HomeMy WebLinkAbout04/04/1989, 4 - PD 1437, A REQUEST TO REZONE A 1.86 ACRE SITE FROM C-S-S TO C-S-PD FOR THE PURPOSE OF CONSTRUCTING r-
'` - MEETING DATE:
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Nis COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Michael Multari, Community Development Director; BY: David Moran, Assistant
Planner
SUBJECT:PD 1437, a request to rezone a 1.86 acre site from C-S-S to C-S-PD for the
purpose of constructing a 27,330 square foot mixed-use center (commercial,
office and residential) at the intersection of Broad Street (State Highway 227)
and Orcutt Road.
CAO RECOMMENDATION:
The City Council should consider the staff analysis, Planning Commission comments and
the applicant's statement and approve or deny the PD rezoning and preliminary development
plan or continue action pending project revisions.
INTRODUCTION
The applicant wants to rezone this 1.87 acre site in the C-S zone to add the planned
development overlay for purposes of constructing a 27,330 square foot mixed-use
commercial center. The Council may recall a very similar project on this site (Use Permit
U1390) which was approved on appeal to the council by a 3-2 vote, but with a very
restrictive range of allowed uses. Subsequent to that approval, the applicant approached
the City Council and asked that the use permit be reconsidered so that an expanded list
of tenants could be established, thereby improving the viability of the project. The
Council agreed that reconsideration of the project would be appropriate and suggested
that the applicant pursue a mixed-use concept with residences and commercial uses which
is only possible in the C-S zone through the planned development rezoning process.
The applicant proceeded with the PD rezoning request which was considered by the Planning
Commission at its March 8, 1989 meeting. The Commission had a number of concerns relating
to the location, type and number of dwellings to be built as part of this commercial
project and the minimum residential amenities which should be provided. A motion to
approve the PD rezoning without the dwellings and associated conditions failed on a 3-3
vote. A second motion to approve the PD with the dwellings grouped together and deleting
conditions relating to the provision of separate secure interior access failed on a 5-1
vote. Since the Planning Commission could not reach a consensus regarding the PD
rezoning, they voted 6-0 to forward the project to the council without a recommendation
but with a detailed discussion of the Commission's comments (see attached).
SIGNIFICANT IMPACTS
The initial environmental study for this project (attached) identified potential
significant impacts relating to tree removal, traffic and circulation and seismic safety.
The project description has been revised to incorporate mitigation measures which will
reduce these impacts to acceptable levels.
CONSEQUENCES OF NOT TAKING THE RECOMMENDED ACTION
If the PD rezoning is denied, the applicant would still be eligible to apply for final
architectural approval for the previously approved project (U1390). The main difference
would be a much more restrictive list of allowed uses and the absence of dwellings, which
are not allowed in the C-S zone without the PD rezoning. /i /
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A COUNCIL AGENDA REPORT
PD 1437
Page 2 --
Data Summary
Address: 3173 Broad Street
Applicant: John Mitchell
Representative: Rob Strong
Property Owners: John Mitchell, et al, and Bill Portzell
Current Zoning: C-S-S
Proposed Zoning: C-S-PD
General Plan: Service commercial/light industrial
Environmental Status: The Director approved a negative declaration with mitigation on
February 22, 1989.
Site Description
The 1.87 acre site consists of six lots of record and contains seven single family
residences as legal but nonconforming uses (residences are not allowed in the C-S zone).
(The lots will need to be reconfigured by way of a lot combination or adjustment prior to
building permit issuance in order that buildings are not bisected by property lines.)
Several mature trees occupy the site including oak, peppers and acacias. The site slopes
to the southwest approximately 7 - 10 percent. Adjacent land uses to the north and south
are primarily older single family residences which are legal but nonconforming. To the
west is a mixture of single and multi-family residences that take access from Rockview
Place.
Evaluation
1. Applicant's Request and Planned Development Process -- As outlined above, the
crux of the applicant's request is essentially a reconsideration of the project which
was approved upon appeal to the City Council (U1390), except with an expanded list of
allowed uses which includes dwellings. Since dwellings are not ordinarily allowed in
the C-S zone, the mixed-use concept can only be considered through the planned
development rezoning process which is intended to encourage imaginative development
and effective use of sites by allowing more variation in project design and allowed
uses than would normally be allowed.
In order to approve a planned development rezoning, the Council must find that the
design of the project will result in benefits accruing to the project occupants, or
the community in general, which could not be provided under conventional design
standards (refer to list of findings, attached). In this case, the benefit would be
that the plan compensates for the removal of the seven nonconforming residences which
currently occupy the site by providing six apartments (see applicant's statement,
attached). The mix of uses also provides a better transition between the residential
uses to the west and the commercial uses along Broad Street, a heavily travelled
state highway.
The Council must also find that the rezoning request is consistent with the purpose
and intent of the general plan and zoning ordinance. The Land Use element does not
specifically prohibit the concept of mixed-use developments which involve the ;
placement of dwellings in a commercial setting, so long as compatibility issues are
identified and mitigated and so long as the design reflects sensitivity to such '
things as privacy, security and usable open space. Other policies of the general plan
are intended to promote the construction of affordable housing and to discourage its
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jMoro@ COUNCIL AGENDA REPORT
PD 1437
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removal. The Land Use element also favors the concept of "planned developments" in
service commercial zones, which promotes consistency of building design.
The "S" designation was applied to this area to address drainage, slope stability,
utility service, access and circulation and land use compatibility. If the rezoning
is approved, the "S" designation will no longer apply and the concerns outlined above
will be addressed through review of the preliminary development plan.
2. Tenant Occupancy -- As outlined above, the applicant would like 'a wider range of
allowable uses than that which was approved under the previous use permit (U1390). To
that end, the applicant has submitted a list of uses for the project which allocates
a maximum amount of floor area to a variety of general land use categories. As the
list indicates, the bulk of the project (10,800 sq.ft.) would be devoted to a broad
category of office/retail/service uses. Staff generally has no problem with this
approach, but is concerned that the proposed list of tenants does not specifically
prohibit uses which would clearly not be compatible with the design of the project,
especially in light of the proposed residential component. For this reason, staff has
prepared an amended list of allowed uses (See Exhibit A) along with recommended use
permit requirements which is intended to be more specific in this regard. The list of
uses allowed in the C-S zone is also attached for comparison purposes.
3. Compatibility — A mixed-use project which involves dwellings and commercial
activities presents a number of potential problems in order that a viable setting is
established for both land uses. Given the size of the dwellings (600 square foot
apartments) and the fact that they are located in a commercial setting, a prospective
tenant's expectations for amenities typically found in residential neighborhoods
would be tempered somewhat. Nevertheless, the proposed plan helps to mitigate some of
these potential compatibility problems by locating the dwellings on the upper floors
with the windows facing the side property lines away from the primary parking area
on the interior of the site.
To further protect the residents from potential compatibility problems, staff had
suggested that the Planning Commission consider requiring a number of changes in the
development plan to incorporate minimum qualities relative to privacy, security, open
space and compatibility.
Nuisance Impacts — Increased noise insulation should be required between floors and
between tenant spaces (condition No. 24) and use permit approval should be required
for new tenants occupying units adjacent to the dwellings (See Exhibit A) as a means
of restricting tenant occupancy to those considered most compatible.
Security -- Security will be a concern for the residences given the likelihood that
the site will be unoccupied at night when the businesses close. Security can be
enhanced for the dwellings by providing adequate lighting and a secure connection
between the parking and stairways. Access to the stairways by customers of the site
should be separate for tenants and for customers and employees of the proposed
offices. (conditions 20 and 21)
Parking and Storage — As outlined above, staff had recommended that each dwelling be
assigned parking spaces under the rear of the project and that they should be
connected to the dwellings by way of a secure pathway which is entered through a
locked door or gate. In addition, parking for the dwellings should be separated from
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WMIJMM COUNCIL AGENDA REPORT
PD 1437
Page 4
that provided for the customers or employees of the commercial/office uses. This can
be accomplished by using a locked security gate to isolate the parking for the
dwellings and could be enhanced by requiring automatic garage door openers. Storage
space for the dwellings should be provided in the garage/parking areas. (conditions
20 and 22)
Usable Outdoor Space -- The plans show balconies for the dwellings as the only usable
outdoor space, which is typical of second-story outdoor space provided in
high-density residential projects. Staff had also recommended that the Commission
consider requiring additional usable outdoor space on the site for the enjoyment of
the tenants. This could be provided in the area at the rear (west) of the site which
is proposed for landscaping. A level area with turf and a picnic table could be
provided or even a "tot lot" with minimal playground equipment. (condition 23)
The Planning Commission expressed a variety of concerns relating to the housing which
are summarized on Exhibit B. The focus of concern seemed to be the number of
dwellings being provided in relation to the number removed, the clustering of the
dwellings to create a better sense of community and the provision of usable open
space for the dwellings. The Commission seemed less concerned with security issues
than they were with the number, location and arrangement of the units. If the Council
feels it appropriate, staff will assist in the development of conditions of approval
that address the concerns raised by individual Planning Commissioners; the action
alternative would be to continue consideration of the preliminary development plan
with specific direction from the Council on appropriate revisions. The conditions in
draft ordinance No. I are the same as those reviewed by the Planning Commission.
4. Preliminary Plan -- Because this is a planned development rezoning request, the
Council must also consider the preliminary development plan for the site which
indicates the following:
-- Construction of two new buildings totalling 27,330 square feet with parking for
101 vehicles.
Parking will be provided at a parking space/floor area ratio of approximately
1:270 which exceeds city standards for typical projects in the C-S zone. (It
should also be noted from Exhibit A that uses with a parking requirement which
exceeds 1:300, such as restaurants and the retail sale of liquor and groceries,
require approval of an administrative use permit.)
-- Creation of a four way intersection/entrance at Orcutt Road and Broad Street.
-- Proposed uses which include 20,885 square feet of retail space, 3,745 square
feet of office space, and 6 studio apartments totalling 2700 square feet. The
proposed offices and dwellings would occupy the upper floors of the two
buildings.
The site plan is nearly identical to the one the Council reviewed with use permit
U1340 which depicts the buildings arranged in a horseshoe with the taller (two-story)
portions located to take advantage of the natural topography of the site; parking
will be provided underneath. The proposed driveway access, loading zone location and
interior circulation has been revised somewhat from the previous plan in response to
Commission and Council concerns. The required loading zone has been located on the
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Me ACOUNCIL AGENDA DEPORT
PD 1437
Page 5
interior of the parking lot and the parking stalls along Broad Street have been
redesigned as 90 degree stalls to encourage the use of the signalized entrance at
Orcutt Road.
One condition of approval of the previous plan was that the applicant grant an access
easement over the easterly portion of the parking lot (the portion fronting Broad
Street) to allow adjoining properties access to the signalized intersection at Broad
and Orcutt Road (condition 18). In this way, the number of access points along Broad
Street will be reduced and the commercial development of the long, narrow adjoining
lots will be facilitated.
Phasing is indicated on the plans. Due to potential traffic and circulation problems
which could arise with a partial site improvement, a condition of approval will be
that all intersection improvements, signalization, driveway improvements, and parking
areas shall be installed with the first phase.
5. Access and Circulation -- Staff is comfortable with the proposed entry/exit
points and intersection changes at Broad Street and Orcutt Road, which have been
reviewed and conceptually approved by Caltrans. Potential traffic impacts are
evaluated in the initial study and suggest that the intersection will experience a
degradation in the level of service until the additional west-bound left-turn lane is
added on Orcutt Road.
Caltrans, in conjunction with city staff, recommends the northerly driveway be for
entrance-only right-turns from Broad Street. The southerly driveway will be signed
for exit-only and right-turns only. However, there is a potential for cars to try to
exit at this location by making a left turn across the northbound left-turn lane on
Broad Street. In response to previous Planning Commission suggestions the stalls
closest to the southerly driveway have been oriented as 90 degree stalls to encourage
cars to take advantage of the signalized intersection at Broad Street and Orcutt
Road. Individual Planning Commissioners also suggested that a concrete median be
extended on Broad Street from the southerly property line to the intersection with
Orcutt Road as a means of preventing left turn exits from the southerly driveway.
Staff had previously investigated this possibility with Caltrans who concluded that
there is insufficient right-of-way to accommodate such a median.
The Council will no doubt recall the lengthy discussions relating,to the adequacy of
truck access and on-site circulation for the previous project. The plan before the
Council at this time accommodates the turning radius of a truck with a 45 foot
trailer (see below), which a majority of the Council found to be acceptable. Several
Planning Commissioners and members of city staff recently attended a brief tour of a
local trucking company to get a better idea of the sizes of trucks serving the city
and the nature of truck delivery. Although this was not an exhaustive survey of the
trucking industry serving the area, it was representative for discussion purposes and
produced some interesting observations:.
-- It appears that the "standard" size truck/trailer combination which is emerging
in the State is a truck which pulls two detachable 28 foot trailers (see
diagram, below). The detachable trailer units allow the carrier to haul more
freight with greater flexibility, since one trailer can be detached thereby
leaving a truck/trailer unit with a much more flexible turning radius.
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own,MIMEMNO COUNCIL AGENDA REPORT
PD 1437
Page 6
-- The 28 foot trailer outlined above appears to have a tighter turning radius than
a "bobtail" truck of similar size.
-- The large, 45 foot trailers are used primarily by through-carriers, rather than
local companies, and are used primarily to take advantage of economies of scale
for the transport of perishable goods to food stores and restaurants
(particularly fast-food restaurants).
-- The larger, 45 foot trailers appear to be on the decline in favor of the 28 foot
double trailer.
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The implications for the proposed project are that the applicant is asking that a
certain amount of floor space be devoted to types of land uses (neighborhood grocery
store and restaurants) which could attract the larger, 45 foot trailer trucks with
more frequency than other uses. Again, there will likely be times when larger trucks
try to enter the site, and it will be difficult to regulate the size of trucks using
the site by way of use restrictions. However, the frequency of deliveries by the
larger trucks — which the site plan does accommodate -- would be tempered by the
floor area restrictions proposed by the applicant and supported by staff.
6. Grading and Tree Removal -- The site has a varied topography which slopes from
the northeast corner to the south west at an average of approximately 7 percent. A
significant. amount of grading will be required to balance the high and low points and
to flatten the cut bank along Broad Street to make the frontage more readily
accessible for motor vehicles. The northwest portion of the site will be padded by
approximately 6 feet and the interior of the site by approximately 3 - 4 feet. While
this arrangement works fairly well for establishing level building pads and making
the site easier to access, the result is that several significant trees will be
removed. The proposed mitigation plan calls for compensatory planting with 24" and
48" box specimen trees.
The City Arborist has reviewed the mitigation plan and, upon consultation with the
Tree Committee, supports the proposed tree removal and compensatory planting so long
as the 8" and 14" oak trees along the northerly project boundary (shown as tree
number 6. on sheet 2) are replaced with box specimen oak trees elsewhere on the site
not to exceed three trees which collectively have a trunk diameter equal to 22
inches.
The plans show the easterly half of the site being drained to the street and the
westerly half to a minor drainage ditch/creek. Because of the area being drained into
the minor creek is small, capacity of the creek should not be affected. There is an
opportunity to install a facility to intercept oil/grease before entering the ditch.
Since the drainage ditch is offsite and the plans do not indicate a formal easement
1m111111RA1111 city of san tuts oBispo
Mi;% COUNCIL AGENDA REPORT
PD 1437
Page 7
between the two properties, an offsite easement may be required. If an offsite.
easement cannot be obtained, the water could be pumped to Broad Street.
7. Water Consumption - The initial environmental study for this project indicates a
net increase in water consumption of 0.63 acre feet per year. The office use will
consume approximately 0.30 acre feet of water per year (approx. 0.008% safe annual
yield). This is not considered individually significant, however in light of the
current water situation in the city, it may cumulatively significant until new
sources become available. The project must comply with code requirements relating to
low-flow fixtures and.drought tolerant landscaping.
ALTERNATIVES
1. The Council may approve the rezoning and preliminary plan with findings and
conditions as stated in draft ordinance No. 1 or as amended.
L The Council may continue review with specific direction to the applicant and staff
regarding plan revisions.
3. The Council may deny the project by adopting draft resolution No. 1.
OTHER REVIEW
At its March 8, 1989 meeting, the Planning Commission voted 6-0 to forward this PD i
rezoning request to the City Council without a recommendation. Attachment A is a summary
of the Commission's comments.
The Cultural Heritage Committee reviewed the proposed demolition of seven residences and
recommended that the ARC find them to be of no historical or architectural significance.
Caltrans has reviewed the project and proposed intersection modifications. Their
recommendations are included in the report.
The recommendations and comments from other departments are included in this report.
The previous plan was reviewed in concept by the Architectural Review Commission on
August 1, 1988. The Commission focused on the general site plan, grading, tree removal
and compatibility with adjacent uses. The Commission felt the site plan as proposed was
acceptable but felt that the plan could be modified to retain more of the existing trees.
RECOMMENDATION
If after reviewing the staff analysis, Planning Commission comments and applicant's
statement the Council feels the plan is acceptable as presented, then the PD rezoning
and preliminary plan may be approved by adopting draft ordinance No. 1. The Council may
also add, delete or modify the conditions as appropriate.
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COUNCIL AGENDA REPORT
PD 1437
Page 8
If the Council feels significant plan revisions are needed to produce an acceptable plan,
then the project should be continued with specific direction regarding plan revisions.
If the Council feels the PD rezoning is inappropriate, then the project may be denied by
adopting draft resolution No. 1.
Attachments: vicinity map
site plan reduction
Exhibit A (list of allowed uses)
Exhibit B (Planning Commission comments)
Draft Ordinance No. 1 (approval)
Draft Resolution No. 1 (denial)
applicant's statement
PD findings
initial study
use tables for the C-S zone
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SITE PLAN
Exhibit A
Uses Allowed By Right
Advertising and related services Photocopy services
Photofinishing -- retail Photofinishing -- wholesale
Contractor's Offices Retail sales -- auto parts and accessories
Credit reporting and collection Laundry/dry cleaners
Broadcast studios Building and landscape maintenance services
Catering services Computer services
Delivery and private postal services Detective services
Exterminators Feed stores and farm supplies
Laboratories Printing and publishing
Utility companies
Vending machines Warehousing
Wholesales and mail order houses
Uses Allowed With Administrative Use Permit
Barbers, hairstylists Retail sales - groceries, liquor and
specialized foods*
Secretarial and related services Offices* =- engineers and industrial design
Restaurants, sandwich shops Ticket; travel agencies
Organizations
Photographic studios Schools (trade or specialized)
Telegram office
All new uses adjacent to residences
Uses Which Require Planning Commission Use Permit
Repair services Retail sale of building and landscape materials
Animal hospitals and grooming Bars and taverns.
Retail sale of appliances Athletic and health clubs
Hot tubs as a commercial use Public assembly facilities
Retail sale of general merchandise
Retail sales* -- appliances, furniture
* Subject to the following square footage restrictions:
USE Maximum Allowed Occupancy (Square Feet)
Restaurants 2,200
Retail sale of groceries, specialized
foods (includes neighborhood
market) 7,200
Office/Services/Retail sales of
general merchandise 10,800
Retail sale of:
furniture, lumber and building
materials, auto parts 2,845
TOTAL 23,045 �. /
Exhibit B
PLANNING COMMISSIONER COMMENTS
Project: PD 1437: A request. to rezone a 1.86 acre site from. C-S-S to C-S-PD to allow
the construction of a 27,330 square foot mixed-use center at the intersection
of Broad Street and Orcutt Road.
The following is a listing of comments and concerns raised by one or more Planning
Commissioners at their March 8, 1989 meeting.
A. Provision of Housine
1. The proposal is a minimal effort to respond to the council's direction-to include
housing in the project.
2. The Planning Commission is unsure of the scope and nature of the council direction,
but feels that two groups of three studio apartments situated at the ends of the
commercial buildings and at the rear of the site do not provide a safe, quality
residential environment.
3. To provide a quality residential environment, the project should: (a) Group the six
studios together (the six dwellings might be grouped in one building and the six
offices in the other; or (b) Provide additional residential units; or (c) do both.
4. The propbsed type of housing may meet the housing needs of small households that can
function in commercial settings. 1,
5. If dwellings are grouped together with a single access point, the concern for
security is reduced and conditions #22 and #23 (requiring secure interior access)
can be dropped.
6. The commercial setting is not appropriate for housing unless the quality of the plan
and the arrangement of uses is improved.
7. Deletion of the housing would be preferable to the housing proposal submitted for
review.
B. Provision For Ooen Space
8. To make housing more appropriate; dwellings need direct connections with open space.
9. A recreation area that is separated from the dwelling units_by a traffic lane and a
row of parked cars has limited accessibility.
10. In addition to its restricted accessibility, the proposed open space area is in a
depression at the rear of the site. Due to a change in slope, it may have limited
light and usable ground space because of the steep bank.
1.1. The plan should consider expanding balconies, roof top terrace areas and/or better
defined and developed level green space.
C. Parkine and Circulation
12. The applicant should construct a median curb in Broad Street that would preclude
vehicles existing the project's southern driveway from turning north across Broad
Street. the design of the median should be approved by the city engineer and
Caltrans. (This idea was suggested as a condition of project approval.)
13. The project's commercial layout and circulation is fine. with the understanding that
30' trucks can be accommodated (reference project staff report).
14. If parking spaces are reserved for the exclusive use of residences, which is a
necessary safety requirement in the proposed plan, then the project should; not be
granted a mixed-use parking reduction.
D. Findines and Denial
15. Some commissioners had trouble making findings #5 (incorporating housing in the
project mitigates the removal of the existing housing) and #6 (features of. the
project enhance its compatibility with the neighborhood).
16. The applicant preferred denial to a continuance so the project could be appealed to
the City Council.
17. Commissioners felt that their residential quality concerns would require significant
redesign of the project and could not be handled simply through conditions of
approval.
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i
ORDINANCE NO. (1989 SERIES)
i
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO AMENDING THE OFFICIAL ZONE MAP OF THE CITY TO REZONE
APPROXIMATELY 1.87 ACRES AT 3173 BROAD STREET
FROM C-S-S TO C-S-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate zoning on the subject property in accordance with Section 65800 et. seq. of
the Government Code; and
WHEREAS, the City Council finds that the proposed zoning is consistent with the
general plan; and
WHEREAS, the City Council finds that the proposed project provides exceptional public
benefits by providing housing in a zoning district where it would not ordinarily be
allowed and where it would not be feasible under conventional development standards.
WHEREAS, the rezoning has been evaluated in accordance with the California
Environmental Quality Act and the city's Environmental Impact Guidelines, and a negative
declaration has been granted by the city; and -
WHEREAS, the proposed zoning promotes the public health, safety, and general welfare;
and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "B" and
included herein by reference, be reclassified from C-S-S to C-S-PD.
SECTION 2. That the list of allowed uses for the site shall include those listed on
Exhibit "A" and included herein by reference.
SECTION 3. After review and consideration, the determination of the Community
Development Director to approve a negative declaration is hereby upheld.
SECTION 4. That approval of the Planned Development rezoning and preliminary
development plan shall be subject to the following conditions:
Ordinance No. (1989 Series)
Page 2
1. The applicant shall provide a minimum 30' wide street-type entrance at the project's
Broad Street/Orcutt Road intersection.
2. The northerly driveway shall be signed entrance-only.
3. The southerly driveway shall be signed right turn only and exit-only.
4. The applicant shall pay for the installation of traffic signal modifications to
accommodate the project entrance at the Broad Street/Orcutt Road intersection.
5. Loop detectors shall be installed at the Broad Street/Orcutt Road exit for the
project. The loop detectors shall be adjusted so that traffic on Broad Street:and
Orcutt Road is only interrupted when a vehicle is waiting to exit the project, to the
satisfaction of Caltrans and the City Engineer.
6. Occupancy of the project shall not occur until installation of all required traffic
signal modifications and loop detectors as determined by the City Engineer for the
Broad Street/Orcutt Road intersection.
7. The applicant shall dedicate a one-foot non-vehicular access strip along the
project's entire Broad Street frontage exclusive of the driveway openings.
1 8. The parking stalls closest to the northerly driveway shall be redesigned as angled
stalls to be entered facing south.
9. On-street parking shall be prohibited north of the project's Broad Street/Orcutt Road
entrance to the approval of Caltrans and the City Engineer.
10. All mature trees removed from the site shall be replaced with compensatory planting
of 24 and 48" box specimen trees in accordance with the tree replacement plan (sheet
3b.) to the satisfaction of the City Arborist.
11. The City Council determines that, in consideration of the specific development
proposed and in conformance with the intent of the "special considerations zone for
this site that the list of allowed and conditionally allowed uses attached as exhibit
A is approved for the site.
12. The site shall be maintained in a neat and orderly manner. All plants shall be
maintained and replaced as needed.
13. The lot lines shall be adjusted so that no buildings will be over property lines
prior to building permit issuance.
Ordinance No. (1989 series)
Page 3
14. To assure minimal noise conflicts between adjoining commercial and residential uses,
deliveries, trash collection and parking lot sweeping and cleaning activities shall
be limited to between the hours of 7:00 AM and 9:00 PM.
15. Flags, bunting strips, banners, balloons, sandwich board signs or other similar
attention-getting devices shall be prohibited.
16. Oil/grease interceptors shall be installed to prevent pollution from entering the
adjacent drainage ditch/creek; design and location shall be approved by the
Community Development Director.
17. If the project is to be constructed in phases, all necessary intersection
improvements, signalization and parking lot areas shall be installed with the first
phase.
. 18. The applicant shall grant an access easement to contiguous properties to the north
and south of the subject property to allow vehicular access through the easterly
portion of the parking to the signalized intersection at Broad Street and Orcutt
Road, to the approval of the Community Development Director.
19. The plans shall reflect six enclosed parking stalls for the exclusive use of the
residential tenants. Automatic garage door openers shall be provided for each
enclosed parking stall. ;
20. Separate, internal secure access shall be provided between the enclosed parking
stalls and the residences to the approval of the Architectural Review Commission.
21. Separate stairways shall be provided for the proposed .second floor offices with
ground floor entrances facing the interior of the project. Locked access to these
stairways shall be provided for the dwellings.
22. Storage shall be provided in the garages for each dwelling.
23. Additional usable outdoor space shall be provided at the rear of the project, to the
approval of the Architectural Review Commission.
24. Additional noise insulation shall be provided in the floors of the dwellings and in
the tenant spaces under the proposed dwellings, to the approval of the Community
Development Department.
Code Reauirements
1. Fire hydrants shall be placed on-sita to the approval of the City Fire Department.
Fire sprinklers are required for all buildings.
2. Drainage shall be conveyed to an approved point of disposal in a non-erosive manner.
3. Street trees shall be installed to city standards and to the satisfaction of the
City Arborist. __ '
�–' Ordinance No. (1989 series)
Page 4
SECTION 5. This ordinance, together with the ayes and noes, shall be published once
in full, at least three (3) days prior to its final passage, in the Telegram-Tribunc, a
newspaper published and circulated in said city, and the same shall go into effect at the
expiration of thirty (30) days after its said passage.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing ordinance was passed and adopted this — day of
1988.
�.' Mayor
ATTEST: .
City Clerk
APPROVED:
City Administrative
Officer
.V
City AttorneV ^�
i
Communit ' evelopment Director
I
Exhibit A
Uses Allowed By Right
Advertising and related services Photocopy services
Photofinishing — retail Photofinishing -- wholesale
Contractor's Offices Retail sales -- auto parts and accessories
Credit reporting and collection Laundry/dry cleaners
Broadcast studios Building and landscape maintenance services
Catering services Computer services
Delivery and private postal services Detective services
Exterminators Feed stores and farm supplies
Laboratories Printing and publishing
Utility companies
Vending machines Warehousing
Wholesales and mail order houses
Uses Allowed With Administrative Use Permit
Barbers, hairstylists Retail sales -- groceries, liquor and
specialized foods•
Secretarial and related services Offices* — engineers and industrial design
Restaurants, sandwich shops Ticket, travel agencies
Organizations
Photographic studios Schools (trade or specialized)
Telegram office
All new uses adjacent to residences
Uses Which Require Planning Commission Use Permit
Repair services Retail sale of building and landscape materials
Animal hospitals and grooming Bars and taverns
Retail sale of appliances Athletic and health clubs
Hot tubs as a commercial use Public assembly facilities
Retail sale of general merchandise
Retail sales' -- appliances, furniture
' Subject to the following square footage restrictions:
USE Maximum Allowed Occupancy (Square Feet)
Restaurants 2,200
Retail sale of groceries, specialized
foods (includes neighborhood
market) 7,200
Office/Services/Retail sales of
general merchandise 10,800
Retail sale of:
furniture, lumber and building
materials, auto parts 2,845
TOTAL 23,045
� 1
RESOLUTION NO. (1989 SERIES) `J
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING PLANNED DEVELOPMENT REZONING PD1437,
A REQUEST TO REZONE A 1.87 ACRE SITE
FROM C-S-S TO C-S-PD FOR A NEW
SERVICE COMMERCIAL CENTER AT 3173 BROAD STREET
WHEREAS, the applicant requested a planned development rezoning to allow a new
mixed-use service commercial center at the above address; and
WHEREAS, the Planning Commission reviewed the request at its March 8, 1989 meeting
and forwarded the request to the City Council without a recommendation, and
WHEREAS, on April 4, 1989, the. City Council conducted a duly noticed public hearing
to consider the testimony of the applicant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo takes an action to deny
planned development rezoning PD 1437 for the mixed use service commercial center subject
to the following findings: _
1. The proposed development and the listing of uses allowed or conditionally allowed
may adversely affect the health, safety and welfare of persons working on the site
or residing in the vicinity because the site plan does not adequately provide for
likely truck access and loading zones.
2. The development as designed is not appropriate at the proposed location and will not
be compatible with surrounding land uses.
Y Resolution No. (1989 series)
Page 2
On motion of seconded by
and on the following roll call vote:
AYES:
NOES.-
ABSENT:
the foregoing resolution was passed and adopted this _ day of
1988.
Mayor
ATTEST:
City Clerk
APPROVED:
City ministrative Officer
City Attorn
Community velopmentDirector
� r
`• � • ' JOHN ROBERT MITCHELL
AIA( •,.4( r: 14� , {)1 MAR i 1989 -�
2 Mar:-h 1981)
Planning Commission
City of San Luis Obispo
PROJECT STATEMENT: The Crossroads
The crossroads is located at the very Jn_que intersection
of Broad Street and Orcutt Road . It an intersection of
high visibility and therefore an important "point of
entry" into San Luis Obispo.
Our intention is to develop a quality •-ommer.cial center
which will provide a variety of services not currently
available in that part of town . The architecture of the
project is focused to encourage those specific uses as
described on the attached page plus some additional uses
which may be allowed through the PD r.ezoninq . These would
include offices and residential uses .
The residential use has been incorporated as a result of
suggestions made by members of the City Council . It would
replace the existing housing which would be lost due to
development and serve as a transition/ interface area with
the R-2 zoned property to the rear .
Therefore, we are asking for approval of the uses as
requested plus the additonal uses as allowed under. the PD
ordinance .
Iohn R'. Mit hell
Architect
G`
THE CROSSROADS
San Luis Obispo , CA
Parkinq Spaces
Requested Uses Square I-'eet, Provided
1 . Restaurant 2200 so . ft . 23
2 . Neighborhood Market 3800 sq . ft.. 19
3 . To Be Determined (Calculated
a 1 parking space for. ea 200 ' -
ie . 1 bakery, donut shop etc . ) 3400 sq. ft . 17.
i
4 . Office/Retail /Service (Calc:u-
lated @ 1 space per. 300 ' , ie . ,
engineers , dry cleaners , etc) 10 , 800 sc . ft . 36
5 . To be Determined (Calculated
2 1 space per 500 sq. ft .
ie . , furniture , sporting goods 2845 sq. ft . 6
SUBTOTAL 23, 045 sq. ft. 101 spaces
6 . Residential ( 6 studio units) 4 , 285 sq . ft .
TOTALS 27 , 330 sq . ft . 101 spaces
prove: the rezoning and the official zone map shall he tors'offices,and Iawv_ers'otIices.
amended to indicate approval of the planned develop-
ment. (Ord.941-1 (part), 1982: priorcode-9204.4(C)) 1. The project will be compatible with existing and }
allowed land uses in the area.
17.62.040 Required findings.
2..The project's location or access arrangements do not
A. To approve a planned development, the planning significantly direct traffic touse local orcollector streets
commission and council must find that it meets one or in residential areas.
more of the following criteria;
3. The project will provide adequate mitigation to ad-
1.It provides facilities or amenities suited to a particular dress potential impacts related to noise,light and glare,
occupancy group (such as the elderly or families with and loss of privacy,among others,imposed by commer-
children) which would not be feasible under conven- cialactivities onnearbvresidential areas,byusing meth-
tional zoning; ods such as setbacks,landscaping,berming,and fencing.
2.It transfers allowable development,within a site,from 4. The project does not preclude industrial or service
areas of greater environmental sensitivity or hazard to commercial uses in areas especially suited for such uses
areas of less sensitivity or hazard; when compared with off-ices.
3. It provides more affordable housing than would be 5.The project does not create a shortage of C-S and M
possible with conventional development; zoned land available for service commercial or indus-
trialdevelopment.(Ord.1129-I(part),1988;Ord.IOS7
4.Features of the particular design achieve the intent of - 1 Ex_A(2), 1987; Ord.941 - 1 (part), 1982: prior code
conventional standards (privacy, usable open space, -9204.4(D))
adequate parking, compatibility with neighborhood
character, and so on) as well as or better than the 17.62.050 Requirement for development plan.
standards themselves;
No land division maybe undertaken and no construction
5.It incorporates features which result in consumption begun within an area zoned PD untila finaldevelopment �}
of less materials, energy or water than conventional plan has been approved. (Ord.941-I(part),1982: prior
i
development; code-9204.4(E))
6. The proposed project provides exceptional public 17.62.060 Final development plan.
benefits such as R
arking,open space,landscaping,public
art, and other ial amenitieshich would not be A. Within six months of approval or conditional ap-
feasible under centional development standards. proval of the preliminary development plan,the appli-
cant shall file with the community development depart-
B. In order to grant a "density bonus" (as explained in ment a final development plan.At his discretion and for
Section 1750.030), the commission and council must good cause, the director may extend for six months the
find that the proposed development satisfies at least period for filing.
three of the five criteria set out in subsection A of this
section. The applicant shall provide a detailed state- B.The final development plan shall include those items
ment indicating how the development satisfies the ap- from Section 17.62.010(Preliminary development plan)
propriate criteria set out in subsection Aof this section. which describe the proposal,including division of land.
The maximum density bonus is not automatic. In deter- tvpeand location ofail buildings and improvements,and
mining the allowable bonus,the commission and coun- so on, but it need not include information'on existing
cil shall assess the extent to which these criteria are met. conditions.
C. To approve a planned development allowing large C.The director shall review and take action on the final
professional office buildings which can include multiple development plan within thirty days of filing. He shall
tenants but with no single tenant space less than 2,500 approve it upon finding that itis in substantial compli-
square feet in the CS or M Zone,the planning commis- ince with the preliminary development plan as approved
sionorcouncilmtstfindthat itmeetseachofthe criteria or modified bvthe council. Upon approval of the final
listed below. The following office-related uses are pro- development plan,the director shall add the number of
hibited in the PD in these zones: banks, real estate the planned development to the official zone map (for
offices, financial institutions, medical clinics and doc- example, PD (9999)). Subsequently, all grading, con-
69
m
city Of San LUIS OBISPO
loll,! INITIAL STUDY OF ENVIRONMENTAL IMPACT
3173 Broad Street (Broad at Orcutt ?toad) ER 8-89
SITE LOCATION APPLICATION NO.
PROJECT DESCRIPTION Rezoning of a 1.86 acre site from C-S-S to C-S-S-PD and construction
of a 27,330 sa ft mixed use commercial oroiect.
APPLICANT John Mitchell
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED IN STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY DATE
David Moran, Assistant Planner 2/17/89
' _
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE
SUMMARY OF INITIAL STUDY FINDINGS
' I..DESCRIPTTON OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS .............. Yes*
None.
B. POPULATION DISTRIBUTION AND GROWTH........................I.................
Yes.*
C. LAND USE .................:.._..........._........................................
Yes.*
D. TRANSPORTATION AND CIRCULATION ......._................................_.........
Yes.*
E. PUBLIC SERVICES ..................................................................
Yes.*
F. UTILITIES........... .
. ...........
G. NOISE LEVELS .....................................................................
NoneK*
H. GEOLOGIC&SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS ...................... Yes.
1. AIR QUALITY AND WIND CONDITIONS...........:.................................... None.
None.
J. SURFACE WATER FLOW AND QUALITY ............................._..................
Yes.*
KPLANT LIFE.....:........._..........................................................
None.
LANIMAL LIFE.....................................................................
None.
M. ARCHAEOLOGICALIHISTORICAL ........................................................
.. None.
N. AESTHETIC .......................................................
0. ENERGWRESOURCE USE.................................................... .......
.........................................
None.
P. OTHER ..............................._.
IIL STAFF RECOMMENDATION
Negative declaration with mitigation.
*SEE ATTACHED REPORT oj/_j
y.J J
Initial Study ER 8-89
Page 2
1. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The project involves rezoning of a 1.86 acre site from C-S-S, service commercial with
special considerations, to C-S-S-PD, service commercial with special considerations
planned development, and construction of a 27,330 square foot niized-use commercial center
at the intersection of Orcutt Road and Broad Street. The C-S zone allows a variety of
commercial uses emphasizing heavier commodities (building materials, auto parts sales,
wholesale distribution centers) and, with use permit approval, allows a wide range of
uses including other types of retail sales and certain types of offices. Dwellings are
not allowed unless they are allowed as part of a planned development. The S (Special
Considerations) designation relates primarily to the potential traffic and circulation
problems associated with the site. Surrounding land uses are primarily older single and
multi-family residences with service commercial uses across the street on Broad Street.
The applicant has submitted a development plan which indicates the following:
-- Construction of two new buildings totalling 27,330 square feet with parking for
101 vehicles.
-- Creation of a four way intersection/entrance at Orcutt Road and Broad Street.
-- Proposed uses include 20,885 square feet of retail space, 3,745 square feet of
Office space, and 6 studio apartments totalling 2700 square feet. The proposed
offices and dwellings would occupy the upper floors of the two buildings.
II. POTENTIAL IMPACT OVERVIEW
A. Community Plans and Goals
Land Use Element
1. The project appears to be consistent with Land Use Element policies favoring:
-- Promotion of infill development in existing service commercial/light
Industrial districts designated by the general plan, discouraging the
proliferation of scattered service commercial uses. In areas designated for
other uses.
The project would satisfy this criteria by being an infill project on
underutilized service commercial land in an area surrounded by C-S zoned land.
Evaluation: Not Significant.
-- Promotion of the "planned unit" concept for service commercial/light
industrial development where unified landscaping, signing, building design,
service capabilities and adequate circulation can be ensured thereby avoiding
compatibility conflicts created by piecemeal development.
The project would be consistent with this policy by being developed as a
mixed-use planned development commercial center (The Crossroads) with unified
architectural theme in building design and materials. Evaluation: �1
Significant.
ER 8-89
Page 3
-- The prevention of development of water-intensive industries or those which
would significantly degrade or accelerate the degradation of the area's air or
water quality.
The project would be consistent with this goal since, in the C-S-S zone, any new
use established requires Planning Commission approval. and would have to satisfy
city's effluent requirements and water management regulations. Evaluation: Not
Significant.
-- Where possible, access to service commercial areas should be provided by
industrial collector streets to minimize direct driveway access from individual
parcels onto the city's arterial street system.
The plans show access from Broad Street at three points: an entrance-only
driveway, an exit-only driveway and a two-way signalized entrance/exit proposed
at the intersection of Orcutt Road and Broad Street.
Due to the unique opportunity afforded this project to align the primary Broad
Street entrance with Orcutt Road, the design of the project may be considered
consistent with this policy. To insure consistency with this policy, a condition
of approval may be to require that a one-foot non-vehicular access strip be
dedicated. to the city for the project's entire Broad Street frontage exclusive
of the proposed driveway openings. Evaluation: Not Significant.
C -- The city should emphasize the adequacy of landscaping, signing, and building
design of service commercial/light industrial uses which are situated along
entryways into San Luis Obispo.
The project site occupies a prominent entryway location at the intersection of
two major arterials, one of which (Broad Street) is a State Highway which
connects the city with the south county and serves as a prominent enrtyway. The
proposed site plan depicts building setbacks of 75 feet with parking in the
front along Broad Street with a 10 foot landscaped strip. The setbacks and
landscaped areas are larger than other service commercial development along
Broad Street and incorporates the retention of several of the mature trees which
now occupy the site. Evaluation: Not Significant.
2. The project may not be consistent with Land Use Element policies favoring:
-- Office, retail commercial, convenience commercial and certain recreational
uses shall be conditionally permitted within designated service commercial/light
Industrial areas subject to discretionary review by the Planning Commission.
Retail activities and offices not directly associated with permitted commercial
or industrial uses should be discouraged.
The Land Use Element and zoning ordinance restrict office uses in the C-S zone
to those which support typical service commercial/light industrial uses, such as
those for a building contractor and, with use permit approval, offices for
engineers and industrial designers. Office uses in the C-S zone which would
-' compete with land zoned specifically for office use are prohibited.
ER 34-88
Page 4 j
The subject project may conflict with this policy because the floor plans depict
approximately 3,745'square feet of office space located on the upper floors of
the two buildings. This floor space could be occupied by contractor's offices
and other office uses allowed by use permit; it is unlikely that the upper
floors will be readily occupied by typical C-S zone uses. Evaluation:- May Be
Significant.
Mitigation: Mitigation could be provided through one or more of the following:
-- Reduce the floor area devoted to office space.
Provide alternate means of access to the upper floors which would provide
the opportunity for typical C-S zone uses to occupy this space.
-- Establish a list of allowed uses for the project which could, among other
things, place an upper limit on the amount of floor area devoted to office,
retail, and convenience commercial uses.
Seismic Safety Element
The seismic safety element of the general plan identifies the project site as being
underlain by recent, poorly consolidated alluvial deposits which have a high potential
for liquifaction. Liquifaction is a sudden loss of cohesive strength in a saturated,
sandy soil which can result in the temporary transformation of the soil to a fluid mass.
Liquifaction typically occurs in areas where the ground water is less than 30feet from
the surface and can have an effect much like that of quicksand on any structure located
on it. Evaluation: May Be Significant
Mitigation: Adherence to proper building techniques as delineated in the Uniform Building
Code can effectively mitigate the potential effects of seismic activity and liquifaction.
In this case, due to the potential liquifaction problem, design of the structural
elements and building foundations must reflect the recommendations and findings of an
engineering geologist.
Scenic Highways Element
The scenic highway element of the general plan identifies this section of Broad Street as
being of high scenic value. The scenic highway element states:
-- The Architectural Review Commission or Planning Commission should not approve
projects which wall off Scenic Highways and block views. And,
-- The city may consider the total or partial blocking of a view along a scenic
highway as a "significant environmental impact". Mitigation measures, in the
form of alternative sight plans or building designs, will be required when
visual impacts are judged to be significant.
The loss of viewshed resulting from construction of the buildings will be most severe
for adjacent residential uses which are below and to the west. However, the two-story i
buildings will likely affect only four properties' views to the east while the view
corridors along Broad Street will be unaffected. Evaluation: Not Significant
ER 8-89
Page 5
C. Land Use
Potential land use compatibility problems could arise between the proposed commercial
and residential uses as a result of increased vehicular and tenant use, noise,
additional light and glare from the parking lot and partial blockage of views. These
potential impacts will be successfully mitigated by the following aspects of the
project:
-- The: location of the parking lots on the interior of the site with the buildings
between the houses and cars.•
-- The large setback that the buildings observe from the rear (westerly) property
line.
-- Adherence to proper building codes to insure compliance with the noise
standards.
Evaluation: Not Significant
D. Transportation
Motor Vehicles
Setting -- The project site lies at the intersection of Broad Street (State
Highway 227) and Orcutt Road which have the following characteristics:
R-O-W Width ADT/LOS Improvements
Broad St. 100, 29,000° Has been widened with curb,gutter and sidewalk•
along the project .frontage; could accommodate
north-bound left-turn lane at Orcutt Rd.
intersection.
Orcutt Rd. 84' 141000° Narrows to two lanes just east of Broad Street
intersection; plans call for eventual widening to
four lanes including two left turn lanes from
Orcutt onto southbound Broad St..
Broad/Orcutt LOS C Intersection to be re-designed per attached
drawing which is expected to improve LOS from C to
B.
° Source: DKS Associates
ER 34-88
Page 6 f
Potential Impacts -- Motor vehicle traffic and circulation impacts could be
significant due to:
• The location of the project at the intersection of two arterials, one of which is a
State Highway.
• Trip generation rates associated with the proposed retail uses.
• The speed of vehicles along this stretch of Broad Street.
Trip generation rates for the proposed project are estimated as follows:
Floor Area Use Rate Total ADT PM Peak
20885 sq. ft. Retail 30.2/1000 sq. ft. 631 52
3745 sq. ft. Office 21.7/1000 sq. ft. 81 10
6 studios 10/day 60 6
TOTAL: 27330 sq. ft. 772 Trips/Day 68 Trips/Hr:
NET CHANGE: 772 additional trips/day (68 trips/peak hour)
Evaluation: Not Significant
It should be noted that the trip generation rates utilized in this report
deliberately overstate the potential impacts from the project by assuming a floor
area, split among three general categories of uses (office, "specialty retail" and
residential). The applicant indicates that the actual tenants will be primarily
service related uses, (ie, contractors, photo copying service, computer services,
etc.) which have a correspondingly lower trip rate ( +/- 5 trips/1000 sq. ft. versus
30 trips/1000 sq. ft.). Thus the actual trip generation may be lower than projected.
It should also be noted, however, that certain uses allowed by use permit approval
(such as a convenience market) have a higher trip generation rate than that used
in the report. However, given the tenants indicated by the applicant, an estimate of
potential impacts can summarized as follows:
- The project as proposed would generate between 500 and 800 trips per day, with a
peak hour trip generation rate of approximately 68 trips (34 leaving and 34
arriving). The additional trips are expected to have an insignificant effect on
Levels of Service (a measure of volume to capacity ratio) of adjacent streets.
ER 34-88
Page 7
-- The Level of Service of the Broad Street/Orcutt Road intersection will decrease from C
to D during the PM peak hour as a result of the added signal phase to accommodate the
planned four-way intersection entrance for the project. However, loop detectors
installed on the project site at the proposed Broad Street/Orcutt Road intersection
will limit operation of the signal in favor of the project only when vehicles are
waiting to exit. In addition, the city plans to .re-stripe the west-bound Orcutt Road
Broad Street intersection within 6 months to add an additional west-bound left turn
lane. This is expected to improve the intersection LOS from C to B with or without the
project.
-- Cumulative traffic volumes generated by expected buildout of projects in the vicinity
will likely reduce Level of Service at the Broad Street/Orcutt Road intersection to
LOS C in the 10-20 year time frame, with or without the project.
-- A southbound deceleration lane for the project on Broad Street is not warranted so
long as parking is prohibited along the project frontage.
-- Sight distance north along Broad Street will be improved due to site grading.
Based on planned improvements to the Orcutt Road/Broad Street intersection, use
restrictions based on trip generation appear unwarranted.
On-Site Circulation — Preliminary review indicates that approximately 21 vehicles will
exit the project via Orcutt Road/Broad Street during the PM peak hour (34 total vehicles
leaving the site X 60% using the intersection m 21). The actual number of vehicles exiting
at this location will likely be less. If vehicles are stacking to exit at .the signalized
intersection, it could result in on-site circulation problems since the distance between
the driveway and the parking lot island will accommodate only 3 or 4 cars before either
backing up into another parking lot bay or forming a line that bends to the north parallel
with Broad Street. In either case, direct circulation between the cnter.-only driveway and
the exit-only driveway could be blocked. This problem could be alleviated by redesigning
the parking lot to create one-way circulation in a counter-clockwise direction after
entering at the Broad Street driveway.
Mitigation — It is recommended that the following mitigation measures be incorporated
into the description of the project.
1. Provide a minimum 30' wide street-type entrance the project's Broad. Street/Orcutt Road
intersection.
2. The northerly driveway shall be signed entrance-only.
3. The southerly driveway shall be signed right turn only and exit-only.
4. The applicant shall pay for the installation of traffic signal modifications to
accommodate the project entrance at the Broad Street/Orcutt Road intersection.
ER 34-88
Page 8
5. Loop detectors shall be installed at the Broad Street/Orcutt Road exit for the
project. The loop detectors shall be adjusted so that traffic on Broad Street and
Orcutt Road is only interrupted when a vehicle is waiting to exit the project, to the
satisfaction of Caltrans and the City Engineer.
6. Occupancy of the project shall not occur until installation of all required traffic
signal modifications and loop detectors as determined by the City Engineer for the
Broad Strect/Orcutt Road intersection.
7. The applicant shall dedicate a one-Foot non-vehicular access strip along the project's
entire Broad Street frontage exclusive of the driveway openings.
8. On-street parking shall be prohibited along the project frontage.
Bicycle Circulation
The Bicycle Facilities Plan (May, 1985) depicts a Class II-B bicycle lane consisting of
striping with no on-street parking to be installed along this stretch of Broad Street. The
proposed street improvements depicted with the subject project will accommodate the bike
lane. Hazards to bicyclists are not expected to be appreciably worse as a result of this
project.Evaluation: Not Significant
E. Public Services/Utilities_ �.
Water -- Under current conditions, development of the project would reduce the level of
water service for city customers. City water use in spring 1988 (8,042 acre-feet per year)
exceeded safe annual yield (7,357) by about nine percent. Safe annual yield is the amount
of water which can be withdrawn from reservoirs year after year, without running out of
water during a drought like that which has been experienced since the reservoirs have been
in use. As water use increases above safe yield; cut=backs from usual water use will be
needed more often and they will have to be more substantial to avoid running out of water.
In response to two-years of below-average rainfall, the city is aiming for a 25-percent
reduction in water use during 1988-89. More substantial reductions may be needed in
following years.
While the city is pursuing conservation and several supplemental sources of water, new
supplies may not keep pace with added demand due to development. Therefore, the City
Council has adopted development controls (the Water Allocation Regulations) to help correct
the current imbalance between water use and supply. The controls could delay or prevent
issuance of building permits.
Presently, the project site is occupied by 7 older single family residences. The following
is an estimate of the net change in water consumption by the proposed 27,330 square foot
project relative to safe annual yield:
f.
ER 34-88
Page 9
Existing 7 SFR'_s
7 d.u.'s X 0.37 acre/feet/d.u. = 2.59 acre feet/year
Pronosed Proicct
Retail
20,885 sq.ft. X 0.035 acre-feet/year/1000 sq.tt. = 0.73 acre-feet/year
0.73 acre-feet/year = 0.009% of safe annual yield
Office
3745 sq.ft. X 0.082 acre-feet/acre/year/1000 sq.ft. = 0.30 acre-feet/year
0.30 acre-feet/year - 0.004% of safe annual yield
Residential
6 dwelling units X 0.37 acre feet/dwelling = 2.22 acre feet/year
Total Project
3.22 acre-feet/year OR 0.04% of safe annual yield.
Net Difference
3.22 acre feet/year - 2.59 ac/ft/yr = 0.63 acre feet increase in water consumption.
Evaluation: Not Significant.
Fire Service -- Fire flows and access are considered adequate for this project. Additional
hydrants will be required as a condition of project apprg441. Evaluation: Not Significant
G. Noise
The project site is identified in the Noise Element as being within the 60 Ldn noise
contour (measured in decibels, this figure represents both day and nighttime levels), with
roadway traffic on the adjacent arterial being the primary source. These levels are
expected to increase somewhat as a result of the development but are not expected to exceed
the upper limit of normally acceptable noise levels for a Service Commercial center
(approximately 80 Ldn exterior, 50 Ldn interior level).
There is a potential for nuisance impacts on the proposed residential component of the
project from noise generated by commercial activities. As an example, truck deliveries,
trash pickup and businesses which are open late at night and/6r early in the morning could
adversely impact the proposed residences on the second story of the project. These
j potential impacts will be mitigated by the location of the residences with respect to the
parking/truck delivery areas, and by providing adequate sound barriers between the
residences and the commercial activities below: Evaluation: Not Significant,
x-.33
ER 34-88
Page 10
K. Plant Life
Several large trees occupy the site, including oaks, several peppers and acacias.
Approximately one-half of the trees are proposed for removal to accommodate the project.
Evaluation: May Be Significant
Mitigation: A planting mitigation plan shall be prepared showing the size, species and
location of all existing significant vegetation on the site and retention of as many
significant trees as feasible. Any trees removed will require compensatory planting of a
suitable size, type, quantity and location as determined by the City Arborist.
III. STAFF RECOMMENDATION
Negative declaration subject to the following mitigation measures:
1. Provide a minimum 30' wide street-type entrance at the project's Broad Street/Orcutt Road
intersection.
2. The northerly driveway shall be signed entrance-only.
3. The southerly driveway shall be signed right turn only and exit-only.
4. The applicant shall pay for the installation of traffic signal modifications to accommodate
the project entrance at the Broad Street/Orcutt Road intersection.
5. Loop detectors shalt be installed at the Broad Street/Orcutt Road exit for the project: The J
loop detectors shall be adjusted so that traffic on Broad Street and Orcutt Road is only
interrupted when a vehicle is waiting to exit the project, to the satisfaction of Caltrans
and the City Engineer.
6. Occupancy of the project shall not occur until installation of all required traffic signal
modifications and loop detectors as determined by the City Engineer for the Broad
Street/Orcutt Road intersection.
7. The applicant shall dedicate a one-foot non-vehicular access strip along the project's
entire Broad Street frontage exclusive of the driveway openings.
8. On-street parking shall be prohibited along the project frontage.
9. A planting mitigation plan shall be prepared showing the size, species and location of all
existing significant vegetation on the site and retention of as many significant trees as
feasible. Any trees removed will require compensatory planting of a suitable size, type,
quantity and location as determined by the City Arborist.
1
This is a summary of provisionsgoverning uses allowed in the Service-Commercial (C-S)
zone. Consult the City of San Luis Obispo Zoning Regulations for additional
�`• information.
Date Revised: May 1984
%II. SERVICE-COMMERCIAL (C-S) ZONE
1. Allowed Uses:
* Advertising S related services * Photocopy services
(graphic design, writing, mailing, * Photofinishing - retail
addressing, etc.) * Photofinishing - wholesale; and
* Ambulance services blueprinting and microfilming
* Auto repair b related services services
(body., brake, transmissions, * Post offices
muffler shops; painting, etc.) . * Printing and publishing
* Broadcast studios * Repair services - household
* Building and landscape maintenance appliances, .locksmiths, saw
services sharpening, shoe repair
* Carwash - self-service * Retail sales - building b landscape
* Catering services materials (lumberyards, nurseries,
* Computer services floor and wall coverings, paint., glass
* Construction activities stores, etc.)
* Contractors - all types of general * Retail sales and rental — autos,
and special building contractor's trucks, motorcycles, RV's
offices * Retail sales - auto parts and
Contractor's yards accessories
* Credit reporting and collection * Retail sales and rental - boats ,
* Delivery and private postal aircraft, mobile homes
services * Service stations
* Detective and security services * Tire recapping
* Equipment rental * Trailer rental
* Exterminators and fumigators * Trucking/taxi service
* Feed stores and farm supply sales * Utility companies
* Government agency corporation -corporation yards
yards * Vending machines
* Laboratories (medical, * Warehousing,,.ininistorage, moving
analytical) company
*Laundry/dry cleaners * Water treatment services
-cleaning plant *Wholesales and mail order houses
-pick-up point
2. Uses Allowed by Director's Approval of an Administrative Use Permit:
* Animal hospitals & boarding * Circuses, carnivals, fairs, festivals
* Animal grooming * Gas distributors - containerized
* Antennas (commercial (butane, propane, oxygen, acetylene,
broadcasting) etc.)
* Bars, taverns, etc. (Without . * Laundry/dry ,cleaners
entertainment facilities) -self-service
* Barbers, hairstylists , manicurists * Manufacturing - food, beverages; ice.;
* Bus stations apparel; electronic, optical,
* Caretaker's quarters instrumentation products; jewelry;
* Car wash - mechanical musical instruments; sporting goods;
* Christmas tree sales art materials
53-84.
Service-Commercial (C-S) Zone (continued)
* Mobile home as construction * Retail sales - groceries, liquor, and
office - specialized foods (bakery, meats, '
* Organizations (professional, dairy items, etc. )
religious, political, labor, * Schools
fraternal, trade, youth, etc.) -business, trade, recreational , or
offices and meeting rooms other specialized schools
* Parades, carnivals, fairs * Secretarial & related services (court
* Parking (as a principal use) reporting, stenography, typing,
* Photographic studios telephone answering, etc.)
* Professional offices - engineers * Telegram office
and industrial design * Temporary sales
* Railroad yards, stations, crew * Temporary uses - not otherwise listed
facilities * Ticket/travel agencies
* Restaurants, sandwich shops, * Utility companies
takeout food, etc. -Engineering b administrative
* Retail sales - appliances, offices
furniture and furnishings musical * Veterinarians
instruments; data processing
equipment; business, office, and
medical equipment stores; catalog
stores; sporting goods, bicycles,
outdoor supply
3. Uses Allowed by Planning Commission Approval of a Use Permit:
* Airports S related facilities
* Amusement parks, fairgrounds
* Athletic and health clubs, gymnasiums, fitness centers, tanning centers
* Athletic fields, game courts
* Bowling alleys
* Cemeteries, mausoleums, columbariums
* Drive-in theaters
* Hot tubs - commercial use
* Mineral extraction
* Public assembly facilities (community meeting rooms, auditoriums,
convention/exhibition halls)
* Retail sales - general merchandise (drug, hardware, discount , department
and variety stores)
* Skating rinks
* Stadiums
* Swap meets
* Swimming pools (public)
-v e