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Home My WebLink About04/19/2011, PH4 - CALLE JOAQUIN REZONING (GP/R/ER 70-10) - COUNCIL MEETING APRIL 19, 2011, PUBLIC HEARING ITEM NO. 4 - r\ S �Vcouncft memoRAnoum ° COUNCIL °CDDDIR DATE: April 14,2010 ° CRY MGR °MTDIR ° ASS[CM °FM CHIEF ° ATTORNEY °FWDIR TO: City Council o �Iuowc o POLICE ° 1 aUNE °UTIL DIR ° NEWTIMFS °HRDIR M COUNCIL VIA: Katie Lichtig, City Manager ° �0° I o CCrrYYMOR °CUM FROM: John Mandeville, Community Develo ment Deputy Directo� BY: Pam Ricci, Senior Planner SUBJECT: Calle Joaquin Rezoning (GP/R/ER 70-10) — Council Meeting April 19, 2011, Public Hearing Item No. 4 Councilman John Ashbaugh has asked staff the three questions regarding the project. Staff wanted to respond by way of a red file to ensure that the other Council members received the same information. Each of the questions is highlighted below followed by a staff response. Question No. 1: If there were no separate "S" overlay standard permitting this site to be redeveloped,wouldn't. their non-conforming use status normally prevent redevelopment to the degree that the construction permit valuation exceeds 50% of its current assessed valuation? Or is it 50% of floor area? What is the threshold that would normally constrain its "redevelopment" as a . continuing, non-conforming use? RED FILE Staff Response MEETING AGENDA DATEz tQ & ITEM # p1tt,(YA94ffSLeVi No, the restrictions you are referencing regarding 50% thresholds are from Chapter 17.14, Nonconforming Strictures, of the Zoning Regulations. Nonconforming structures are those that currently do not meet one or more property development standards such as setbacks. A nonconforming uses may be continued indefinitely but cannot be expanded. A nonconforming use may be expanded with conforming uses. With a lapse of more than six months, a nonconforming use loses its status and then must be replaced with conforming uses. Question No. 2: Reading the "Aesthetics" section of the Initial Study, it notes that our Conservation and Open Space Element identifies both LOV Road and Highway 101 as roadways with "High Scenic Value." Without the proposed "S" overlay, the Motel 6 site would be restricted to a 35'height consistent with the C-S zone. As proposed, a redeveloped motel could rise to 45'. There is no reference in the Initial Study to the greater building height permitted for the motel - an impact that should be considered in view of the COSE reference to "High Scenic Value." The Initial Red File Memo—Calle Joaquin Rezoning(GP/R/ER 70-10) Page 2 Study was finalized on March 10, and the Planning Commission did not "loosen up" the "S" overlay standards for the motel until its meeting on March 23. Please comment. Staff Response The initial study analysis is still valid for potential new buildings of either 35 feet or 45 feet. A potential redevelopment project would need to be consistent with applicable property development standards, Airport Land Use Plan (ALUP) policies and development standards, design guidelines, and General Plan policies. The referenced policy in the Aesthetics discussion of the initial study notes that new development projects not wall off scenic roadways and block views. A building of either 35 feet or 45 feet could achieve this if properly sited and designed. Question No.3: How would the ALUP operate to control the motel density in the future?I would note that the ALUC approved the rezoning proposal prior to the Planning Commission action where they removed the limitation on the "S" overlay that would have limited redevelopment of the motel only "to its current intensity if involuntarily destroyed." What is the density of the current motel for purposes of the Airport Land Use Plan? What could its density be under a reasonable-worst- case "redeveloped" configuration, consistent with the proposed "S" overlay and the more ; generous C-T standards? Staff Response The project site is designated in the Airport Land Use Plan (ALUP) as being within Safety Areas S-lb and S-lc. Section 5 of the ALUP includes Table 5.3 which provides guidance on land use compatibility of various uses within this safety zones. A hotel or motel is an allowable use in these safety zones provided it conforms to the maximum non-residential density of 75 people per acre. The ALUC has no authority to require modifications to existing land uses, even if the existing uses are not consistent with the ALUP. However, the redevelopment of any of the sites with a new use would need to be consistent with the ALUP. The Motel 6 site at 1433 Calle Joaquin is 1.77 acres which would allow a density of 133 (1.77 x 75 = 133). Table 8 of the ALUP indicates that motels use an estimate of 1.8 persons per room. This would mean that redevelopment of the site could yield about 75 units. The actually calculation could increase slightly if adjacent right- of-way was added which is allowed in the ALUP. The site is currently developed with 86 units. Please call Pam Ricci extension #7168 (781-7168) or Doug Davidson at extension #7177 (781- 7177)if you have any questions. G:\CD-PLAN\PRICCI\ZONINGVjneiias Tire(GPR 70-10)\Staff Reports\Red File Memo 419-1 l.doc counc,L memoizanbum - a .»o t.� aa: sY e7,E� ° 1 a. rr'y .,g ♦. +e�xy. ' DATE: April 14, 2010 bard copr. mnafl a COUNCIL a CDD Dm a CRY MGH aFIrDut TO: City Council a AWC+ a FWtHW 1 a AnWM a PW DIt /t a CLBU/OHiG a POUCECHU VIA: Katie Lichtig, City Manager I a PM a PUMDh�HECDIH a NEWnMO aHHDIt a sm rrYNm c CGUNCI. FROM: John Mandeville, Community Development Deputy Dire for o rMGH BY: Pam Ricci, Senior Planner SUBJECT: Calle Joaquin Rezoning (GP/R/ER 70-10)—Council Meeting April 19, 2011 The proposed rezoning from Tourist-Commercial (C-T) to Service Commercial (C-S) affects three properties on the north side of Calle Joaquin between Los Osos Valley Road and Highway 101 (1445, 1443, & 1433 Calle Joaquin). After publication of the Council Agenda Report, staff received a request for modification of proposed Condition No. 3 included in the Draft Ordinance (Attachment 6) from a representative for Motel 6 that owns the property at 1433 Calle Joaquin as shown below. 3. The existing motel Motel 6 use at 1433 Calle Joaquin will become a legal, nonconforming use with approval of the subject zoning. One of the special considerations with the change in zoning is that this site would be allowed to be redeveloped to the development standards as allowed in the C-T-'VMD FILE Staff Response MEETING AGENDA DATE411hL ITEM One of the recommended provisions of the "S" overlay zoning would be to recognize the motel use as a legal non-conforming use and allow the site to potentially be redeveloped in the future with a motel project. The requested modification to the first sentence would be to refer to the existing "motel use" generically, rather than the specific Motel 6 name. Staff feels that this is an appropriate modification and consistent with the intent of the condition to apply either to Motel 6 or another motel that might take over the business in the future. The other modification would be to allow future redevelopment to occur even with the recognition of the use's non-conforming status. The added wording in italics would allow future redevelopment to occur consistent with the development standards of the current C-T zoning, rather than the proposed C-S zoning. Staff is supportive of this change as it is consistent with the Planning Commission's recommendation not to overly limit the motel's redevelopment potential as a result of the rezoning. The project's initial study mentions that the property development standards for the two zones are quite similar and that the change would not result in significant changes to the footprints of future buildings. The main difference between the two zones is that the C-S has a maximum building height of 35 feet and the C-T zone's maximum building height is 45 feet. � f Red File Memo —Calle Joaquin Rezoning (GP/R/ER 70-10) Page 2 The potential of some portions of future buildings to exceed 35 feet at this location is not a significant aesthetic or safety concern. The project would still need to meet all applicable property development standards and comply with other applicable regulations such as the Community Design Guidelines. The motel site is also in an airport safety zone per the Airport Land Use Plan (ALUP). Section 17.22.010 J of the Zoning Regulations requires that ALUP policies be applied to properties in airport safety zones. A proposal for future redevelopment would need to be found consistent with ALUP policies and development standards. The proposal to rezone all three properties to C-S, including the Motel 6 site, is still recommended over having an isolated C-T zoning at 1433 Calle Joaquin. The reason for the special provision of the "S" overlay is to allow the continuation of a motel use as long as it is desired. However, if the property owner in the future wanted to establish a use other than a motel, it would need to be a conforming use under C-S zoning and would require the processing of an administrative use permit with the"S" overlay. Please call Pam Ricci extension #7168 (781-7168) or Doug Davidson at extension #7177 (781- 7177) if you have any questions. G:\CD-PLAN\PRICCMONING\America's Tire(GPR 70-10)\Staff Reports\Red File Memo 4-14-1 Ldoc i� April 7, 2011 R® FILE MEETING AGENDA DATE -q II ITEM # PkoZ Dan Carpenter, Council Member City Hall WALLACE WALLACE GROUPe 990 Palm Street San Luis Obispo, California 93401 CIVIL ENGINEERING Subject: General Plan Amendment request(GP/4/ER 70-10) CONSTRUCTION MANAGEMENT Dear Dan Carpenter, Council Member: LANDSCAPE . ARCHITECTURE. I represent, America's Tire Company, future landowner of the Starlet Cafe property MECHANICAL and the applicant for the General Plan Amendment request (GP/4/ER 70-10), on ENGINEERING your April 19, 2011 agenda. We are requesting to modify the Land Use Element PLANNING map designation from Tourist Commercial to Services Manufacturing and rezone PUBLIC WORKS from Tourist Commercial (C-T) property to Service Commercial with the Special ADMINISTRATION Consideration overlay (C-S-S) for three properties located on the north side of Calle SURVEYING/ Joaquin (AAA Auto Insurance, Starlet Cafe and Motel 6). Recently, the City Planning GIs SOLUTIONS Commission reviewed the request on March 23, 2011 and recommended that the WATER RESOURCES City Council adopt the mitigated negative declaration and approve the request for the General Plan Amendment and Rezoning. WALLACE SWANSON 9 INTERNATIONAL The proposed tire store at the vacant Starlet Cafe would not be a permitted use under the current C-T designation. The change to Services Manufacturing will allow the continued community vision of providing auto services in the general area of Los Osos Valley Road and Calle Joaquin according to the City's Land Use Element. On behalf of America's Tire Company, I am providing to you some information regarding their business and the proposed future tire store. If you have questions regarding the GPA request I would be more than happy to meet with you directly. I can be reach at (805) 544-4011. Sincerely, hard ei Wallace Group o cduxen a aiionia a CITYMOIt 6 MDIA D A$$rCM O MCKV o ATfORNW A PWM Jeremy Freund o IO °o"POOUCECMneEF Senior Planner o TRIMM C UMDE o NEWTIM o tnt= o swcnTNEN cCOUDM Attachments °ar mm o CLERK Project Description Concept Site Plan America's Tire Community Leader America's Tire Mission Statement WALLACE GROUP America's Tire Fact Sheet A California Corporarlon America's Tire Community & Civic Development 612 CLARION CT America's Tire Culture and the Fine Arts SAN LUIS OBISPO America's Tire Education CALIFORNIA 93401 America's Tire Employees Share& Care T 805 544-4011 F 805 544.4294 www.wallacegroup.us ss v :P'...�..,,. ..�✓ z ¢ 4!€ y`{� i��4� t n 5 ! i =5 i ! 3 �� }e F s� S� tj QAl1 3��isS jq 4LU 9n� epb� ., - p. . \.. Y.0 04 ul n� a AMERICA'S TIRE COMPANY PROJECTION DESCRIPTION Project Request America's Tire Company/Discount Tire Store request a land use change and zone change from Tourist Commercial (C-T)to Service Commercial (C-S)to accommodate the sale and installation of automobile tires for the property located at 1443 Calle Joaquin San Luis Obispo California. s Si YL�Ifw`v'�ydlN DF, 4A Id y` `�. � •J. •'' aha 1 5` .1,•`" San Luis ° Obispo,\ j '.'.:�� aWo.w,A, ` c /�Io pude R. \.4 O�. Nu.!Rd � P110 rt1WW■�/t,� WM � n. Ln Jaen Dl% a pp Pa 1 :1111 _ i a 101 B.,N.,R] y - n wem* Ad r� lodr s2aaa wrrEo VICINITY MAP Existing Conditions/Site Description The site has an existing vacant restaurant building (Starlet Caf&). The existing building sits in the middle of the property surrounded by a paved parking lot on the north, south and west sides. The property abuts Calle Joaquin, which is a local road. The site is visible by south-bound traffic of Highway 101, see attached site photos. Concept Use The project concept is a proposed Discount Tire Store on a 0.88 acre(38,836 SF) parcel located at 1443 Calle Joaquin in San Luis Obispo, California. The store would be 6,947 SF and include service bays area, showroom, office space, recycled tire storage, bathrooms, mezzanine (tire storage area), see concept floor plans. The proposed building height is 26 feet for the main building and 35 feet for the tower. It is proposed to be single story.with a mezzanine. The building will cover 22% of the project site, parking/hardscape covers 59% of the area and the landscape will cover 19% of the area. The site proposes 25 standard parking spaces, 2 motorcycle, 4 short term and 2 long term bicycle parking spaces. The existing structure will be demolished. i j Compliance and Relation General Plan Element Land Use Element's Vision identifies the need to sustain the citizen's livelihood.. The rezone would accomplish this vision by providing a commercial use on a vacant property that. This tire store will provide 10 full time employment positions. The location is close enough to the Los Osos Valley Road which is a parkway arterial which provides accessibility be it vehicle or bicycle. The proposed rezone complies with the City's Land Use Element's community goals in the following manner: Environment 1. The project will protect the natural environment by using an existing commercial lot for the development. The project will adhere to the Scenic Highway guidelines and provide an architectural pleasing exterior. Society and Economy 1. The project will provide more economic viable employment to the surrounding area. This use will be more productive to the existing vacant restaurant which has had a high business tum overrate. The use would provide a variety of jobs in various income groups. The company has a very unique training program that encourages personal and technical development to move up the organization. 2. The company expects to generate $3,000,000 in retail sales, annually. Land Use Element Commercial and Industrial Development Policies compliance 1. The property is located on less than 10 percent 2. Access is from Calle Joaquin which is a local road, however, it is directly connected to Los Osos Valley Road. Calle Joaquin is a dead end road with no residential uses along it. 3. There are no residential areas along Calle Joaquin. 4. The tire store is an appropriate use for the Services and Manufacturing General Plan Category according to Section 3.6.2 Appropriate Uses 5. The Tire store would be adjacent to the Vehicle Sales Area at Auto Park Way of the General Plan Land Use Element which when like uses are in the same area they compete better. Circulation Element Compliance 1. The proposed project is located on a local road. They project will utilize the existing sidewalks for pedestrian path of travel. Calle Joaquin is a two travel lane road with parking on one side. 2. The truck route for deliveries will come off of the existing designated Los Osos Valley Road route. 3. The project is within the Scenic Road area, special care will be taken in the architectural design of the buildings to adhere to the architectural guidelines for this area. JAR PD 04042011.doc .%•, QTS , 1 A ff 7 .r S S t. 11AY C W 02 O G Q E cg o a 'C0 N e Eu E N O V $ u o IM Ai CL �'111�1 W a` Co s U C O O ++ . CO W p W 11111 Fm C OU CL _ w IL U) Y .• i e• 4) + v k d},; � � 1� l i w �..�i i 1_ �."JI �. • r-i. ✓ 7 ylrr NY A 14f 'T }y ' CT � � n� Y 9 `f • J S ♦- t S t,). t' eek' !�'' A • t f 1 r ��u. r� � S f 3 5 u I �l u 1 i { i Y t } J'r .✓ M. •Y �1 { lr�fl A I 11 ice\ �1 1 11