sales revenues to the City.
The expansion of Smith Volvo at this location will assist in accomplishing this goal.
Additionally, the relocation of Smith Volvo out of the "uptown" area of Monterey
Street will provide increased functionality to the auto dealership and presumably result
in the reuse of the Monterey Street Property to something more compatible with
downtown uses today."
LU 3.5. Services and Manufacturing: LU 3.5.1: Purpose
The City should have sufficient land designated for Services and Manufacturing to meet
most demands of the City, and some demands of the region,for activities such as business
� -a 3
Attachment 5
PD 91-04
892 Aerovista
Page 4
services, 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). Areas
reserved for these uses may also accommodate convenience restaurants and other
activities primarily serving area workers.
Staff Response:
The proposed location for Smith Volvo is within area designated as Services and
Manufacturing on the City's General Plan Map. The zoning map identifies the location for
Commercial Service with a Planned Development overlay. As identified within the C-S
zoning designation consistent with the Land Use policy cited above, auto sales and service
uses are appropriate within the C-S district. The Planned Development zone(covering four
parcels on Aerovista) however was created to narrow the list of allowed uses within the C=S
district to match those uses allowed within the Business Park district of the Draft Airport
Area Specific Plan (AASP). The Planning Commission should consider whether the use is
appropriate within the Business Park district of the AASP. If Auto Sales were approved at
this location, the use could eventually become non-conforming upon adoption of the AASP
unless the draft AASP is also amended to allow auto sales within the Business Park
designation throughout the Airport area.
LU 7.2:Airport Land Use Plan
Development should be permitted only if it is consistent with the San Luis Obispo County
Airport Land Use Plan. Prospective buyers of property which is subject to airport
influence should be so informed.
Staff response:
The County Airport Land Use Commission reviewed the project proposal on June 100, 2004
and found the project consistent with the County Airport Land Use Plan (Attachment 4,
ALUC action and staff report).
LU 7.9: Business Parks:LU 7.9.1:Location and Uses
Business parks may be developed in areas designated for them. Business parks are to
accommodate research and development and light manufacturing in a campus like
setting. They should provide high quality design of public and private facilities. Land
designated for a business park should not be further divided or developed until the City
annexes the area and approves a master plan for the business park.
Staff response:
The subject property was annexed to the City in 2001 and was approved with C-S-PD zoning to
become part of the future business park area of the AASP. As suggested above, the area is
intended to accommodate research and development and light manufacturing. The Planning
Commission should consider whether an auto dealership is an appropriate use considering the
proposed location and intentions of the Draft Airport Area Specific Plan. The following
discussion further describes the PD zoning and Business Park Designation.
"O'f
�l n
Attachment 5
PD 91-04
892 Aerovista
Page 5
As the Commission can see, the General Plan has strong support for retaining auto dealers in the
community, relocating them out of the downtown where more appropriate uses are desired, and
finding suitable areas for the dealers to succeed in meeting the needs of the community. The
issue is whether the General Plans description of"Business Park" precludes auto sales and repair
uses. Certainly the Commission should not allow a use that would have inherent land use
compatibility impacts (i.e. noise, odors, safety, etc.) or would make it difficult for more
traditional business park uses from locating in the City (i.e. significantly reduce the supply of
parcels available for business park development). In this case, the proposed dealer would not
present any land use compatibility issues to existing and future business park tenants in the area.
In addition the present demand for new auto dealers are limited while the supply of available
Business Park land encompasses many parcels within the airport area. Ultimately it will be the
orientation and design of the buildings in order to ensure that the character of the Business Park
area is maintained consistent with the Airport Area Specific Plan Design Guidelines.
OS 11.2.4 Viewshed Protection
Important view corridors, viewsheds, and gateways should be protected by:
A)Assessing new development's potential impact on these resources.
B) Mitigating, to the extent feasible, projects which would adversely impact important
view corridors, viewsheds, or gateways. When assessing scenic impacts along a gateway
(when the land is used for agriculture and will be maintained in agriculture), preserving
agricultural viability should have a higher priority then preserving scenic quality along
the gateway.
Staff response:
Highway 227 (Broad Street) is considered an important view corridor and is recognized in the
Circulation Element as a designated scenic roadway. The Draft Airport Area Specific Plan
considers this portion of Broad Street a gateway to the City. This gateway is considered the
area of transition from rural countryside into the City. The Specific Plan contains specific
design guidelines that discuss the required treatment for such corridors and gateways to the
city. For example, Guideline 5.11.1 of the Specific Plan states:
Gateways shall have the highest priority for.
• Enhancement of public facilities such as street and sidewalk pavement condition,
signs, and lighting;
• Putting existing overhead utilities underground;
• Enforcement of property condition standards.
Placing an auto dealership within a designated scenic roadway in a location that is considered
a gateway transition area to the City could conflict with General Plan Open Space policy
11.2.4 and with the guidelines of the Draft AirportArea Specific Plan unless specific
conditions are required of such development. The Planned Development amendment should
include design criteria in order to allow an auto dealership as a compatible use within the
Airport Area's Business Park designation. Development should be evaluated for consistency
with the Draft Airport Area Specific Plan Guidelines for architectural character. Specific
PD 91-04 Attachment 5
892 Aerovista
Page 6
attention shall be given to the following guidelines for the design of buildings facing the
public street:
5.12.2 Architectural character should strive to be responsive to the specific Airport Area
and San Luis Obispo context, including factors such as history and climate.
5.12.4 Building design should be vaned and distinctive, while being in harmony with
its context. Repetitive and/or stock design solutions should be avoided.
5.12.5 Building architecture should respond to the area's rural agricultural heritage.
5.13.1 Building offsets and articulations of the wall plane should be used to: reduce the
apparent overall building mass; create a play of shadow; provide visual interest; and
maintain a sense of scale.
5.14.3 Rooflines should be varied to add character and interest to buildings. Roof forms
that reference rural, agricultural building prototypes are preferred over flat roofs.
Although the final design of the building would be reviewed by the Architectural Review
Commission (ARC), the Planned Development should contain the above guidelines that will
help to maintain consistency with the high standard of architecture that is anticipated within
the Business Park district of the Airport Area, especially along significant view corridors.
The language above has been included in the draft Planning Commission resolution and new
auto dealerships within the Planned Development would be subject to these guidelines.
Consistency with Zoning Regulations
As previously stated, the proposed auto sales and service use is consistent with the underlying
Commercial Service (C-S) zoning designation if the Planned Development use list is
amended accordingly. The conceptual design plan (Attachment 2) complies with the Zoning
Regulations Property Development Standards in terms of required yards, height, parking, and
lot coverage. A final design plan would be reviewed by the ARC if the City Council
approves the PD amendment to allow auto sales. The ARC would review the building design
and site layout for consistency with the Zoning Regulations.
"PD"Zoning for Land Use Compatibility with the Anticipated Business ParkDesi ng ation
The recent annexation and prezoning involved specifying an appropriate City zoning designation
for the site upon annexation. The City was asked to approve a project where the General Plan
map shows Services and Manufacturing, but where the draft of the Airport Area Specific Plan
map shows Business Park. Following is the draft specific plan's statement of purpose for the
Business Park designation.
Attachment 5
PD 91-04
892 Aerovista
Page 7
"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."
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 (see Attachment 5, PD Ordinance and list of
allowed uses). Unless the Planning Commission and Council ultimately determine that auto
sales and service uses are appropriate within the City's Business Park districts, this use too would
fall into this "non-conforming use" category. Under zoning rules, these non-conforming uses
could make future building or site improvements at this site difficult.
Until adoption of the Airport Area Specific Plan (and a simultaneous General Plan amendment),
the PD zone provides the 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 & Business
Manufacturing PD
Park
The key issue is whether auto sales and service uses can "move to the right" and become a
compatible Business Park use.
City Auto Dealer Study
In November of 1999, the City Council directed staff to study the plight of auto dealers in finding
suitable land in the City to locate and expand. Although the current General Plan encourages
dealers to locate in the Auto Park area along Los Osos Valley Road and Calle Joaquin,
annexation and development of suitable expansion area has been met with difficulty. Staff
studied both the difficulties in expansion at the existing auto park area as well as other alternative
sites in the City that would be appropriate. Although lower on the list of desired alternative
locations, this area along Broad Street was identified as a possible auto dealership location in the
study. A copy of the Council received study is attached(Attachment 7).
OTHER DEPARTMENT AND AGENCY COMMENTS
The project was routed to various City departments to allow a review of code restrictions,
parking, access, and potential public improvements. The following discussion highlights the
pertinent review points of the project:
PD 91-04 Attachment 5
892 Aerovista
Page 8
City Public Works Department, transportation division:
The Transportation Division has requested input from Caltrans regarding the need for
signalization of the intersection at Aero Vista and Broad Street or other intersections in the
vicinity. Cal Trans initially requested that a traffic study be performed to evaluate the project's
impacts to Hwy 227, however this request has since been withdrawn (see Attachment 6 Cal
Trans letter July 29, 2004). Additionally, the City may remove parking along a portion of the
project's Aerovista Drive street frontage to provide for a transit stop. These issues will be
addressed as the actual development proceeds through the development approval process.
Utilities
The Utilities department will require a separate connection for automatic fire sprinklers and the
fire service lateral will need to have a backflow preventer. The backflow preventer can be located
no further than 25 feet from the right-of-way line without prior written approval of the Utilities
Engineer. The ARC should consider the location and placement of the backflow preventer to
ensure adequate screening of the device. Reclaimed water will be required to be utilized for
significant landscape areas.
ENVIRONMENTAL REVIEW
Since the amendment to the Planned Development includes changes to the list of allowed uses,
the project is subject to environmental review. Normally, the development of an auto dealership
within the C-S district would be exempt from environmental review unless specific site
conditions such as creeks, wetlands, a flood zone, or significant cultural or archeological
resources triggered such review. In this case the site is not adjacent to a creek or wetland, nor is
it within any other known sensitive habitat area. Surface archeological examinations on this site
for former projects have returned negative results. The Initial Study of Environmental Review,
Attachment 3, contains draft mitigation measures for the proposed development in order to
minimize impacts from the proposed development from concerns such as noise, aesthetics,
hazards, traffic, water and air quality. As proposed, the development of an auto dealership at this
location would result in less than significant impacts to the site with the incorporation of
proposed mitigation measures. Additionally, the proposed PD amendment, as recommended by
staff, contains specific guidelines that mitigate the potential aesthetic impacts of placing an auto
dealership within a scenic corridor.
CONCLUSION
The PD amendment, as recommended by staff, would allow Auto Sales and Service within this
planned development. As drafted within the PD amendment, approval of future auto sales uses
would be subject to a Planning Commission Use Permit. The Planning Commission must
consider the future implications of approving the amendment, considering the Draft Airport Area
Specific Plan and its goals for the Business Park designation. If the PD is amended to allow the
use, then the PD will also need to be amended to mitigate potential incompatibility with the
design guidelines that will be introduced with the Specific Plan. The Business Park district
1 ' d�
}
Attachment 5
PD 91-04
892 Aerovista
Page 9
within the draft AASP includes many other parcels and unless the Commission wants to treat this
use as non-conforming, the entire Business Park district should be considered.
The AASP Business Park designation was not intended to accommodate auto sales. A change to
that vision, however, is possible at this time. The key is to determine whether this use will be
compatible and whether it will reduce land available for other more traditional Business Park
uses. The most important consideration is; is this is an appropriate location for the proposed
use?
ALTERNATIVES
1. Approve a resolution recommending that the City Council deny the proposed amendment,
based on findings of inconsistency with the Draft Airport Area Specific Plan and General
Plan as specified by the Planning Commission. The denial should be accompanied by a
recommended course of action for a proposed alternative location for Smith Volvo.
2. Continue review of the amendment with specific direction to the applicant and staff.
Attached:
1. Vicinity Map
2. Applicant's statement and project description with reduced scale drawings
3. Initial Study(ER 91-04)
4. County Airport Land Use Commission Action letter
5. Ordinance 1393, prezoning the property to C-S-PD
6. Letter from Cal Trans
7. City Auto Dealer Study
8. Resolution recommending approval of the amendment to the City Council
G:\GROUPS\COMDEV\CD-PL.AN\Pdunsm=\Rezoning&PDs\Smith Volvo PD amend\PD 91-04 Smith Volvo PC rpLdoc
[ rU l
Attachment 6 -
INITIAL STUDY
ENVIRONMENTAL CHECKLIST FORM
For ER#91-04
1. Project Title: Smith Volvo PD Amendment
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:
Philip Dunsmore, Associate Planner(805) 781-7522
4. Project Location:
892 Aerovista San Luis Obispo CA 93401
5. Project Sponsor's Name and Address:
Brent Smith 1219 Monterey Street San Luis Obispo, CA 93401
6. General.Ptan Designation:
Services &Manufacturing
7. Zoning:
Commercial Service Planned Development
8. Description of the Project:
Planned Development (PD) amendment to allow an auto sales and service facility within the PD
zoning district at 892 Aerovista Place. Auto Sales and Service are currently not allowed uses
within the PD Zoning District governing this site. The amendment will add auto sales to the list
of conditionally allowed uses for this PD zone. Site development consists of an automobile
showroom, sales area, offices, service bays, parking and outdoor vehicle display. Access to the
project site is proposed via two driveways from Aerovista Place. See attached site plan and
building elevations, Attachment 2.
9. Surrounding Land Uses and Settings:
The subject parcel is a 2.54-acre site that is currently vacant. No known former land uses exist
within recent city records and the property was annexed to the City from unincorporated San Luis
Obispo County area in 2001. The site is covered with annual grasses and is void of significant
vegetation. The site appears to have been cleared and graded at an earlier date. Surrounding
parcels to the south are vacant, while properties to the east and west contain developed
commercial service uses and associated buildings. The property is within close proximity to the
• / • •• • •• •
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Attachment 6
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages.
--X-- Aesthetics Geology/Soils Public Services
Agricultural Resources Hazards&Hazardous. Recreation
Materials
--X-- --X-- --X--
Air Quality Hydrology/Water Quality Transportation&Traffic
—X—
Biological Resources Land Use and Planning Utilities and Service
Systems
—X— --X--
Cultural Resources Noise Mandatory Findings of
Significance
Energy and Mineral Population and Housing g
a, x.
Resources }:£
FISH AND GAME FEES
There is no evidence before the Department that the project will have any potential adverse effects on fish
and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a
de minimis waiver with regards to the filing of Fish and Game Fees.
The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish
and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been
circulated to the California Department of Fish and Game for review and comment.
STATE CLEARINGHOUSE
This environmental document must be submitted to the State Clearinghouse for review by one or more
--X-- State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and
Community Development). The public review period shall not be less than 30 days (CEQA Guidelines
15073(a)).
CITY OF SAN LUIS OBISPO 3 INITIAL.STUDY ENVIRONMENTAL CHECKusr 2004
i
" 3 2-
Attachment 6
DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, =.-X--
there will not be a significant effect in this case because revisions in the project have been
made, or the mitigation measures described on an attached sheet(s) have been added and
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be
prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is-required.
I find that the proposed project MAY have a "potentially significant" impact(s) or"potentially
significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed
I find that although the proposed project could have a significant effect on the environment,
because all potentially significant effects (1) have been analyzed adequately in an earlier EIR
or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided
or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions
or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature Date
For:John Mandeville:
Printed Name Community Development Director
mad CITY OF SAN LUIS OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
Attachment 6
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 Code of
Regulations. 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..
�r
CITY OF SAN Luis Osisp0 5 INITIAL$runt ENVIRONMENTAL CHECKLIST 2004
rT �
Issues, Discussion and Supportil iformation Sources sourcesi Potentially ► C r¢)P 6
Smith Volvo,892 Aerovista Signithcant Significant Significant Impact
ER#91-04 Issues Unless Impact
Mitigation
Incorporated
1.AESTHETICS. Would theproject:
a) Have a substantial adverse effect on a scer icMita? _X_
b) Substantially damage scenic resources;including,but not limited _X_
to,trees,rock outcroppings,open space,and historic buildings
within a local or state scenic t ighway?
c) Substantially degrade the existing visual character or quality of __X__
the site and its surroundings?
d) Create a new source of substantial light or glare which would T T
adversely-effect.day or ni httime.views in the.area?
Evaluation
The project is located on a site that fronts State Highway 227 (Broad Street). The City's Circulation Element
recognizes this portion of Broad Street as a "Road of High Scenic Value". At this location, views that are
considered important include views of the South Street Hills and views of the Santa Lucia range to the east.
Since the proposed project is primarily on a site that is significantly lower than the roadway, the project is not
likely to significantly alter views, or block views of the surrounding hillsides. Additionally,the proposed project
has a reasonable setback and will appear as single-story construction from the roadway given the grade
differential. While the proposed building does not appear to adversely impact long-range views of the hills,
mitigation measures are recommended that guide the development plan and associated landscape plan to ensure
that the scenic view corridor is protected.
A comprehensive lighting plan and associated photometrics plan for such lighting has not been developed yet for
the proposed auto sales lot. Auto sales lots typically utilize bright lighting for outdoor display of vehicles. At
this location reduced light levels and properly shielded light sources are especially important because of the site's
location near the airport:. Intensive lighting could impact airport operations as well as produce unnecessary glare
for Broad Street motorists. Mitigation measures that limit maximum foot-candles, light spillage and hours of
operation are necessary to ensure the new light sources do not adversely affect nighttime views in the area nor
create a new source of glare.
Conclusion:
Potentially significant unless mitigation incorporated.
Mitigation Measures:Aesthetics
a) All structures 25 feet above average natural grade or taller shall maintain a minimum 40-foot setback
distance from the property line paralleling Broad Street.
b) No freestanding pole signs or monument signs greater than 6 feet in height shall be allowed within 40
feet of the property line parallel to Broad Street.
c) Street trees shall be shall be of a variety and spacing so as not to eliminate views through the site. Trees
shall be clustered and appropriately spaced to accomplish this.
d) Lighting shall be designed with full cut-off light shields with all lighting facing downwards. Protruding
. lenses,or light sources visible from outside the property lines shall not be allowed.
e) Height of pole lights shall be limited to 20 feet including base,pole and fixture.
f) The lighting plan shall include a photometrics plan that demonstrates the light intensity as measured 3
feet above grade directly below the light source and measures light intensity 3 feet above grade at all
property lines. The photometrics plan shall demonstrate light levels that are consistent with County
Airport Land Use Plan Policies and City Draft Airport Area Specific Plan Policies.
g) A landscape plan that includes screening shrubs and trees shall be incorporated at the north and west
CITY OF SAN LUIS OBISPO 6 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
1��3�
Issues, Discussion and Supportir._ .Iformation Sources Sources Pote / Potentially Less Than No
Smith Volvo,892 Aerovista Significant Significant Sign{ t ..
ER#91-04 Issues Unless Idtp hr
Mitigation
Incorporated
property lines in order to help eliminate potential light spillage onto adjacent properties.
h) Any display lights other than security lighting shall be reduced or turned off between the hours of 9:00
PM and 6:00 AM.
2.AGRICULTURE RESOURCES. Would theproject:
a) Convert Prime Farmland,Unique Farmland,or Farmland of _X
Statewide Importance(Farmland),as shown on the maps
pursuant to the Farmland Mapping and Monitoring Program of
the California Resources Agency,to non-agricultural use?
b) Conflict with existing zoning for agricultural use or a —X--
Williamson Act contract?
c) Involve other changes in the existing environment which,due to _X_
their location or nature,could result in conversion of Farmland
to non-agricultural use?
Evaluation
The existing site and vicinity is recognized as prime rangeland as shown on maps pursuant to the California Resources
Agency. However, the property is surrounded by developed properties within an urban setting adjacent to the San Luis
Obispo County Airport and the site is designated for Services and Manufacturing on the City's General Plan. No known
former significant agricultural uses other than cattle grazing are known for this site. The site's topography and soil type is not
conducive to accommodate typical crop agriculture. Adjacent properties are developed with services and manufacturing uses
and the property is directly adjacent to Highway 227.
Conclusion:
No impacts to existing on site or off site agricultural resources are anticipated with development of the project site.
3. AIR QUALITY. Would theproject:
a) Violate any air quality standard or contribute substantially to an __X_
existing or projected air quality violation?
b) Conflict with or obstruct implementation of the applicable air -X--
quality plan?
c) Expose sensitive receptors to substantial pollutant _X_
concentrations?
d) Create objectionable odors affecting a substantial number of _X_
people?
e) Result in a cumulatively considerable net increase of any criteria —X—
pollutant for which the project region is non-attainment under an
applicable federal or state ambient air quality standard
(including releasing emissions which exceed qualitative
thresholds for ozone precursors)?
Excavation and construction of the site has the potential to create dust and vehicle emissions that may exceed air
quality standards for temporary and intermittent periods unless mitigation measures are incorporated. Following
completion of construction, the proposed project and automobile sales use is anticipated to create less than
significant impacts to air quality. The project involves the relocation of an existing auto sales facility within the
city, rather than the establishment of an entirely new dealership, which presumably would reduce the potential
impacts of new trip generation.
The San Luis Obispo County Air Pollution Control District (APCD) has reviewed similar development projects
within the vicinity and offered suggested mitigation measures. In 2003,the APCD reviewed the site development
for Cole Motors auto dealership one mile from this site on Hwy 227 that involved a development plan of similar
scale. With that project, the APCD concluded that the grading activities had the potential to generate significant
CrrY OF SAN LUIS OBISPO 7 INITIAL STUDY ENVIRONMENTAL CNEcKusT 2004
1 /-3ln
Issues, Discussion and Supportii. iformation Sources sources Pott y Potentially gi I 6
Smith Volvo,892 Aerovista significant significant Significant Impact
ER#91-04 Issues Unless Impact
Mitigation
Incorporated
dust, including potentially impacting visibility along Broad Street. Additionally, the APCD noted that the
proposed use could generate operational emissions that exceeded CEQA significance thresholds for the ozone
precursors Nox and ROG.
Naturally Occurring Asbestos has been identified by the state Air Resources Board as a toxic air contaminant.
Serpentine and ultramafic rocks are very common in the City of San Luis Obispo and may contain naturally
occurring asbestos. Under the State Air Resources Board Air Toxics Control Measure(ATCM)for Construction,
Grading, Quarrying, and Surface Mining Operations, prior to any construction or grading activities at the site the
applicant must comply with all applicable requirements outlined in the Asbestos ATCM.
Conclusion:
Potentially significant unless mitigation measures are incorporated.
Mitigation Measures: Air Quality
The following mitigation measures are designed to reduce temporary and intermittent air pollution associated
with grading and construction of the proposed auto dealership:
1. The following dust mitigation measures are required at the start and maintained throughout the duration
of the construction or grading activity:
a) Construction vehicle speed at the work site must be limited to fifteen (15) miles per hour or less;
b) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to
prevent visible emissions from crossing the property line;
c) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions
from crossing the property line;
d) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or
covered when material is not being added to or removed from the pile;
e) Equipment must be washed down before moving from the property onto a paved public road; and
f) Visible track-out on the paved public road must be cleaned using wet sweeping or a NEPA filter
equipped vacuum device within twenty-four(24) hours.
g) No person shall engage in any construction or grading operation on property where the area to be
disturbed is greater than one(1.0)acre unless an Asbestos Dust Mitigation Plan for the operation
has been:
1. Submitted to and approved by the Air Pollution Control District before the start of any
construction or grading activity;and
2. The provisions of that dust mitigation plan are implemented at the beginning and maintained
throughout the duration of the construction or grading activity.
2. The following mitigation measures are designed to eliminate project operational impacts as suggested by
the SLO County APCD:
a) Provide on-site bicycle parking.
b) Provide on-site eating,refrigeration and food vending facilities to reduce lunchtime trips;
c) Provide preferential carpool and vanpool parking.
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) Increase building energy efficiency rating by 10% above what is required by Title 24
requirements. This can be accomplished in a number of ways (increasing attic, wall or floor
insulation,etc.).
f) If the project is located on an established transit route, improve public transit accessibility by
CITY OF SAN LUIS Osispo 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
1 ��2n
Issues, Discussion and Supporth iformation Sources Sources Pott y Potentially Less Than No
Smith Volvo,892 Aerovista Signittcant significant Signij t 7m # 6
ER#91-04 Issues unless h#ac t
Mitigation
Incorporated
providing transit turnouts with direct pedestrian access to the project or improve existing transit
stop amenities.
g) Implement a lunchtime shuttle to reduce single occupant vehicle trips.
h) Use energy efficient interior lighting.
i) Use built-in energy efficient appliances,where applicable.
j) Use double-paned windows.
4. BIOLOGICAL RESOURCES. Would theproject:
a) Have a substantial adverse effect,either directly or indirectly or __X__
through habitat modifications,on any species identified as a
candidate,sensitive,or special 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 _X_
other sensitive natural community identified in local or regional
plans,policies,or regulations,or by the California Department
of Fish and Game or U.S.Fish and Wildlife Service?
c) Conflict with any local policies or ordinances protecting __X_
biological resources,such as a tree preservation policy or
ordinance(e.g.Heritage Trees)?
d) Interfere substantially with the movement of any native resident _X_
or migratory fish or wildlife species or with established native
resident or migratory wildlife corridors,or impede the use of
wildlife nursery sites?
e) Conflict with the provisions of an adopted habitat Conservation _X_
Plan,Natural Community Conservation Plan,or other approved
local,regional,or state habitat conservation plan?
f) Have a substantial adverse effect on Federally protected __X__
wetlands as defined in Section 404 of the Clean Water Act
(including,but not limited to,marshes,vernal pools,etc.)
through direct removal,filling,hydrological interruption,or
other means?
No known creeks, wetlands, meadows, native trees, or other potential habitat areas are within or near the project
site. The site is a gently sloping vacant site substantially surrounded by urban development and roads. The site
appears to have been formerly graded and is absent of native grasses, vegetation or trees. No known native plant
or animal habitats appear to exist within or adjacent to the project site.
Conclusion:
No impacts to known biological resources are anticipated with the PD amendment or development project.
5.CULTURAL RESOURCES. Would theproject:
a) Cause a substantial adverse change in the significance of a _X
historic resource?(See CEQA Guidelines 150645)
b) Cause a substantial adverse change in the significance of an _X_
archaeological resource?(See CEQA Guidelines 15064.5)
c) Directly or indirectly destroy a unique paleontological resource _X_
or site or unique geologic feature?
d) Disturb any human remains,including those interred outside of _X_
formal cemeteries?
CITY OF SAN Luis 09iSPo 9 INITIAL STUDY ENVIRONMENTAL CHECKL'gT 2004
1 -'W
Issues, Discussion and Supportil .iformation Sources Sources Pot^y Potentially s 1liaci No
Smith Volvo,892 Aerovista significant Significant S Mitt i1ilest 6
ER #91-04 Issues Unless Impact
Mitigation
lncorpomted
A Phase One archeological surface survey was previously prepared for this property since it was recently
considered for development following annexation in 2001. A copy of the report and archeologist's
recommendation has been attached, Attachment 3. No known archeological sites are indicated for the project site
and vicinity on City Archeological site maps and records of the SLO County Archeological Society. The Phase
One report did not recommend additional site analysis based on field observations. Despite the survey's
conclusion there is a potential to discover historic or pre-historic remains when the site is excavated, especially
given its size. Mitigation measures are necessary to ensure the protection and adequate documentation of such
resources should they be discovered during site grading and construction.
No known paleontological sites exist within the project site or vicinity. The site contains no known unique
geologic features.
Conclusion:
Potentially significant unless mitigation measures are incoroporated.
Mitigation Measures: Cultural Resources
a) During construction, in the event that subsurface cultural or historic material is discovered on the
property, all activities shall cease in the affected area until the area is surveyed by an
archeologist/historian approved by the City. At that time a subsurface testing program shall be initiated
in order to determine the presence or absence of any historic or pre-historic materials on the site. Under
the direction of the archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
6. ENERGY-AND MINERAL RESOURCES. Would the ro'ect:
a) Conflict with adopted energy conservation;plans? __X_
15) Use n6fi4enewable resources to it wasteful and inefficient -X—
nianner?
C) Result in the loss of,availability ofa-known:minend resource __X_
that would be of value to the region and the residents of the
sate?.
This project is a relocation of an existing auto sales facility within the City. The business is relocating to an area
that is generally more conducive to the sales and storage of automobiles than the existing site located within the
downtown planning area of the City. The proposed project does not conflict with the City's Energy
Conservation Element and would be located on land designated for commercial service uses.
By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the
recycling of construction waste for projects valued at over$50,000 or demolition of structures over 1000 square
feet. The recycling plan shall be submitted to the Building Department with the project construction. The City's
Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan.
No known mineral resources are known to the project site or immediate vicinity. No impacts to energy and
mineral resources are anticipated.
Conclusion:
No impacts to energy and mineral resources are anticipated with the proposed project.
7. GEOLOGY AND SOILS. Would theproject:
�� CITY OF SAN Luis OetsPo 10 INITIAL STUDY ENVIRONMENTAL CHECKus7 2_004
Issues, Discussion and Supportit., .nformation Sources sources Pott y Potentially ,p�q,
Smith Volvo,892 Aerovista significant Significant I - ' t 4hfphctt S
ER #91-04 Issues Unless Impact
Mitigation
incorporated
a) Expose people or structures to potential substantial adverse —X—
effects,including risk of loss,injury or death involving:
I. Rupture of a known earthquake fault,as delineated in the --X--
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area,or based on other
substantial evidence of a known fault?
IL Strong seismic ground shaking? --X--
III. Seismic-related ground failure,including liquefaction? —X--
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 that —X—
would become unstable as a result of the project,and potentially
result in on or off site landslides,lateral spreading,subsidence,
liquefaction,or collapse?
d) Be located on expansive soil,as defined in Table 18-1-B of the —X—
Uniform Building Code(1994),creating substantial risks to life
or property? —F i
There are no known fault lines on site or in the immediate vicinity. However, the City of San Luis Obispo is in
Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during
the life of proposed structures. Structures must be designed in compliance with seismic design criteria established
in the Uniform Building Code.
The project is not likely to result in the loss of topsoil or substantial erosion since the site development plan
identifies construction that corresponds to the existing slope.
Moderately expansive soils are common in the project vicinity. All new construction will require a City building
permit, and therefore require construction that will meet or exceed building code standards for these soils.
Conclusion:
As proposed, the project is not likely to create significant impacts to area geology or soils if developed consistent
with required City development standards and building codes.
& HAZARDS AND HAZARDOUS MATERIALS. Would the r( 'ect:
a) Create a significant hazard to the public or the environment —X—
through the routine use,transport or disposal of hazardous
materials?
b) Create a significant hazard to the public or the environment —X—
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
c) Emit hazardous emissions or handle hazardous or acutely --X--
hazardous materials,substances,or waste within one-quarter
mile of an existing or proposed school?
d) Expose people or structures to existing sources of hazardous --X—
emissions or hazardous or acutely hazardous materials,
substances,or waste?
e) Be located on a site which is included on a list of hazardous —X—
materials sites compiled pursuant to Government Code Section
659625 and,as a result,it would create a significant hazard to
the public or the environment?
CITY OF SAN Luis OBISPO 11 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2044
l )"Tlr f
Issues, Discussion and Supportii._.nformation Sources Sources Pote y Potentially Less Titan No
Smith Volvo,892 Aerovista Significant Significant Sianificaqct
ER#91-04 Issues Unless l:l +r �t 6
Mitigation
Incorporated
f) For a project located within an airport land use plan,or within —X—
two miles of a public airport,would the project result in a safety
hazard for the people residing or working in the project area?
g) Impair implementation of,or physically interfere with,the —X—
adopted emergency response plan or emergency evacuation
plan?
h) Expose people or structures to a significant risk of lose,injury,ordeath,death,involving wildland fires,including where wildlands are
adjacent to urbanized areas or where residents are intermixed
with wiidlands?
The project site is located within San Luis Obispo County Airport Land Use Plan Zones 4 and 5. This zone is
subject to aircraft operations and is within close proximity to the flight path, runway and airport services. The
proposed use, auto sales and service, is an allowed use under the County Airport Land Use Plan. However, uses
in this district are restricted to a maximum commercial occupancy of 150 persons per acre. The proposed auto
sales and service facility is likely to contain a maximum density of less than 25 persons per acre including
employees and customers. The San Luis Obispo County Airport Land Use Commission has reviewed the project
and finds that the proposed use and conceptual development plan is conditionally acceptable. The project appears
to be consistent with the Airport Land Use Plan with incorporation of the following mitigation measures:
Conclusion:
Potentially significant unless mitigation measures are incorporated.
Mitigation Measures: Hazards and Hazardous Materials
a) Maximum commercial occupancy shall not exceed 150 persons per acre.
b) Above ground bulk fuel storage shall not be allowed at this site.
9. HYDROLOGY AND WATER QUALITY. Would theproject:
a) Violate any water quality standards or waste discharge —X—
requirements?
b) Substantially deplete groundwater supplies or interfere --X—
substantially with groundwater recharge such that there would be
a net deficit in aquifer volume or a lowering of the local
groundwater table level(e.g.The production rate of preexisting
nearby wells would drop to a level which would not support
existing land uses for which permits have been granted)?
c) Create or contribute runoff water which would exceed the --X—
capacity of existing or planned storm water drainage systems or
provide additional sources of runoff into surface waters
(including,but not limited to,wetlands,riparian areas,ponds,
springs,creeks,streams,rivers,lakes,estuaries,tidal areas,bays,
ocean,etc.)?
d) Substantially alter the existing drainage pattern of the site or —X—
area in a mariner which would result in substantial erosion or
siltation onsite or offsite?
e) Substantially alter the existing drainage pattern of the site or —X—
area in a manner which would result in substantial flooding
onsite or offsite?
f) Place housing within a 100-year flood hazard area as mapped on —X—
CITY OF SAN LUIS OBtspo 12 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
1. 4
Issues, Discussion and Supportii iformation Sources sources Pott y Potentially Las'ibao No
Smith Volvo,892 Aerovista Signihcant Significant Sign scant Impact
ER#91-04 Issues Unless tmp��$ hrne t 6
Mitigation
Incorporated
a Federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
g) Place within a 100-year flood hazard area structures which _X_
would impede or redirect flood flows?
h) Will the project introduce typical storm water pollutants into _X_
ground or surface waters?
i) Will the project alter ground water or surface water quality,
temperature,dissolved oxygen,or turbidity?
The proposed project add significant paved parking and vehicle storage areas to a vacant, unpaved lot. Therefore,
proposed development will alter site drainage patterns and decrease percolation. New site drainage will need to
comply with the City's Waterways Management Plan. The site is not within or adjacent to a known waterway,
creek, flood zone or significant drainage area. Following construction, the site's drainage can be improved and
lessened with the introduction of open pervious drainage swales (bioswales) fossil filters for point source runoff,
and oil and water separators for areas that are subject to intense automotive use, such as an auto repair facility.
With proposed mitigation measures, less than significant impacts to hydrology and water quality are anticipated.
Conclusion:
Potentially significant unless mitigation measures are incorporated.
Mitigation Measures: Hydrology and Water Quality
1. All site drainage shall be directed towards the public right-of-way unless other provisions are
approved by the City. In no cases shall site drainage from parking and auto storage areas be
directed towards a storm drain system that enters a creekway unless filtered through a bioswale,
fossil filter, oil &water separator or other City approved method.
2. Where feasible, driveways, parking areas or vehicle display areas shall be constructed of
pervious materials such as turf block with the intention of increasing on-site water percolation.
10. LAND USE AND PLANNING. Would theproject:
a) Conflict with applicable land use plan, policy, or regulation of —X—
an agency with jurisdiction over the project adopted for the
purpose of avoiding or mitigating an environmental effect?
b) Physically divide an established community? _x
c) Conflict with any applicable habitat conservation plan or natural X_
community conservationplans?
The site is zoned C-S-PD, Service-Commercial with the Planned Development overlay. This zoning designation
accommodates uses such as auto sales and repair. The Planned Development zoning was applied to the site to
create consistency with the City's Draft Airport Area Specific Plan (AASP). The AASP designates this site as
Business Park, which does not allow auto sales and service. The PD amendment, which is the subject of this
application, intends to modify the PD zoning to add auto sales to the list of allowed uses. Adjacent uses,
consisting of commercial warehouse and service related retail uses are consistent with this proposed use. The
proposed use does not conflict with any known habitat conservation plan or applicable land use plans other than
the Draft RASP.
Conclusion:
Although the proposed use is not consistent with the Draft AASP Business Park designation for the site, the use
is consistent with the City's Service and Manufacturing Land Use designation as specified within the General
Plan. The use is also consistent with the San Luis Obispo County Airport Land Use Plan. In addition,the County
Airport Land Use Commission found the use to be consistent with Airport Land Use Plan policies. The proposed
�� CITY OF SAN LUIS OBISPO 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
Issues, Discussion and Supporti, iformation Sources Sources Pott y Potentially Less Than No
Smith Volvo,892 Aerovista Signincant Significant S 'i2! I-II t 6
ER #91-04 Issues Unless Impact
Mitigation
Incorporated
PD amendment would add the use to the list of allowable or conditionally allowable uses for this district.
11.NOISE. Would the project result in:
a) Exposure of people to or generation of"unacceptable"noise _X_
levels as defined by the San Luis Obispo General Plan Noise
Element,or general noise levels in excess of standards
established in the Noise Ordinance?
b) A substantial temporary,periodic,or permanent increase in __X_
ambient noise levels in the project vicinity above levels existing
without the project?
c) Exposure of persons to or generation of excessive groundbome __X__
vibration or groundborne noise levels?
d) For a project located within an airport land use plan,or within _X_
two miles of a public airport or public use airport,would the
project expose people residing or working in the project area to
excessive noise levels?
The project location is close to potential traffic noise sources from Broad Street, (Hwy 227) and is close to the`
San Luis Obispo County Airport. Airport noise for this location is assumed to reach a peak of 60 dB.
Anticipated traffic noise at City buildout is 65 dB for a portion of the building site closest to Broad Street. The
San Luis Obispo General Plan Noise Element recommends the preparation of a noise study when commercial or
residential development may be exposed to a noise source of 65 dB or above. David Lord (Noise consultant)
performed a complete noise study for this site in March 2001 in preparation for a project proposal that was never
constructed. The site layout and type of construction analyzed in the prior noise study is similar to the auto
dealership proposed. Therefore, the same recommendations for noise reduction mitigation can be applied to this
project. Recommended mitigation measures also address.
The proposed auto sales and service use is not directly adjacent to existing or proposed residential areas, and no
concentrations of housing or employees are located nearby. Additionally, the proposed use is not anticipated to
generate excessive noise levels. In some cases,auto sales facilities generate unnecessary noise through the use of
loudspeakers, music or other devices. Other forms of potential noise at the proposed use include air compressor
noise or mechanical device noise that may be generated from the auto service portion of the proposed use.
Mitigation measures regarding these potential noise sources are listed below.
The project is not likely to expose on-site employees or customers to excessive noise levels. The adjacent
roadway may produce a high level of ambient traffic noise (up to 65 dB at City buildout) as projected on the
City's noise contour maps. However, due to the proposed distance of the building from the roadway, and with
standard construction techniques, interior noise levels can be mitigated so that employees of the proposed auto
sales business will not be exposed to excessive traffic noise. The location of the office areas would be
constructed on the first floor, below the grade of Broad Street, and the first floor, a vehicle showroom would be
at grade with Broad Street. Less than significant impacts to noise exposure is anticipated with proposed
mitigation measures.
Conclusion:
Potentially significant unless mitigation measures are incorporated.
Mitigation Measures: Noise
a) Loudspeakers, amplified music or other similar devices shall not be allowed as part of the regular
business operation.
CITY OF SAN LUIS OetsPo 14 INITIAL STUDY ENVIRONMENTAL CHECKusT 2004
- 4.3
Issues, Discussion and Supportins ,formation Sources Sources Potet Potentially Less Than No
Smith Volvo,892 Aerovista Significant Significant S' cant Impact
ER #91-04 Issues Unless paw ii7 8 int
Mitigation
Incorporated
b) All service equipment such as air compressors, air tools, or similar equipment shall be operated indoors
or within an insulated enclosure.
c) Soffit vents, eave vents, dormer vents, and other wall and roof penetrations shall be located on the walls
and roofs facing north and south, away from the noise source. If vents,doors, windows, or other roof and
wall penetrations face east towards the transportation noise source, they shall be acoustically rated and
designed to have an S.T.C. rating of 30 or greater.
12. POPULATION AND HOUSING. Would theproject:
a) Induce substantial population growth in an area, either directly --X--
(for example by proposing new homes or businesses) or
indirectly (for example, through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing or people —X—
necessitating the construction of replacement housing
elsewhere?
The site is zoned for commercial development and does not contain existing or proposed housing. The project is
not likely to alter or induce growth since it is simply a re-location of an existing auto sales facility within the
City. Therefore, the project would not induce substantial growth into the area or cause local or regional growth
projections to be exceeded.
Conclusion:
No impacts to population or housing are anticipated. The applicant will be responsible for paying applicable
Inclusionary housing fees at the time that building permits are issued.
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—
Other public facilities? —X—
This property was annexed to the City in 2001 and is now served by City services. The City Fire and Police
departments have indicated that the new site will be served with adequate response times. The project will be
subject to impact fees that will cumulatively offset any increased demands on roads and other public services. As
discussed in the traffic section, the project will be subject to road improvements to in order to create safe and
adequate circulation to the site.
Conclusion:
Less than significant impacts to public services are anticipated with the proposed site development.
14.RECREATION. Would theproject:
a) Increase the use of existing neighborhood or regional parks or —X—
other recreational facilities such that substantial physical
deterioration of the facility would occur or be accelerated?
b) Include recreational facilities or require the construction or —X—
expansion of recreational facilities,which might have an adverse
CITY OF SAN LUIS OBISPO is INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
1' -44
Issues, Discussion and Supportin,_ . formation Sources Sources Potei Potentially Less Inian No
Smith Volvo,892 Aerovista SignificantIsssignificaes nt Si��facnt�� 'l_tntnp�ac�t 6
ER #91-04 Ed
Mitigation
Incorporated
h sical effect on the environment?
The project is the relocation of an existing auto sales facility to a site in a location designated as Services and Manufacturing
on the City's General Plan. No impacts to recreation facilities are anticipated.
15. TRANSPORTATION/TRAFFIC. Would theproject:
a) Cause an increase in traffic which is substantial in relation to the
existing traffic traffic load and capacity of the street system?
b) Exceed,either individually or cumulatively,a level of service _X_
standard established by the county congestion management
agency for designated roads and Highways?
c) Substantially increase hazards due to design features(e.g. sharp _X_
curves or dangerous intersections)or incompatible uses(e:g.
farm equipment)?
d) Result in inadequate emergency access?
e) Result Result in inadequate parking capacity onsite or offsite? —X-
f) Conflict with adopted policies__supporting.altemative --X—
traosportation:(e.g.;bus.tumouts bicycle racks)?
g) Conflict with the with San Luis Obispo County Airport Land —X—
Use,Plan resulting-in substantial_safety risks from hazards,noise,
or.acharta n.air_traffic atterns?
The project is a request to amend the approved PD zoning for the site to allow an automobile dealership.
Without the PD amendment the site could be developed with commercial buildings that are consistent with the
Business Park/Planned Development designations for this site. Broad Street in the vicinity of the project has three
travel lanes; two southbound and one northbound. The posted speed is 55 mph. The project does not propose
any driveways onto Broad Street. Project access will be provided from Aerovista Place. The intersection at
Aerovista and Broad Street is un-signalized. Broad Street has four travel lanes north of Tank Farm Road and two
lanes south of Tank Farm Road. The peak-month average daily traffic (ADT) on Broad Street is 13,000 to
15,000 vehicles near the airport and about 25,000 vehicles north of the airport at the city limits. A 1997/98
traffic analysis concluded that the intersections of Broad Street and Aerovista, Tank Farm and Buckley Roads all
currently operate at an acceptable level of service(LOS "D"or better).
However, since this past analysis was done, traffic volumes have increased given new development that has
occurred in the vicinity. The traffic volume with the incorporation of the proposed use warrants the installation of
a traffic signal. The installation of the traffic signal falls under the jurisdiction of Caltrans since Broad Street is a
state highway at this location.
Pro ect.Vehicle Trips
Based on comprehensive traffic analysis of similar projects within the vicinity, the auto dealership is anticipated
to generate approximately 1,500 vehicle trips with 78 trips occurring during the AM peak hour and 115 trips
during the PM peak hour. Based on the addition of project traffic, the resulting intersection levels of service
would remain within acceptable limits. However, a traffic signal may be warranted at the intersection of Broad
Street and Aerovista should additional vacant properties develop on Aerovista.
The City's Public Works Transportation Division has reviewed the proposed project and potential traffic impacts,
anticipating that the project will result in less than significant impacts to area traffic with incorporation of a
Traffic Signal at Aerovista and Broad. Discussion will continue with Cal Trans in order to determine if a new
traffic signal will be installed at Broad Street and Aerovista. Other road improvements to create a reasonable
pedestrian and vehicle environment may be imposed on the project as conditions of approval. The air quality
mitigation measures noted in the previous section will help reduce the number of vehicle trips by encouraging
alternative modes of transportation.
�� CnY OF SAN Luis OBISPO 16 INmAL STUDY ENVIRONMENTAL CHECKL 1sT 2004
Issues, Discussion and Supporting .formation Sources sources Poco Potentially Less Than No
Smith Volvo,892 Aerovista Significant Significant Significant Impact
ER#91-04 Issues unless PpIct^ I c
t
Mitigation
Incorporated
Conclusion:
Potentially significant unless mitigation measures are incorporated.
Mitigation Measure: Traffic
1. Traffic Signal at Aerovista Place. Prior to the issuance of building permits, applicant shall request of and
receive from Caltrans all necessary permits to install a traffic signal at the Aerovista—Broad Street
intersection. As a condition of project occupancy, applicant shall complete the installation of said traffic
signal, to the approval of Caltrans and the Public Works Director unless Caltrans determines that the signal
is not warranted or necessary at this time. All proposed traffic signals will be constructed with emergency
preemption actuation(Opticom).
16.UTILITIES AND SERVICE SYSTEMS. Would theproject:
a) Exceed wastewater treatment requirements of the applicable _X_
Regional Water Quality Control Board?
b) Require or result in the construction or expansion of new water _X_
treatment,waste water treatment,water quality control,or storm
drainage facilities,the construction of which could cause
significant environmental effects?
c) Have sufficient water supplies available to serve the project _X_
from existing entitlements and resources,or are new and
expanded water resources needed?
d) Result in a determination by the wastewater treatment provider
which serves serves or may serve the project that it has adequate
capacity to serve the project's projected demand in addition to
the provider's existing commitment?
e) Be served by a landfill with sufficient permitted capacity to -X—
accommodate the project's solid waste disposal needs?
f) Comply with federal,state,and local statutes and regulations _X_
related to solid waste?
The City's Utilities Department has reviewed the proposed project. Upon development, a water allocation will
be required, due to the additional demand on the City's water supplies. The City currently has water to allocate,
and does so on a "first-come, first-served" basis. Water is allocated at the time building permits are issued and
the Water Impact Fee is paid. Both the Water and the Wastewater Impact Fees are based on the size of the water
meter(s) serving the development with appropriate credit given for prior accounts on the property.
Appropriate backflow prevention will be necessary on any connection to the City water system if the property
includes a well. All backflow preventers shall be approved by the University of Southern California Foundation
for Cross-Connection Control and Hydraulic Research.
Section 13.08.130B of the Municipal Code states that no polluted water may be discharged to a drainage system
that flows to any creek or to the City storm drain system. The proposed service bays shall be sloped to prevent
any spills, contaminants, or wash water from flowing out of the service bays. The service bays shall include a
floor drain system that includes a clarifier or sand/oil separator, as appropriate, that then discharges to the
sanitary sewer. The City's Industrial Waste Coordinator will provide specific requirements.
A separate connection shall be required for automatic fire sprinklers. The fire service lateral shall include a USC
approved backflow preventer appropriate for the proposed use. The backflow preventer shall be located as close
to the public right-of-way as possible, in direct alignment with the connection to the public water main. The
CITY OF SAN Luis OHISPo 17 INmAL STORY ENVIRONMENTAL CKEOKus 2ZP
1
Issues, Discussion and Supporting,.iformation Sources sources Poten. Potentially less Than No
Smith Volvo,892 Aerovista significant significant Si ificaznt Impact
ER #91-04 Issues Unless t'.0 .i fI r?"L J
Mitigation
Incorporated
backflow preventer can be located no further than 25 feet from the right-of-way line without prior written
approval of the Utilities Engineer. If the fire service supports one or more fire hydrants, the USC approved
backflow preventer shall also include detector capabilities (double detector check assembly). The FDC may be
located behind the backflow prevention assembly, in accordance with manufacturer's recommendations. The
location and orientation of the FDC shall be approved by the Fire Department.
In Summary the project is anticipated to create less than significant impacts with incorporation of the following
mitigation measures in addition to mitigation measures listed within the Hydrology section:
Mitigation Measures: Utilities and Service Systems
1. The proposed service bays shall be sloped to prevent any spills, contaminants, or wash water
from flowing out of the service bays. The service bays shall include a floor drain system that
includes a clarifier or sand/oil separator, as appropriate, that then discharges to the sanitary
sewer.
2. Exterior drains will be required to flow to an approved oil/sand separator before being
discharged to the storm drain system.
17.MANDATORY FINDINGS OF SIGNIFICANCE.
a) Does the project have the potential to degrade the quality of the —X—
environment,substantially reduce the habitat of a fish or wildlife
species,cause a fish or wildlife population to drop below self-
sustaining levels,threaten to eliminate a plant or animal
community,reduce the number or restrict the range of a rare or
endangered plant or animal or eliminate important examples of
the major periods of California history or prehistory?
N/A
b) Does the project have impacts that are individually limited,but
cumulatively considerable? ("Cumulatively considerable"
meatus that the incremental effects of a project are considerable
when viewed in connection with the effects of the past projects,
the effects of other current projects,and the effects of probable
futureprojects)
N/A
c) Does the project have environmental effects which will cause —X—
substantial adverse effects on human beings,either directly or
indirectly?
N/A
Crnr OF SAN LUIS OBISPo 18 INrn LL.STUDY ENVIRONMENTAL CHECKLIST 20
I r`1''
YilL��i iil(� n1 �
18.EARLIER ANALYSES.
Earlier analysis may be used where,pursuant to the tiering,program EIR, or other CEQA process,one or more effects have
been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion
should identify the following items:
a Earlier analysis used. Identify earlier analyses and state where they are available for review.
N/A
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 the earlier analysis.
N/A
c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation
measures which were incorporated or refined from the earlier document and the extent to which they address site-specific
conditions of the projea
N/A
19. SOURCE REFERENCES.
1. City of SLO General Plan Land Use Element,July 2002
2. City of SLO General Plan Circulation Element,November 1994
3. City of SLO General Plan Noise Element,May 1996
4. City of SLO General Plan Safety Element,July 2000
5. City of SLO General Plan Conservation Element,July 1973
6. City of SLO General Plan Energy Conservation Element,April 1981
7. City of SLO Water and Wastewater Element,July 1996
8. City of SLO General Plan EIR 1994 for Update to the Land Use and Circulation Elements
9. City of San Luis Obispo Municipal Code
10. City of San Luis Obispo,Land Use Inventory Database
11. Site Visit
12. Phase one Archaeological surface survey for the Volny project performed by Charles E.Dills October 12, 1989
13. USDA,Natural Resources Conservation Service,Soil Survey of San Luis Obispo Count
14. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency:
http://www. nsrv.ca. ov/dl /FMMP/
15. Clean Air Plan for San Luis Obispo County,Air Pollution Control District, 1995
16. SLO County rt Land Use Plan
17. Institute of Transportation Engineers,Trip Generation Manual,6 Edition,on file in the Community Development
Department
18. City of San Luis Obispo Noise Guidebook,May 1996
19. 2001 City of San Luis Obispo Water Resources Report
20. City of San Luis Obispo,Historic Resource Preservation Guidelines,on file in the Community Development
Department
21. City of San Luis Obispo,Archaeological Resource Preservation Guidelines,on file in the Community
Development Department
22. City of San Luis Obispo,Historic Site Ma
23. City of San Luis Obispo Burial Sensitivity Ma
24. City of SLO Source Reduction and Recycling Element,on file in the Utilities Department
25. San Luis Obispo Quadrangle Map,prepared by the State Geologist in compliance with the Alquist-Priolo
Earthquake Fault Zoning Act,effective January 1, 1990
26. Flood Insurance Rate Ma (Community Panel 0603100005 C)dated July 7, 1981
27. San Luis Obispo County Airport Land Use Plan
28. Architectural Review Guidelines
29. 1997 Uniform Building Code
30. Draft Airport Area Specific Plan
"7'6
Issues, Discussion and Supportiti,, formation Sources Sources Potei Potentially Less'Than No
signihwnt Significant Sigmfican l it l irl
ARC/ER 91-04 Issues Unless 1(npe+bFz 1 dl i i
Mitigation
892 Aerovista Incorporated
All documents listed above are available for review at the City of San Luis Obispo Community Development Department,990
Palm Street,San Luis Obispo,California(805)781-7522.
REQUIRED MITIGATION AND MONITORING PROGRAMS
Aesthetics
1. All structures 25 feet above average natural grade or taller shall maintain a minimum 40-foot setback
distance from the property line paralleling Broad Street.
2. No freestanding pole signs or monument signs greater than 6 feet in height shall be allowed within 40
feet of the property line parallel to Broad Street.
3. Street trees shall be shall be of a variety and spacing so as not to eliminate views through the site. Trees
shall be clustered and appropriately spaced to accomplish this.
4. Lighting shall be designed with full cut-off light shields with all lighting facing downwards. Protruding
lenses,or light sources visible from outside the property lines shall not be allowed.
5. Height of pole lights shall be limited to 20 feet including base, pole and fixture.
6. The lighting plan shall include a photometrics plan that demonstrates the light intensity as measured 3
feet above grade directly below the light source and measures light intensity 3 feet above grade at all
property lines. The photometrics plan shall demonstrate light levels that are consistent with County
Airport Land Use Plan Policies and City Draft Airport Area Specific Plan Policies.
7. A landscape plan that includes screening shrubs and trees shall be incorporated at the north and west
property lines in order to help eliminate potential light spillage onto adjacent properties.
S. Any display lights other than security lighting shall be reduced or turned off between the hours of 9:00
PM and 6:00 AM.
• Monitoring Program:
Plans submitted for architectural review shall provide a required setbacks and site dimensions. Compliance
with the site plan shall be verified through construction plan check and site review. A lighting photometric
plan shall be submitted for review and approval by the Community Development Department as part of the
construction plan check. An examination of installed lighting will be analyzed prior to occupancy of the site.
A final landscape plan will be reviewed and approved as part of the construction plan check. Installed
landscape will be reviewed prior to occupancy release.
Air Quality
1. The following dust mitigation measures are required at the start and maintained throughout the duration
of the construction or grading activity:
a) Construction vehicle speed at the work site must be limited to fifteen(15)miles per hour or less;
b) Prior to any ground disturbance, sufficient water must be applied to the area to be disturbed to
prevent visible emissions from crossing the property line;
c) Areas to be graded or excavated must be kept adequately wetted to prevent visible emissions
from crossing the property line;
d) Storage piles must be kept adequately wetted, treated with a chemical dust suppressant, or
covered when material is not being added to or removed from the pile;
e) Equipment must be washed down before moving from the property onto a paved public road;and
f) Visible track-out on the paved public road must be cleaned using wet sweeping or a HEPA filter
equipped vacuum device within twenty-four(24)hours.
`O CITY OF SAN LUIS OBISPo 20 INITIAL STUDY ENVIRONMENTAL CHECKusT 2004
1 ,49 1' q
Issues, Discussion and Supportin" formation Sources Sources Poter Potentially Less Mian No
Significant Significant rfic t Impact
ARC/ER 91-04 Issues Unless , " it lent
Mitigation
892 Aerovista
Incorporated
g) No person shall engage in any construction or grading operation on property where the area to be
disturbed is greater than one(1.0)acre unless an Asbestos Dust Mitigation Plan for the operation
has been: Submitted to and approved by the Air Pollution Control District before the start of any
construction or grading activity; and the provisions of that dust mitigation plan are implemented
at the beginning and maintained throughout the duration of the construction or grading activity.
2. The following mitigation measures are designed to eliminate project operational impacts as suggested by
the SLO County APCD:
k) Provide on-site bicycle parking.
1) Provide on-site eating, refrigeration and food vending facilities to reduce lunchtime trips;
m) Provide preferential carpool and vanpool parking; and,
n) 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.
o) Increase building energy efficiency rating by 10% above what is required by Title 24
requirements. This can be accomplished in a number of ways (increasing attic, wall or floor
insulation,etc.).
p) If the project is located on an established transit route, improve public transit accessibility by
providing transit turnouts with direct pedestrian access to the project or improve existing transit
stop amenities.
q) Implement a lunchtime shuttle to reduce single occupant vehicle trips.
r) Use energy efficient interior lighting.
s) Use built-in energy efficient appliances, where applicable.
t) Use double-paned windows.
• Monitoring Program:
Dust mitigation measures shall be clearly indicated on the cover sheet of the approved project plans. A
pre-construction meeting shall be required to inform construction crew of site requirements. A site
review during the construction phase will occur to ensure compliance with mitigation measures.
Operational mitigation measures shall be implemented onto the project plans submitted for building plan
check.
Cultural Resources
1. During construction, in the event that subsurface cultural or historic material is discovered on the
property, all activities shall cease in the affected area until the area is surveyed by an
archeologist/historian approved by the City. At that time a subsurface testing program shall be initiated
in order to determine the presence or absence of any historic or pre-historic materials on the site. Under
the direction of the archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
• Monitoring Program:
Archeological requirements shall be printed clearly onto the site-grading plan and discussed with the general
contractor prior to commencement of construction.
Hazards and Hazardous Materials
1. Maximum commercial occupancy shall not exceed 150 persons per acre.
2. Above ground bulk fuel storage shall not be allowed at this site.
• Monitoring Program:
��i CrrY OF SAN Luis OaisPO 21 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2004
Issues, Discussion and Supportih, tforrnationSources Sources Pot el Potentially Less Than No
Significant Significant Significant Impact
ARC/ER 91-04 Issues Unless act C irnent 6
Mitigation +r'tiI
892 Aerovista Incorporated
The proposed project does not involve the occupancy of 150 or more persons,nor does it involve above ground
fuel storage. Continued monitoring of the project site uses and structures will occur as necessary in order to
ensure compliance with the San Luis Obispo County Airport Land Use Plan.
Hydrology and Water Quality
1. All site drainage shall be directed towards the public right of way unless other provisions are approved
by the City. In no cases shall site drainage from parking and auto storage areas be directed towards a
storm drain system that enters a creekway unless filtered through a bioswale, fossil filter, oil & water
separator or other City approved method.
2. Where feasible, driveways, parking areas or vehicle display areas shall be constructed of pervious
materials such as turf block with the intention of increasing on-site water percolation.
• Monitoring Program:
Plans submitted for architectural review shall provide a grading and drainage plan for the site and show
any necessary easements. Driveway surfacing materials shall be shown on the plan submitted for
architectural review. Continued compliance with this mitigation measure will be accomplished through
final review of the project improvement plans; building and grading plan check; and occupancy release.
Noise
1. Loudspeakers, amplified music or other similar devices shall not be allowed as part of the regular
business operation.
2. All service equipment such as air compressors, air tools, or similar equipment shall be operated indoors
or within an insulated enclosure.
3. Soffit vents, eave vents, dormer vents, and other wall and roof penetrations shall be located on the walls
and roofs facing north and south, away from the noise source. If vents,doors, windows,or other roof and
wall penetrations face east towards the transportation noise source, they shall be acoustically rated and
designed to have an S.T.C.rating of 30 or greater.
o Monitoring Program:
Plans provided for construction plan check will be examined for any potential noise sources. A business plan
will be required to be submitted to the city as part of the project application. The business plan shall comply with
noise mitigation measure,prohibiting the use of amplified music, loudspeakers or similar devices.
Traffic
1. Traffic Signal at Aerovista Place. Prior to the issuance of building permits, applicant shall request of
and receive from Caltrans all necessary permits to install a traffic signal at the Aerovista—Broad Street
intersection. As a condition of project occupancy, applicant shall complete the installation of said traffic
signal, to the approval of Caltrans and the Public Works Director unless Caltrans determines that the
signal is not warranted or necessary at this time. All proposed traffic signals will be constructed with
emergency preemption actuation (Opticom).
• Monitoring Program:
Traffic and road improvements shall be required to be completed and inspected prior to occupancy of the new
building unless otherwise bonded or agreed upon by the City Public Works Director.
Utilities and Service Systems
CITY OF SAN Luis OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIsT2004
IES, Discussion and Supportif., .,(formation Sources sources P07 1 y Potentially Less Than No
SSU
Significant Significant Significant Impact
UnlessARC/ER 91-04ues Mitigation Ahnf'nt
892 Aerovista Incorporated
1. The proposed service bays shall be sloped to prevent any spills, contaminants, or wash water from
flowing out of the service bays. The service bays shall include a floor drain system that includes a
clarifier or sand/oil separator,as appropriate, that then discharges to the sanitary sewer.
2._ Exterior drains will be required to flow to an approved oil/sand separator before being discharged to the
storm drain system.
• Monitoring Program:
Plans submitted for construction plan and site demolition shall identify the site recycling plan. Plans shall detail
all drainage facilities including an oil-water separator and other systems that are deemed necessary. All drainage
facilities shall be installed and inspected prior to occupancy of the building.
Attachment 1: Vicinity Map
Attachment 2: Reduced scale project plans for Smith Volvo
Attachment 3: Phase One archaeology report previously prepared for the site
�`r/
CITY OF SAN Luls OBISPO 23 INITIAL STUDY ENVIRONMENTAL CHECK7 2004
Attachment 7
DRAFT
ORDINANCE NO. (2004 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING PLANNED DEVELOPMENT ORDINANCE 1393 TO ALLOW
AUTO SALES
PD/ER 91-04
(892.Aerovista Place)
WHEREAS, the Planning Commission conducted a public hearing on August 11, 2004
and recommended approval of amendments to the Planned Development Ordinance 1393 to
allow auto sales and a revised development plan; and
WHEREAS, the City Council conducted a public hearing on October 5, 2004 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 proposed Planned Development amendment
is consistent with the General Plan, the purposes of the Zoning Regulations, and other applicable
City ordinances; and
WHEREAS, the City Council has considered the draft Mitigated Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission; and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:.
SECTION 1. Environmental Determination. The City Council finds and determines that
the project's Mitigated Negative Declaration adequately addresses the potential significant
environmental impacts of the proposed Planned Development amendment, and reflects the
independent judgment of the City Council. The Council hereby adopts said Mitigated Negative
Declaration with the following mitigation measures and monitoring programs:
Aesthetics
1. All structures 25 feet above average natural grade or taller shall maintain a minimum
40-foot setback distance from the property line paralleling Broad Street.
2. No freestanding pole signs or monument signs greater than 6 feet in height shall be
allowed within 40 feet of the property line parallel to Broad Street.
3. Street trees shall be of a variety and spacing so as not to eliminate views through the
site. Trees shall be clustered and appropriately spaced to accomplish this.
4. Lighting shall be designed with full cut-off light shields with all lighting facing
downwards. Protruding_ lenses, or light sources visible from outside the property lines
shall not be allowed.
5. Height of pole lights shall be limited to 20 feet including base,pole and fixture.
6. The lighting plan shall include a photometrics plan that demonstrates the light
intensity as measured 3 feet above grade directly below the light source and measures
light intensity 3 feet above grade at all property lines. The photometrics plan shall
Attachment 7
Ordinance No.(2004 Series)
PD/ER 91-04
Page 2
demonstrate light levels that are consistent with County Airport Land Use Plan
Policies and City Draft Airport Area Specific Plan Policies.
7. A landscape plan that includes screening shrubs and trees shall be incorporated at the
north and west property lines in order to help eliminate potential light spillage onto
adjacent properties.
8. Any display lights other than security lighting shall be reduced or turned off between
the hours of 9:00 PM and 6:00 AM.
• Monitoring Program:
Plans submitted for architectural review shall provide a required setbacks and site dimensions.
Compliance with the site plan shall be verified through construction plan check and site
review. A lighting photometric plan shall be submitted for review and approval by the
Community Development Department as part of the construction plan check. An examination
of installed lighting will be analyzed prior to occupancy of the site. A final landscape plan
will be reviewed and approved as part of the construction plan check. Installed landscape will
be reviewed prior to occupancy release.
Air Quality
9. The following dust mitigation measures are required at the start and maintained
throughout the duration of the construction or grading activity:
a) Construction vehicle speed at the work site must be limited to fifteen (15) miles
per hour or less;
b) Prior to any ground disturbance, sufficient water must be applied to the area to be
disturbed to prevent visible emissions from crossing the property line;
c) Areas to be graded or excavated must be kept adequately wetted to prevent visible
emissions from crossing the property line;
d) Storage piles must be kept adequately wetted, treated with a chemical dust
suppressant, or covered when material is not being added to or removed from the
pile;
e) Equipment must be washed down before moving from the property onto a paved
public road; and
f) Visible track-out on the paved public road must be cleaned using wet sweeping or
a NEPA filter equipped vacuum device within twenty-four(24) hours.
g) No person shall engage in any construction or grading operation on property
where the area to be disturbed is greater than one (1.0) acre unless an Asbestos
Dust Mitigation Plan for the operation has been: Submitted to and approved by
the Air Pollution Control District before the start of any construction or grading
activity; and the provisions of that dust mitigation plan are implemented at the
beginning and maintained throughout the duration of the construction or grading
activity.
10. The following mitigation measures are designed to eliminate project operational
impacts as suggested by the SLO County APCD:
a) Provide on-site bicycle parking.
Attachment 7
Ordinance No. (2004 Series)
PD/ER 91-04
Page 3
b) Provide on-site eating, refrigeration and food vending facilities to reduce
lunchtime trips;
c) Provide preferential carpool and vanpool parking; and,
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) Increase building energy efficiency rating by 10% above what is required by Title
24 requirements. This can be accomplished in a number of ways (increasing attic,
wall or floor insulation, etc.).
f) If the project is located on an established transit route, improve public transit
accessibility by providing transit turnouts with direct pedestrian access to the
project or improve existing transit stop amenities.
g) Implement a lunchtime shuttle to reduce single occupant vehicle trips.
h) Use energy efficient interior lighting.
i) Use built-in energy efficient appliances, where applicable.
j) Use double-paned windows.
• Monitoring Program:
Dust mitigation measures shall be clearly indicated on the cover sheet of the approved
project plans. A pre-construction meeting shall be required,to inform construction crew
of site requirements. A site review during the construction phase will occur to ensure
compliance with mitigation measures. Operational mitigation measures shall be
implemented onto the project plans submitted for building plan check.
Cultural Resources
11. During construction, in the event that subsurface cultural or historic material is
discovered on the property, all activities shall cease in the affected area until the area
is surveyed by an archeologist/historian approved by the City. At that time a
subsurface testing program shall be initiated in order to determine the presence or
absence of any historic or pre-historic materials on the site. Under the direction of the
archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
• Monitoring Program:
Archeological requirements shall be printed clearly onto the site-grading plan and
discussed with the general contractor prior to commencement of construction.
Hazards and Hazardous Materials
12. Maximum commercial occupancy shall not exceed 150 persons per acre.
13. Above ground bulk fuel storage shall not be allowed at this site.
• Monitoring Program:
The proposed project does not involve the occupancy of 150 or more persons, nor does it
involve above ground fuel storage. Continued monitoring of the project site uses and
structures will occur as necessary in order to ensure compliance with the San Luis Obispo
County Airport Land Use Plan.
Ordinance No. (2004 Series) Attachment 7
PD/ER 91-04
Page 4
Hydrology and Water Quality
14. All site drainage shall be directed towards the public right of way unless the City
approves other provisions. In no cases shall site drainage from parking and auto
storage areas be directed towards a storm drain system that enters a creekway unless
filtered through a bioswale, fossil filter, oil & water separator or other City approved
method.
15. Where feasible, driveways, parking areas or vehicle display areas shall be constructed
of pervious materials such as turf block with the intention of increasing on-site water
percolation.
• Monitoring Program:
Plans submitted for architectural review shall provide a grading and drainage plan for the
site and show any necessary easements. Driveway surfacing materials shall be shown on
the plan submitted for architectural review. Continued compliance with this mitigation
measure will be accomplished through final review of the project improvement plans;
building and grading plan check; and occupancy release.
Noise
16. Loudspeakers, amplified music or other similar devices shall not be allowed as part of
the regular business operation.
17. All service equipment such as air compressors, air tools, or similar equipment shall be
operated indoors or within an insulated enclosure.
18. Soffit vents, eave vents, dormer vents, and other wall and roof penetrations shall be
located on the walls and roofs facing north and south, away from the noise source. If
vents, doors, windows, or other roof and wall penetrations face east towards the
transportation noise source, they shall be acoustically rated and designed to have an
S.T.C. rating of 30 or greater.
• Monitoring Program:
Plans provided for construction plan check will be examined for any potential noise
sources. A business plan will be required to be submitted to the city as part of the project
application. The business plan shall comply with noise mitigation measure, prohibiting
the use of amplified music, loudspeakers or similar devices.
Traffic
19. Traffic Signal at Aerovista Place. Prior to the issuance of building permits,
applicant shall request of and receive from Caltrans all necessary permits to install a
traffic signal at the Aerovista—Broad Street intersection. As a condition of project
occupancy, applicant shall complete the installation of said traffic signal, to the
approval of Caltrans and the Public Works Director unless Caltrans determines that
the signal is not warranted or necessary at this time. All proposed traffic signals will
be constructed with emergency preemption actuation (Opticom).
• Monitoring.Program:
�5 to
Ordinance No.(2004 Series)
Attachment 7
PD/ER 91-04
Page 5
Traffic and road improvements shall be required to be completed and inspected prior to
occupancy of the new building unless otherwise bonded or agreed upon by the City
Public Works Director.
Utilities and Service Systems
20. The proposed service bays shall be sloped to prevent any spills, contaminants, or
wash water from flowing out of the service bays. The service bays shall include a
floor drain system that includes a clarifier or sand/oil separator, as appropriate, that
then discharges to the sanitary sewer.
21. Exterior drains will be required to flow to an approved oil/sand separator before being
discharged to the storm drain system.
• Monitoring Program:
Plans submitted for construction plan. and site demolition shall identify the site recycling
plan. Plans shall detail all drainage facilities including an oil-water separator and other
systems that are deemed necessary. All drainage facilities shall be installed and inspected
prior to occupancy of the building.
SECTION 2. Findings. The City Council makes the following findings-
1.
indings:1. The proposed project (establishment of a new auto sales dealership) is consistent with the
General Plan, and the proposed land use is allowed within the applicable primary zoning
district if the planned development use list isamended as.proposed.
2. The project complies with all applicable provisions of the Zoning Regulations as
described within the property development standards for the Commercial Service district.
3. The amendment will not result in any modifications to the development standards of the
Zoning Regulations since the amendment only allows the addition of one new use to the
list of conditionally allowable uses.
4. Aesthetic concerns of the proposed development will be addressed through the City's
Architectural Review Commission's review of plans for consistency with the Community
Design Guidelines prior to approval.
5. All affected public facilities, services, and utilities are adequate to serve the proposed
project.
6. The location, size, site planning and operating characteristics of the project are highly
suited to the characteristics of the site and surrounding neighborhood, and. will be
compatible with the character of the site, and the land uses and development intended for
the surrounding neighborhood by the General Plan.
7. The site is adequate for the project in terms of size, configuration topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
8. As conditioned, the establishment, maintenance, or operation of the proposed project will
not, in the circumstances of the particular case, be detrimental to the health, safety, or
general welfare of persons residing or working in the vicinity of the proposed use, or
Ordinance No. (2004 Series) Attachment 7
PD/ER 91-04
Page 6
detrimental or injurious to property and improvements in the neighborhood or to the
general welfare of the City.
9. The proposed use is consistent with the County Airport Land Use Plan since auto sales
are an allowed use within the airport zones.
10. The proposed use will be consistent with the intended development pattern for this
vicinity considering the Draft Airport Area Specific Plan and the proposed land use
pattern within the Broad Street corridor.
SECTION 3. Action. The Planned Development Amendment (PD 91-04), to allow new
auto sales and accessory auto service uses within the PD established for the four parcels on the
north side of Aerovista (7 10 through 892 Aerovista Place) as described within the list of allowed
uses (Exhibit A), is hereby approved subject to the following conditions:
1. Within 6 months of City Council approval and following approval by the Architectural
Review Commission, the applicant shall prepare and submit a final amended
development plan to the Community Development Director consistent with Zoning
Ordinance Chapter 17.62.060.
2. An affordable housing agreement (per the City's Inclusionary Housing Requirements)
shall be submitted for review and approval of the Community Development Director
prior to proceeding to the Architectural Review Commission, following approval of the
applicable entitlements by the City Council.
3. The project shall be forwarded to the Architectural Review Commission to review the
project design for consistency with the Community Design Guidelines following approval
of the planned development amendment by the City Council.
4. The PD amendment allows for the establishment of auto dealerships within the PD at 710
through 892 Aerovista Place, subject to approval of the County Airport Land Use
Commission, review and approval of a.Planning Commission Use Permit and findings for
consistency with the Airport Area Specific Plan.
SECTION 4. A summary of this ordinance, together with the names of Council
members voting for and against, shall be published at least five (5) days prior to its final passage,
in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall
go into effect at the expiration of thirty (30) days after its final passage.
INTRODUCED on the 5th day of October, 2004, AND FINALLY ADOPTED by the
Attachment 7
Ordinance No. (2004 Series)
PD/ER 91-04
Page 7
Council of the City of San Luis Obispo on the _ day of 2004, on the following roll
call vote:
AYES:
NOES:
ABSENT:
Mayor David F.Romero
ATTEST:
City Clerk Audrey Hooper
AP-PROVED AS TO FORM:
omey Jonathan Lowell
G:\GROUPS\COMDEV\CD-PLAN\Pdunsmore\Rezoning&PI)ASmith Volvo PD amend\PD 91-04 dmft cc ord.doc
I �� l
- Exhibit A
Recommended Uses
Page 1 Attachment 7
PD 91-04: Land Use Table 1
Type of Use C-S zone Business Park Staff
Land Use Table 91-04 Proposed in Airport Recommendation
Area Specific Plan
Advertising and related services A A A
Airports and related services PC D PC
Ambulance services A D' D'
Amusement arcades(video A --
games)
Amusement park,fairgrounds PC
Animal hospitals,boarding and A — --
grooming(small animals)
Animals hospitals,boarding D
and grooming(large animals) — --
Antennas—municipal,
commercial,and public utility D D D
broadcasting and wireless
communications subject to Airport Land
Use Commission
approval
Athletic and health clubs, A D' D'
fitness centers,game courts,
and other recreational facilities
—indoor
Audio and video production NL A A
studios
Auto repair and related services A
(body,brake,transmission,
muffler shops;painting,etc.)
Auto sound system installation A --
Banks,savings Moan,credit D2 D' D2
union or finance company—
Customer service branch
Corporate or regional A
administrative office
Broadcast studios A A A
Building and landscape A PC PC
maintenance services
Cabinet and carpentry shops D
Caretakers quarters A D D
Car rental as an exclusive use -- — D
l 'r`O 0
2
Recommended Uses Attachment 7
Page 2
Type of Use C-S zone Business Park Staff
proposed in Airport Area
Specific Plan Recommendation
Carwash—self-service or D —
mechanical
Catering.services A -- --
Cemeteries,mausoleums, PC — --
columbariums
Churches,synagogues,temples D3 _ —3
Circus,carnival, fair, festival, D
parades
Computer services A A A°
Concurrent sales of alcoholic D — --
beverage and motor fuel
Construction Activities A A A
(Section 17.08.010G).
Contractor's yards A
Convenience facilities
primarily to serve workers in
the area,which may include the
following(see also separate
retail and service listings): See day care Dt --3
Child or elderly care,each
facility having up to 5,000 sf gross
Poor area(GFA)
Sales of business and office A D' Dr
supplies(up to 5,000 sf GFA)
Barbers,hair stylists,manicurist, D D D
tanning salon
(2,000 sf GFA each)
Bicycle sales&repair(2,000 sf A D D
GFA each)
Branch of bank,.savings&loan, D D D
or credit union
(2,000 sf GFA each)
— .
--._._..-.._........_................_._..._..._.........._..._.. ..._..._......._......._..—.._._.._. .__.—_._.___..._..._ .._...___..._....._. .._.._._................................_.._........_. ._..
Laundry or dry-cleaning(2,000 sf See laundry below D1D1 ._
GFA each)
Retail sales of food,publications, -- D] Dr
and sundries(2,000 sf GFA each)
Credit reporting and collection A A A
Credit Union and Finance -- __ D5
Delivery and courier services D D
Det.and security services A
Drive-in theaters PC
Employment agencies -- D
Equipment Rental A _ __
J\ 3
Recommended Uses Attachment 7
Page 3
Type of Use C-S zone Business Park Staff
proposed in Airport Area Recommendation
Specific_Plan_
Exterminators and fumigators A — --
Feed stores and farm supplies A
Florists
Food bank and package food D --
distribution centers
Gas distributors—containerized D
(butane,propane,oxygen,etc.)
Government agency offices and — D D'
meeting rooms. offices pertaining to airport
operations and transportation
admin.only
Homeless shelters PC -- —
Hot tubs—commercial PC
Hotels or motels —6 PCI --3
Insurance services(local) — D5 Ds
Insurance services(regional) -- D5 Ds
Laboratories for medical or A A A
analytical research
Laundry/dry cleaner
• cleaning plant A __ See convenience facilities
• pick-up point A _
• self-service D
Manufacturing—food,
beverages;ice,apparel,
electronic,optical,
instrumentation products; D A9 D9
jewelry; musical
Mineral Extraction PC
Mortuaries
Nightclubs,discotheques PC
Offices-contractors and A A A
construction management
Offices-architecture, A A A
engineering, interior design
Offices(professional)
counselors,accountants, invest. 7
brokers,appraisers -'
Organizations(professional,
religious,political,labor, D D 3
fraternal,trade,youth,etc.)
offices and meeting rooms
Parking(as a principal use) Ds ..
J ^(V2L
4
Recommended Uses Att3C1`]iilE3llt 7
Page 4
Type of Use C-S zone Business Park Staff
proposed iPlan n Airport Area
Specific Recommendation
Photocopy services and quick A A A
printers
Photo finishing-retail A DI Dt
Photo finishing-wholesale;
blue-printing and microfilming A A A
service
Photographic studios A
Police or fire stations or — PCI
training facilities
Post offices and public and A — --
private postal services
Printing and publishing subject A PC A
to limitations for manufacturing
uses
Printing and publishing A PC PC
generally
Produce stand A —
Public assembly facilities
(community meeting rooms, PC DI 3
auditorium,convention halls)
Recycling-bulk receiving, NL
sorting,storage
Recreation facilities-indoor A DI Dt
Recreation facilities-outdoor A
Amusement facilities-outdoor— PC
low intensity(golf)
Amusement facilities-outdoor-
med.Intensity(golf driving
range,play lot) PC
-- ""
Amusement facilities-outdoor-
high Intensity(sports field,rec.
center,amusement park) PC
Railroad yards and stations D --
Repair services(office and A D D
business equipment)
Research&development—
services,software,consumer A A A
products,instruments,office
equipment,and similar items
Research&development—
transportation equipment, PC D D
weapons,metals, building,etc.
Restaurants,sandwich shops, D — Dt
take-out food,etc. See convenience facilities
I -1�3
-- 5
Recommended Uses Attachment 7
Page 5
Type of Use C-S zone Business Park Staff
proposed in Airport Area Recommendation
Specific Plan
Retail sales—convenience D Dt
stores
See convenience facilities
Retail sales—outdoor sales of
building materials and A _
gardening supplies
(lumberyards,nurseries)
Retail sales—indoor sales of
building materials and A _
gardening supplies(floor,paint,
glass).
Retail sales—appliances,
furniture and furnishings,
musical instruments;data
processing equipment, A -- --
business,office and medical
equipment stores;sporting
goods, outdoor supply.
Retail sales and repair of A Dr
bicycles See convenience facilities See convenience facilities
Retail auto sales A _ POO
Retail sales—auto parts and
accessories except tires and A --
batteries as principal use
Retail sales—tires and batteries A --
Retail sales and rental—boats, A — D
aircraft,mobile homes,etc. Aircraft only
Retail sales-groceries,liquor Dt
and specialized foods(bakery,
etc.) D — See convenience facilities
Retail sales-neighborhood D
grocery
Retail sales-warehouse stores
*45,000 sq.ft.or less gross floor D
area per establishment.
*more than 45,000 sq.ft.per
establishment. PC
Schools
*Colleges/universities __3
*Business,trade,recreational,or D 3
other specialized school
Secretarial and related services D D D
such as transcribing,telephone
answering
to
i
6
Recommended Uses Attachment 7
Page 6
Type of Use C-S zone Business Park Staff
proposed in Airport Area Recommendation
Specific Plan
Service stations A
Skating Rinks PC
Social services(see also -- D ._
organizations)
Stadiums PC -- --
Swap meets PC
Swimming pools(public) PC
Tallow works(rendering plant) -- -- __
Tattoo parlors D
Temporary real estate offices in
tract
Temporary sales D — As provided in the zoning
regulations
Temporary uses D — As provided in the zoning
reguiations
Ticket or travel agencies,and D D D
management of charters or
tours
Tire recapping A
Title companies -- D Ds
Trailer rental A ..
Trucking/taxi service A —
Utility company—Customer -- D
account services
Utility company—Corp yards A
Utility company—Engineering D A D
and administration offices
Vending machines
Veterinarians D
Warehousing,distribution,
moving,mini-storage as aA PC'
principal use
Water treatment services A
Wholesale(excluding fuel A PC' Dt
dealer)and trail order
Wholesale fuel dealers NL
Notes:
1. The following activities are secondary uses for business parks. Within the project site, their
combined floor area shall not exceed 25 percent of the total floor area. Some are also subject
I ; -��
7
Recommended Uses
Page 7 Attachment 7
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.
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.
10. Auto sales are restricted to the establishment of passenger vehicle sales and leasing only. No
RV sales, heavy trucks, or auto rental facilities shall be allowed. Auto repair and service uses
may be established as an accessory use to a new automobile retail sales center. The
establishment of new structures and site development shall be subject to the Draft Airport
Area Specific Plan design guidelines. Development shall be subject to the following
guidelines:
A. Architectural character should strive to be responsive to the specific Airport Area
and San Luis Obispo context, including factors such as history and climate.
B. Building design should be varied and distinctive, while being in harmony with its
context. Repetitive and/or stock design solutions should be avoided.
C. Building architecture should respond to the area's rural agricultural heritage.
D. Building offsets and articulations of the wall plane should be used to: reduce the
apparent overall building mass; create a play of shadow; provide visual interest;
and maintain a sense of scale.
E. Rooflines should be varied to add character and interest to buildings. Roof forms
that reference rural, agricultural building prototypes are preferred over flat roofs.
Attachment 8
RESOLUTION NO. -04
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING USE PERMIT TO ALLOW AUTO SALES AND ACCESSORY SERVICE
AT 892 AEROVISTA
PD-91-04
WIMREAS, the City Council conducted a public hearing on October 19, 2004 and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action for PD 91-04, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has considered the draft mitigated Negative Declaration of
environmental impact as prepared by staff for PD 91-04;
BE IT RESOLVED, by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings.
1. The City Council finds and determines that the proposed use, auto sales and service, will
not be detrimental to the health, safety or welfare of persons working or living at the site
or within the vicinity. This is because the site is surrounded by existing commercial
service uses, including auto service centers, and vacant commercial property.
2. The site is adequately served by an improved highway and street system and will not
increase commercial traffic within sensitive residential areas.
3. The use is consistent with the County Airport Land Use Plan since the Airport Land Use
Commission voted to find the project consistent with the Land Use Plan.
4. As conditioned, the use will be consistent with the General Plan and the City's
Community Design Guidelines. This is because project conditions require the use to be
designed with sensitivity to the scenic corridor of Broad Street and sensitivity to adjacent
commercial properties that may develop as a business park. Aesthetic concerns of the
proposed development will be addressed through the City's Architectural Review
Commission's review of plans for consistency with the Community Design Guidelines
prior to approval.
5. All affected public facilities, services, and utilities are adequate to serve the proposed
project.
6. The location, size, site planning and operating characteristics of the project are highly
suited to the characteristics of the site and surrounding neighborhood, and will be
compatible with the character of the site, and the land uses and development intended for
the surrounding neighborhood by the General Plan.
7. The site is adequate for the project in terms of size, configuration topography, and other
applicable features, and has appropriate access to public streets with adequate capacity to
accommodate the quantity and type of traffic expected to be generated by the use.
Resolution No. XXXX-04
Page 2
Attachment 8
8. The Mitigated Negative Declaration prepared for the Planned Development amendment
(PD 91-04) adequately addresses the potential significant environmental impacts of the
proposed project, and reflects the independent judgment of the Council.
SECTION 2. Action.
The City Council hereby approves the request (PD 91-04) for a Use Permit to allow the
establishment of auto sales and accessory service uses at 892 Aerovista, subject to the following
conditions:
1. The final design shall require review and approval by the Architectural Review
Commission for consistency with the Community Design Guidelines and the Draft
Airport Area Specific Plan.
2. Specific attention shall be given to the following design features for the establishment of
auto sales:
a) Architectural character shall strive to be responsive to the specific Airport Area
and San Luis Obispo context, including factors such as history and climate.
b) Building design shall be varied and distinctive, while being in harmony with its
context. Repetitive and/or stock design solutions should be avoided..
c) Building architecture shall respond to the area's rural agricultural heritage.
d) Building offsets and articulations of the wall plane shall be used to: reduce the
apparent overall building mass; create a play of shadow; provide visual interest;
and maintain a sense of scale.
e) Rooflines shall be varied to add character and interest to buildings. Roof forms that
reference rural, agricultural building prototypes are preferred over flat roofs.
3. The use is restricted to the establishment of passenger vehicle sales and leasing only. No
RV sales, heavy trucks, or auto rental facilities shall be allowed. Auto repair and service
uses may be established as an accessory use to a new automobile retail sales center.
4. Establishment of the use will be subject to applicable code requirements including, but
not limited to, off site improvements, impact fees, maintenance agreements dedications,
or other items necessary in order to allow the use to operate without causing detriment to
City Services and the public health, safety or welfare. Code requirements will be
determined at the time of review of final architectural plans.
5. Establishment of the use shall be subject to mitigation measures adopted with the
approval of PD 91-04.
t;=fig
Resolution No. XXXX-04
Page 3
Attachment 8
On motion of , seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was adopted this_day of 2004.
Mayor David F. Romero
ATTEST:
City Clerk Audrey Hooper
APPROVED AS TO FORM:
ttomey Jonathan Lowell
G:\GROUPS\COMDEV\CD-PLAN\Pdunsmore\Rezoning&PI)ASmith Volvo PD amend\COUNCQ-Reso 91-04.doc