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Home My WebLink About04/21/2009, PH5 - AMENDMENTS TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN FOR PROPERTIES AT THE CORNER OF SOUTH HIGUERA coonc�l Meetin17 acEnda Repout CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Direc Prepared By: Philip Dunsmore,Associate Planner SUBJECT: AMENDMENTS TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN FOR PROPERTIES AT THE CORNER OF SOUTH HIGUERA STREET,TANK FARM ROAD AND LONG STREET. (SPA 170-07). RECOMMENDATION As recommended by the Planning Commission: Approve a resolution adopting a Mitigated Negative Declaration (ER 170-07) and amending the Higuera Commerce Park Specific Plan to allow reduced minimum lot sizes and refined land uses for the Long Bonetti Ranch properties between Long Street and South Higuera Street at Tank Farm Road. DISCUSSION Situation The City has received an application for a specific plan amendment to accommodate a proposed commercial development known as"The Shops at Long Bonetti Ranch". Presently the site is part of the Special Industrial zone within the Higuera Commerce Park Specific Plan. The Specific Plan for this area has a somewhat narrow list of land uses, requires large lots, and is designed to accommodate large manufacturing and warehouse uses. The proposed amendments include reducing the minimum lot size from 1.75 acres to 9,000 square feet while refining the land use list to include some professional and service-type office uses and limited retail. The amendments would only pertain to a small portion of the specific plan area bounded by South Higuera Street, Tank Farm Road, and Long Street as shown on Attachment 1. The Planning Commission reviewed the amendments on March 11, 2009, recommending the City Council approve the request (see Attachments 6 & 7). If the Specific Plan amendment is approved, the applicant would proceed to the Cultural Heritage Committee and Architectural Review Commission for a review of the development plans. Site/Project Description The flat, highly visible property occupies the comer of Tank Farm Road and South Higuera Street. Presently, these parcels are part of the "Special Industrial District' within the Specific Plan. This district was designed to accommodate light industrial uses such as research and development, laboratories and precision manufacturing. However, in recent years the project vicinity has developed into a service-related retail area with a wide variety of land uses. Nearby uses include residential, retail grocery stores, restaurants, office parks, fitness facilities, and a wide variety of service-type retail uses. Light industrial and warehouse uses exist further to the north. Council Agenda Report - " - � SPA 170-07 (Higuera Commerce Park Specific Plan amendments) Page 2 Preliminary development plans include approximately 43,300 square feet of commercial space in 11 new buildings (Attachments 2 and 3). The existing historic residence, bam and other structures associated with the Long-Bonetti Ranch are proposed to be restored or reconstructed and incorporated into the project. A landscape area at the corner of the site would be preserved and restored consistent with an existing historic preservation agreement that exists for the property. A complete project description and area map are included in the attached Planning Commission staff report(Attachment 8). Planning Commission The Planning Commission voted 6-0 to adopt a resolution recommending approval of the specific plan amendments to the City Council (Attachment 6, PC resolution). Discussion of the Commission focused on the suitability of the proposed land uses within the existing General Plan designation of Services and Manufacturing. Although it was expressed that the proposed amendments are appropriate, it was also suggested that these amendments could have been accommodated with a General Plan amendment and rezoning for the property. However, rather than create a unique zoning for these properties, staff felt that the existing Specific Plan already recognized the different characteristics of these properties and further amendments to refine the existing land use criteria are appropriate under the existing General Plan designation. Historic Resources and CHC review The property nearest the comer of South Higuera and Tank Farm is included in the City's Inventory of Historic Resources as a "Master List" historic property. In 1908, George W. Long purchased the property and resided in the house that currently exists on the property. In about 1923, the property was sold to Bonetti, hence the current name of the property, Long-Bonetti Ranch. In addition to the historic residence, the historic features of the property include the granary building, the bam, the water tower, a windmill, and a large wood-clad freestanding sign facing South Higuera Street with the wording "Long-Bonetti Ranch". A historic preservation agreement on the property requires that these historic features be retained and restored on site with development of the property. The most significant benefit of the Specific Plan amendment originates from the need to preserve and respect the existing historic structures associated with the former Long-Bonetti Ranch. The need to preserve these structures is somewhat restrictive to the development of large scale manufacturing buildings as originally envisioned within the Specific Plan. Furthermore, the visually significant corner location acts as a gateway to the City and is better suited to smaller parcels and a wider variety of land uses other than large manufacturing buildings. The CHC reviewed the project on January 28, 2008 and offered direction to the applicants to adjust the proposed site plan to accommodate the historic structures. On April 28, 2008 the applicants returned to the CHC with a revised project and the CHC found that the conceptual design was consistent with City policies. If the Specific Plan amendment is approved, the project will return to the CHC for a final recommendation prior to proceeding to the ARC. P-1 5=a Council Agenda Report SPA 170-07 (Higuera Commerce Park Specific Plan amendments) Page 3 Land Uses The Long-Bonetti Ranch property is ---� located in the southern 30 acres of the Specific Plan within the Special Industrial District. The Specific Plan recognizes that the property directly at the corner of Tank Farm Road and South Service Commercial 1 Higuera is different; therefore a custom set of land uses (allowed only through a �� conditional use permit) has been L---- prescribed for this parcel only. This list is different from the rest of the Special Industrial District and includes retail and p�HF restaurant uses that are designed to '04/4 complement the historic ranch theme. Special industrial The proposed amendment would expand the sub-area that allows the conditional uses to include the vacant property Area subject to adjacent to Long Street. At the same 0 amendments time, the amendment proposes to refine Ranch the land use list to include land uses that sin Area are normally allowed in the Services and —Tr– RUE Manufacturing districts such as medical Map of Higuera Commerce Park Specific Plan offices, and some forms of retail sales. The sub area at the comer of South Higuera and Tank Farm The proposed land use list can be found in Road would be expanded as shown on the map above. Attachment 9,Exhibit A. Minimum Lot Size The Specific Plan limits the lot size in the Special Industrial district to 1.75 acres. The applicants are requesting the minimum lot size be reduced to 12,000 square feet. The intent of the larger lot size was to reserve these properties for larger, clean industrial and warehouse land uses. With the proposed amendment to the Specific Plan for a wider range of land uses, the minimum lot size restriction is no longer warranted. Retail and restaurant, and many of the uses to be allowed do not require 1.75 acre parcels. Outside of the specific plan area, the minimum lot size within the C-S and M zones is 9,000 square feet. The minimum lot size for the special industrial district within the specific plan should also be reduced to 9,000 square feet. The Specific Plan also allows airspace condominium lots of any size or shape and this standard should remain in effect. Although it is not likely that all of the lots will be reduced to this size, relaxing the minimum will allow for more development alternatives while accommodating the historic structures on the property and accommodating individual ownership of a wider range of land uses. In addition to reducing the minimum allowable lot size, the minimum lot width and depth should be reduced to meet the standards in the Subdivision Regulations. X145-3 Council Agenda Report SPA 170-07 (Higuera Commerce Park Specific Plan amendments) Page 4 General Plan Consistency The Planning Commission found the amendment and rezoning to be consistent with General Plan policy including Land Use Element policies regarding.the Services and Manufacturing district. In accordance with the policy, this district is appropriate to accommodate limited office and services uses in addition to some forms of retail uses. The Land Use Element describes this district as follows: 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 services, medical 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. The proposed range of land uses for the project site fits within this broad land use category and would complement this unique vicinity. CONCURRENCES The Public Works Department has found that the proposed Specific Plan amendment may result in additional trips and building intensity. Both Tank Farm Road and South Higuera Street are subject to a high volume of traffic. When the Specific Plan was originally prepared it recognized the need for road improvements, including potential widening of South Higuera Street. Furthermore, the Specific Plan limits the amount of driveways onto the property and prohibits new driveway access onto South Higuera Street. Due to the shift in land uses from a predominantly industrial character to a pattern that includes more retail and office uses, additional traffic impacts may result. This potential was discussed in the attached Initial Study (Attachment 5) and the City's transportation department has commented on the proposed development project. Rather than attach transportation improvements to the specific plan amendment, recommendations and conditions on transportation will be included with the review of the final development plan at the Architectural Review Commission. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Accordingly, since the proposed project is consistent with the General Plan, it has a neutral fiscal impact. Amending the Specific Plan for this location, however, is likely to stimulate redevelopment of the properties, which is likely to result in increased tax revenues since the affected properties are substantially vacant. ALTERNATIVES 1. Continue review of the Specific Plan amendment with specific direction to the applicant and staff. Council Agenda Report SPA 170-07 (Higuera Commerce Park Specific Plan amendments) Page 5 2. Approve a resolution denying the proposed Specific Plan amendment, based on findings of inconsistency with the General Plan. ATTACHMENTS: 1. Vicinity Map 2. Applicant's project description 3. Project concept plans 4. Excerpts from the Higuera Commerce Park Specific Plan 5. Initial Study(ER 170-07) 6. Planning Commission resolution 7. Planning Commission meeting minutes 8. Planning Commission Staff Report 9. Council Resolution adopting Specific Plan Amendment GACD-PLAN\Pdunsmore\Rezoning&GPA's\SPA 170-07(Long-Bonetti)\SPA 170-07 Council Report.doc w coo W� C>J MSP S WA CqE S WWI- TANK FARM � 2 O 1�t c� - J .s-s Cs .5.5 VICINITY MAP SPA/ER 770-07 A 38977 S. Higuera & 120 Tank Farm Rd. 1 - Attachment 2 O A 5 1 5 LANDSCAPE ARCHITECTURE AND PLANNING PROJECT STATEMENT/SUPPLEMENT to the application for the proposed The Shops at Long-Bonetti Ranch Higuera Commerce Park Specific Plan Amendment,Environmental Review, Architectural Review Commission,Use Permit APN 053-251-049,-050&a portion of 053-251-024 ARC 170-07 3897 South Higuera Street& 120 Tank Farm Road, San Luis Obispo, CA 93401 25 September 2008 I. PROJECT RfMODUCTION A. Project History The project proponent("Applicant")purchased the Long-Bonetti Ranch property in 2007.As part of the constraints and opportunities analysis process, the Applicant and design team members availed themselves of information that would influence any future development. This included a review of the Higuera Commerce Park Specific Plan ("Specific Plan"), the Historical Evaluation of Long/Bonetti Ranch (San Buenaventura Research Associates, February 27, 1990), the Structural Assessment of the Long-Bonetti Ranch Buildings(Robert Vessely, PE,May 30, 2001), and a subsequent piece of correspondence regarding the barn and water tower, dated October 29, 2002. The Applicant and his design team are also familiar with the requirements of the Historic Property Preservation Agreement ("Agreement"), dated August 13, 1998. The design team also reviewed the relevant portions of the City's General Plan, Zoning Regulations and Community Design Guidelines. To better understand the significance of the historical aspects of the property, the Applicant met with the Cultural Heritage Committee ("CHC") during.their meeting in January 2008, and again in April 2008.The site plan presented at the January meeting was substantially revised to respond to the CHC's comments. On May 2, 2008, Kim Murry, Deputy Community Development Director—Long Range Planning, sent correspondence confirming that the CHC determined that the revised site plan was consistent with the Historic Preservation Program Guidelines and the adaptive reuse plan for the property. In addition to the ranch property, the Applicant recently concluded negotiations with The Tribune, located at 3825 S. Higuera Street, to lot line adjust and purchase a portion of their property holdings. The parcel is located adjacent to ranch at the corner of Long Street and Tank Farm Road and totals approximately 51;506 square feet. This parcel is also part of the application. 805.541.4509 FAX 805.546.0525 3427 MIGUELITO CT SAN LUIS OBISPO CALIFORNIA 93401 tu,ne•cwre.wr ' OASIS ASSOCIATES,INC. Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 2 of 19 B. Project Applicant C.Applicant's Agent Long Street Farm,LLC C.M. Florence,AICP c/o E.F.MOORE&COMPANY OASIS ASSOCIATES,INC. .407 C Bryant Circle 3427 Miguelito Court, Ojai, CA 93023 San Luis Obispo,CA 93401 805.648.1802 805.541.4509 ted@efinoore.com cmf@oasisassoc.com D. Project Architect E.Project Civil Engineer Jason Henrey Mike Bertaccini,PE Mainstreet Architects+Planners,Inc. EDA 422 East Main Street, 1998 Santa Barbara Street,Suite 200 San Buenaventura,CA 93001 San Luis Obispo, CA 93401 805.652.2115 805.549.8658 Jason@mainstreetarchitects.com mikebna•edainc.com F. Project Architect G.Project Landscape Architect Ms.Andrea Pease,AIA Scott Wright,ASLA IN BALANCE GREEN CONSULTING OASIS ASSOCIATES,INC. 2410 Leona Avenue, 3427 Miguelito Court San Luis Obispo,CA 93401 San Luis Obispo,CA 93401 805.235.6355 805.541.4509 builditgreen(asbeglobal.net scott@oasisassoc.com H. Project Preservation Architect Mr.Robert Chattel,AIA CHATTEL ARCHITECTURE PLANNING&PRESERVATION, INC. 13417 Ventura Blvd., Sherman Oaks, CA 91423 818.788.7954 robert@chattel.us E. Property Location/Existing Conditions The proposed project is comprised of two parcels (APNs 053-251-049 and 050) and a portion of what is currently part of the Tribune property(APN 053-251-024). The property is located at the northeast corner of the intersection of South Higuera Street and Tank Farm Road. Existing structures include a farmhouse, a water tower, and a barn that have been deemed historically significant by our preservation architect. These structures will remain in their original location and be adapted to house new commercial tenants. The remainder of the property consists of an open field. Total project acreage, including that portion of the to be lot line adjusted Tribune Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 2 N-1 OASIS ASSOCIATES,NC.1 25 September 2008 Attachme.11A / [� Proposed Shops at Long-Bonetti Ranch Page 3 of 19 parcel, equals 1.18 acres and is zoned Manufacturing. The property is located within the Special Industrial area of the Higuera Commerce Park Specific Plan and is subject to its specific and more detailed definition of land uses, property development, design and performance standards particularly suited to this site. The Higuera Commerce Park Specific Plan has been subject to a number of modifications,through Resolutions of the City Council, since its inception. G. Surrounding Land Use: The surrounding land uses to the project include a mixture of Medium-High Density Residential Manufacturing, and Service-Commercial zoning. The following list represents the adjacent businesses and associated zoning. North— The Tribune Property Manufacturing zoned property—The Tribune South— Tank Farm Road Service-Commercial zoned property—Idler's,Animal Care Clinic,Higuera Center, San Luis Kitchen,and Frazee Paint East— Long Street Manufacturing zoned property—Kennedy Club Fitness West— South Higuera Street Medium Density R-3 zoned property—Creekside Mobile Home Park, Silver city Mobile Home Park A. Project Description The proposed project consists of the following components: L. Treatment of existing historical resources. 2. New commercial development. 3. Amendments to the Higuera Commerce Park Specific Plan 1.Existine Historic.Resources The site, known as Long-Bonetti Ranch, is situated at the prominent intersection of South Higuera Street and Tank Farm Road. Currently occupying the property are several structures in varying states of disrepair, dating from ca. 1880-1920, and part of an old working ranch. These are vestiges of the agricultural past of this valley before the present urbanism's encroachment. Those significant structures that have been deemed `historically significant,' include the barn, farmhouse, watertower,windmill, and entry sign, will be preserved, rehabilitated, or reconstructed to appropriate code requirements with continued use as serviceable structures. Oasis Associates,Inc. 25 September 2008 Long Street Faun,LLC The Shops at Long-Bonetti Ranch 3 OASIS ASSOCIATES,INC. Attachet 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 4 of 19 As noted above,the Long-Bonetti Ranch is subject to the requirements of the Historic Property Preservation Agreement, dated August 13, 1998. All historic structures noted in the Agreement will receive the following treatment pursuant to the Secretary of the Interior's Standards for the Treatment of Historic Properties. These historic structures and/or features are noted on the site and/or landscape plan, accordingly. Structure Treatment Ranch House Rehabilitation Barn Reconstruction Windmill Preservation Water Tower Preservation& Reconstruction Entry Sign Preservation Fountain Rehabilitation Planting(s) Preservation& Rehabilitation 2. New Commercial Development a..Architectural Design In recognition of the these important historic buildings and surroundings and their iconic significance to the community, the proposed new development has been designed to be subordinate to these features. The challenge was to sensitively create new structures which respect the historic, albeit diminished, agrarian context, while being functionally.appropriate for.the intended,modern uses. The solution was two-pronged. First, the development of new buildings was limited to the east and north of the old ranch, allowing the visual relationship of the buildings to each other to remain apparent from the front, or South Higuera Street side. Minimal site development is anticipated here,as even parking will not be accommodated on this part of the property. Second, the new buildings' forms and aesthetic design were generated from the concept of exploring the utilitarian nature of the existing ranch; simple buildings, based on a modular grids using natural passive design strategies. The proposed structures borrow these historically celebrated forms and materials, but use them in a new and technologically- appropriate approach They are derivative, but not obfuscating a false historicism. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 011 L 4 T L� (] OASIS ASSOCIATES,INC. 25 September 2,008 AttachmentProposed Shops at Long-Bonetti Ranch fZ el Page 5 of 19 This project is targeted to receive a LEED Silver certification. It utilizes energy efficient or "green" strategies to reduce the use of earth's valuable resources. These strategies include using pedestrian friendly circulation, natural ventilation, natural daylighting, recycled building materials, native plant material, on-site renewable energy production (photovoltaic solar panels and wind turbines), and many more. The project is also innovative in its attempt to promote sustainable design practices in a multi-tenant commercial retail development. The commercial development consists of the rehabilitation of existing structures and the creation of new structures. The following table illustrates the breakdown of the project by building,use,square footage,and parcel,as noted on the site plan. Building Use Square Footage Parcel Building/Landscape Indoor-500 1 Materials Warehouse—2,000 Customer—600 1 Restaurant Food Prep—500 Other—400 Customer—800 1 Restaurant Food Prep—800 Other—700 Retail/Office 1,200 Customer—700 1 Restaurant Food Prep—600 Other—500 Retail/Office 1,200 C Customer—600 2 Restaurant Food Prep—600 Other—600 Retail/Office 2,800 D Customer—900 2 Restaurant Food Prep—800 Other—700 Retail/Office 4,800 Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 5 P�� OASIS ASSOCIATES,INC. � 25 September 2008 Attachment 2 Proposed Shops at Long-Bonetti Ranch Page 6 of 19 Building Use Square Footage Parcel E Restaurant Customer—900 2 Food Prep—800 Other—800 Retail/Office 2,700 F Customer—600 2 Restaurant Food Prep—600 Other—400 Retail/Office 2,400 „ L G iRetatl/Office t 2 300; r J w , 3, it 1 � x t 5 1 i is t t l tµt4 j.({ f4l✓� ,� 11.1.. no t +` � I 5 '1 i �Cn t t �{ �n AN CL's k ➢. �Phas�)I,c. '.it T,. 1.M1 F .ri R87a1U0ffiQie 1 S I lli ,� o�i"J i 174 t kr`` r}:'3t .'t^, f�• rJ., ucf ( diYt 4Lyr{lZu,xJ.tlxl 1' pttt 4 ,{ k.kjo'i' rFufl"ire Phase , r _11 al e d�.? 7 a 4J i RetatUOffio°e'�z, BJ I .` ° /v �3JN0� _IF»L¢ �t ,.i.� � v --�4 vt a•. J 1y ��/y}ji , �i { Fl r� 5a5 ' -q J ' '( , ^�.Y{ of _(}(�uLLNBhB�r`{. Re"tatlldffi'ee AY K Retail/Office 2,600 s J 3' 4 (Fubtre•Phase) b.Landscape Concept The overall conceptual landscape design is intended to respect the existing historic ranch features and plant material, while incorporating new landscape areas and pedestrian spaces around the proposed commercial/retail development. Proposed plant material and landscape elements reflect the historic agrarian use of the site. Orchard, windrow, and row crop vegetation patterns are to be utilized along with hardscape materials such as corrugated metal planters, decomposed granite, gravel, concrete pavers and earth-toned colored concrete. Drought tolerant and native plant material is proposed throughout the project. In addition, Low Impact Development(LID) techniques are proposed such as permeable pavers,bioretention,and soil amendment/mulch applications. Existing trees to remain and trees to be removed are noted on the conceptual landscape plan. The City's Arborist, Rob Combs, visited the site with the Applicant's representative and noted which of the existing Cupressus macrocarpa(Monterey cypress)trees within the City's right-of-way will require removal and/or pruning. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch OASIS ASSOCIATES,INC. Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 7 of 19 1 c.Grading and Drainage Concept The preliminary drainage analysis addresses the estimated storm flows generated from the full development of Long-Bonetti Ranch for design of storm drain conveyance and detention systems. It demonstrates that the development is feasible and that the proposed system can meet the requirements of the San Luis Obispo Waterway Management Plan. It is not intended to provide calculations for final design. Historically, this property has been used for farming row crops. The topography is flat. The soils are mostly Cropley Clay with some Marimel Silty Clay loam. Prior to the widening of Tank Farm Road, runoff from the site flowed overland to a drainage ditch parallel to South Higuera Street, into a storm drain crossing South Higuera Street discharging into San Luis Obispo Creek. Currently the property is mostly vacant with some structures remaining from the original farm. The ground cover condition is poor. The property is very flat sloping gently towards the intersection of Tank Farm and South Higuera. The widening of Tank Farm Road has cut off the historical surface flow from the property. The site is currently served by a City storm drain running along the western property line and a drain inlet located at the southwest corner of the property. A network of storm drain pipes will convey surface runoff from the site to underground detention facilities located throughout the property. The detention system will release water into the existing storm drain system in accordance with the San Luis Obispo Waterway Management Plan. The storm drain network and parking lots may be used as part of the storage volume for the detention system. The drainage system will meet the storm water quality requirements identified in City Standard 1010B through a combination of bio-filtration and/or mechanical filtration(such as Drain-Pac fossil filters or Vortec Separators). Bio-filtration will be accomplished by directing surface runoff from a portion of the site into a permanent pond and/or bioswale located on the Tank Farm Road frontage. 3.Amendments-to_the.Hiznern Commerce Park.Snecific Plan The Applicant proposes to amend the Higuera Commerce Park Specific Plan to include revisions to the existing allowable uses and to modify the minimum lot size in the southern eight (8) acres of the special industrial sub-area. A discussion of the requested modifications to the allowable conditional uses and lot size is described in Section II. Property Development Standards, A. Purpose and Application below. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 7 pis-0 OASIS ASSOCIATES,NU.' Attactment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 8 of 19 11. PROPERTY DEVELOPMENT STANDARDS The italicized narrative describes the purpose and application of the Manufacturing (M) and Service Commercial (C-S) zones. The Applicant's request to modify the allowable uses on the subject property and lot size are noted in "track changes". The Specific Plan has been modified over time to reflect changing conditions within the plan area. Based upon changed conditions,the applicant is requesting to amend the allowable uses to better accommodate the vision for a diverse commercial center that respects and is compatible with the historic resources equally important in providing for appropriate businesses to service the residences and employees who live and work adjacent to Higuera Commerce Park, and the public that utilizes this well traveled connection from Los Osos Valley Road to the Broad Street and Higuera Street corridors. The request to modify the minimum lot size is again in response to the changing development within the Plan area and an acknowledgement of alternative business ownership opportunities. A. Purpose and Application The Manufacturing X zone is intended primarily to provide for assembly,fabrication, and other manufacturing activities in addition to those permitted in the C-S zone, and for limited sales and services to local consumers. The M zone implements and is consistent with the Services and Manufacturing land use category of the General Plan, and is intended to be applied primarily to areas.served by, but with limited or no frontage on arterial streets. (Source: Zoning Regulations— §17.48.010) The Service-Commercial (C-S) zone is intended to provide for services; limited retail, and other business service uses that may be less appropriate in the city's other commercial zones, as well as accommodating certain storage, transportation, wholesaling and light manufacturing uses. The C-S zone implements and is consistent with the Services and Manufacturing land use category of the General Plan, and is intended to be applied primarily to areas with more public exposure on arterial streets than those reserved for manufacturing. (Source: Zoning Regulations—§17.46.0 10) Special Industrial District — This sub-area is intended to accommodate primarily clean, light industries — such as research and development, laboratories, precision manufacturing— which require substantial space as well as City services, and which will draw most of their employees from the local labor market. Allowed Uses • Advertising,public relations • Agricultural uses including cultivation of field, vine or tree crops, pasture or grazing, and other outdoor agricultural activities • Broadcast studios • Computer services • Credit reporting and collection • Delivery, mailing, and postal services Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch PNS-I OASIS ASSOCIATES,INC:. Attachment 25 Septembers at 2Proposed Shops at Long=Bonetti Ranch !!�� Page 9 of 19 • Electronic, optical, pharmaceutical and other precision products, parts; instruments or equipment, or similar manufacturing • Laboratories and other technical facilities for research, testing and processing, medical, and analytical • Offices(architects, engineers, industrial design) • Printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilities serving employees of allowed uses • Public utility, construction engineering, soils testing and similar design • Health clubs and recreational facilities Any other large-scale, light industrial use allowed or conditionally allowed in the Mzone,. operated predominantly within a building and having physical appearance and functional characteristics similar to the above allowed uses; greenhouses, storage, packing or processing of agricultural products produced on-site, located inside buildings. age eff ee Office buildings eneluded-•with multiple tenants., but A -esing'- spa-- '--- dwn :2,:50 square feet-, bid exeltding banks or other fmaneial baikugeng-, medkW foiees apid eunks, Conditional uses for parcels along the northern side of Tank Farm Road between Long Street and South Higuera Street (currently APNs 053-251- 049&050, and that portion of The Tribune parcel API: 053-521-024). • Retail sales offurniture and furnishings • Produce stands, outdoor sales of agricultural products(seasonal produce and flowers) • Florists(pottery and gift shops)*' • Retails sales, groceries, liquor and specialty foods; bakery, (less than 10,000 SF) • Retail sales—specialties • Retail sales—outdoor sales of building and landscape materials (nursery) • Catering • Wine tasting • Restaurants, sandwich shops, take-out food, etc. -116)41-ed OW4, GQ Misg4p 403010904m, (Source: Higuera Commerce Park Specific Plan—Land Use) Add the following uses to the existing Conditional Uses: • Office buildings with multiple tenants • Banks and other financial institutions • Offices including: medical offices and clinics, professional (excluding attorneys) and business and service offices,and retail sales offices Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 9 OASIS ASSOCIATES,. 25 SepAttachment . 2 September 2008 Proposed Shops at Long-Bonetti Ranch Page 10 of 19 0 Retails sales,groceries, liquor and specialty foods,bakery, (less than 10,000 SF per use) • Retail sales—general &specialties Specific Property Development,Performance and Design Standards The application proposes to amend one section of the text of the Higuera Commerce Park Specific Plan by changing the minimum lot area in the southern industrial sub-area from "1.75" acres to 12,000 square feet, which conforms with the Service Commercial area. The primary reason for the proposed General Plan Amendment is to facilitate development of a vacant portion of property currently occupied by the Tribune. Development of this currently vacant property will not only help to foster the goals of the Specific Plan but also will further the broader community goals expressed in the General Plan. The financial benefits to the City include increased tax revenues from the development of this currently vacant parcel as well as providing greater employment opportunities to insure the economic vitality of our community. All lots in the northern 50 acres shall have a minimum area of 12,000 square feet but shall not exceed a maximum area of f ve acres. Each lot in the southern 8 acres of the special industrial sub-area shall be at leasi '." -res Iso have a minimum area of 12,000 square feet. The arrangement of the lots shall be as shown on the Specific Land Use Map. Condominiums of any size may be approved pursuant to City Subdivision Regulations. (Source: Higuera Commerce Park Specific Plan) C. Maximum Floor Area Ratio Maximum floor area ratio: the ratio of gross floor area to site area shall not exceed 1.5. (Ord. 1365(200 Series) (Part)) (Source:.Zoning Regulations—§17.48.020) The gross floor area is 41,450 square feet and the site area is 233,586 square feet. Thus, the floor area ratio(FAR)for the proposed project is 0.17. Ranch(Parcel l &2) Gross building floor area 31,500 SF = 0.17 FAR Project.site area 182,080 SF Tribune(Parcel 3) Gross building floor area 11,800 SF = 0.30 FAR Project site area 51,506 SF Total Project(Parcel 1.2.&3) Total Gross building floor area 43.300 SF =0.19 FAR Total Project site area 233,586 SF Oasis Associates,Inc. 25 September 2008 Long Street Fane,LLC The Shops at Long-Bonetti Ranch 10 OASIS ASSOCIATES,INC. J` Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 11 of 19 D. Yards a. Street Yards: the minimum required street yard shall depend on the height of the proposed building adjoining the street (within 15 feet of front line). The required street yard shall be landscaped except for necessary driveways. AWI:o-ining Building Height Minimum Yard Where no building adjoins 10,feet Where building 20feet high or less adjoins 15feet Where building more than.20 eet hi h ad join 20eet b. Other yards:side and rear yards maybe reduced to zero feet unless otherwise precluded by requirements of the City's building codes. c. In the southern 30-acre special industrial sub-area, all buildings along South Higuera Street shall be set back at least 15 feet from the nearest pedestrian easement or street right-of-way line, or if farther, a distance equal to the height of the adjacent building. (Source: Higuera Commerce Park Specific Plan—Land Use) All buildings on the project site conform with the requisite yard standards set forth by the Higuera Commerce Park Specific plan. Please refer to the site plan for dimensioned setbacks. E. Maximum height The maximum height of buildings (including mechanical appurtenances, special equipment service structures, and architectural features) is 35 feet only if specifically approved by the Architectural Review Commission can appurtenances, equipment, service structures, and architectural features be extended to a maximum height of 50 feet. (Source: Higuera Commerce Park Specific Plan—Land Use) The proposed buildings do not exceed the 35-foot maximum height requirement. The architecture of the new building lends a modern feel to the existing historic structures, which creates and natural transition from the historic component of the property to the new development. Please refer to the elevations on sheets A2.1-A2.12. F. Maximum Coverage The maximum lot coverage of all buildings shall not exceed 50 percent of the total lot area, except where specifically approved by the Architectural Review Commission. (Source:Higuera Commerce Park Specific Plan—Land Use) The project site is approximately 5.36 acres or 233,586 square feet. The total building square footage is approximately 41,450 square feet. Thus, the project coverage is approximately 18%, well below the maximum 50% lot coverage. This includes Parcel 3 (Future Phase). Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch OASIS ASSOCIATES,INC. Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 12 of 19 G. Parking The following tables provide a breakdown of the parking requirement and parking provided as specified by use. This section also includes ADA parking requirement and bicycle and motorcycle parking requirements. ON-SITE PARKING REQUIRED Parcel 1 Use Total Square Number of Parking Requirement Footage Spaces Retail/Office 2,400 8 1 space per 300 square -feet o oss oor area Restaurant Customer-2,000 55 1 space per 60 square feet of customer use area and Food Prep- 1,800 1 space per 100 square Other 1,800 feet of food preparation area Building/Landscape Indoor-500 2 1 space per 500 square Material Warehouse-2,000 feet of indoor sales area & I space per 2000 square feet of outdoor warehousefloor area TOTAL PARKING REQUIRED-65 Source: Zoning Regulations-§ 17.16.060 Parcel 2 Use Total Square Number of Parking Requirement Footage Spaces Retail/Office 12,700 42 1 space per 300 square feet o gross floor area Restaurant Customer-3,000 78 1 space per 60 square feet Food Prep-2,800 of customer use area and 1 space per 100 square Other-2,500 feet of food preparation area TOTAL PARING REQUIRED_- 120 Source:Zoning Regulation 17.16.060 Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch Q� 12 PYS= 1U OASIS ASSOCIATES, INC. Attachment 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 13 of 19 Parcel 3(Future Phase Use Total Square Number of Parking Requirement Footage Spaces Retail/Office 11,800 40 1 space per 300 square feet of grossfloor area TOTAL PARKING REQUIRED-40 Source: Zoning Regulations—§ 17.16.060 ON-SITE PARKING PROVIDED Use Total Square Number of Footage Spaces Retail/Office 26,900 92 Restaurant 13,900 133 Building/Landscape 2,500 2 Material TOTAL PARKING PROVIDED-225 Source:Zoning Regulations17.16.060 ADA PARKING REQUIRED &PROVIDED Total Parking Provided Total ADA Spaces Required Total ADA Spaces Provided 201-300 7 10 Source:California Disabled Accessibility Guidebook—Fig. 22 OTHER PARKING QUIRED Type Reauirement Required Provided Bicycle Short-term 10%of 15%of the required 3.36 7 standard parking spaces Long-term 80%of 15%of the required 26.88 27 standardparking spaces Source: Zoning Re lations—§17.16.060 H. Project Entitlements In order to process the proposed mixed-use project,the Applicant will be requesting the following entitlements and approvals. • Conditional Use Permit • Amendments to the Higuera Commerce Specific Plan • Environmental Determination, • Architectural Review and ultimately, • Building Permit approval Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch )J Q 13 JS�I1 OASIS ASSOCIATES,INC. Attachment 25 September 2008 2 Proposed Shops at Long-Bonetti Ranch Page 14 of 19 M.CODE AND REGULATION CONFORMANCE A. Housing Element-Inclusionary Housing Requirements Build 2 ADUs per acre, but not less than 1 ADUper project; or, pay in-lieu fee equal to 5%of building valuation. (Source: Housing Element—Table 2 Inclusionary Housing Requirement) The project Applicant proposes to pay the in-lieu fee to comply with the inclusionary housing requirement set forth by the City for all infill commercial projects. B. Circulation Element The Higuera Commerce Park Specific plan provides specific direction in regards to Circulation. Most of the noted traffic improvements have been implemented including the widening of Tank Farm Road and curb/gutter and sidewalks along South Higuera Street. The remaining design standards address ingress and egress patterns on the project site. To minimize traffic conflicts and tree removal, the three parcels fronting South Higuera Street are to be served by two common driveways. (Source: Higuera Commerce Park Specific Plan—Circulation) The project will be accessed form South Higirera Street through a common drive located to the north of the project site. The driveway will be shared by the Tribune and the proposed project. This driveway extends all the way to Long Street. Parcels fronting Tank Farm Road are to be served by common driveways as shown on the Circulation Map. The City Engineer may allow driveways at other locations, provided they are at least 120 feet form the intersection or other driveways (Source: Higuera Commerce Park Specific Plan-Circulation) The project's driveways have been. designed to conform to the specifications of the Higuera Commerce Park Specific Plan. Two (2) right in/right out driveways are proposed for access onto Tank Farm Road. Please refer to the Higuera Commerce Park Specific Plan Circulation exhibit. The Circulation Element addresses amenities that all new development should provide including bikeways, bicycle storage, parking facilities, and convenient pedestrian access from nearby sidewalks and pedestrian paths. The design team, in collaboration with the Public Works and Parking staff, have worked toward a basic understanding of the vehicular and pedestrian circulation aspects of the project and how those aspects relate to the overall traffic patterns in this area. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 14 QJ,{sit OASIS ASSOCIATES, INC: Attachment 2 .25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 15 of 19 • Ingress/egress to the site from Tank Farm Road; • Ingress/egress to the site from South Higuera Street; • Ingress/egress to Long Street. • Pedestrian access from adjacent properties; and • Bicycle access parking and storage F. Conservation and Open Space Element The City is a supporter of using energy more efficiently by shifting to cleaner, renewable, locally controlled energy sources and promotes the use of cost effective, renewable, non-depleting energy sources wherever possible, both in new construction projects and in existing buildings and facilities (COS Policy 4.21.4). In addition, the City encourages. energy-efficient "green buildings" as certified by the U.S. Green Building Council's LEED (Leadership in Energy and Environmental Design) Program or equivalent certification (COS Policy 4.21.6). In Balance Green Consulting has analyzed the project and prepared a LEED Rating System.Project Checklist that includes the following items: sustainable sites; water efficiency; energy and atmosphere; materials and resources; indoor environmental quality; and innovation and design process. Each issue area contains individual"possible points",with total points rated as follows: Level of Certification Point Range Certified 26-32 Silver 33-36 Gold 39-51 Platinum 52-69 Source: U.S. Green Building Council—LEED Rating System)- The stem-The project is being designed to obtain a silver level of certification. Please refer to the attached report and LEED Checklist prepared by In Balance Green Consulting. G. Community Design Guidelines Overall design objectives for commercial projects. The design of each project should work toward achieving the following objectives.. Consider San Luis Obispo's small town scale and demonstrate sensitivity to the desgmcontext of the surrounding area. The buildings and site layout have been designed to compliment the surrounding neighborhood and to accentuate the existing historical resources on the property. Preserve the design integrity of architecturally or historically significant, structures and neighborhoods adjacent to the commercial area. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch �l / 15 OASIS ASSOCIATES,INC. Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 16 of 19. The existing farmhouse, barn, water tower, windmill and ranch sign are all art of the proposed project. They will be adapted to house future tenants while still holding true to their original architecture. Provide landscaping as a project amenity, and to help screen parking, equipment and storage areas. The project has been landscaped to provide screening for parking and to provide a more aesthetically pleasing view from inside and outside of the project site.. Provide logical and safe access to the site, and design parking and internal circulation areas to avoid awkward or cramped turning movements. In general, on-site access driveways should be located away from street intersections to minimize conflicts with turning movement from traffic on adjacent streets. The access and internal circulation has been designed in conformance with the Higuera Commerce Park Specific Plan and provides a safe and recognizable experience for automobiles, bicycle and pedestrians alike. Locate outdoor equipment, trash receptacles, storage, and loading.areas in the least conspicuous part of the site. Outdoor equipment, trash receptacles, and storage has been located in areas as far away form pedestrian view as possible. The goal was to design a pedestrian friendly and aesthetically pleasing shopping experience. General Architectural Design Guidelines Architectural style. No particular architectural style or design theme is required in the City nor can San Luis Obispo be defined by any particular architectural style. A wide range of architectural characteristics adds to the City's overall image. While variety in design is generally encouraged, the compatibility of new projects with existing built environment should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its scale and ambiance. "Canned" or "trademark" building design used by franchised businesses in other cities may not be acceptable in San Luis Obispo, as they can collectively have the effect of making commercial areas of the City look like anywhere in California. Currently occupying the property are several structures in varying states of disrepair, dating from ca. 1880-1920, part of an old working ranch. These are vestiges of the agricultural past of this valley before the present urbanism's encroachment. Those significant structures that have been deemed `historically significant,' among them the barn, farmhouse, watertower, windmill, and entry sign, will be preserved, rehabilitated, or reconstructed to appropriate code requirements with continued use as serviceable structures. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch n,l 16 k OASIS ASSOCIATES,INC. I 25 September 2008 Attachment 2 Proposed Shops at Long-Bonetti Ranch Page 17 of 19 These important buildings also have an iconic significance to the community to which the .proposed new development must defer. The challenge was to sensitively create new structures which respect the historic,albeit vanished, agrarian context, while being functionally appropriate for the intended,modem uses. The solution was two-pronged. First, the development of new buildings was limited to the east and north of the old ranch, allowing the visual relationship of the buildings to each other to remain apparent from the front, or Higuera Street side. Minimal site,development is anticipated here,as even parking will not be accommodated on this part of the property. Second, the new buildings' forms and aesthetic design were generated from the concept of exploring the utilitarian nature of the existing ranch; simple buildings, based on a modular grids, using natural passive design strategies. The proposed structures borrow these historically celebrated forms and materials, but use them in a new and technologically-appropriate approach. Therefore they are derivative but not obfuscating a false historicism. Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be complimentary to its surroundings. Thus, a new building can be unique and interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its vicinity. Design factors that contribute to neighborhood compatibility include: Appropriate design theme; The buildings and site layout have been designed to compliment the surrounding neighborhood and to accentuate the existing historical resources on the property. Proportional building scale/sLe The proposed structures were purposefully designed to respect the historic buildings located onsite. The building size and scale, while in many cases much smaller than neighboring properties, nonetheless are proportionally appropriate Appropriate building setbacks and massing;and The buildings all conform to the yard standards set forth by the Higuera Commerce Park Specific Plan. Please refer to the `Yards"section of this supplement. Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch. J 17 25 OASIS ASSOCIATES,,INC. Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 18 of 19 Appropriate colors, textures, and building materials Building materials colors and textures have been chosen to compliment the existing historical structures. The Applicant and design team have utilized the Higuera Commerce Park Specific Plan and the Community Design Guidelines as a guide to the development of a concept and ultimately the design of this project. To communicate the project design features, the following exhibits have been created and formatted into an 11"x 17"booklet. • Aerial Photograph • Landscape Plan • Perspectives • Four-sided elevations • Sections–longitudinal and transverse • Material Sample Board Attachments: (12)32"x40"Plan Set ■ A0.1 Title Sheet/Project Information ■ ALI Site Plan ■ A1.2 Site Sections • A2.1 Building A-Floor Plan and Elevations ■ A2.2 Building B-Floor Plan and Elevations ■ A2.3 Building,C-Floor Plan and Elevations ■ A2.4 Building D-Floor Plan and Elevations • A2.5 Building E-Floor Plan and Elevations ■ A2.6 Building F-Floor plan and Elevations • A2.7 Building G/1-Floor Plan and Elevations(Future) ■ A2.8 Building H/J-Floor Plan and Elevations(Future) ■ A2.9 Building K-Floor Plan and Elevations(Future) ■ A2.10 Farmhouse-Floor Plan and Elevations ■ A2.11 Barn-Floor Plan and Elevations ■ A2.12 Site Structure Elevations • A3.1 Material Sample Board • C I Existing Topography ■ C2 Preliminary Hardscape/Paving Plan ■ C3 Preliminary Grading and Drainage(South) ■ C4 Preliminary Grading and Drainage(North) ■ C5 Preliminary Utility Plan • L1.1 Conceptual Landscape Plan — (1)8.5"x11"Plan Set Reduction — (2)Soils Engineering Report,GeoSolutions,September 22, 2006 (2)Preliminary Drainage Report,EDA Design Professionals, September 3,2008 Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC 18 The Shops at Long-Bonetti Ranch OASIS ASSOCIATES;11Vu.� Attachment 2 25 September 2008 Proposed Shops at Long-Bonetti Ranch Page 19 of 19 — (2)LEED Narrative&Checklist,In Balance Green Consulting,August 15,2008 — (2) Conceptual Site Plan Review, Chattel Architecture Planning & Preservation, Inc., April 18,.2008 — (2)Preliminary Title Report,Cuesta Title Company,January 15,2003 — (1)8.5"x11"Assessors Parcel Map — (12) 11"x17"Color Booklet ■ Title Sheet ■ Project Vicinity Map. ■ Conceptual Landscape Plan_ ■ Site Sections ■ Building A-Floor Plan and Elevations e Building B-Floor Plan and Elevations ■ Building C-.Floor Plan and Elevations • Building D-Floor Plan and Elevations ■ Building E-Floor Plan and Elevations ■ Building F-Floor plan and Elevations ■ Building G/I-Floor Plan and Elevations(Future) ■ Building IVJ-Floor Plan and Elevations(Future) ■ Building K-Floor Plan and Elevations(Future) ■ Farmhouse-Floor Plan and Elevations • Bam-Floor Plan and Elevations G Site Structure Elevations e Material Sample Board O:V on&Bonetti Ranchl.Suhmittal 9.XX.081ApplicationSupplement.doc Oasis Associates,Inc. 25 September 2008 Long Street Farm,LLC The Shops at Long-Bonetti Ranch 19 Attachment 3 " g EZ006 aiumM 1810'QP.Q Woke OaW Amdw p+omYH'd3 1r" N"3dlOSa l T'U.GM= 1 3 3 b�-1�•W... of°I.I< 1 tooE6WR9WONMA13 �algo SJ M1 1 3 sari las NN l N i 1 ' HONVl W3NOe-ONO-11 9EJ9999999d{{d99d99.9999eal. r i casae¢aeeeeaeeeaeaaeeaeaeeaeev!f!eea!xxllkxxlxbl.b•!.!•xxxaaene ebb xe aaaeeeaveeaveeea y G3 e �.� Z F ••:xlbll.nexuvolx.xse �� S#g �'{ fi i �_ 9[ !99l999999l99B99199 99d999b9i9999l�4911!!U9 a +! b b �d � Ig� 11 ! �- � ��. 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L}:::::•:•}: ll:.•.:}•I•: }�l:.k{{.Y.• 4{:f'44•• L•4L:•.•:}:f:}}:}:, 1 k.h { ...}}. 4 ! :lti?may 5.4.� l"1l4..4:11.•'. K*'..,. .•.,:...Y.}:{{.}: 'i::45::+}:•ti• .;: :JS{.Si 1'S}v.: 4Y•:f ti.4\j};:i }{ •4.55•.'�;:<�?:::::}:}:}�•;::: :ti'S:;•.: .............•..:} .::::is •:•:{ti :' 'ifs}''J 4:{•'..':r}:;}:•:•}:ti•}:' ..L. . O� Tank Fane Road SERVICE COMMERCIAL SPECIAL INDUSTRIAL HIGUERA COMMERCE PARK SPECIFIC LAND USE SPECIFIC PLAN IT%,s -9C " - Attachment 4 The Service-Commercial District The service-commercial district provides for most uses allowed or conditionally allowed by the C-S (service-commercial) zone. Most of these uses will be conducted within a building with related storage yards adequately landscaped and screened from prominent street views. Uses in this sub-area shall be allowed or conditionally allowed, as provided in the Zoning Regulations, C-S zone; exception: those uses listed.previously in this specific plan as prohibited uses shall not be allowed. Special Industrial District The southern 30 acres of the specific plan area are designated "special industrial." This sub-area is intended to accommodate primarily clean, light industries -- such as research and development, laboratories, precision manufacturing -- which require substantial space as well as City services, and which will draw most of their employees from the local labor market. Allowed Uses: • advertising, public relations • agricultural uses including cultivation of field, vine or tree crops, pasture or grazing, and other outdoor agricultural activities • broadcast studios • computer services • credit reporting and collection • delivery, mailing, and postal services • detective and security services • electronic, optical, pharmaceutical and other precision products, parts, instruments or equipment, or similar manufacturing • laboratories and other technical facilities for research, testing and processing, medical, and analytical • offices (architects, engineers, industrial design) • printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilities serving the employees of allowed uses • public utility, construction engineering, soils testing and similar design • health clubs and recreational facilities 5 ' Attachment 4 Conditional Uses Any other large-scale, light-industrial use allowed or conditionally allowed in the M zone, operated predominantly within a building and having physical appearance and functional characteristics similar to the above allowed uses; greenhouses, storage, packing or processing of agricultural products produced on-site, located inside buildings. Large office buildings including multiple tenants but with no single tenant space less than 2500 square feet, but excluding banks or other financial institutions, medical offices and clinics, government agency offices and attorney's offices. Conditional uses for the parcel at the corner of South Higuera and Tank Farm Road containing the main Long/Bonetti Ranch buildings only: • Retail sales of,furniture and furnishings. • Produce stands, outdoor sales of agricultural products (seasonal produce and flowers. • Florists (pottery and gift shops)*. • Retail sales, groceries, liquor and specialty foods, bakery, (less than 10,000 sq. ft.)*. • Retail sales - specialties*. • Retail sales - outdoor sales of buildings and landscape materials, (nursery). • Catering. • Wine tasting. O Restaurants, sandwichshops, take-out food, etc. * Allowed only as minor accessory uses to other permitted uses Specific Property Development, Performance and Design Standards The specific plan includes special property development standards applicable to the entire planning area and outlined below. Some ofthese standards are more restrictive than conventional zoning and they prescribe additional design and development controls considered appropriate to this planned commerce park setting. 1 . Maximum Heiaht The maximum height of buildings (including mechanical appurtenances, special equipment service structures, and architectural features) is 35 feet. 6 Attachment 4 Only if specifically approved by the Architectural Review Commission can appurtenances, equipment, service structures, and architectural features be extended to a maximum height of 50 feet. 2. Lot Area All lots in the northern 50 acres shall have a minimum area of 12,000 square feet but shall not exceed a maximum area of five acres. Each lot in the southern 8 acres of the special industrial sub-area shall be at least 1 .75 acres. The arrangement of lots ,shall be as shown on the Specific Land Use Map. Condominiums of any size may be approved pursuant to City Subdivision Regulations. a. Where the total area to be developed and subdivided for condominiums conforms to the minimum lot area standard; and b. Where it will meet all other property development standards (based on anticipated tenant composition). 3. Minimum Lot Frontage and Width The minimum lot frontage and width in the northern 50-acre subdivision shall be 80 feet. The minimum lot frontage and width in the southern8-acres of the special industrial sub-area shall be 200 feet. 4. Minimum and Maximum Lot Death Ratio The average lot depth shall not be less than 150 feet nor greater than a 4:1 ratio with average lot width. 5. Maximum Building Covera9e The maximum lot coverage of all buildings shall not exceed 50 percent of the total lot area, except where specifically approved by the Architectural Review Commission. 6. Landscaping A minimum of 15 percent of total lot area shall be landscaped including setback areas, parking lots, and spaces adjacent to buildings. 7. Minimum Yards The following standards shall apply to all lots within the specific planning area: PH5-e-30 Attachment 5 011111111111111111 l� �hII�IIIIII I ty di& Clof sAn lul-S OBISPO Community Development Department•919 Palm Street, San Luis Obispo, CA 93401-3218 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER 170-07 1. Project Title: Long-Bonetti Ranch Specific Plan Amendment 2. Lead Agency Name and Address: City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 3. Contact Person and Phone Number: Phil Dunmore, Associate Planner(805) 781-7522 4. Project Location: 3897 South Higuera Street and 120 Tank Farm Road (APN's 053-251-049 and 053-251-050) 5. Project Sponsor's Name and Address: Long Street Farm LLC,EF Moore &Company 428 Bryant Cir STE 225 Ojai, CA 930234209 6. General Plan Designation: Services and Manufacturing 7. Zoning:C-S-SP 8. Description of the Project: The project involves an amendment to the Higuera Commerce Park Specific Plan to modify the list of allowable uses and to modify the minimum lot size to allow smaller lots. The amendment is designed to accommodate a new commercial project that will include retail, restaurant and office uses on the southern 8 acres of the Specific Plan area near Tank Farm Road, bounded by Long Street and South Higuera Street. In addition to the specific plan amendment, a development project with new commercial buildings is proposed. The development includes 11 new buildings with cumulative floor area of approximately 43,300 square feet. The project proposes to preserve and restore the historic structures on the property including the residence, the water tower and the historic landscape features. The barn is proposed to be dismantled and the surviving exterior materials (wood and tin) will be used to construct a new barn structure on the same site. The applicant's project description and a reduced set of plan provide additional project details (Attachment 2 and 3). 9. Surrounding Land Uses and Settings: The property is located at the northeast corner of Tank Farm Road and South Higuera Street and consists of two parcels (APN's 053-251-049 & 050) and a portion of the "Tribune" property CRY OF SAN LUIS Osispo 1 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 EThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. �` Telecommunications Device for the Deaf(805)781-7410. Attachment 5 (APN 053-251-024). It is known as the Long-Bonetti Ranch because of its historic agricultural uses and former property owners. The property is substantially vacant and surrounded by urban uses,however the original ranch house,barn, and remnants of other structures associated with the ranch, such as a granary building, water tower and historic landscape features remain on the site near the corner of Tank Farm and South Higuera Street. The surrounding land uses include a mixture of Medium-High Density Residential to the west, manufacturing uses to the north, and service commercial uses to the east. Properties to the south are developed with retail uses. Tank Farm Road and South Higuera Street border the property and are considered arterial roadways.. Long Street borders the property to the east and is considered a local street. 10. Project Entitlements Requested: • Specific Plan amendment to allow land uses such as retail and office uses, and to allow lot sizes less than .5 acre and to allow airspace condominiums. • Entitlements to allow restoration or reconstruction of historic structures. • Architectural approval and entitlements to allow construction of 11 new single-story commercial buildings,parking areas and landscape areas. • Environmental Review 11. Other public agencies whose approval is required: None. �11� CITY OF SAN LUIS OBISpo 2 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 DRT '11 �- Attachment 5 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. Aesthetics Geology/Soils Public Services Agricultural Resources X Hazards & Hazardous Recreation Materials X Air Quality X Hydrology/Water Quality X Transportation&Traffic Biological Resources Land Use and Planning Utilities and Service Systems X Cultural Resources Noise Mandatory Findings of Significance Energy and Mineral Population and HousingX ' Resources FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish X and wildlife resources or the habitat upon which the wildlife depends. As such,the project qualifies for a de minimi c 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 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)). CRY OF SAN LUIS Owspo 3 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 Attachment 5 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. Signkde Date Doug Davidson,Deputy Director of Community Development For:John Mandeville, Printed Name Community Development Director CITY OF SAN Luis OBISPO 4 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 f,K-3� Attachment 5 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. CITY OF SAN Luis OBISPO 5 INITIAL_ STUDY ENVIRONMENTAL CHECKLIST 2008 Q�tS�3s� -� Attachment 5 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Less Than No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated 1.AESTHETICS. Would theproject: a) Have a substantial adverse effect on a scenic vista? 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 highway? 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 X adversely affect day or nighttime views in the area? Evaluation a) Amendment of the specific plan to allow a wider range of uses and smaller lots will not alter the allowable development intensity of the site and therefore will not alter the potential to affect any scenic vistas.The proposed development project is a single story commercial development that is not likely to alter the view from or through the site. Furthermore, the site and vicinity is not considered a scenic vista b) The arterial roadways bordering the site are not considered local or stats scenic highways. However there are historic buildings visible from the roadway that are included in the proposed development project. However, there are no plans to alter the visual significance of these structures and the plan proposes to restore/reconstruct these structures in their current positions on the site. Views towards these buildings from the right of way are proposed to remain unobstructed. c-d) The proposed project is consistent (and smaller in scale than) the massing of other developments within the project vicinity. Since the project proposes to retain and improve existing structures, the aesthetics of the property are likely to improve. Currently the property is utilized for the storage of vehicles, boats, farm implements and construction materials. A new commercial development with new landscaping is likely to significantly improve the aesthetic quality of the property. The City's night sky ordinance and the Community Design Guidelines regulate light and glare and will guide the project thereby eliminating potential impacts.At this time,a lighting plan has not been proposed. Conclusion: Less Than Significant Impact. 2.AGRICULTURE RESOURCES. Would theproject: a) Convert Prime Farmland, Unique Farmland, or Farmland of 6, 10 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 a) b) c) The project site is partially developed with structures and is surrounded by developed properties and public streets. Although the property was historically used as farmland for grain crops, the Farmland Mapping and Monitoring Program of the California Resources Agency designates this property as Urban Land and it is not considered prime ag soil. There is no Williamson Act contract in effect on the project site. Development of the site will not contribute to conversion of farmland, and may relieve pressure to develop similar land outside of the City's Urban Reserve Line. No impacts to existing on site or off site agricultural resources are anticipated with development of the project site.Development of the site with manufacturing and service uses was already anticipated by the original Specific Plan. Conclusion: Less than significant Impact. CITY OF SAN LUIS OBISPo 6 INITIAL STUDY ENVIRONMENTAL CHECKusT 2009 Issues, Discussion and Supporting Information Sources Sources Potermuny Potentially Less Than No Significant Significant Significant Impact ER # 200-07 issues Unless Impact Mitigation Incorporated 3. AIR QUALITY. Would theproject: a) Violate any air quality standard or contribute substantially to an 11, 12 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)? Evaluation a)b)c)e) San Luis Obispo County is a non-attainnient area for the State PM 10(fine particulate matter 10 microns or less in diameter)and Ozone air quality standards.State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5% per year until the standards are attained. The 2001 Clean Air Plan (CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control District(APCD) to meet that requirement The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources, as well as from motor vehicle use. Conservation & Open Space Element Program 2.3.2 states that the City will help the APCD implement the Clean Air Plan. Motor vehicles account for about 40%of the precursor emissions responsible for ozone formation, and are also a significant source of PMIo.Thus, a major requirement in the CAP is the implementation of transportation control measures designed to reduce motor vehicle trips and miles traveled by local residents. The project meets many of the goals stated in the CAP because it will provide infill development of commercial uses within the City's Urban Reserve Line and the project site is located close to convenient access to commercial services and transit routes, reducing the need for tenants of the project to rely on vehicles for all of their transportation needs. The project also includes a series of green building techniques that are designed to meet LEED standards,therefore the air quality impacts are likely to be reduced. The project was reviewed by the County of San Luis Obispo Air Pollution Control District (APCD) office on October 27, 2008. The District issued a list of recommendations that should be incorporated into the project (Attachment 4). These recommendations include construction phase mitigation and operational phase mitigation. Because the project vicinity is known to have potential hydrocarbon contaminated soil associated with a historic Unocal oil storage facility on nearby properties, mitigation measures are necessary should contaminated soil be discovered during the excavation process. The project site is also located in a candidate area for naturally occurring asbestos.Because of this,mitigation measures to prevent potential asbestos contamination will be required. Finally, the construction phase of the project is likely to produce dust. A series of dust control(PM 10)mitigation measures are necessary. During the operational phase of the project(following completion of the construction project)the project has the potential to exceed the APCD's significance threshold value of 25 lbs/day for nitrogen oxides, reactive organic gases, and particulate matter. Therefore,mitigation measures have been recommended to reduce these potential impacts. d)No objectionable odors will emanate from the project. Conclusion: Potentially Significant Unless Mitigation Incorporated. CITY OF SAN Luis OwspO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 L t5 Issues, Discussion and Supporting Information Sources Sources Potertian Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER # 200-07 Mitigation Incorporated Mitigation Measures Construction Phase Mitigation 1. Temporary impacts from the project, including but not limited to excavation and construction activities and vehicle emissions from heavy duty equipment have the potential to create dust and emissions that exceed air quality standards for temporary and intermediate periods unless mitigation measures recommended by the APCD are incorporated including but not limited to: a) Reduce the amount of the disturbed area where possible, b) Use of water tricks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(non-potable) water should be used whenever possible, c) All dirt stock pile areas should be sprayed daily as needed, d) Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities, e) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating native grass seed and watered until vegetation is established, f) All disturbed.soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD, g) All roadways,driveways,sidewalks,etc.to be paved should be completed as soon as possible. In addition,building pads should be laid as soon as possible after grading unless seeding or soil binders are used, h) Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site, i) All trucks hauling dirt,sand,soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(minimum vertical distance between top of load and top of trailer)in accordance with CVC Section 23114, j) Install wheel washers where vehicles enter and exit unpaved roads onto streets,or wash off trucks and equipment leaving the site, and k) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. a. No significant grading shall occur in the location noted as a potential underground oil plume site. Operational Phase Mitization • Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. • Provide on-site eating,refrigeration and food vending facilities to reduce employee lunchtime trips. • Provide preferential carpool and vanpool parking spaces 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. • Increase the 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,installing double pane windows,using efficient interior lighting,etc.). Discretionary Measures(Include all feasible measures from the following list) Site Design Mitigation for this Commercial Proiect • Increase street shade tree planting. • Increase shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. • Provide on-site banking(ATM)and postal services. • Provide on-site child care facilities for employees. • Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the pedestrian environment with designated walkways. • Provide pedestrian signahzation and signage to improve pedestrian safety. Transportation Demand Mitiag tion • If the project is located on-an established transit route,improve public transit accessibility by providing a transit CITY OF SAN LUIS OBISPO 8 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 - 1 L Attachmen $ Issues, Discussion and Supporting Information Sources Sources Potentially Potentiauy Less nan No Significant Significant Significant Impact Issues Unless Impact ER # 200-07 Mitigation Incorporated turnout with direct pedestrian access to the project or improve existing transit stop amenities. • Provide incentives to employees to carpool/vanpool,take public transportation,telecommute,walk,bike,etc by implementing the Transportation Choices Program.The applicant should Contact SLO Regional Rideshare at 541- 2277 to receive free consulting services on how to start and maintain a program • Provide Transportation Choices Program information centers on alternative transportation modes at the site(i.e.a transportation kiosk). Contact SLO Regional Rideshare for appropriate materials at 541-2277. • Employ or appoint an Employee Transportation Coordinator. • Implement an APCD approved Trip Reduction Program • Provide for shuttle/mini bus service. • Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which access the project. • Implement compressed work schedules. • Implement a telecommuting program. • Implement a lunch-time shuttle to reduce single occupant vehicle trips. • Participate in an employee"flash pass"program,which provides free travel on transit buses. • Include teleconferencing capabilities,such as web cams or satellite linkage,which will allow employees to attend meetings remotely without requiring them to travel out of the area. • If the development is a large grocery store or large retail facility,provide home delivery service for customers. Energy Efficiency Measures • Shade tree planting along southern exposures of buildings to reduce summer cooling needs. • Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star®rating to reduce summer cooling needs. • Use built-in energy efficient appliances,where applicable. • Use double-paned windows. • Use low energy parking lot and street lights(e.g.sodium). • Use energy efficient interior lighting. • Use low energy traffic signals(e.g. light emitting diode). • Install door sweeps or weather stripping if more energy efficient doors and windows are not available. • Install high efficiency or gas space heating. • Replace diesel fleet vehicles with cleaner fueled low emission vehicles(e.g.school buses,transit buses,on and off road heavy duty vehicles,lighter duty trucks and passenger vehicles). • Retrofit existing equipment to reduce emissions through methods such as catalyzed diesel particulate filters,diesel oxidation catalysts,or other approved technologies. 4. BIOLOGICAL RESOURCES. Would theproject: a) Have a substantial adverse effect, either directly or indirectly or 6 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 ofFish 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 CITY OF SAN LUIS OBISPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 fl s`'3� Attqrh Issues, Discussion and Supporting Information Sources sources Potenttm yr PotentiallyLess Than No Significant Significant Significant Impact ER •i 200-07 Issues Unless Impact Mitigation Incorporated 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? t) 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, venial pools, etc.) through direct removal, filling, hydrological interruption, or other means? Evaluation a), b) According to the Natural Diversity Database of the California Department of Fish and Game, there are no 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 on or near the project site, nor is riparian habitat or other sensitive natural community identified. c) There are no Heritage trees on the project site and no tree removals are proposed which would conflict with Tree preservation policies. d) The property is partially developed or utilize for former agricultural operations and completely surrounded by urban development and the proposed project will not interfere with the movement of any wildlife species or migratory wildlife corridor. e) The proposed project will not conflict with any local policy protecting biological resources nor any adopted habitat conservation plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan. 0 The project will have no adverse effect on Federally protected wetlands. Conclusion:No Impact. 5. CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change in the significance of a 16-19 X historic resource?(See CEQA Guidelines 15064.5) 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? Evaluation a)The property is on the City's Master List of Historic Resources because of a historic residence and other structures associated with the former Long-Bonetti ranch on the property.In February of 1990,an Historical evaluation of Long/Bonetti Ranch was prepared by Judy Triem,a historical consultant that was hired by the City.The evaluation examined the historic structures on the property and recommended measures to preserve and restore these buildings.In 1998,the former property owner entered into a historic preservation agreement,for the property.The agreement binds the property owner(former and present)to preserve the appearance and historic integrity of the ranch structures and grounds including the ranch house,barn, windmill,water tower,entry sign and gardens. On January 28,2008 and April 28,2008,the City's Cultural Heritage Corrmrittee(CHC)reviewed the project for consistency with the City's cultural resource standards and the preservation agreement for the property. The CHC found that the proposed CITY OF SAN LUIS OBISPO 10 INITIAL STUDY ENVIRONMENTAL CNECKusT 2409 PNS'-�fo Issues, Discussion and Supporting Information Sources Sources oteniiany Potentially tens Than No t .5 Significant Significant Significant Impact ER # 200-07 Issues unless Impact Mitigation Incorpotated conceptual project was consistent with both City policy and the agreement.The proposed development project intends to implement the preservation agreement by restoring and reconstructing the historic buildings and site features while developing portions of the site with a new commercial project.In order to determine the status of the existing buildings and determine an appropriate course of action,the applicants hired a historic consultant and a report on the remaining historic buildings has been prepared(Chattel,April 18,2008).The report lists the status of each potentially historic structure and provides recommendations on the treatment of the structures. Mitigation measures are necessary in order to ensure that specific recommendations are included in the development project and that adequate measures to preserve,restore,or reconstruct the historic structures are included. b) The project site is not located on or near a known sensitive archeological site. c) There are no known paleontological resources or unique geologic features on the project site. d) The project site is outside of the areas designated on the City's Burial Sensitivity Map as potential burial sites. Conclusion:Less Than Significant Impact when the following mitigation measures are incorporated. Mitigation Measures 1. An architectural historian shall be retained by the project applicant in order to provide specific direction to the restoration, reconstruction and treatment of historic structures, landscape and site features. A detailed report that provides project recommendations on the treatment of these features shall be submitted prior to final architectural review of the project. 2. The Proposed project and any reconstruction,repair, or new additions to existing structures shall be consistent with the Historic Preservation Agreement for the property and consistent with the Secretary of Interior Standards. 6. MINERAL RESOURCES. Would theproject: a) Result in the loss of availability of a known mineral resource 6,7 X that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral X resource recovery site delineated on a Iocal general plan, specific plan or other land useplan? Evaluation a)b)No known mineral resources are associated with the property and the property has been developed with residential uses for more than 45 years. No significant grading or excavation is associated with the proejct Conclusion:No impact. 7. GEOLOGY AND SOILS. Would theproject: a) Expose people or structures to potential substantial adverse 5, 21, effects,including risk of loss,injury or death involving: 24 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? II. Strong seismic ground shaking? X III. Seismic-related ground failure,including liquefaction? X IV. Landslides or mudflows? X Cmr OF SAN LUIS OBIspo 11 INITAL STUDY ENVIRONMENTAL CHECKLIST 2009 PN 5'-�f Aft Chmet 5 Issues, Discussion and Supporting Information Sources Sources Potenhauy Potentially Less Than No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated 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 ? Evaluation a), c) San Luis Obispo County, including the City of San Luis Obispo, is located within the Coast Range Geomorphic Province, which extends along the coastline from central California into Oregon. This region is characterized by extensive folding, faulting, and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central and northern coast of California. Under the Alquist-Priolo Special Studies Zone Act, the State Geologist is required to delineate appropriately wide special studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential bazard to structures from surface faulting or fault creep. In San Luis Obispo County,the special Studies Zone includes the San Andreas and Los Osos faults. The edge of this study area extends to the westerly city limit line, near Los Osos Valley Road. According to a recently conducted geology study, the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fault are considered "active". Other active faults in the region include: the San Andreas, located about 30 miles to the northeast, the Nacimiento, located approximately 12 miles to the northeast,and the San Simeon-Hosgri fault zone,located approximately 12 miles to the west. Although there are no fault lines on the project site or within close proximity, the site is located in an area of"High Seismic Hazards,"specifically Seismic Zone 4,which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. New structures must be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone 4. To minimize this potential impact, the Uniform Building Code and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake. b)Future site development must comply with the standards and requirements contained in the Uniform Building Code(UBC) that address soil erosion and loss of topsoiL Compliance with the UBC will reduce impacts to a less than significant level. c),d)The Safety Element of the General Plan indicates that the project site has a high potential for liquefaction,which is true for most of the City, and the site contains highly expansive soils as defined in Table 18-1-B of the UBC (2001). Recommendations included in a soils report, which is required to be submitted as part of a building permit application for future site development, are sufficient to mitigate potential hazards from building in these areas. In general, the presence of expansive soils requires additional base for roadways and flat work and deeper footings for building foundations. Conclusion: Less Than Significant Impact. 8. HAZARDS AND HAZARDOUS MATERIALS. Would the pro'ect. a) Create a significant hazard to the public or the environment 5, 7, X through the routine use, transport or disposal of hazardous 23 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 Cmr OF SAN LUIS OBISPO 12 INITIAL STUDY ENVIRONMENTAL CNECKUST 2009 iAtt t5 Issues, Discussion and Supporting Information Sources Sources Potenhally Potentially less Thart No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Inc ted 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 65962.5 and, as a result, it would create a significant hazard to the public or the environment? f) For a project located within an airport land use plan, or 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, X or death,involving wildland fires, including where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? Evaluation a) The project does not involve the routine use,transport,or disposal of hazardous materials. b),d)The project is not likely to result in the release of hazardous materials into the environment,however a small portion of the site near Tank Farm Road is known to contain an underground oil plume associated with a tum of the century refinery fire and oil leak.The historic refinery disaster resulted in underground soil contamination of portions of properties along Tank Farm Road.The contamination is associated with unrefined crude oil deposits that leaked from a former tank farm that was located alongside Tank Farm Road in the early 1900's. The underground contamination near this development site is stable and is not likely to impact the proposed development.No structures or significant improvements are proposed over the potential oil plume. As done with other oil plumes in this vicinity,paving and parking lot improvements atop the potential oil plume are considered acceptable improvements.Mitigation has been included to ensure that oil plume is appropriately accommodated during site development and in the future. c) The project is located within a '/,mile of California Polytechnic State University. The project will not involve hazardous emissions or include handling of hazardous or acutely hazardous materials,substances or waste. e) The project site is not included on a list of hazardous materials sites compiled pursuant to Government Code§ 65962.5. f) The project site is approximately 2.5 miles north of the San Luis Obispo County Airport,outside the Airport Land Use Plan Area. g) The project has been reviewed by the Fire Marshal and will not conflict with any emergency response plan or emergency evacuation plan. h) The Safety Element of the General Plan identifies the site as having a low potential for impacts from wildland fires. Conclusion: Less than significant impacts when the following mitigation measure is incorporated: A Site and Task Specific Safety Plan is required to be submitted to the City of San Luis Obispo for review and approval by the Fire Department Hazmat Coordinator prior to any grading or construction activities. The purpose of this plan is to evaluate future construction documents and provide safety information for workers on-site regarding hazards that may be encountered during work on the project. No further study of site contamination is required. The safety plan shall be based on the January 7, 1997, report by England and Associates titled "Health and Safety Plan: Crude Oil Hazard and Material Handling, Tank Farm Road Pipeline Leak Site" CITY OF SAN LUIS OarsPO 13 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 Pty S-�E3 Issues, Discussion and Supporting" Sources Sources Potcnt,. Iy Potentially les t 5 Significant Significant Significant Irrqract ER # 200-07 Issues Unless Impact Mitigation Incorporated 9. HYDROLOGY AND WATER QUALITY. Would theproject: a) Violate any water quality standards or waste discharge 6, 15, X requirements? 22 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 pre-existing 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 manner 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 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, X temperature,dissolved oxygen,orturbidity? Evaluation a), b) The project will not violate any water quality standards or waste discharge requirements. Site redevelopment will be served by the City's sewer and water systems and will not use or otherwise deplete groundwater resources. c) d) h) i) Physical improvement of the project site will be required to comply with the drainage requirements of the City's Waterways Management Plan. This plan was adopted for the purpose of insuring water quality and proper drainage within the City's watershed. The Waterways Management Plan requires that site development be designed so that post-development site drainage does not exceed pre-development run-off. This can be achieved through a combination of detention and use of pervious surfaces to increase water absorption on-site. Development of the site will not result in substantial changes to the current drainage pattern of the site. The site is generally flat, and partially developed with structures and improvements and surrounded by public roads. Mitigation measures are necessary to ensure that appropriate measures are incorporated into the project design prior to final review by the Architectural Review Commission. e) f), g) The project site is not located within the 100-year flood zone per the Federal Flood Hazard Boundary or Flood Insurance Rate Map. Conclusion: Less Than Significant Impact when the following mitigation measures are incorporated into the project. 1. The proposed project shall comply with post-development stormwater treatment in accordance with City of San Luis Obispo Standard I010B. Complete details, detail references and plan notes for the proposed Best Management Practices and improvements necessary to provide reasonable stormwater treatment shall be provided with the final drawings for Architectural Review. The conceptual site plan, civil plans,utility lana and landscape plaris shall be CITY OF SAN LUIS OBISPo 14 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 p 5- �� Attachment 5 Issues, Discussion and Supporting Information Sources Sources Potentially Potentially Iess�eat, No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated revised to recognize all proposed treatment measures. The plans may include but are not limited to infiltration, detention and settling,biofiltration,filtration,and flow-through separation. 2. The Water Quality Board State Construction Permit will require dischargers to replicate the pre-project runoff water balance(for this permit,defined as the amount of rainfall that ends up as runoff)for the smallest stones up to the 85'" percentile storm event(or the smallest storm event that generates runoff,whichever is larger). Depending upon the time of application to record the parcel map and/or timing to complete the construction of public improvements,the project may be subject to the new Board regulations. 10. LAND USE AND PLANNING. Would theproject: a) Conflict with applicable land use plan, policy, or regulation of 1 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? Evaluation a) The proposed project does not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect. The project would amend the specific plan to re-designate this property from Manufacturing to Service-Commercial with the intention of allowing restaurant, retail, office and service related commercial uses. The proposed amendment to the specific plan would not conflict with land use plans or policies adopted for the purpose of avoiding or mitigating an environmental effect. The intent of the amendment is to accommodate property development that is consistent with other development in the vicinity. Since the development plan includes provisions to accommodate the historic structures,the specific plan amendment does not conflict with General Plan policies and other policies that are designed to protect cultural resources. b)c)The project will not physically divide an established community or conflict with any applicable habitat conservation plan or natural community conservation plans. Conclusion: No ImpaCt. 11.NOISE. Would the project result in: a) Exposure of people to or generation of "unacceptable" noise 4, 14, X levels as defined by the San Luis Obispo General Plan Noise 23 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 groundborne X vibration or groundbome 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 worldng in the project area to excessive noise levels? Evaluation a) Following construction of the project, the project will not generate unacceptable noise levels or expose people to noise levels in excess of standards established in the Noise Ordinance. The project site is located outside of any noise contour in the City's Noise Element that would require mitigation. Cay OF SAN LUIS OBIspo 15 INITIAL STUDY ENVIRONMENTAL CHECKUST 2009 Affarhmprlt 5 Issues, Discussion and Supporting Information Sources Sources Potennally Potentially Less Than No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated b) Construction of the proposed project will temporarily increase ambient noise levels. This type of noise is regulated by the City's Noise Ordinance,which regulates times of construction and maximum noise levels that may be generated. Unless an exception is granted,the City does not allow construction to occur prior to 7 am or after 7 pm or on Sundays. If noise levels exceed the Noise Ordinance thresholds, the property owner would be subject to possible citations. Since there are no sensitive land uses directly adjacent to the project site (residential, school, or office uses) noise impacts are due to construction noise are likely to be less than significant. c)The project will not expose people to the generation of excessive groundbome noise levels or vibration. d) The project site is approximately 1 mile west of the San Luis Obispo County Airport, and is within the Airport Land Use Plan Area. Noise associated with small aircraft is likely to occur at this property. However, for commercial land uses, standard construction requirements will mitigate the noise exposure to less than significant levels.No residential land uses are proposed. Conclusion:Less Than Significant Impact 12. POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either directly 1 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? Evaluation a-b)The population added by this project is within the General Plan's projection and will not induce substantial growth into the area or result in population exceeding local and regional growth projections. This is because the General Plan already anticipates development of this site with Manufacturing and Service uses and the proposed amendment to the specific plan will be consistent with the General Plan. The project site is bordered by urban development and the redevelopment of the site represents an in-fill development opportunity directly adjacent to other developed properties and at the comer of two arterial roadways. This type of development is encouraged because it can take advantage of existing facilities for water,sewer, storm drainage and transportation. The existing residential unit on the property will remain, however it is not known whether the residential structure will be used for residential uses when the commercial project is completed. If it is converted to another land use, the conversion of one residence and its associated loss of housing would not be considered a substantial displacement. Conclusion: Less Than Significant Impact. 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? 7 X b) Police protection? X c) Schools? X d) Parks? X e) Roads and other transportation infrastructure? X Other public facilities? X Evaluation CITY OF SAN LUIS OBISPO 16 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 Pf�S' Lit J 10 Attachment 5 Issues, Discussion and Supporting Information Sources Sources Poten�sify Potentially Less Than No Significant Significant Significant impact ER # 200 07 Issues Unless Impact Mitigation Incorporated a) b) d) e) f) No potential impacts have been identified to any public services because of the scale of the project and its location within a developed portion of the City. Future development must comply with all applicable City Codes and State regulations. c) The school districts in the state are separate governing bodies with authority to collect fees to finance school construction and parcel acquisition. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting any fees beyond those required by the school district itself,to mitigate effects of inadequate school facilities. Any effect that the additional children will have on school facilities will be mitigated in whole or in part by the districts per square foot fees, charged at the time of building permit issuance for each residence. Conclusion: Less Than Significant Impact. 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 physical effect on the environment? Evaluation a)The project will add incrementally to the demand for parks and other recreational facilities. However, development of the site with commercial land uses is anticipated by the General Plan and the site is not currently utilized as a park or open space. Furthermore, there are no residential units proposed on the project site. No significant recreational impacts are expected to occur with development of the site. b)The project does not include the construction or expansion of recreational facilities. Conclusion: Less Than Significant Impact. 15. TRANSFORTATION/TRAFFIC. Would theproject: a) Cause an increase in traffic which is substantial in relation to the 3, 13, X existing traffic load and capacity of the street system? 23 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? X e) Result in inadequate parking capacity onsite or offsite? X f) Conflict with adopted policies supporting alternative X transportation(e.g.bus turnouts,bicycle racks)? g) Confect with the with San Luis Obispo County Airport Land X Use Plan resulting in substantial safety risks from hazards,noise, or a change in air trafficpatterns? Evaluation a)b)Tank Farm Road provides access to the project site. The City's General Plan Circulation Element classifies Tank Farm CITY OF SAN Luis OBISPo 17 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 t 5 Issues, Discussion and Supporting Information Sources Sources Potentialfy Potentially Less Than No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated Road as a Parkway Arterial. The Element states that Parkway Arterials should have landscaped medians and landscape at the roadside. The Element states that the number of cross streets and the number of driveways on Parkway Arterials should be limited. The proposed project will not result in significant changes to these criteria. However, there are two driveways proposed to access the project site: The Public Works Department has reviewed the project and determined that the proposed site plan is appropriate given the location and design of the driveways.However,mitigation measures are necessary should the resulting land uses create unanticipated traffic impacts. c) The project has been designed to meet City Engineering Standards for driveway access to the site and the applicant has provided an exhibit required by the Public Works Department demonstrating there is adequate site distance for vehicles leaving the site. d)The Fire Marshal has reviewed the project and determined that the site can be adequately accessed by emergency vehicles in its present design. e) The project provides vehicle access from Tank Farm Road and proposes on-site vehicle parking spaces, consistent with Zoning Regulation standards. f) The project does not conflict with policies supporting alternative transportation. Alternatively,due to the site's location, it is within reasonable walking distance ('/, mile) to shopping, services and transit. Furthermore, the project's proximity to the university will allow direct pedestrian access to the university without requiring additional vehicle trips and parking. g)The project is consistent with the County's Airport Land Use Plan area for San Luis Obispo Airport. Conclusion: Less than significant impacts to Transportation/Traffic are anticipated when the following mitigation measures are incorporated into the project: 1. Prior to the issuance of a building perniit,the project shall be required to pay traffic impact fees based on the site's Specific Plan allowed uses which allow for more intensive development than the typical Industrial zoning. 2. A minimum m of one off-street loading zone measuring a minimum of 12 ft x 40 ft.shall be provided on each parcel. 3. The project is required to design and install project frontage improvements which include landscaped medians on Tank Farm Road and drainage,bicycle,and pedestrian improvements(including pedestrian countdown heads)at the South Higuera/Tank Farm Road intersection to bring the intersection into compliance with current standards and accommodate the site's development intensification. 4. On-site pedestrian circulation shall be provided between Parcel 1 and the Tribune site and between Parcels 2 and 3. 5. No on-site parking shall be permitted within the first 50 feet of the Tank Farm driveways to ensure entering vehicles will not queue onto Tank Farm Road. 6. The applicant may be required to pay their fairshare of the cost to: 1)signalize the intersection of Long/Tank Farm; or 2)develop around about at the intersection. 7. Bicycle parking shall be installed at highly visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. 8. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of the Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level. Peak racks (Peak racks.com)or inverted"U"racks can be used for short term bicycle parking. Inverted"U"racks used for short-term parking shall comply with City Engineering Standard 7930 and the City's Community Design Guidelines which identify minimum clearances from other features. Dimensioned details of the short and long-term bicycle parking shall be provided on the project's construction plans including rack design,location,clearances and circulation for users in compliance with manufacturers'standards. 9. To minimize traffic impacts, a trip reduction plan and implementation program is required. The plan and program may be submitted by individual employers or coordinated into a cooperative transportation management program for some or all of the tenants in the development. The plan shall include: a)designation of a coordinator to administer CITY OF SAN LUIS OeISPO 18 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 Issues, Discussion and Supporting Information Sources sources Potentially Potentially less Than No Attnnhmeal 5 Significant Significant Significant Impact ER # 200 07 Issues Unless Impact Mitigation Incorporated the program; b) carpool and transit information; c) incentives for employees to use alternative transportation including secure bicycle storage,showers and dressing rooms,and employer-paid subsides to employees using public transit,or other measures to approval of the Public Works Director. 10. Future tenants shall be notified that the intersection at Long/Tank Farm is not planned for signalization. 16.UTII.ITIES AND SERVICE SYSTEMS. Would the ro'ect: a) Exceed wastewater treatment requirements of the applicable 7,20 X Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water X treatment, wastewater 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, X which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? f) Comply with federal, state, and local statutes and regulations X related to solid waste? Evaluation a), b) The project will allow for development of the site with slightly higher water demands. However, the incremental change is not considered to be significant. This project has been reviewed by the City's Utilities Engineer and no resourcelinfrastructure deficiencies have been identified. Future site development is subject to water impact fees which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply, treatment and distribution facilities that will be necessary to serve it. c) The City has adopted Water Allocation Regulations to insure that increased water use by new development and land use changes do not jeopardize adequate water service to current and new customers. Section 17.89.030 of the regulations states that a water allocation shall be required to: "obtain a connection to the city water system for a structure or facility not previously connected; change the use of land or buildings, whether or not a construction permit is also required; obtain a construction permit." Compliance with the City standards and State requirements will assure that impacts to water supplies are less than significant. d) The City wastewater treatment plant and existing sewers in the vicinity have sufficient capacity to serve the project site. The developer will be required to construct private sewer facilities to convey wastewater to the nearest public sewer. The on- site sewer facilities will be required to be constructed according to the standards in the Uniform Plumbing Code. Impact fees are collected at the time building permits are issued to pay for capacity at the City's Water Reclamation Facility. The fees are set at a level intended to offset the potential impacts of each new residential unit in the project. e) f) Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50%(from 1989 levels)by 2000. To help reduce the waste stream generated by this project,consistent with the City's Source Reduction and Recycling Element,recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. The project is required by ordinance to include facilities for recycling to CITY OF SAN Luis OBispo 19 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 PNS-�f ITIErt Sources Potentiauy Potential] Less Than No 5 Issues, Discussion and Supporting Information Sources y Significant Significant Significant Impact ER ;<f 200 07 Issues Unless Impact Mitigation Incorporated reduce the waste stream generated by the project,consistent with the Source Reduction and Recycling Element. Conclusion: Less Than Si cant Impact. 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? Impacts are less than significant since the project site is already developed, is in an urbanized area and is not a historic resource. b) Does the project have impacts that are individually limited, but X cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, the effects of other current projects, and the effects of probable futureprojects) The impacts identified in this initial study are specific to this project and would not be categorized as cumulatively significant. c) Does the project have environmental effects, which will cause X substantial adverse effects,on human beings, either directly or indirectly? With the incorporation of Air quality Mitigation Measure #1, the project will not result in substantial adverse impacts on humans. 18.EARLIER ANALYSES. Earlier analysis may be used where,pursuant to the tiering,program EK 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 project. N/A 19. SOURCE REFERENCES. 1. City of SLO General Plan Land Use Element,April 2006 2. City of SLO General Plan Housing Element,April 2006 3. City of SLO General Plan Circulation Element,April 2006 4. City of SLO General Plan Noise Element,May 1996 5. City of SLO General Plan Safety Element,July 2000 6. City of SLO General Plan Conservation and Open Space Element,April 2006 7. City of San Luis Obispo Municipal Code 8. City of San Luis Obispo,Land Use Inventory Database 9. USDA,Natural Resources Conservation Service Soil Survey of San Luis Obispo County 10. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: CITY OF SAN Luis OBISPO 20 INITIAL STUDY ENVIRONMENTAL CHEcKusT 2009 V�t 5-sc enl Issues, Discussion and Sng Information Sources Sources Potential Potentially Less Than No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated http://www.consrv.ca.gov/dlrp/FNEvEP/ 11. Clean Air Plan for San Luis Obispo County,Air Pollution Control District,2001 12. CEQA Air Quality Handbook,Air Pollution Control Distdct,2003 13. Institute of Transportation Engineers,Trip Generation Manual,7 Edition,on file in the Community Development Department 14. City of San Luis Obispo Noise Guidebook,May 1996 15. City of SLO Waterways Management Plan 16. City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development Department 17. City of San Luis Obispo, Archaeological Resource Preservation Guidelines, on file in the Community Development Department 18. City of San Luis Obispo,Historic Site Map 19. City of San Luis Obispo Burial Sensitivity Ma 20. City of SLO Source Reduction and Recycling Element,on file in the Utilities Department 21. San Luis Obispo Quadrangle Map, prepared by the State Geologist in compliance with the Alquist-Priolo Earthquake Fault Zoning Act,effective January 1 1990 22. Flood Insurance Rate Ma (Community Panel 0603100005 C dated July 7, 1981 23. San Luis Obispo County Airport Land Use Plan 24. 12001 Uniform Building Code Attachments 1. Vicinity map 2. Reduced scale project plans 3. Letter from APCD REQUIRED MITIGATION AND MONITORING PROGRAMS Mitigation Meastrm Air Quality 1.A.Construction Phase Mitigation 1. Temporary impacts from the project, including but not limited to excavation and construction activities and vehicle emissions from heavy duty equipment have the potential to create dust and emissions that exceed air quality standards for temporary and intermediate periods unless mitigation measures recommended by the APCD are incorporated including but not limited to: 1) Reduce the amount of the disturbed area where possible, m) Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed(non-potable) water should be used whenever possible, n) All dirt stock pile areas should be sprayed daily as needed, o) Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities, p) Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating native grass seed and watered until vegetation is established, q) All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting,or other methods approved in advance by the APCD, r) All roadways,driveways,sidewalks,etc.to be paved should be completed as soon as possible. In addition,building CITY OF SAN Luis OBISPo 21 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 Issues, Discussion and Supporting Information Sources Sources Potcnnaiy Potentially Less Than o 5 Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Incorporated pads should be laid as soon as possible after grading unless seeding or soil binders are used, s) Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site, t) All trucks hauling dirt,sand,soil,or other loose materials are to be covered or should maintain at least two feet of freeboard(miniffimi vertical distance between top of load and top of trailer)in accordance with CVC Section 23114, u) Install wheel washers where vehicles enter and exit unpaved roads onto streets,or wash off trucks and equipment leaving the site, and v) Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. a. No significant grading shall occur in the location noted as a potential underground oil plume site. 1.B.Operational Phase Mitieation a. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. b. Provide on-site eating,refrigeration and food vending facilities to reduce employee lunchtime trips. c. Provide preferential carpool and vanpool parking spaces. d. Provide shower and locker facilities to encourage employees to bikeand/or walk to work,typically one shower and three lockers for every 25 employees. e. Increase the 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,installing double pane windows,using efficient interior lighting,etc.). Discretionary Measures(Inelude.all feasible measures from the following list) Site Desi Mitigation for this Coaunercial Project a. Increase street shade tree planting. b. Increase shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. c. Provide on-site banking(ATM)and postal services. d. Provide on-site child care facilities for employees. e. Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the pedestrian environment with designated walkways. f. Provide pedestrian signalization and signage to improve pedestrian safety. Transportation Demand Mitigation a. If the project is located on an established transit route,improve public transit accessibility by providing a transit turnout with direct pedestrian access to the project or improve existing transit stop amenities. b. Provide incentives to employees to carpool/vanpool,take public transportation,telecommute,walk,bike,etc by implementing the Transportation Choices Program The applicant should Contact SLO Regional Rideshare at 541- 2277 to receive free consulting services on how to start and maintain a program. c. Provide Transportation Choices Program information centers on alternative transportation modes at the site(i.e. a transportation kiosk). Contact SLO Regional Ride-share for appropriate materials at 541-2277. d. Employ or appoint an Employee Transportation Coordinator. e. Implement an APCD approved Trip Reduction Program f. Provide for shuttle/mini bus service. g. Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which access the project. h. Implement compressed work schedules. i. Implement a telecommuting program j. Implement a lunch-time shuttle to reduce single occupant vehicle trips. k. Participate in an employee"flash pass"program,which provides free travel on transit buses. 1. Include teleconferencing capabilities,such as web cams or satellite linkage,which will allow employees to attend meetings remotely without requiring them to travel out of the area. in. If the development is a large grocery store or large retail facility,provide home delivery service for customers. Energy Efficiency Measures a. Shade tree planting along southern exposures of buildings to reduce summer cooling needs.- CITY OF SAN LUIS OBISPO 22 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 PNs'-52- Attachment 5 Issues, Discussion and Supporting Information Sources sources Poteafiauy Potartially [essThan No Significant Significant Significant Impact ER # 200-07 Issues Unless Impact Mitigation Inco orated b. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star®rating to reduce summer cooling needs. c. Use built-in energy efficient appliances,where applicable. d. Use double-paned windows. e. Use low energy parking lot and street lights(e.g.sodium). f. Use energy efficient interior lighting. g. Use low energy traffic signals(e.g.light emitting diode). h. Install door sweeps or weather stripping if more energy efficient doors and windows are not available. i. Install high efficiency or gas space beating. j Replace diesel fleet vehicles with cleaner fueled low emission vehicles(e.g.school buses,transit buses,on and off road heavy duty vehicles,lighter duty trucks and passenger vehicles). k. Retrofit existing equipment to reduce emissions through methods such as catalyzed diesel particulate filters,diesel oxidation catalysts,or other approved technologies. ➢ Monitoring Program Construction phase air quality mitigation measures are monitored by the Air Pollution Control District (APCD), through a complaint based enforcement system The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Mitigation Measures:Cultural Resources 3. An architectural historian shall be retained by the project applicant in order to provide specific direction to the restoration, reconstruction and treatment of historic structures, landscape and site features. A detailed report that provides project recommendations on the treatment of these features shall be submitted prior to final architectural review of the project. 4. The Proposed project and any reconstruction, repair, or new additions to existing structures shall be consistent with the Historic Preservation Agreement for the property and consistent with the Secretary of Interior Standards. Mitigation Measures:Hazards 5. A Site and Task Specific Safety Plan is required to be submitted to the City of San Luis Obispo for review and approval by the Fire Department Hazmat Coordinator prior to any grading or construction activities. The purpose of this plan is to evaluate future construction documents and provide safety information for workers on-site regarding hazards that may be encountered during work on the project. No further study of site contamination is required. The safety plan shall be based on the January 7, 1997, report by England and Associates titled"Health and Safety Plan: Crude Oil Hazard and Material Handling, Tank Farm Road Pipeline Leak Site" Mitigation Measures:Hydrology and Water Ouality 6. The proposed project shall comply with post-development stormwater treatment in accordance with City of San Luis Obispo Standard 1010B. Complete details, detail references and plan notes for the proposed Best Management Practices and improvements necessary to provide reasonable stormwater treatment shall be provided with the final drawings for Architectural Review. The conceptual site plan, civil plans, utility plans, and landscape plans shall be revised to recognize all proposed treatment measures. The plans may include but are not limited to infiltration, detention and settling,biofiltration,filtration, and flow-through.separation. 7. The Water Quality Board State Construction Permit will require dischargers to replicate the pre-project runoff water balance(for this permit,defined as the amount of rainfall that ends up as runoff)for the smallest storms up to the 85th percentile storm event(or the smallest storm event that generates runoff,whichever is larger). Depending upon the CRY OF SAN LUIS OBISPO 23 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 PSS-53 r Attachment 5 Issues, Discussion and Supporting formation Sources Source's Poteft1wry Emted ess Than No Significant gnificant Impact ER # 200-07 Issues Impact time of application to record the parcel map and/or timing to complete the construction of public improvements,the project may be subject to the new Board regulations. Mitigation Measures:Transportation/Traffic 8. Prior to the issuance of a building permit,the project shall be required to pay traffic impact fees based on the site's Specific Plan allowed uses which allow for more intensive development than the typical Industrial zoning. 9. A minimum of one off-street loading zone measuring a minimum of 12 ft x 40 ft.shall be provided on each parcel. 10. The project is required to design and install project frontage improvements which include landscaped medians on Tank Farm Road and drainage,bicycle,and pedestrian improvements(including pedestrian countdown heads)at the South HiguerwTank Farm Road intersection to bring the intersection into compliance with current standards and accommodate the site's development intensification. 11. On-site pedestrian circulation shall be provided between Parcel 1 and the Tribune site and between Parcels 2 and 3. 12. No on-site parking shall be permitted within the first 50 feet of the Tank Farm driveways to ensure entering vehicles will not queue onto Tank Farm Road. 13. The applicant may be required to pay their fair share of the cost to: 1)signalize the intersection of Long/Tank Farm; or 2)develop a round about at the intersection. 14. Bicycle parking shall be installed at highly visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. 15. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of the Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level.Peak racks (Peakracks.com)or inverted"U"racks can be used for short term bicycle parking. Inverted"U"racks used for short-term parking shall comply with City Engineering Standard 7930 and the City's Community Design Guidelines which identify minimum clearances from other features. Dimensioned details of the.short and long-term bicycle parking shall be provided on the project's construction plans including rack design,location,clearances and circulation for users in compliance with manufacturers' standards. 16. To minimize traffic impacts, a trip reduction plan and implementation program is required. The plan and program may be submitted by individual employers or coordinated into a cooperative transportation management program for some or all of the tenants in the development. The plan shall include: a) designation of coordinator to administer the program; b) carpool and transit information; c) incentives for employees to use alternative transportation including secure bicycle storage,showers and dressing rooms,and employer-paid subsides to employees using public transit,or other measures to approval of the Public Works Director. 17. Future tenants shall be notified that the intersection at Long/Tank Farm is not planned for signalization. File path: GACD-PLAN\Pdunsmore\Rezoning&GPA's\SPA 170-07(Long-Bonetti)\Initial Study(ER 170-07).doc CITY OF SAN Luis CBISPO 24 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2009 pAS,S� Attachment 6 RESOLUTION NO. 5k9-09 A RESOLUTION OF THE PLANNING COMMISSION OF SAN LUIS OBISPO APPROVING AMENDMENTS TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN FOR PROPERTY AT 3897 SOUTH HIGUERA STREET AND 120 TANK FARM ROAD SPA/ER 170-07 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 March 11, 2009, pursuant to a proceeding instituted under application SPA/ER 170-07, Long Street Farm LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has considered testimony of the applicant, interested parties, and evaluation and recommendations by staff; and WHEREAS, the Planning Commission has considered the draft Mitigated Negative Declaration of environmental impact as prepared by staff; BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findines. 1. The Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential environmental impacts of the proposed project, and reflects the independent judgment of the Commission. 2. The proposed specific plan amendment is consistent with General Plan Land Use Element policies regarding the Services and Manufacturing land use district zoning, which designate such districts for locations that are appropriate to accommodate a variety of service, office, and light manufacturing uses in addition to restaurants. 3. The proposed specific plan amendment will facilitate implementation of the Historic Preservation Agreement that was recorded for the property and will help to stimulate redevelopment of underutilized properties within the vicinity. 4. The proposed specific plan amendment responds to the current development pattern of the vicinity and updates an antiquated component of the specific plan to accommodate the demands of commercial development while responding to the need to preserve and restore the existing historic structures. SECTION 2. Action. The Commission hereby recommends approval of a specific plan amendment to modify the allowed land uses and lot sizes within a portion of the Special Industrial zone of the Higuera Commerce Park Specific Plan and adoption of said Mitigated Negative Declaration (SPA/ER 170-07), as shown on attached Exhibit A including: �� 5 - 5 Attachment 6 Planning Commission Resolurion-No. 5519-09 SPA 170-07 Higuera Commerce Park Specific Plan Page 2 Conditions: 1. The map exhibits within the Higuera Commerce Park Specific Plan shall be revised to clearly indicate the "Long-Bonetti Ranch" properties as a sub area within the Special Industrial district. The land uses that are normally allowed within the Special Industrial district shall be allowed in addition to the "sub-area" conditionally allowed uses noted in Exhibit A. 2. Minimum lot frontage and width within the sub-area shall be consistent with the City's Subdivision Regulations for the C-S and M zone. 3. Prior to final amendments to the specific plan, the "Shops at Long-Bonetti Ranch" project shall receive architectural review and the tentative subdivision map to acquire a portion of the Tribune property shall be recorded. Mitigation Measures: 1. A. Construction Phase Mitigation Temporary impacts from the project, including but not limited to excavation and construction activities and vehicle emissions from heavy-duty equipment have the potential to create dust and emissions that exceed air quality standards for temporary and .intermediate periods unless mitigation measures recommended by the APCD are incorporated, including but not limited to: a. Reduce the amount of the disturbed area where possible, b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible, C. All dirt stock pile areas should be sprayed daily as needed, d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil-disturbing activities, e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast-germinating native grass seed and watered until vegetation is established, f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD, g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used, h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site, i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114, j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site, and P9 � � �� Planning Commission Resolution No. 5519-09 Attachment 6 SPA 170-07 Higuera Commerce Park Specific Plan Page 3 k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. . 1. No significant grading shall occur in the location noted as a potential underground oil plume site. 1. B. Operational Phase MWL:Fation a. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. b. Provide on-site eating, refrigeration, and food vending facilities to reduce employee lunchtime trips. C. Provide preferential carpool and vanpool parking spaces. 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 the 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, installing double-pane windows, using efficient interior lighting, etc.). Discretionary Measures (Include all feasible measures from the following fist) Site Design Mitigation for this Commercial Project a. Increase street shade tree planting. b. Increase shade tree planting in parking lots to reduce evaporative emissions from parked vehicles. C. Provide on-site banking (ATM) and postal services. d. Provide on-site child care facilities for employees. e. Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the pedestrian environment with designated walkways. f. Provide pedestrian signalization and signage to improve pedestrian safety. Transportation Demand Mitigation a. If the project is located on an established. transit route, improve public transit accessibility by providing a transit turnout with direct pedestrian access to the project or improve existing transit stop amenities. b. Provide incentives to employees to carpool/vanpool, take public transportation, telecommute, walk, bike, etc. by implementing the Transportation Choices Program. The applicant should Contact SLO Regional Rideshare at 541-2277 to receive free consulting services on how to start and maintain a program. C. Provide Transportation Choices Program information centers on alternative transportation modes at the site (i.e. a transportation kiosk). Contact SLO Regional Rideshare for appropriate materials at 541-2277. d. Employ or appoint an Employee Transportation Coordinator. e. Implement an APCD-approved Trip Reduction Program. f. Provide for shuttle/mini bus service. g. Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which access the project. h. Implement compressed work schedules. i. Implement a telecommuting program. '�l ) Attachment 6 Planning Commission Resolution No. 5519-09 SPA 170-07 Higuera Commerce Park Specific Plan Page 4 j. Implement a lunch-time shuttle to reduce single-occupant vehicle trips. k. Participate in an employee "flash pass" program, which provides free travel on transit buses. 1. Include teleconferencing capabilities, such as web cams or satellite linkage, which will allow employees to attend meetings remotely without requiring them to travel out of the area. in. If the development is a large grocery store or large retail facility, provide home delivery service for customers. Energy Efficiency Measures a. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. b. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Star® rating to reduce summer cooling needs. C. Use built-in energy-efficient appliances, where applicable. d. Use double-paned windows. e. Use low-energy parking lot and street lights (e.g. sodium). f. Use energy-efficient interior lighting. g. Use low-energy traffic signals (e.g. light-emitting diode). h. Install door sweeps or weather stripping if more energy-efficient doors and windows are not available. i. Install high-efficiency or gas space heating. j. Replace diesel fleet vehicles with cleaner-fueled, low-emission vehicles (e.g. school buses, transit buses, on and off-road heavy-duty vehicles, lighter-duty trucks and passenger vehicles). k. Retrofit existing equipment to reduce emissions through methods such as catalyzed diesel particulate filters, diesel oxidation catalysts, or other approved technologies. ➢ Monitoring Program: Construction phase air quality mitigation measures are monitored by the Air Pollution Control District (APCD), through a complaint- based enforcement system. The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Mitijzation Measures: Cultural Resources 2. An architectural historian shall be retained by the project applicant in order to provide specific direction to the restoration, reconstruction, and treatment of historic structures, landscape, and site features. A detailed report that provides project recommendations on the treatment of these features shall be submitted prior to final architectural review of the project. 3. The Proposed project and any reconstruction, repair, or new additions to existing structures shall be consistent with the Historic Preservation Agreement for the property and consistent with the Secretary of Interior Standards. CPP-� Atiacr�lPnt s Planning Commission Resoluio n No.5519-09 SPA 170-07 Higuera Commerce Park Specific Plan Page 5 Mitigation.Measures: Hazards 4. A Site and Task Specific Safety Plan is required to be submitted to the City of San Luis Obispo for review and approval by the Fire Department Hazmat Coordinator prior to any grading or construction activities. The purpose of this plan is to evaluate future construction documents and provide safety information for workers on-site regarding hazards that may be encountered during work on the project. No further study of site contamination is required. The safety plan shall be based on the January 7, 1997, report by England and Associates titled "Health and Safety Plan: Crude. Oil Hazard and Material Handling, Tank Farm Road Pipeline Leak Site." Mitigation Measures: Hydrology and Water Ouality 5. The proposed project shall comply with post-development stormwater treatment in accordance with City of San Luis Obispo Standard 1010B. Complete details, detail references, and plan notes for the proposed Best Management Practices and improvements necessary to provide reasonable storm water treatment shall be provided with the final drawings for Architectural Review. The conceptual site plan, civil plans, utility plans, and landscape plans shall be revised to recognize all proposed treatment measures. The plans may include but are not limited to infiltration, detention and settling, biofiltration, filtration, and flow-through separation. 6. The Water Quality Board State Construction Permit will require dischargers to replicate the pre-project runoff water balance (for this permit, defined as the amount of rainfall that ends up as runoff) for the smallest storms up to the 85'' percentile storm event (or the smallest storm event that generates runoff, whichever is larger). Depending upon the time of application to record the parcel map and/or timing to complete the construction of public improvements, the project may be subject to the new Board regulations. Mitigation Measures: Transportation/Traffic 7. Prior to the issuance of a building permit, the project shall be required to pay traffic impact fees based on the site's Specific Plan allowed uses which allow for more intensive development than the typical Industrial zoning. 8. A minimum of one off-street loading zone measuring a minimum of 12 ft. x 40 ft. shall be provided on each parcel. 9. The project is required to design and install project frontage improvements which include landscaped medians on Tank Farm Road and drainage, bicycle, and pedestrian improvements (including pedestrian countdown heads) at the South Higuera/Tank Farm Road intersection to bring the intersection into compliance with current standards and accommodate the site's development intensification. 10. On-site pedestrian circulation shall be provided between Parcel 1 and the Tribune site and between Parcels 2 and 3. G -� Aftachrmc»t 6 Planning Commission Resolution No. 5519-09 SPA 170-07 Higuera Commerce Park Specific Plan Page 6 11. No on-site parking shall be permitted within the first 50 feet of the Tank Farm driveways to ensure entering vehicles will not queue onto Tank Farm Road. 12. The applicant may be required to pay their fair share of the cost to: 1) signalize the intersection of Long/Tank Farm; or 2) develop a round about at the intersection. 13. Bicycle parking shall be installed at highly-visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. 14. Long and short-term bicycle parking shall be provided in accordance with Table 6.5 of the Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level. Peak racks (Peakracks.com) or inverted "U" racks can be used for short-term bicycle parking. Inverted "U" racks used for short-term parking shall comply with City Engineering Standard 7930 and-the City's Community Design Guidelines which identify minimum clearances from other features. Dimensioned details of the short and long-term bicycle parking shall be provided on the project's construction plans including rack design, location, clearances, and circulation for users in compliance with manufacturers' standards. 15. To minimize traffic impacts, a trip-reduction plan and implementation program is required. The plan and program may be submitted by individual employers or coordinated into a cooperative transportation management program for some or all of the tenants in the development. The plan shall include: a) designation of a coordinator to administer the program; b) carpool and transit information; c) incentives for employees to use alternative transportation including secure bicycle storage, showers and dressing rooms, and employer- paid subsides to employees using public transit or other measures to the approval of the Public Works Director. 16. Future tenants shall be notified that the intersection at Long/Tank Farm is not planned for signalization. On motion by Vice-Chair Multari, seconded by Commissioner Draze, and on the following roll call vote: AYES- Commrs. Multari, Draze, Singewald, Stevenson, Boswell, and Meyer NOES: None REFRAIN: None ABSENT`. Commr. Whittlesey The foregoing resolution was passed and adopted this 11th day of March, 2009. Doug Davi n, Secretary Planning Commission P.j S-,(evo Attachment 6 Planning Commission Resoluuon No. 5519-09 _ Exhibit A SPA 170-07 Higuera Commerce Park Specific Plan Page 7 Page 6, Higuera Commerce Park Specific Plan Gendisienal uses For the parcels along the northern side of Tank Farm Road between Long Street.and South Higuera Street and a portion of the Tribune Parcel adiacent to Long Street the following land uses me be allowed with approval of an administrative use permit: • Retail sales offurniture and furnishings. • Produce stands, outdoor sales of agricultural products (seasonal produce and flowers). • Florists (pottery and gift shops) • Retail sales, groceries, liquor and specialtyfoods, bakery, (less than 10,000 sq.ft.) • Retail Sales-Specialties* • Retail Sales-outdoor sales of buildings and landscape materials, (nursery). • Catering. • Wine Tasting. • Restaurants, sandwich shops, take-out food, etc. • Business and Service Offices • Processing Offices • Production and Administrative Offices • Professional o ces except those that provide direct services to consumers and relx upon downtown services such as attorneys and related. • Medical Service-Doctor office (when the office-meets the indings.established-in MC 17.22, table 9, note 12) * 414ewed eov4- et e•• fmk.. a• General and specialty retail sales may be allowed only when the cumulative floor area of all general or specialty retail uses remains less than 50% of the floor area of all land uses within the parcels along Tank Farm Road between Long Street and South Higuera Street. Page 7, Higuera Commerce Park Specific Plan 2. Lot Area All lots in the northern SO acres, Service Commercial zone, shall have a minimum area of 12,000 square feet but shall not exceed a maximum area of five acres. Each lot in the ejcMe special industrial orb-area shall be at least 1.75 acres with the. exception of the sub-area for the Long-Bonetti Ranch which may have lots of any size or shape as long as they conform with the Subdivision Regulations for the Manufacturing zone. as shewn en the i�qeetfie Land Use AMp Condominiums and airspace subdivisions of any size may be approved pursuant to City Subdivision Regulations. 3. Minimum Lot Frontage and Width The minimum lot frontage and width in the northern 50-acre subdivision shall be 80 feet. The minimum lot frontage and width in the special industrial&ub-area shall be 200 feet. 01, F fA I Attachment 6 Planning Commission Resolution No. 5519-09 Exhibit A SPA 170-07 Higuera Commerce Park Specific Plan Page 2 Page 8 Higuera Commerce Park Specific Plan Amendment 170-07 v O� O3O HIND �A<F r O=O S TANK FARM ® Long-Bonetti Ranch Sub area subject to list of conditionally allowed uses and reduced minimum lot size. PNS-� � Attachment 7 DRAFT SAN LUIS OBISPO .PLANNING COMMISSION MINUTES March 11, 2009 ROLL CALL: Present: Commissioners Michael Boswell, Michael Draze, Eric Meyer, Airlin Singewald, Vice-Chairperson Michael Multari, and Chairperson Charles Stevenson Absent: Mary Whittlesey missed the roll call at 7 p.m. Ms. Whittlesey arrived at 8:31 p.m. Staff: Deputy Community Directors Doug Davidson, Associate Planner Phil Dunsmore, Assistant City Attorney Christine Dietrick, and Recording Secretary Janet Miller ACEPTANCE OF THE AGENDA: The agenda was accepted as presented. ACCEPTANCE OF MINUTES: Minutes of February 25, 2009, were accepted as presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS: Terry Mohan, San Luis Obispo, spoke in support of equity-control led housing projects discussed at the last meeting. There were no further comments made from the public. PUBLIC HEARINGS: 1. 3897 S. Hiauera Street. SPA 170-07: Specific Plan. Amendment to add land uses and modify lot size minimums for the Higuera Commerce Park; M-SP zone; Long Street Farm , LLC, applicant. (Phil Dunsmore) Phil Dunsmore, Associate Planner, presented the staff report, recommending the Planning Commission adopt a resolution which recommends that the City Council approve the specific plan amendment, based on findings and subject to conditions which he outlined. Vice-Chair Multari requested clarification on the zoning. Staff provided information that summarized the zoning requirements as presented in the report. Commrs. Draze and Boswell requested clarification on the lot sizes and staff provided clarification. Mr. Dunsmore noted a typo on the last page of the staff report noting a 12,000 square feet minimum. PPN5 3 Draft Planning Commission Mimi,,,, ' -- Attachment 7 March 11,2009 Page 2 Chairperson Stevenson requested clarification on professional office use allowed in the project location. Staff provided clarification regarding General Plan consistency and allowed amendments to the speck plan. Carol Florence, applicant representative, spoke in support of Staffs recommendation. PUBLIC COMMENTS: There were no comments made from the public. COMMISSION COMMENTS: Commr. Multari stated that the flexibility to accommodate the project was warranted to facilitate the preservation and enhancement of the historic resources of the site. Commr. Boswell requested clarification on the language used for a professional office. Staff provided clarification noting that the language provided had been general and that a conditional use permit would be required. Commr. Meyer asked for clarification for future:signalization plans at the intersection of Tank Farm Road and Long Street. Staff replied the there may be plans for future signalization which would affect owners in the future. Chairperson Stevenson supported the Staff recommendation. He voiced for clarity purposes that a general plan amendment would have been his preference. There were no further comments made from the Commission. On motion by Vice-Chair Multari, seconded by Commr. Draze, recommending the Planning Commission adopt a resolution which recommends that. the City Council approve a resolution adopting a Mitigated Negative Declaration (ER 170-07) and amending the Higuera Commerce Park Specific Plan to accommodate service-retail and office uses rather than manufacturing uses for 3 parcels nearest the comer of South Higuera and Tank Farm Road, based on findings and subject to conditions. AYES: Commrs. Boswell, Draze, Meyer, Singewald, Multari, and Stevenson NOES: None RECUSED: None ABSENT: Commissioner Mary Whittlesey The motion passed on a 6:0 vote. 2. City-wide. ER 147-08: Environmental Impact determination, consideration of public comment, and recommendation to City Council to adopt an ordinance regulating the closure or conversion to other uses of mobile home partes within the City of San Luis Obispo; City of San Luis Obispo, applicant. (Christine Dietrick) elt 5-� - ) - Attachment 8 CITY OF SAN LUIS OBISPO PLANNING COMMISSION STAFF REPORT ITEM# 1 BY: Phil Dunmore, Associate Planner(781-7522) DATE: March 11, 2009 FROM: Doug Davidson, Deputy Director of Community Development Db FILE NUMBER: SPA, ER 170-07 PROJECT ADDRESS: 3897 South Higuera Street and 120 Tank Farm Road SUBJECT: Specific Plan Amendment for property located on the north east comer of Tank Farm Road and South Higuera Street to accommodate a proposed commercial development with retail shops and offices rather than Manufacturing uses. RECOMMENDATION Adopt the attached Planning Commission resolution which recommends that the City Council approve a resolution adopting a Mitigated Negative Declaration (ER 170-07) and amending the Higuera Commerce Park Specific Plan to accommodate service-retail and office uses rather than manufacturing uses for 3 parcels nearest the comer of South Higuera Street and Tank Farm Road. BACKGROUND Situation/Project Description The City has received an application for a specific plan amendment to accommodate a proposed commercial development known as "The Shops at Long Bonetti Ranch". The amendment proposes to revise the list of allowable uses and modify the minimum lot size for the parcels closest to the comer of Tank Fane Road and South Higuera Street. Presently, these parcels are part of the "Special Industrial District" within the Specific Plan. This district was designed to accommodate light industrial uses such as research and development, laboratories and precision manufacturing. However, in recent years the project vicinity has developed into a service related retail area with a wide variety of land uses. Nearby uses include residential, retail grocery stores, restaurants, office parks, fitness facilities, and a wide variety of service-type retail uses. Light industrial and warehouse uses exist further to the north. The need to preserve and respect the existing historic structures associated with the former Long-Bonetti is somewhat restrictive to the development of large scale manufacturing buildings as originally envisioned within the Specific Plan. Furthermore, the visually significant comer location acts as a gateway to the City and is better suited to smaller parcels and a wider variety of land uses other than large manufacturing buildings. The proposed amendments include reducing the minimum lot size from 1.75 acres to 12,000 square feet. Proposed land use amendments include adding some professional and service-type office uses and limited retail uses such as general retail and grocery to the list of allowed uses. At this time, restaurants, retail sales of furniture and outdoor sales such as nurseries are already allowed. Preliminary development plans include approximately 43,300 square feet of tenant space in 11 new buildings. The existing historic residence, barn and other structures associated with the Ply 5-�5' Attachment 8 SPA, ER 170-07 ' 3897 South Higuera Street and 120 Tank.Farm Road Page 2 Long-Bonetti Ranch are proposed to be restored or reconstructed and incorporated into the project. A landscape area at the corner of the site would be preserved and restored consistent with an existing historic preservation agreement that exists for the property. The agreement requires that the historic structures and landscape features on the property be maintained, restored and repaired. If the specific plan amendment is approved, the applicant will proceed to the Architectural Review Commission for a review of the development plans. It is important to remember that the design, height, parking, and general site layout of the future project will be evaluated in detail by the Architectural Review Commission at a later date. Data Summary Applicant: Long Street Farm LLC Representative: C.M. Florence Address: 3897 South Higuera Street and 120 Tank Farm Road Existing Zoning: M-SP Environmental Status: A draft Initial Study of Environmental Review resulting in a Mitigated Negative Declaration has been prepared (ER 64-07). Final action on the initial study will be taken by the City Council at a later date. Historic Resources and CHC review The property nearest the comer is included in the City's Inventory of Historic Resources as a "Master List" historic property. The property was originally part of a large tract of land owned by Joseph D. Grant of San Francisco. Mr. Grant purchased the land from John Harford in 1880. According to records, the house was originally constructed on the property between 1880 and 1900. In 1908, George W. Long purchased the property and resided in the house that currently exists on the property. In about 1923, the property was sold to Bonetti, hence the current name of the property, Long-Bonetti Ranch. The property was used to raise sugar beets, beans, barley, wheat and flowers. In addition to the historic residence, the historic features of the property include the granary building, the bam, the water tower, a windmill, and a large wood-clad freestanding sign facing South Higuera Street with the wording"Long-Bonetti Ranch". The CHC reviewed the project on January 28, 2008 and offered direction to the applicants to adjust the proposed site plan to accommodate the historic structures. On April 28, 2008 the applicants returned to the CHC with a revised project and the CHC found that the conceptual design was consistent with City policies. If the specific plan amendment is approved, the project will return to the CHC for a final recommendation prior to proceeding to the ARC. Site Description The flat, highly visible property occupies two lots at the corner of Tank Farm Road and South Higuera Street. The applicants are also in the process of acquiring a portion of the Tribune news property at 3825 South Higuera Street to include in the project area. Today the property still contains some of the significant historic features of the former ranch, and - r SPA, ER 170-07 = Attachment 8 3897 South Higuera Street and 120 Tank Farm Road Page 3 the remainder of the property is vacant. Properties to the west across South Higuera Street are developed with a mobile home park. Properties to the south across Tank Farm Road are developed with office and service related commercial uses. Properties to the east are developed with commercial uses including Kennedy Club Fitness, and property to the north is developed with an office and printing facility for the Tribune. Lo� O3o ---L� HIND Tribune News Mobile R-2-S zone Propel Approximate location of Home Park additional property to be F<41 y M-SP Zone incorporated into Long- S Bonetti Ranch project. Long-B netti Rane roperty Kennedy Club Fitness TANK FARM C-S-PD Zone The map above illustrates the surrounding zoning and property layout. The historic structures are located on the parcel at the corner of South Higuera and Tank Farm. The property to the east of it, adjacent to Long Street, is vacant. As noted on the map, the property owners are in the process of subdividing a vacant portion of the Tribune property into a separate lot to be included in the project area. The specific plan amendment includes the new lot. The tentative subdivision to create this lot was approved by the Hearing officer on December 19, 2008. PkT Attachment 8 SPA,ER 170-07 ) 3897 South Higuera Street and 120 Tank Farm Road Page 4 EVALUATION General Plan Consistencv The General Plan designation for this location is Services and Manufacturing, which is the only General Plan designation that allows two different zoning designations, both Commercial- Service and Manufacturing. The purpose of the Services and Manufacturing district is stated in the General Plan Land Use Element: 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 services, medical 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. Although this location is unique given its setting, location and surrounding land uses, it is important that any changes to the Specific Plan remain consistent with the General Plan definition above. The applicant's intent is to retain the land use pattern recognized by the Specific Plan and the General Plan, however they are asking for more flexibility by adding to the types of retail and office uses that are typically allowed. Allowed Uses The Long-Bonetti Ranch is located in the southern 30 acres of the Specific Plan, noted as the Special Industrial District. On the Zoning Map, it is designated Manufacturing (M-SP). The specific plan definition for this property reads: The sub-area is intended to accommodate primarily clean, light industries — such as research and development, laboratories, precision manufacturing _ which require substantial space as well as City services, and which draw most of their employees from the local labor market. The specific plan elaborates on a list of allowed uses for this district which include offices, and service-related uses, including a wide range of other "light manufacturing" land uses. Although part of the Special Industrial District, the specific plan recognizes that the property directly at the comer of Tank Farm Road and South Higuera is unique, therefore a different list of land uses (allowed only through a conditional use permit) has been prescribed for this parcel only. This list includes, retail and restaurant uses that are designed to be integrated into the existing historic structures. The applicants would like to take the land use list for this corner property and extend this allowance to the vacant property adjacent to Long Street while amending the list to accommodate additional office uses. VT �� SPA, ER 170-07 � Attachment 8 3897 South Higuera Street and 120 Tank Farm Road Page 8 the General Plan as specified by the Planning Commission. 3. The Commission may continue review of the project, if more information is needed. Direction should be given to staff and the applicants. ATTACHMENTS 1. Vicinity Map 2. Applicant's project description 3. Project concept plans 4. Excerpts from the Higuera Commerce Park Specific Plan 5. Initial Study(ER 170-07) 6. Draft Planning Commission Resolution G:\CD-PLAN\Pdunsmore\Rezoning&GPA's\SPA 170-07(L.ong-Bonetti)\SPA 170-07 PC Staff report.doc . .TTACHMENT RESOLUTION NO. (2009 SERIES) A RESOLUTION OF THE CITY COUNCIL OF SAN LUIS OBISPO APPROVING AMENDMENTS TO THE HIGUERA COMMERCE PARK SPECIFIC PLAN FOR PROPERTY AT 3897 SOUTH HIGUERA STREET AND 120 TANK FARM ROAD SPA/ER 170-07 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 March 11, 2009 pursuant to a proceeding instituted under application SPA/ER 170-07, Long Street Farm LLC, applicant; and WHEREAS, the City Council 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 April 21, 2009 for the purpose of considering Application SPA/ER 170-07; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Council has reviewed and considered the Negative Declaration of environmental impact for the project as prepared by staff and reviewed by the Planning Commission; and WHEREAS, the Council has duly considered all evidence, including the recommendation of the Planning Commission, testimony of interested parties, and the evaluation and recommendations by staff,presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, 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 project entitlements in accordance with the California Environmental Quality Act and the City's Environmental Guidelines, and reflects the independent judgment of the Council. The Council hereby adopts the Mitigated Negative Declaration incorporating all of the mitigation measures listed below into the project: Mitigation Measures: 1. A. Construction Phase Mitigation Temporary impacts from the project, including but not limited to excavation and construction activities and vehicle emissions from heavy duty equipment have the potential to create dust and emissions that exceed air quality standards for temporary and intermediate periods unless mitigation measures recommended by the APCD are incorporated including but not limited to: P/' ��d Resolution No. (2009 Series) • .'T ACHMENT Page 2 a. Reduce the amount of the disturbed area where possible, b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Increased watering frequency would be required whenever wind speeds exceed 15 mph. Reclaimed (non-potable) water should be used whenever possible, c. All dirt stock pile areas should be sprayed daily as needed, d. Permanent dust control measures identified in the approved project revegetation and landscape plans should be implemented as soon as possible following completion of any soil disturbing activities, e. Exposed ground areas that are planned to be reworked at dates greater than one month after initial grading should be sown with a fast germinating native grass seed and watered until vegetation is established, f. All disturbed soil areas not subject to revegetation should be stabilized using approved chemical soil binders,jute netting, or other methods approved in advance by the APCD, g. All roadways, driveways, sidewalks, etc. to be paved should be completed as soon as possible. In addition, building pads should be laid as soon as possible after grading unless seeding or soil binders are used, h. Vehicle speed for all construction vehicles shall not exceed 15 mph on any unpaved surface at the construction site, i. All trucks hauling dirt, sand, soil, or other loose materials are to be covered or should maintain at least two feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with CVC Section 23114, j. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or wash off trucks and equipment leaving the site, and k. Sweep streets at the end of each day if visible soil material is carred onto adjacent paved roads. Water sweepers with reclaimed water should be used where feasible. a) No significant grading shall occur in the location noted as a potential underground oil plume site. 1. B. Operational Phase Mitigation a. Provide on-site bicycle parking. One bicycle parking space for every 10 car parking spaces is considered appropriate. b. Provide on-site eating, refrigeration and food vending facilities to reduce employee lunchtime trips. c. Provide preferential carpool and vanpool parking spaces. 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 the 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, installing double pane windows, using efficient interior lighting, etc.). Discretionary Measures (Include all feasible measures from the followin Ig ist) Site Desisn Mitigation for this Commercial Proiect a. Increase street shade tree planting. b. Increase shade tree planting in parking lots to reduce evaporative emissions from parked VnS ? / Resolution No. (2009 Series) AT14HMENT Page 3 vehicles. c. Provide on-site banking (ATM) and postal services. d. Provide on-site child care facilities for employees. e. Implement on-site circulation design elements in parking lots to reduce vehicle queuing and improve the pedestrian environment with designated walkways. f. Provide pedestrian signalization and signage to improve pedestrian safety. Transportation Demand Mitigation a. If the project is located on an established transit route, improve public transit accessibility by providing a transit turnout with direct pedestrian access to the project or improve existing transit stop amenities. b. Provide incentives to employees to carpooUvanpool, take public transportation, telecommute, walk, bike, etc by implementing the Transportation Choices Program. The applicant should Contact SLO Regional Rideshare at 541-2277 to receive free consulting services on how to start and maintain a program. c. Provide Transportation Choices Program information centers on alternative transportation modes at the site (i.e. a transportation kiosk). Contact SLO Regional Rideshare for appropriate materials at 541-2277. d. Employ or appoint an Employee Transportation Coordinator. e. Implement an APCD approved Trip Reduction Program. f. Provide for shuttle/mini bus service. g. Increase the quality of existing bicycle routes/lanes or add bicycle routes/lanes which access the project. h. Implement compressed work schedules. i. Implement a telecommuting program. j. Implement a lunch-time shuttle to reduce single occupant vehicle trips. k. Participate in an employee "flash pass" program, which provides free travel on transit buses. 1. Include teleconferencing capabilities, such as web cams or satellite linkage, which will allow employees to attend meetings remotely without requiring them to travel out of the area. m. If the development is a large grocery store or large retail facility, provide home delivery service for customers. Energy Efficiency Measures a. Shade tree planting along southern exposures of buildings to reduce summer cooling needs. b. Use roof material with a solar reflectance value meeting the EPA/DOE Energy Stam rating to reduce summer cooling needs. c. Use built-in energy efficient appliances, where applicable. d. Use double-paned windows. e. Use low energy parking lot and street lights (e.g. sodium). f. Use energy efficient interior lighting. g. Use low energy traffic signals (e.g. light emitting diode). h. Install door sweeps or weather stripping if more energy efficient doors and windows are V rl Resolution No. (2009 Series) '` IfICHMENT Page 4 not available. i. Install high efficiency or gas space heating. j. Replace diesel fleet vehicles with cleaner fueled low emission vehicles (e.g. school buses, transit buses, on and off road heavy duty vehicles, lighter duty trucks and passenger vehicles). k. Retrofit existing equipment to reduce emissions through methods such as catalyzed diesel particulate filters, diesel oxidation catalysts, or other approved technologies. Monitoring Program: Construction phase air quality mitigation measures are monitored by the Air Pollution Control District (APCD), through a complaint based enforcement system. The requirements listed above are noted on the project plans and the City Building Inspector and Public Works Inspector for the project are instructed to contact APCD in the event of a probable violation. Members of the public can also call APCD if they are concerned about dust or other emissions from a construction site. Mitigation Measures: Cultural Resources 2. An architectural historian shall be retained by the project applicant in order to provide specific direction to the restoration, reconstruction and treatment of historic structures, landscape and site features. A detailed report that provides project recommendations on the treatment of these features shall be submitted prior to final architectural review of the proj ect. 3. The Proposed project and any reconstruction, repair, or new additions to existing structures shall be consistent with the Historic Preservation Agreement for the property and consistent with the Secretary of Interior Standards. Mitigation Measures: Hazards 4. A Site and Task Specific Safety Plan is required to be submitted to the City of San Luis Obispo for review and approval by the Fire Department Hazmat Coordinator prior to any grading or construction activities. The purpose of this plan is to evaluate future construction documents and provide safety information for workers on-site regarding hazards that may be encountered during work on the project. No further study of site contamination is required. The safety plan shall be based on the January 7, 1997, report by England and Associates titled "Health and Safety Plan: Crude Oil Hazard and Material Handling, Tank Farm Road Pipeline Leak Site" Mitigation Measures: Hydrology and Water Ouality 5. The proposed project shall comply with post-development stormwater treatment in accordance with City of San Luis Obispo Standard 1010B. Complete details, detail references and plan notes for the proposed Best Management Practices and improvements necessary to provide reasonable stormwater treatment shall be provided with the final drawings for Architectural Review. The conceptual site plan, civil plans, utility plans, and Pis-�3 Resolution No. CACHMENT (2009 Series) Page 5 landscape plans shall be revised to recognize all proposed treatment measures. The plans may include but are not limited to infiltration, detention and settling, biofiltration, filtration, and flow-through separation. 6. The Water Quality Board State Construction Permit will require dischargers to replicate the pre-project runoff water balance (for this permit, defined as the amount of rainfall that ends up as runoff) for the smallest storms up to the 85`x' percentile storm event (or the smallest storm event that generates runoff, whichever is larger). Depending upon the time of application to record the parcel map and/or timing to complete the construction of public improvements, the project may be subject to the new Board regulations. Mitigation Measures: Transnortation/Traffic 7. Prior to the issuance of building permits to develop new commercial buildings, the project shall be required to pay traffic impact fees based on the site's Specific Plan allowed uses which allow for more intensive development than the typical Industrial zoning. 8. A minimum of one off-street loading zone measuring a minimum of 12 ft x 40 ft. shall be provided on each parcel. 9. The project is required to design and install project frontage improvements which include landscaped medians on Tank Farm Road and drainage, bicycle, and pedestrian improvements (including pedestrian countdown heads) at the South Higuera/Tank Farm Road intersection to bring the intersection into compliance with current standards and accommodate the site's development intensification. 10. On-site pedestrian circulation shall be provided between Parcel 1 and the Tribune site and between Parcels 2 and 3. 11. No on-site parking shall be permitted within the first 50 feet of the Tank Farm driveways to ensure entering vehicles will not queue onto Tank Farm Road. 12. The applicant may be required to pay their fair share of the cost to: 1) signalize the intersection of Long/Tank Farm; or 2) develop a round about at the intersection. 13. Bicycle parking shall be installed at highly visible locations that are as close to the main entrance of the destination as possible and located at least as conveniently as the most convenient automobile parking space. 14. Long and short-tern bicycle parking shall be provided in accordance with Table 6.5 of the Zoning Regulations. Bicycles shall be parked vertically or horizontally with at least the rear tire resting at floor level. Peak racks (Peakracks.com) or inverted "U" racks can be used for short term bicycle parking. Inverted "U" racks used for short-term parking shall comply with City Engineering Standard 7930 and the City's Community Design Resolution No. (2009 Series) " "UCHET Page 6 Guidelines which identify minimum clearances from other features. Dimensioned details of the short and long-term bicycle parking shall be provided on the project's construction plans including rack design, location, clearances and circulation for users in compliance with manufacturers' standards. 15. To minimize traffic impacts, a trip reduction plan and implementation program is required. The plan and program may be submitted -by individual employers or coordinated into a cooperative transportation management program for some or all of the tenants in the development. The plan shall include: a) designation of a coordinator to administer the program; b) carpool and transit information; c) incentives for employees to use alternative transportation including secure bicycle storage, showers and dressing rooms, and employer-paid subsides to employees using public transit, or other measures to approval of the Public Works Director. 16. Future tenants shall be notified that the intersection at Long/Tank Farm is not planned for signalization. SECTION 2. Specific Plan Amendment Approval & Findings. The Amendments to the Higuera Commerce Park Specific Plan included as part of City Application No. SPA 170-07, which amends the Specific Plan as shown on the attached Exhibit A,is hereby approved, based on the following findings and conditions: Findings. 1. The Planning Commission finds and determines that the project's Mitigated Negative Declaration adequately addresses the potential environmental impacts of the proposed project, and reflects the independent judgment of the Commission. 2. The proposed specific plan amendment is consistent with General Plan Land Use Element policies regarding the Services and Manufacturing land use district zoning, which designate such districts for locations that are appropriate to accommodate a variety of service, office and light manufacturing uses in addition to restaurants. 3. The proposed specific plan amendment will facilitate implementation of the Historic Preservation Agreement that was recorded for the property and will help to stimulate redevelopment of underutilized properties within vicinity. 4. The proposed specific plan amendment responds to the current development pattern of the vicinity and updates an antiquated component of the specific plan to accommodate the demands of commercial development while responding to the need to preserve and restore the existing historic structures. SECTION 3. Action. The Commission hereby recommends approval of a specific plan amendment to modify the pp-s-�� Resolution No. (2009 Series) 1_1l l ACHME T 3 Page 7 allowed land uses and lot sizes within a portion of the Special Industrial zone of the Higuera Commerce Park Specific Plan and adoption of said Mitigated Negative Declaration (SPA/ER 170-07), as shown on attached Exhibit A including: Conditions: 1. The map exhibits within the Higuera Commerce Park Specific Plan shall be revised to clearly indicate the "Long-Bonetti Ranch" properties as a sub area within the Special Industrial district. The land uses that are normally allowed within the Special Industrial district shall be allowed in addition to the "sub-area" conditionally allowed uses noted in Exhibit A. 2. Minimum lot frontage and width within the sub-area shall be consistent with the City's Subdivision Regulations for the C-S and M zone. 3. Prior to final amendments to the specific plan, the "Shops at Long-Bonetti Ranch" project shall receive architectural review and the tentative subdivision map to acquire a portion of the Tribune property shall be recorded. Upon motion of , seconded by and on the following vote: AYES: NOES: ABSENT: The foregoing resolution was passed and adopted this day of , 2009. Mayor David F. Romero ATTEST: Audrey Hooper City Clerk APPROVED AS TO FORM: Jon anwell City Attorney T:\Council Agenda Reports\Community Development CAR\CC Reso SPA 170-07.doc of " � Resolution No. 2009 Series l�tEXhi4tI�A SPA 170-07 Higuera Commerce Park Specific Plan Page 8 Page 6,Higuera Commerce Park Specific Plan Gem&ienal uses For the parcels along the northern side of Tank Farm Road between Long Street and South Higuera Street and a portion of the Tribune Parcel adjacent to Long Street the following land uses may be allowed with approval of an administrative use permit: • Retail sales offurniture and furnishings. • Produce stands, outdoor sales of agricultural products (seasonal produce and flowers). • Florists (pottery and gift shops) • Retail sales, groceries, liquor and specialtyfoods, bakery, (less than 10,000 sq.ft.)* • Retail Sales—Specialties* • Retail Sales-outdoor sales of buildings and landscape materials, (nursery). • Catering. • Wine Tasting. • Restaurants, sandwich shops, take-out food, etc. • Business and Service O Ices • Processing Offices • Production and Administrative Offices • Professional o ces except those that provide direct services to consumers and rely upon downtown services. • Medical Service-Doctor office. (when the ofce meets the findings established.in MC 17.22, table 9, note 12) * __General and.specialty retail sales may be allowed only when the. cumulative floor area of all general or specialty retail uses remains less.than 50% of the floor area of all land uses within the parcels along Tank Farm Road between Long Street and South Higuera Street. Page 7, Higuera Commerce Park Specific Plan 2. Lot Area All lots in the northern 50 acres, Service Commercial zone, shall have a minimum area of I2,000 square feet but shall not exceed a maximum area of five acres. Each lot in the se- ''- r-n Q er- s of the special industrial sorb-area shall be at least 1.75 acres with the exception of the sub-area for the Long-Bonetti Ranch which may have lots of any size or shape as long as they conform with the Subdivision Regulations for the Manufacturing zone. as shewn en the Specoe 'and Use "A Condominiums and airspace subdivisions of any size may be approved pursuant to City Subdivision Regulations. 3. Minimum Lot Frontage and Width The minimum lot frontage and width in the northern 50-acre subdivision shall be 80 feet. The minimum lot frontage and width in Me sewherw 8 aepes the special industrial sub-area shall be 200 feet. Poi- �� Attachment 9 Resolution No. 2009 Series Exhibit A SPA 170-07 Higuera Commerce Park Specific Plan Page 2 Page 9 Higuera Commerce Park Specific Plan Amendment 170-07 o° Oho HIND FSM CO TANK FARM ® Long-Bonetti Ranch Sub area subject to list of conditionally allowed uses and reduced minimum lot size.