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Home My WebLink About01/17/1989, 2 - APPEAL OF ARCHITECTURAL REVIEW COMMISSION DECISION CONDITIONALLY APPROVING A PARKING LOT AND LANDSC MEEnNG m111ISI ��: I�11I �J City Of San WIS OBISPO 1-17-ss =Mra COUNCIL AGENDA REPORT _ FROM: Michael Multari, Community Development Director; BY: Jeff Hoof SUBJECT: Appeal of Architectural Review Commission decision conditionally approving a parking lot and landscaping changes at the Madonna Road Plaza Shopping Center. CAO RECOMMENDATION: After considering the original staff report and recommendation, Commission's action and findings, hearing minutes, appealants statement and any public testimony, uphold or deny the appeal as deemed appropriate. DISCUSSION At its December 19, 1988 meeting, the Architectural Review Commission approved parking lot and landscaping changes for the Madonna Road Plaza shopping center on a 5-1 vote (Commr. Morris absent; Commr. Jones dissenting), subject to the requirement that three additional planter islands be provided along the El Mercado streft frontage, and that the south driveway onto El Mercado not be closed as shown in plans. Commr. Jones did not support the requirement for additional landscaping due to the added cost and difficulty involved. Most commissioners felt that additional landscaping was needed along the El Mercado frontage to help screen and visually soften the parking lot. It was noted that this portion of the parking lot was visible to the public, and that clustered landscaping would be effective and appropriate here. Commissioners also vol ad concern with traffic circulation, and felt that both of the driveways behind Sears which exit onto El Mercado should remain open for motorist safety and convenience. Staff's recommended action differed from the ARC's action iu that it allowed closure of the south driveway as proposed, and it would have required: 1) Six new landscape planters dispersed in the parking area behind Sears (one planter about every 8 - 10 parking spaces), rather than the three required by the commission; 2) All new planters to have a water-conserving, underground irrigation system; and 3) That all landscape planters be irrigated and maintained, with landscaping replaced as needed. The appellant objects to: 1) the requirement of additional landscaping, and 2) the requirement to leave the rear driveway to El Mercado open. The Plaza's management is concerned that additional planters will cause maneuvering problems for trucks, and increase water use and maintenance requirements in an area which is rarely seen or used by the public. Security and maintenance problems with keeping the driveway open are also cited as concerns. The parking lot improvements will be phased, with the rear parking area adjacent to State Highway 101 to be done first. No specific date has been set for the phase 2 upgrade of the main customer parking area. SIGNIFICANT IMPACTS There will be no significant impacts from either upholding or denying the appeal. CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION r If the council upholds the appeal, no additional parking lot landscaping beyond that shown in plans will be required. If the council denies the appeal, additional landscaping will be required as required by the ARC, or as deemed appropriate. jhl/cc88-173: Attachments - Draft resolutions, Appeal, ARC Staff Report and Minutes C; RESOLUTION NO. (1989 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL OF AN ARCHITECTURAL REVIEW COMMISSION DECISION TO CONDITIONALLY APPROVE PARKING LOT AND LANDSCAPING CHANGES AT THE MADONNA ROAD PLAZA SHOPPING CENTER, 221 MADONNA ROAD (ARC 88-173) WHEREAS, the Architectural Review Commission on December 19, 1988 considered the application by Madonna Road Plaza Shopping Center for approval of parking lot improvements, including repaving, restriping and landscaping changes; and WHEREAS, the Architectural Review Commission approved the proposed parking lot improvements subject to the conditions that: 1) Three additional irrigated landscape planters shall be installed along the El Mercado street frontage, and 2) The existing south driveway onto El Mercado shall remain; and WHEREAS, the applicant has appealed that decision to tha City Council, the Council has considered the testimony and statements of the applicant, records of the Architectural Review Commission's actions, and the evaluation and recommendation of staff; and WHEREAS, the Council determines that the action of the Architectural Review Commission was appropriate, and that the proposed parking lot improvements do not include sufficient landscaping to meet city parking lot standards, given the lot's public use and visibility from the El Mercado street frontage; NOW, THEREFORE, the council resolves to uphold the appeal and approve the parking lot improvements as shown in ARC final approved plans data' December 19, 1988, and subject to the two conditions required by the commission. On motion of seconded by and on the following roll call.vote: AYES: NOES;- ABSENT. OES:ABSENT. the foregoing resolution was passed and adopted this day of . 1988. Mayor ATTEST. r City Clark • 1 i Resolution No. (1989 Series) Page 2 APPROVED: City A ministrative Officer City At ney Community Development Director RESOLUTION NO. (1989 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF AN ARCHITECTURAL REVIEW COMMISSION DECISION CONDITIONALLY APPROVING PARKING LOT AND LANDSCAPING CHANGES AT THE MADONNA ROAD PLAZA SHOPPING CENTER, 221 MADONNA ROAD(ARC 88-173) WHEREAS, the Architectural Review Commission on December 19, 1988 considered the application by Madonna Road Plaza Shopping Center for approval of parking lot improvements, including repaving, restriping and landscaping changes; and WHEREAS, the Architectural Review Commission approved the proposed parking lot improvements subject to the conditions that: 1) Three additional irrigated landscape planters shall be installed along the El Mercado street frontage, and 2) The existing south driveway onto El Mercado shall remain; and WHEREAS, the applicant has appealed that decision to the City Council, the Council has considered the testimony and statements of the applicant, records of the Architectural Review Commission's actions, and the evaluation aad r�:ommendation of staff; and WHEREAS, the Council determines that the action of the Architectural Review Commission was not appropriate, and that the proposed parking :ac improvements include sufficient landscaping to meet city parking lot standards, given the lot's limited public use and visibility; NOW, THEREFORE, the council resolves to uphold the appeal and approve the parking lot improvements as shown in ARC final approved plans dated December 19, 1988. On motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 1988. Mayor ATTEST: City Clerk C Resolution No. (1989 Series) Page 2 APPROVED: City A ministrativ Officer City Alto ey Community Development Director l i city o _ slain tuis 'BIS o IQ `J 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100 APPEAL TO CITY COUNCIL In accordance with the appeals procedure as authorized by Title I. Chapter 1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals from the decision of Arr-h innLQ,-iiew �brnmissiprjrendered on 12.e-c 19 19t1 which decision consisted of the following (i.e. set forth factual situation and the grounds for submitting this appeal. Use additional sheets as needed) : �` (1 Afrea� �1 re-Qt.L,teMe� F� fovicti-fj GCCER/ rLi,=,ri laric{5r-a �%� o^� Irr13ct- av—i ll alen� -t�2 Gl N�ea-cac�o Ute, 44,Z l C>+ C:3 " CLA t U �[ddorirLa [zo �1q�Q.rt�tR ) . NtT2P k�6+-t' dlso rear.�PeSFcrl�� G{r�;ecwa� c�en. The undersigned discussed the decision being appealed from with: on Appellant: }� p �'lQGtannQ l�a� '"f {ct�Zn�Ma f� ��C�•,a gl'+" Name/Title Representative RECEIVED AMress DEC 2;6 10 9S44 -014D t W'CteRc Phone 5AMl.WsO8GM.CA .30f•�1. Original for City Clerk Copy to City Attorney e ared for: Copy to City Administrative Officer Copy to th foilowing. department(s): City Clerk •C� city O� san tws OBISPO DEVELOPMENT '�il�lu�►�1111111 STAFF REPORT FOR Architectural Review Commission MEETING DATE December 19, 1988 - BY Jeff Hook, Associate Planner- ITEM N0. 1 PROJECT ADDRESS 221 Madonna Road FILE NO. ARC 88 173 SUBJECT: Revise Parking Lot and Landscaping at Madonna Road Plaza Shopping Center SUMMARY RECOMMENDATION Grant final approval subject to the conditions that: 1) Additional landscaping be provided in the rear parking lot area; 2) Landscape planters shall have underground irrigation systems; and 3) Planter areas shall be irrigated and maintained, and landscaping replaced as necessary. BACKGROUND Situation The Center's management wants to rehabilitate parking and landscaping areas, and has submitted restriping and landscaping plans for ARC approval. The Director has determined that the project is not minor or incidental, and referred it to the commission for action. Data.Summary Applicant/Property Owner. Madonna Road plaza Representative: Brad Brechwald, John Wallace ?nd Associates Zoning: C-R General Plan: Retail-Commercial Environmental Status: Categorically Exempt (CEQA Section 15301) EVALUATION The applicant plans to install new parking lot paving, curbing, pavement striping, and landscaping during Spring 1989. Paving has been added in the former planter area behind Lucky's to increase parking. Along with restriping, the project would increase the number of parking spaces from 1450 to 1572 (122 spaces or an 8% increase) by using parallel spaces and converting some standard spaces to compact. Landscape planters behind Sears and Thrifty's would be removed and new planters added in different locations to accommodate the revised parking layout. Staff supports the upgraded, more efficient parking loc. It generally meets city standards for space and bay width, geometrics, curbing and paving. The main issue is landscaping. As one of the city's largest retail centers, staff believes that appropriate water-conserving landscaping should be provided in all parking areas which are seen or used by the public. The commission may wish to consider the following: 1.17.80 = -7 i Staff Report Page 2 1. Landscape Standards. City standards require that parking lots include at least 5% of their total area in landscaping, not including setback areas. Planters should generally be provided every six to eight spaces to provide shade and prevent large, uninterrupted paved areas. Parking and driveway standards also require all planters to have "permanent underground irrigation systems" and to use "drought tolerant landscaping." The applicant feels the rear lot will generally not be seen by the public, and requests an exception to that standard, due to concerns with truck maneuverability and water conservation. The applicant wants to install less landscaping than would normally be required, and to hand water the planters rather than install an irrigation system. The total area of the rear parking lot is about 143,500 square feet. Of that, about 6000 square feet (4%) is landscaped, excluding setbacks. If the landscaped setback along the freeway is included, the percentage of landscaping increases to about 8 percent. At the applicant's request, the council added a condition dealing with parking lot landscaping when it approved the new Water Conservation Landscape Standards at its December 6th hearing: 14. Parking lots should be adequately landscaped to prevent large, uninterrupted expanses of paving. Generally, at least five percent of a parking lot's total area shall be landscaped, in addition to �! landscaping in setback areas. The Community Development Director may relax these standards for parking lots which are not used or seen by the public, and where no public purpose would be served by strict compliance with the standards. Parking lots often pose special esthetic concerns, including the need for visual screening, shading and glare control, and beautifying large expanses of paving. Public parking lots should include water conserving plantings which address these concerns, and enhance a project's overall appearance and use. To conserve water and maximize public benefit, the Director may reduce the amount of landscaping in non-public areas, in return for enhanced or upgraded landscape amenities in public areas. Non-public areas may include outdoor storage areas, contractor's yards, and parking lots designated for the exclusive use of employees or tenants. Staff supports a compromise. With a modest increase in landscaping, the rear parking area would come closer to meeting minimum standards. Staff recommends that additional planters be added at least every 10 to 12 spaces to shade and soften the parking area. Low volume, underground irrigation systems should be installed to reduce maintenance and promote healthy, attractive landscaping. 2. Landscape Maintenance. The center's landscaping has declined since the center's major remodel a few years ago. In some cases, planters in front and rear parking lots have not been adequately watered, and dead plants have not been replaced. City standards require "all landscape planting to be maintained, and dead plants shall be replaced as necessary." Staff recommends the applicant install additional, water-conserving ground cover (including some non-living ground covers, like river rock or mulch) with this project. Staff Report Page 3 _�� OTHER DEPARTMENT COMMENTS The City Engineer has no objection to closing the south driveway onto El Mercado. ALTERNATIVES The commission may approve with or without conditions, continue. or deny the project. RECOMMENDATION Grant final approval subject to the conditions that: 1) Additional landscape planters be provided behind Sears, at intervals of about 10 to 12 spaces; 2) all planters include permanent, underground irrigation systems; and 3) Existing landscaping be irrigated and maintained, and plantings replaced as necessary. Attachments: _ -Vicinity Map i jhl/cc88-173 —� C- R :!.+ .;y •� <:;':i%?:iii:::. ._ I _ C- R I ■ 5 j t� '1 111 I ■ gz. 1 • • r.. :3�y;.: 1 ! il p1� VICINITY MAP � ARC 88-173I ED ' \ pyR ZA �o KC,2 rSrFT yy 2i'fT it � 7� I i �O �a F : 3 �t - 5, �-• � � I , /vo 5wle s�.Y, Draft ARC Minutes December 19, 1988 1. ARC 88-173: 221 Madonna Road; revise parking lot and landscaping at Madonna Road Plaza; C-R zone; final approval. Jeff Hook, Associate Planner, presented the staff report, recommending final approval subject to conditions listed in the staff report. Brad Brechwald and Marjorie McConaghy, representatives, responded to the staff report and explained the project and basis for the exceptions to the parking and driveway standards. They objected to staff-recommended conditions 1 and 2. Ms. McConaghy felt that sufficient landscaping presently existed in the rear parking lot. Commr. Starr supported the applicant's request due to the cost involved and lack of visibility of the rear parking area. Commr. Bradford felt the area fronting on El Mercado needed more landscaping with irrigation. She felt that hand watering would not save a siQrficant amount of water. She suggested using clustered landscaping within every 8 to 10 stalls. Commr. Gates agreed with Commr. Bradford and supported keeping the southerly driveway. She felt the area also needed more security lighting. Commr. Jones felt the application was acceptable as originally submitted. Commr. McClave was concerned with the flow of traffi: an; thought the lot was staring to get congested. He felt parallel parking in the area areas should be discouraged due to circulation concerns. He wanted deep root planters used. Commr. Cooper agreed with Commr. Bradford and also ..anted to see clustered landscaping along the Highway 101 and El Mercado frontages. Commr. Bradford moved to grant final approval subject to the requirement that three additional irrigated planter islands be provided along the El Mercado street frontage. Commr. Starr seconded the motion. AYES: Bradford, Starr, Cooper NOES: Gates, Jones, McClave ABSENT: Morris The motion fails. Commr. Bradford moved to grant final approval to the project subject to the requirement that three additional planter islands be provided along the El Mercado street frontage, with each planter equal in size to a standard parking stall and caving an underground irrigation system, and that the existing driveway onto El Mercado shown in the plans to be removed remain open. Draft ARC Minutes December 19, 1988 Page 2 Commr. Gates seconded the motion. AYES: Bradford, Gates, McClave, Starr, Cooper NOES: Jones ABSENT: Morris The motion passes. 1 l —/;L� MF' - `NG AGENDA AMADONNA ROAD-PLAZA. SHOPPING CENTER° DATE ITEM # . 221 XIADONNA-ROAD • SAN LUIS OwsP0 • CALIFORNIA 93401 TELEPHONE 805'544-5710 To the San Luis Obispo City Council Members January 17, 1989 Subject: Appeal of Architectural Review Commission conditions for approval of restriping existing rear employee parking lot at Madonna Road Plaza Shopping Center . ° Madonna Road Plaza Shopping Center offers the following reasons for requesting relief from Architectural Review Commission. conditions . equirement for additional landscaping beyond plans submitted. Oenotes action by Lead Person Respond by: The plans as we submitted show installation of eight concrete Lee6ouncil urb planters to replace six. ashphalt berm planters which were FPCAo In extreme states of deterioration after twenty years. Atty 2, jerk-ori;--_ he object of this project is to provide the most efficient Vin.,itu&ray.+ arking possible for Madonna Plaza, as well as repair, reseal, yT T• nd 'restripe the existing parking lot. Although the rear yF� arking areas have in excess of 10% landscaping, including landscape setback screening the freeway, we have volunteered to add two additional planters to the original six to be replaced, placing them in safety islands at ends of parking lanes. (No car space is more than 11 spaces from a proposed planter island) .. We object to the requirement for three more planters, each the size of a car space facing on E1 Mercado. Attached pictures show mature landscaping buffering the hotel view. Sue Vick, Embassy Suites Manager has stated, "Embassy Suites are freeway Hotels. Guests expect to see freeways and Parking lots. Embassy guests have never complained about Sears parking lot" . She also said her employees preferred to park in our parking lot because the starlings droppings were ruining their autos. (Embassy employee parking lot is avoided for that reason) . Madonaa Plaza employees have suggested that we install Wandering Juniper or Italian Cypress in the new planters to avoid "over auto" tree branches harboring starlings. We would ask the City Council to allow us the option to choose the appropriate "tree" for this rear lot . If the tall juniper or cypress is used, fifteen gallon size would be used for early maturity. Secondly, dur landscape proposal does not include an irrigation system, rather using planting that requires minimum RECEIVED ,JAN 13 99 CITY CLERK SAN LUISA P=0.CA �.I water. Please see attached letter from Oasis. Landscape - Architects. Also attached is a copy of. my letter to John Wallace and Associates regarding adding paragraph #16 to City landscape standards. It was understood at the time that this was accepted by vote of the City Council. (See Staff report page 2, #14.., which does not seem to fit the accepted proposal) . Madonna Plaza has this week, purchased sixteen Eucalyptus trees Sideroxylon Rosea (15 gallon) trees to be added to the front landscaping. We have on order, sixty Escalonia (5 gal . ) shrubs. Madonna Plaza employs a full time landscape contractor and he takes exception to the Staff report (page 2 #2) . that landscaping has declined. since the major remodel in 1984. At this time, he is on- schedule revising the front landscape planters to more efficient water use (i .e. , sprinkler heads to bubblers etc. ) replacing wind damaged bushes and. broken trees . It is respectfully requested that Madonna Plaza be allowed to spend their landscape budget . in the most effective way for the greatest public. benefit. 2. Requirement to lease rear driveway on El Mercado open. The Fire Marshall and the City Engineer found no adverse effect in closing the drive. n On January 3, Bill Roberts, Cal Trans Traffic Engineer, installed a traffic counter. The results are attached. Ninety per cent of daytime traffic uses the main driveway behind Sears . The driveways are less than two hundred and fifty feet apart and it would not be a hardship on the fifteen per cent users (over twenty-four hours ) to use the main exit. • MADONNA ROAD PLAZA SHOPPING CENTER 221 MADONNA ROAD • SAN LUIS Omspo • CALIFORNIA 93401 TL•LEPHONE 805!544-571(1 John Wallace & Associates Civil Engineers 1458 Higuera Street San Luis Obispo, CA 9340L Attn: Brad Brechwald Re: Madonna Plaza Rear Parking Lot Project Dear Brad, On November 8, you and I met with Jeff Hook, City Planner, in his office regarding our submittal of revised striping plan for the rear parking lots of Madonna Plaza. He indicated the City would require planters be installed to code with the changes in striping. On November 9, my -letter to you stated that planters within fifty _ . feet of rear of buildings would be. inappropriate due to deliveries and_;;: trash removal trucks and (although. ve object .dud_ to water conservation_-_ problems) we-reluctantly agree to eight planters behind Sears. provided _ they are filled with hardy and drought resistant planting;. =• On November 17 I had a phone call from Jeff Hook advising. that he would like' to expedite our plans through minor and incidental use permit but would require installation of an irrigation system. He advised we must submit drawings showing those details. On the same date, I wrote you with authorization to prepare said drawings..- on rawings..On December 5, your memo to this office said you have been able to effect a meeting with Jeff Hook for Friday December 9, 1988. Your information is that we will not qualify for minor and incidental use and will have to go -through a full A.R.C. hearing. On December 6, 1988 I attended the City Council meeting which addressed the consideration-of Landscape Guidelines for the City. I offered an additional standard for "Large or Complex Projects" as follows: III .16. Developers"(or Large Projects) shall be exempt from (or "minimize" ) landscape(ing) guidelines in non-critical parking areas which provide parking for employees and tenants. The parking areas affected shall be screened from public view either by approved trees and shrubbery or buildings. The intent of this provision is to meet City Guidelines for water. conservation and promote landscape development in the most effective -way. -. The City Council accepted the proposal for *16 and advised f Mr. Michael Multari to incorporate,with appropriate wording, this concept. -.- For all of the above reasons and explanations, I withdraw my reluctant agreement to develop new water using planters in an area that already has fifty- trees, seven box planters, two parking lot planters and five foot deep strip perimeter planter screening the full length of the rear of the Shopping Center. We will agree to install the eight suggested planters, without water, to be filled with red lava rock, bark, jade plant, oleander or juniper or any combination thereof approved- by our landscape designer, which will require no more than winter rains or supplemental watering when necessary to establish. We repaired and sealed the parking lots in question in October, under pressure of our Insurance Company liability program and prior to winter rains. We have been parking employees under the handicap of no striping since that date. . We have asked for striping approval in order to manage employee parking pending the final permit. This has. not been allowed and at this late date will not be in time to effect the work before Christmas. The City Fire Marshall, Mr. Irwin Willis has contacted me with. inquiries as to why we are not striped.- Anything triped:Anything you can do to expedite the solutions to this matter will be appreciated. However, this office is prepared to wait out the permit procedures and make the necessary appeals to comply with the intent of the City Council for water conservation standards. Thank you. Yours sincerely, MADONNA ROAD PLAZA SHOPPING CENTER MSrj ie E. McConaghayi General Manager ME:mb t cc: Steve Barnard John Wallace Michael Multari City Council Members: Mayor Dunan Vice Mayor Rappa Member Reiss Member Settle Member Pinard MADONNA R11AI) PLAZA SHOPPING C.FN7'FR -'_I MAIM INN.\ 1\(-AD • SAN 1.111OIUSPI) • (.AI.IPI WN'IA vj I01 T1.I.111-11,W1. SO \ -74 1 '• �' ;;,,ori — �. ✓_� �' .ce'�.G�cee LLf� y %Ect�ir �p OASIS ASSMATIES landscape architecture 27 Miguelito Court. San Luis Obispo, CA 93401 805.541.4509 December 19 , 1988 - - - Mr. Brad Brechwald Wallace & Associates 1458 Higuera Street SLO CA 93401 RE: Madonna Plaza Restriping Dear Mr. Brechwald, Per your request, please be advised of the following information to support your Client ' s desire to install the proposed planting , as shown on drawing's dated November 14 , 1988, without an automatic irrigation system. Under normal circumstances, we would not recommend this . approach, but due to the specifics of the project, feel that this would be an acceptable alternative. 1 . A full-time maintenance person presently performs hand watering of existing- planters, so that the precedent has been set . 2 . The plant material chosen for the island planters is considered low-water consumptive material and therefore once. established, should require considerably lower amounts of water. 3 . To assist in the water holding capacities of the soil . %,e are recommending the use of a high molecular weight . -linked polyacrylamide. Please see the attached • infor- mation sheet. 4 . In addition , we are proposing a •l•'+ iayer of gravel mulch to inhibit soil water evaporation. If you or ;;our Client have any .questions or :,oncerns , or if we may . be of further assistance, please contact us at your convenience . Respectfully- ::ours , qCIWFSOTESrenceCI Principal A.LA. *2248 : �'. •. . ARC 88-173 R.I. December 19, 1988 Subjectr Rear Park1ng Lot-and Landscaping at Madonna- Road Plaza. Applicants' Reguestz Grant Final Approval, Waiving Conditions 1 and Z as Recommended by Staff As indicated in the staff report, the plans for restriping in the rear of Madonna Road Plaza (REP) were prepared in order to provide for an upgraded and more efficient parking lot design. XRF realizes that landscaping does enhance the environment and aesthetics of the. Plaza: and therefore has already begun making plans to improve the ex1stJnq landscape planters in the main public areas of the shopping center. On the other hand, MRP does not agree with Staff's recommendation to construct additional landscaping planters beyond those already proposed, or to construct new irrigation lines in the rear parking areas when none presently exist. The primary reasons for feeling that additional landscaping and/or irrigation is not warranted are: 1. Water conservation efforts' by the City of San Luis Obispo as indicated by the recently proposed Landscaping Guidelines limiting the type and extent of landscaping improvements on new developments. 2 Condition #16 of the Landscaping Guidelines which allows the Community Development Director to "relax the standard for parking lots which are not used or seen by the public, and where no public service would be served by strict compliance with the Standards. 3. Additional planters would impede the circulation of the larger delivery and trash removal trucks which generally operate in the early morning, non-business hours. This is especially true in the more confined areas such as behind the: theatre, Sherwin Williams, and the.San Luis Obispo Sleep Shop. In addition to the three reasons I have just indicated, MRP does employ a full time landscape contractor who maintains the grounds by irrigating the planter areas either by irrigation lines, as in the main public parking areas at the front of the stores, or by hand watering, which is donee in the landscape areas in the: rear as well as. the landscape areas adjacent to Santa's House and Clothestime. The success- of the rear land areasare due mainly to the• typei, of plants and vegetation used and the fact that these plants were' properly maintained and; watered during tho earlier, non-critical stages„ of the' development.. A> letter: framr the:T&nds;apw,Arcbdteat- ( J Via*dijul-:thew landscapirx proposal ia,-incl udled- 7 MADONNA ROAD PLAZA SHOPPING CENTER 221 MADONNA ROAD •. SAN Luis OOISPO • CALIFORNIA 93401 TELEPHONE 805,'544.5710 TRAFFIC COUNT COMMENCING: JANUARY 3, 1989 at 10:00 A.M. Entrance NO. 1 - Main Drive nearest Sears Date: Time: Total : Time: Total : 1-3-89 10:00 A.M. N/A 3 :00 P.M. 258 1-4-89 10:00 A.M. 430 3:00 P.M. 306 1-5-89 10:00 A.M. 488 3 :00 P.M. 81 1-6-89 .10:00 A.M. 297 0 N/A Total Cars and Trucks for three days: 1860 Entrance N0.2 - Rear Drive nearest Freeway 1-3-89 10:00 A.M. N/A 3 :00 P.M. 15 1-4-89 10:00 A.M. 68 3:00 P.M. 23 1-5-89 10:00 A.M. 54 3:00 P.M. 26 1-6-89 10:00 A.M. 90 3:00 P.M. N/A Total Cars and Trucks for three days: 276 Equipment courtesy of: Bill Roberts Cal Trans Traffic Engineer . - Conclusions: 1 . 85% of Traffic uses main drive. 2. Use of rear drive reflects (3:00 P.M. - 10:00 A.M.) more night passage of vehicles with daily ( 10:00 A.M. - 3:00 P.M. ) use minimal . 3. 90% of Daytime ( 10:00 A.M. - 3:00 P .M. ) traffic uses main drive . �1 Bill Roberts MEETIF AGENDA EMBASSY DATE JAN 17 89 ITEM # �- SUITES HOTEL :x Denotes action by Lead Person Respond by: RT=ncil (9-CAO ,-January 11, 1989 0city Atty. perk-orifi. R-'tM• M&A rfti fY T. T. City of San Luis Obispo City Council City Hall 990 Palm Street San Luis Obispo, Ca 93403-8100 SUBJECT: Appeal - Madonna Road Plaza The management of Embassy Suites Hotel would like to encourage the City Council to support the decision of the Architectural Review Commission to require additional landscaping at 221 Madonna Road. Even though our hotel guests have not expressed concern in overlooking the parking lot, additional landscaping would definitely enhance their view and possibly entice a return visit to our city. Sincerely, Sue ick Gene al Manager SV:df RECEIVED ,IAN 1319 Ernbm y Suites Hotel-333 Madonna Road San Luis Obispo,Uifomia 93401 805/549-WO CITYCLERK SAN UpS0615M.CA