HomeMy WebLinkAbout08/15/1989, 3 - TRACT NO. 1673, A REQUEST FOR TENTATIVE MAP APPROVAL TO SUBDIVIDE A 4.78 ACRE SITE FOR THE PURPOSE �I MM 0YG DATE:
,041111 I city of Safi Luis oBispo 8-15-89
couRHN NUMB:
nt AGENDA REPORT
FROM: Randy Rossi, Interim Community Development Director, By:Gary Price
SUBJECT: Tract No. 1673, a request for tentative map approval to subdivide a 4.78
acre site for the purpose of constructing 36 service commercial air-space condominium
center at the southwest corner of South Higuera Street and Prado Road.
CAO RECOMMENDATION:
Adopt resolution approving the tentative map and related improvements.
INTRODUCTION:
The subdivider is requesting approval of a tentative tract map to divide a 4.78 acre site
into two parcels and divide two proposed buildings into 36 air space commercial
condominium spaces. The project also involves construction of the buildings and related
improvements to the site including grading and drainage improvements and construction of
creek bank stabilization to San Luis Creek.
The Planning Commission voted 5-2 (Commissioners Schmidt and Roalman dissenting) to
approve Use Permit 1430 and recommend approval of the tentative map for Tract 1673.
Commissioner Schmidt noted concerns regarding the project's impact on a sensitive creek
area. Although Commissioner Roalman shared similar concerns, he was supportive of the
project, and was more concerned about approving projects during the city's current
drought situation.
SIGNIFICANT IMPACTS
A negative declaration for the project has been approved by the Community Development
Director. Mitigation measures added to the project will reduce impacts to a level of
insignificance.
CONSEQUENCES OF NOT TAKING AN ACTION
Due to statutory requirements, if no action is taken by the deadline of August 23, 1989,
the tentative tract map will be deemed approved as submitted.
BACKGROUND
Data Summary
Address: 3440 South Higuera Street
Subdivider/Property Owners: Terry Orton and John Kuden, San Luis Creek Associates
Representative: Victor Montgomery, RRM Design Group
General Plan: Service-Commercial/Light-Industrial
Zoning: C-S-S
Environmental Status: The Director approved a negative declaration with
mitigation on June 28, 1989 (refer to ER 12-89 attached).
Action Deadline: August 23, 1989
►►i1111pWill city of san lues osispo
11i;% COUNCIL AGENOA REPORT
Page 2
Site Description
The vacant site has an irregular rectangular shape. San Luis Creek runs through the
center of the site generally north-south. The site has several large trees including a
Cypress at the intersection corner and creek area trees such as two Walnut, a Eucalyptus
and a number of Willows. Except for the Prado Road Bridge, the creek area and the west
side of the site remains in a natural state with native riparian vegetation.
Surrounding land uses consist of vacant land to the east across South Higuera Street, a
large neighborhood shopping complex to the north across Prado Road, a Commercial Service
center to the south and a petroleum distribution plant to the west across the creek.
EVALUATION
1. Lot Design:
Staff and the Planning Commission found the subdivision design to be appropriate for the
proposed service commercial/office center. Lot lines are logically located between
buildings to allow separate ownership. To avoid access and parking conflicts between two
lots, a common driveway and parking agreement should be secured between the two lots.
Staff does not foresee problems with developing C,C&R's around the two lots.
The condominium grid accommodates relocation of interior partitions to the needs of the
buildings perspective tenants. Special provision in the CC&R's (and city ordinances such
as building and fire codes) will regulate modification of the basic units.
2. Siting Considerations:
Due to topographic and environmental constraints, the lot's unusual configuration and
limited access to the west side of the property, site development is very limited. All
buildings are appropriately setback from the top of the existing creek bank a minimum of
20 feet. Based on comments from the Department of Fish and Game and the County Land
Conservancy, such a setback would minimize creek disturbance. This setback also responds
to the city's guideline for setbacks along major creek areas for the following reasons:
To assure sufficient flood protection and allow for flood improvements.
To protect the creek and the provide opportunities to enhance the riparian habitat.
To allow adequate room for the eventual development of a creekside trail system.
The Planning and Architectural Review Commissions endorsed the proposed siting.
3. Grading and Creek Bank Improvements:
As directed by the City Engineer, local flood control improvement will be made during
project construction involving lowering the grade of the west side of the site by cutting
a bench into the bank and using the excess soil for padding the building site and
development of the bank stability system on the east side of the creek. Grading would be
accomplished without removal of any mature trees or riparian vegetation.
city of sAn Luis ompo
COUNCIL AGENDA REPORT
Page 3
Grading of the building site would be minimal involving channelling drainage of improved
surfaces to a catch basin at the southwest corner of the parking lot. Project mitigation
measures include a requirement for developing a non-erosive drainage design and
incorporation of grease traps and oil separators to reduce pollution impacts of the
creek.
The subdivider and staff have worked closely with the Department of Fish and Game to
develop a plan which meets the city's flood control needs and minimizes disturbances to
the creek. The gabion creek bank stabilization system has been designed for riparian
habitat enhancement in mind. The system incorporates gabion baskets wired together,
filled with soil, to allow revegetation of the bank. To compensate for the willows to be
removed, five California Oak trees would be planted along the bank to provide shading
over the creek. Several mitigation measures have also been incorporated into the
environmental review, which requires the Department of Fish and Game and the city to
review the performance of the creek bank planting over a two year period. The subdivider
would be responsible for replanting or reestablishing creek bank vegetation if the bank
is not satisfactorily restored.
Staff and both the Planning and Architectural Review commissions were generally
supportive of the proposed creek improvements. However, Planning Commissioner Roalman
was concerned that too much of the riparian habitat would be disturbed from the large
expanse of gabion treatment. The subdivider indicated that the gabion system would be
installed sparingly around mature vegetation to the extent that the gabion system would
be protected from erosion and/or undermining.
Due to soil stability concerns, a geotechical/soils study will be required prior to
construction of the stabilization system to determine the extent of stabilization need
and soil modification. Since the system will also become an integral part of the local
flood control system, it will be annually monitored for stability. The subdivider will
be responsible for repairs and maintenance of the system for the first year. The City
Engineer has commented that the gabion system has demonstrated reliability in similar
applications and therefore thecity would assume responsibility of the system after the
first year of its construction.
I
3. Use Considerations:
As part of the use permit application, the subdivider requested that the entire range of
allowed uses in the C-S zone be permitted in the project. Considering pollution impacts
to the nearby creek and the impracticality of applying some of the allowed uses to the
site, the Planning Commission approved a more restrictive of list of allowed uses as
shown in the attached Planning Commission resolution.
4. Circulation and Parkins:
Access:
The project proposes three driveways on South Higuera Street (including the employees
parking lot on the corner). To reduce potential traffic hazards and vehicle conflicts,
staff has encouraged the subdivider to pursue combining the project's southerly driveway
with the existing driveway at the "Tenwise Center". As an environmental mitigation
measure, the Planning Commission required that the driveways be combined if it is
3-
city of san Luis osispo
COUNCIL AGENDA REPORT
Page 4
possible to secure agreement with the property owner. During the more recent ARC meeting
the subdivider indicated he was currently negociating with the Tenwise Center property
owner to develop the common driveway.
Traffic Generation:
The project is expected to generate between 450 and 500 average daily vehicle trips with
an hourly peak of approximately 60 vehicle trips during a typical weekday. Traffic
counts done at Prado and South Higuera indicated traffic levels of between 14,000 and
15,300 daily vehicle trips with a peak hour of between 1,300 and 1,400 average vehicle
trips per weekday (October, 1987 counts). In the worst case, the project would increase
volume by about four percent. The subdivider has dedicated the necessary right-of-way
along Prado and Higuera for street widening and would complete frontage improvements at
the time the project is built.
Parking:
The project proposes 64 parking spaces. The plan also proposes four motorcycle space, 12
bicycle spaces and a truck loading zone. The project actually provides over one car
space per 300 square feet of gross building floor area. Typical retail parking standards
for heavy commercial uses range from one space per 300 to 500 square feet. After careful
consideration of parking supply and demand, staff and the Planning Commission concluded
that the project would provide sufficient parking.
The separated parking area located at the northeast corner of the site is intended for
overflow and employee parking. The subdivider has suggested that this could also be used
some day for public parking to access the city's conceptual creek side trail system which
is planned to travel through the site.
Pedestrian Orientation
To make the employee parking area more functional and accessible, the Architectural
Review Commission required a separated pedestrian path to be installed between the
parking area and the north end of the center. A portion of the path would encroach to
within 15 feet of the top of the creek bank. The walkway would be three feet wide to
limit its use and incorporate brick pavers in keeping with the sensitive treatment of the
creek environment. The ARC also required the addition of benches and tables to the rear
of the buildings to improve pedestrian opportunities.
5. Onen Soace and Trail Plannins:
The Parks and Recreation Element shows a trail through the site. The element notes that
this trail is very important as it would link to a comprehensive trails system to parks
throughout the region. As part of the environmental review, a mitigation measure
requires the subdivider to dedicate flood improvement, maintenance, open space and
pedestrian access easements over the portion of the site west of the buildings. This
would allow the creek area to be maintained in its natural state and permit the city to
develop a creek side trail system. The city's Open Space planner envisions the trail to
travel along the west side of the creek, possibly through the graded drainage bench area,
to logically extend to the city's adjoining property to the southwest of the site.
4u 11J 1� city of san Luis owspo
Wo ACOUNCIL AGENDA REPORT
Page 5
Although the subdivider initially contemplated developing a future development phase on
the west side of the site, realizing its flood constraints and limited access, the
subdivider agreed to dedicate public access rights and place it into permanent open
space. Staff did suggest that the subdivider dedicate this area to the city in fee.
However, the subdivider wants to keep the area in private ownership to maintain some
control over design of the trail system.
PUBLIC AGENCY COMMENT
San Luis Obispo County Land Conservancy:
Request that a 20 foot setback area, from the top of creek bank be placed into a
permanent open space easement; that the city retain the option of allowing a public
access trail within the 20 foot wide setback on both sides of the creek and; require that
areas adjacent to the creek be landscaped with native riparian plant species.
California Department of Fish and Game
Grading should not entail removal of any riparian vegetation, but only grasses and
introduced groundcover. Grading areas shall be staked prior to issuance of our streambed
alteration agreement. The top foot of top soil shall be stockpiled at the site and
replaced and the area hydroseeded upon completion of grading.. The gabion system should
permit revegetation with riparian shrubs. Native trees such as willow and sycamore,
should be planted along the top of bank to shade the creek and act as a buffer to
development. Compensation planting will consist of four ten-gallon sized willows within
the stabilized area for each mature tree removed.
DEPARTMENTAL COMMENT
Public Works Department:
An easement for flood control access and maintenance and public pedestrian access shall
be dedicated over all portions of the creek channel. Frontage improvements shall be
constructed along the entire site fronting Higuera street and Prado Road. The City will
be responsible for bridge widening, when funds are available, with the cost of equivalent
curb, gutter, and sidewalk to be paid by the subdivider. It is possible that the
subdivider will want to grade the westerly side of San Luis Creek bank to generate fill
for the building site. Since this is a city planned improvement on the current Zone 9
budget, it would be advantageous to have the developer complete the work.
Fire Department:
An additional public fire hydrant shall be installed (Commercial Design). An automatic
sprinkler system shall be installed in Building B to the satisfaction of the City Fire
Marshal.
City Arborist
Street trees shall be installed to the satisfaction of the City Arborist. Trees on Prado
Road are to be Canary Island Pine. All existing trees shall be retained unless prior
approval by the City arborist. J'V!0:01
m11MIUM11 city of san lues oBispo
A1111074 COUNCIL AGENDA REPORT
Page 6
ALTERNATIVES
1. Adopt resolution approving the tentative map with conditions as recommended by the
Planning Commission (Draft Resolution No. 1).
2. Continue review of this item to a later date (no later than August 23, 1989) to allow
the subdivider to revise his plans. Staff asks the council to give specific direction
to the subdivider and staff as to changes requested.
3. If the council cannot make the required findings to approve the tentative map, the
council must adopt a resolution denying the request (Draft Resolution No. 2).
OTHER REVIEW
On July 12, 1989, the.Planning Commission voted 5-2 to approve both Use Permit 1430 and
the tentative map for Tract 1673. In a related action, the Architectural Review
Commission, on July 31, 1989, granted final approval ARC 89-14 of the project. The
commissions considered building siting, establishment of uses, building and subdivision
design, materials and colors, circulation and parking, open space and trail planning and
grading, drainage and bank stabilization improvements to San Luis Creek. No members of
the public testified other than the subdivider and his representatives.
RECOMI►IENDATION -
The City Council should adopt Draft Resolution No. 1 to approving the tentative map and
related improvements subject to findings and conditions suggested by the Planning
Commission.
Attachments: draft resolutions No.'s 1 and 2
vicinity map
initial study
Planning Commission Resolution of July 12, 1989
Use Permit 1430
Enclosed: plans
i
RESOLUTION NO. (1989 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR TRACT 1673
LOCATED AT 3440 SOUTH HIGUERA STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findines. That this council, after consideration of the tentative map of
Tract 1673 and the Planning Commission's recommendations, staff recommendations and
reports thereon, makes the following findings:
1. The design of the subdivision and proposed improvements are consistent with the
General Plan.
2. The site is physically suited for the type and density of development allowed in a
C-S zone.
3. The design of the subdivision and the proposed improvements are not likely to cause
serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat.
^' 4. The design of the subdivision or the type of improvement will not conflict with
easements for access through or use of property within the proposed subdivision.
5. The Community Development Director has determined that the proposed subdivision will
not have a significant effect on the environment and has granted a negative
declaration.
SECTION 2. Conditions. The approval of the tentative map for Tract 1673 shall be
subject to the following conditions:
1. Conditions, Covenants and Restrictions (CC&R's) for the tract shall be approved by
the Community Development Director and shall contain the following provisions:
a. Property owners association shall be created to enforce the CC&R's and provide
for professional, perpetual maintenance of common areas including, but not
limited to driveway, parking lot, landscaping, utilities and building exteriors.
b. Grant to the City of San Luis Obispo, the right to maintain common areas if the
property owners association fails to do so, and assess said association for
expenses incurred.
C. All parking spaces provided in the project shall be available for use by all of
the individual owners. The parking lot at the northeast corner of the site may
also be used by the public for access to San Luis Creek and related recreation
uses.
d. Ownership of air-space unites shall be limited to not more than 36 separate
ownerships. Ownership of air-space units shall not be sold or otherwise
transferred in such a way as to conflict with any law or regulation, including
but not limited to city fire and building codes.
� - r
Resolution No. (1989 Series)
Tract 1673
Page 2
C. There shall be no change in city-regulated provisions of the CC&R's without
prior approval of the City Council.
2. Subdivider shall provide individual water services for each unit. Meters shall be
clustered to the approval of the Community Development Director and the City
Engineer.
3. Subdivider shall provide individual gas and electrical services and metering for each
unit to the approval of affected public utility agencies and the City Engineer.
4. Final map shall note a blanket easement over the common lot area, except under the
structures, for underground public utilities serving the site, to the approval of the
City Engineer and affected utility companies.
5. The subdivider shall record a common access driveway and shared parking easement
agreement for Lots I and 2, to the approval of the Community Development Director.
As an option, the subdivider may combine Lots 1 and 2 to the approval of the
Community Development Director.
On motion of seconded by ,
and. on the following roll call vote: j
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of
1989.
Mayor
ATTEST:
City Clerk
Resolution No. (1989 Series)
Tract 1673
Page 3
APPROVED:
City dministrative Officer
City Attorne
Community Development Director
,� 1
i
RESOLUTION NO. (1989 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING TENTATIVE MAP FOR TRACT NO. 1673 AND RELATED IMPROVENIEN
LOCATED AT 3440 SOUTH HIGUERA STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findines. That this council, after consideration of the tentative map of
Tract 1673 and the Planning Commission's recommendations, staff recommendations and
reports thereon, makes the following findings:
1. The site is not physically suited for the type and density of development allowed in
the C-S zone.
2 The design of the tentative map and the proposed improvements are not appropriate at
the proposed location and will be detrimental to person resideing or working in the
vicinity.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
L
I
Resolution No. (1989 Series)
Tract 1673
Page 2
the foregoing resolution was passed and adopted this day of
1989.
Mayor
ATTEST:
City Clerk
APPROVED:
(::CtityAministrative Officer
City Attorney
Community Development Director
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City of San WIS OBISpo
�►ICIIIIIIi��illlil,I dillli'9�
• INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION oreAn Onad !._ Sn+rrh HigjiPra-5t_ APPLICATION NO. FR 1�_RO
1.
PROJECT DESCRIPTION Construction of a 19-050 Sq—ft - nfel" Iv rnrmorrial renrnr nn a 4 - 7P.
acre site-
APPLICANT San Luig CrPPV Agggriat
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION Y_MITIGATION INCLUDED
EXPANDED INITIAL STUDY REOUIENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY r:a qj G rias 'M ann r DATE-A.Z. �8 q
_ � r
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: fly J R i ��' DATE S
SUMMARY OF INITIAL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11. POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS ANDGOALS .... .... .. rrccTT1T.F*
B. POPULATION DISTRIBUTION AND GROWTH. ... %Tn1Tr
C. LAND USE .................... ............... . .
.............. °OSSIBLE*
D. TRANSPORTATION AND CIRCULATION ..__..............__....... ....... ..... . ....... 005siBLE*
E. PUBLIC SERVICES ........................... . ....
''CS S IP L"*
F. UTILITIES..... ............._.. ....................... .__..........
PONE
G. NOISE LEVELS ......................................................................
nn"r
H. GEOLOGIC 3 SEISMIC HAZARDS dTOPOGRAPHIC MODIFICATIONS .............. ........ DCSSTTt7F.*
I. AIR QUALITY AND WIND CONDITIONS........... ....................... ....... .. ....... NnNF
POSSIBLE*J. SURFACE WATER FLOW AND QUALITY ......... . .. ... .. .... ..... . . .. . .... . ....... ...
POSSIBLE*
K. PLANT LIFE ..............
. .... .......
L ANIMAL LIFE...... ...... .. .. nOSSTCL•:-:t.
M. ARCHAEOLOGICAL/HISTORICAL ..... ....;.... ... . ............................... ..... °CSS ALE*
N. AESTHETIC ........... .. . .... ... . P SSTELE*
0. ENERGY/RESOURCEUSE . ........ .. . ........ . . ..... .. . ...... ......... . .........
P. OTHER . .. ..._. ..... .AISCRSSSQD.A: �eRelapt�ant. vi[tln.airport .flight_parrorn °nSSTAT-F*
III.STAFF RECOMMENDATION
Negative Declaration of Environmental 'impact
Mitigation
itigation ??ensures Included ,�,
i Initial Study
ER 12-89
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
1, Project Description_
The project involves the development of a 19,050 square-foot Office Commercial Center on
a 4.78 gross acre parcel at 3440 South Higuera Street. The actual development is to
occur on a 1.65 acre portion of the property fronting on Higuera Street. There are no
current plans for development of the remainder of the site. However, the applicant has
noted that the west portion of the property could be developed as it subsequent phase of
development or it could be used in conjunction with a specific user in the current
project.
The two buildings proposed include one two story 14,925 square-foot building centrally
located and a smaller, single-story, 4,125 square-foot building at the south end of the
site. Vehicle access would be from each end of the complex. Parking would be provided
in front of the buildings. A separate employee parking area proposed at the north end of
the site which would have a separate driveway off of Higuera Street.
The applicant is proposing to subdivide the property into two main parcels with Building
A contained on a one acre section and Building B contained on the remaining 3.78 acres.
The proposal also includes air space condominium division of Building A into eight units
ranging in size from 312 to 725 square feet and Building B into 36 units ranging from 412
to 587 square feet. These units could be combined into larger spaces, sold, or leased
separately. Specific tenant uses would include those listed as acceptable in the Service.
Commercial zoning district including wholesaling, business services and certain retail
sales.
Other project features include a central plaza at the front of the center, a plaza
treatment between the two buildings, two locations for bicycle parking, landscaping and
buffer strip between the parking areas and buildings and San Luis Creek, a -garden wall"
to be constructed along the north portion of the site along Higuera Street. The
applicant is proposing to install a creek bank stabilization system along the north
portion of the site where the creek bank is eroding.
2. Environmental Setting
San Luis Creek divides the property. The. west side of the property, shown as undeveloped
area, has limited access. The east side of the property, where the development is
proposed, is relatively flat, covered with introduced and native grass and brush
vegetation, gradually sloping towards the creek. There is an abrupt drop from the top of
bank to the creek bed where there is evidence of bank erosion from water flow. Several
large trees are located on the site including a large cypress at the northeast corner, a
large eucalyptus tree on the east and a walnut at the center of the site.
Surrounding land uses consist of vacant land to the east across South Higuera Street, a
large office complex to the north across Prado Road, a Commercial Service center to the
south and a petroleum distribution plant to the west of the site.
Page 2
II. ENVIRONMENTAL IMPACT ASSESSMENT —
A. COMMUNITY PLANS AND GOALS '
2. and 4. Parks and Recreation and Ooen Space Elements
The Parks and Recreation Element shows a trail through the site, running along the west
side of the creek (refer to the attachment). The Neighborhood Park section notes that
this trail link is very important to connect high need areas to existing parks. The
trail essentially becomes a component of the park system. If the trail is precluded, the
project could result in far-reaching community recreation impacts. A public access
easement needs to be secured through the property to the satisfaction of the Community
Development Director (refer to Mitigation Measure 1).
The project will also give the city the opportunity to secure open space along the
creek. Consistent with the current open space plan, an casement should be required to
maintain the creek area perpetually in open space. Section P of this report discusses
the applicant's development plans for the west side of the site. Maintaining this area
in open space would be consistent with the city's open space objectives.
Mitigation Measure
1. Prior to building permit issuance. the applicant shall dedicate flood improvement.
maintenance, open space and pedestrian access easement, to the satisfaction of the
City Engineer and the Community Development Director over a potion of the site known
as the easement area. The easement area shall be all property from 20 feet setback
as measured from the improved top of the east creek bank to the westerly property
line of the site.
5. Seismic Safety Element
Based on the Seismic Safety element, the project site is located in an alluvial area of
significant liquefaction hazard. Although there is some potential for liquifaction,
investigations of other projects in the project vicinity have shown no presence of
liquefaction hazard. As a precaution, however, a geotechnical/soils study should be
prepared.
A section of the creek is proposed for stabilization with a gabion retention block
system. The gabion system is commonly used in the city and has proven reliable for
similar applications. The Public Works Department has indicated that the proposed system
is satisfactory if the Army Corp of Engineers accepts its suitability. However, since
the system will be used for both slope/soil stability and creek channelling, mitigation
should include a five year monitoring program to assure adequacy.
Mitigation Measures
2. Prior to building permit issuance, a geotechnical/soils study shall be prepared by
certified geologist/soils engineer (s) to determine the extent of site soil
modification: and site stabilisation needed to accommodate the proposed development.
Recommendations of the study stall be incorporated into the project. Site
stabilization and/or soil modifications shall he to the satisfaction of the City -1
Engineer and State Department of Fish and Game.
I
�.' Page 3
3. The applicant shall adequately stabilize the creek bank to accommodate proposed
development and withstand velocities of water flow under flood conditions with
minimal erosive damage. to the satisfaction of the City t ngineer. the State
Department of Fish and Game and the Army Corps of Engineers.
To monitor the performance of creek bank stabilization, the city Public Works
Department will conduct comprehensive annual inspections to determine need for system
repair and/or maintenance. The applicant shall be responsible for repairs and
maintenance of the system duriing'the first year of system construction.
D. TRANSPORTATION AND CIRCULATION
Traffic Generation:
The project is expected to generate between 450 and 500 average daily vehicle trips with
an hourly peak of approximately 60 vehicle trips during a typical weekday. Traffic
counts done at Prado and South Higuera indicated traffic levels of between 14,000 and
15,300 daily vehicle trips with a peak hour of between 1,300 and 1,400 average vehicle
trips per weekday (October, 1981 counts). In the worst case, the project would increase
volume by about four percent. The applicant has dedicated the necessary right-of-way
along Prado and Higuera and would complete frontage improvements consistent with the
general plan, Circulation Element streets master plan.
Off-Site Traffic Conflicts
To reduce potential traffic hazards the city encourages alternatives to direct driveway
access on the city's arterial street system. The general plan land use element contains
the following policy:
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 system.
The project proposes three driveway entrances on South Higuera Street (including the
employees parking lot on the corner).
There is vehicle conflict potential at, the south end driveway where the project proposes
two adjoining driveways (the existing "Tenwise Center's" and the proposed driveways):
The City Traffic Engineer has suggested that the two driveways be combinedasone common
driveway approach. If it is not feasible to combine the driveway, the Engineer felt that
the adjoining driveways would, from a public safety standpoint, be acceptable. The
applicant's representative has agreed to combine the driveways if it is acceptable to the
adjacent property owner.
On-Site Circulation
Large trucks will need to access the project with minimal turning movement from a high
speed arterial. Given the proposed turning radius of the mid-driveway, a typical 33-Coot
_ bob-tail delivery truck will not be able to enter or exit the project without several
maneuvers. To minimize traffic hazard impacts, the two main driveways should incorporate
�_. a wider turning radius.
I 1
i
Page 4
Mitigation Measures:
4. Main driveways to the project shall be widened to safelif accommodate a typical 33
foot bob-tail delivery truck with minimal turning conflicts to the satisfaction of
the Community Development Director.
F. UTILITIES
Water:
Under current conditions, development of the project would reduce the level of water
service for city customers. Current city water use of about 8,200 acre-feet per year
exceeds safe annual yield of 7,808 acre-feet by about five percent. Recognizing the
supply deficiency, the City has adopted water regulations. Only those projects which
applied for planning approval on or before March 15, 1989, including the proposed
project, would be allowed building permits, while mandatory conservation is in effect.
The project is anticipated to use approximately 1.5 acre feet annually. This is
approximately .02 percent of the the city's annual safe yield. Although the project by
itself is not expected to result in a significant impact on the city's current water
situation, it does add cumulatively to the city's water demand. Policies in the Water
Management Element and in the Allocation Ordinance mitigate this concern by regulating
increases in demand. To reduce the project's water use, the landscaping plan has been
designed to incorporate drought-resistant plants and the irrigation system incorporates
low precipitation fixtures.
Evaluation:
Not significant
H. GEOLOGIC, SEISMIC HAZARDS AND TOPOGRAPHIC MODIFICATIONS
Refer to Section A-5 of this study regarding the Seismic Safety Element.
There is an abrupt drop from the top of the east creek bank to the bed and there is
evidence of bank erosion from the creek scouring. The proposed bank stabilization system
is intended to minimize erosion from creek flow during flood water velocities. The
applicant needs to demonstrate, to the satisfaction of the City Engineer, that the
proposed creek bank stability system will withstand flood conditions with minimal erosive
damage (refer to Mitigation Measure 3).
J. SURFACE WATER FLOW AND QUALITY
Flood Control
As directed by the City Engineer, local flood control improvements will be made during
project construction involving lowering the grade of the west side of the site by cutting
a bench into the bank using this material for padding for the building site (refer to the
grading plans). This is intended to provide an overflow release during flood surges.
I
CJ Page 5
Surface Water Runoff
The project will result in significant covering of the sitawith impermeable surfaces and
increase surface water run-off from the site. Grading and improvements show surface
water flow to the creek with a catch drain at thesouthwest corner of the building site.
Increased surface flow may result in significant erosion to the creek bank. Methods to
avoid erosion of the bank, such as a catch basin or drainage strip system, should be
added to the project.
Water Quality Impacts
The project could adversely effect water quality of the creek due to runoff of oil,
gasoline and other chemicals. This is of particular concern for heavy commercial
operations such as those uses permitted in the C-S zone. The Planning Commission will
have an opportunity to restrict uses of the project in considering the subject use
permit. Certain potentially polluting activities should be restricted from operating at
the site. Uses listed in mitigation measure g, which are typically permitted in the C.-S
zone should be restricted or conditionally permitted due to creek sensitivity concerns.
Oil separators and erosion control measures should be included in the project.
Mitigation measures:
5. All drainage shall be directed to the creek in a non-erosive manner. The project
shall incorporate erosion protection methods to the satisfaction of the City Engineer
and the Community Development Director.
6. Grease traps. oil separators or equivalent filtration system shall be installed to
reduce runoff of oil. gas and other chemicals into the creek.
7. Due to potential pollution impacts to the creek. the following uses shall require
approval of an administrative use permit:
Auto repair and related services
Carwashes
Laundry/dry cleaners. cleaning plant
Service stations
Tire recapping
Water treatment services
Use permits for the above listed uses may be dewed or approved subject to pollution
control.
K. & L. PLANT AND ANIMAL LIFE
Several large trees are located on the site, including a large cypress at the northeast
corner, a large eucalyptus tree on jhc east and a walnut at the center of the site, do
not appear to be affected by the project. All existing trees on the site should be.
preserved to the extent feasible. Portions of the site which would be impacted by the
project would include the west side of the site where grading is to occur and portions of
the east creek bank where stabilization is to be applied. Grading plans for the west
side could be accomplished without removing any mature trees or riparian vegetation.
However, several willows and a walnut tree will be removed along the stabilization
area.
i
Page 6
The Department-of Fish and Game has commented suggesting replacement criteria of any
trees removed. The Department of Fish and Game will alsg require revcgetation of
portions of the creek impacted by construction. The area of stabilization should be
planted With native riparian vegetation. Therefore the gabion system should be designed
to accommodate native planting. The plans show replanting of this area with other than
native plants.
Staking will be required prior to any grading on the west area to determine the extent of
damage and to assure preservation of vegetation determined significant by the city or the
State Department of Fish and Game. Fencing may also be required as determined
appropriate by the Department of Fish and Game, the City Engineer or the Community
Development Director. The bench area to be graded will not entail removal of any
riparian vegetation, but only grasses and introduced ground cover species. The top layer
of vegetation removed by the grading operation will be saved and spread over the effected
area upon completion of work.
Impacts to riparian plant and animal life is also expected from construction activities
in the creek, such as moving equipment into the creek area to construct the stabilization
system. A plan for routing equipment into and out of the creek area should be reviewed
and approved by the Department of Fish and Game, the City Engineer and the Community
Development Director. Plans for creek area grading and construction activities should
also be reviewed by these authorities. To mitigate the long-term impacts and
revcgetation, a mitigation measure has been drafted to cover plant life impacts, with
monitoring authority given to the city and the Department of Fish and Game.
To minimize the project's impact on the creek's plant and animal life, an adequate
building setback from the creek should be provided. Once built, the stabilization system
top of bank should therefore be maintained a minimum of 20 feet from any building or
driveway improvement.
Mitigation Measure
8. Creek area flood improvements shall be designed and installed in such a manner as to
minimize disturbances to the creek area and riparian habitat to the approval of the
Army Corp. of Engineers and the Department of Fish and Game. Clearances from these
authorities shall be secured prior to building permit issuance.
9. The creek bank stabilization system shall be designed to retain existing trees and
streamside vegetation, to the extent feasible. and accommodate new plantings of
native riparian plant species that are native to the San Luis Obispo Creek
watershed. The objective shall be to restore the riparian habitat. Methods for
treatment may include planting sleeves inserted into the gabions, soil intermixed
with the rock fill in the gabions. or other means designed to encourage eventual deep
rooting of native plants and trees. Prior to building permit issuance a plan for the
specific design and planting of the system shall be. to the satisfaction of the State
Department of Fish and Game. the Community Development Director and the City
Engineer.
To monitor the performance of creek bank revegetation. the applicant shalt submit are
annual report to the Department of Fish and Game for two years after installation of
vegetation or until replacement vegetation has become established (as determined by
the Fish and Game Department). The report shall be in writing and include
Page 7
photographs of the revegetated area. Upon the direction of the Department of Fish
and Game. the applicant shall be responsible for replanti�8 or re-establishing creek
bank vegetation. The Department of Fish and Game shall notify the city of the status
of mitigation and certify when this requirement is satisfied.
10. A minimum 10 foot setback shall be maintained from the top of creek bank to all
buildings. This setback shall apply to the top of batik after construction of the.
creek stabilization system.
11. Except for the area of creek bank stabilization. all existing trees on the property
shall be preserved. Prior to building permit issuance a tree preservation plan shall
be submitted for review and approval by the Department of Fish and Game. the
Community Development Director and the City Arborist. Trees shall be pruned only if
necessary for safety, to the satisfaction of the City Arborist.
12. Prior to any work contemplated for creek area or creek bank improvements. a plait for
grading and creek bank stabilization construction sha11 be submitted for review and
approval by the State Department of Fish and Game. the City Community Development
Director, and the City Engineer. The plan shall include. but not be limited to. a
staking plan for grading the west creek area, an equipment routing plan for moving
construction equipment into and out of the creek area, a replanting plan for those
areas impacted by routing of equipment and construction activities in the creek. and
a plan for minimizing downstream siltation of the creek. Creek area grading and
C construction activities shall be limited to low stream flow periods as determined
appropriate by the Department of Fish and Game.
M. ARCHAEOLOGICAL/HISTORICAL RESOURCES
Based on the city's reconnaissance map, several archeological sites are located in the
project's vicinity. The project is also located along a main waterway where there is
clear potential for historic and prehistoric human habitation. The City's Cultural
Heritage Committee has requested that archeological surveys be done for all projects near
major creek areas. Therefore to assure protection of potential archeological resources,
a study should be conducted on the site prior to any grading or construction.
Mitigation Measures:
13. Prior to site grading or construction, a qualified archeologist shall conduct a
surface reconnaissance study and map any archeological features of the site. Should
the map determine existence of an,v significant archeological resource on the site.
further study shall be completed as suggested by the archeologist. Anv mitigation
measures as suggested by the archeologist and or sturdy shall be required as part of
the project.
14. If grading or other operations unearth archeological resources. construction
activities shall cease. The. Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a
qualified archeologist. Disposition of artifacts shall comply with state and federal
laws. A note of this requirement shall he clearly delineated on the grading and
building plans of the project.
Page 8
N. AESTHETIC
The parking area is located in front of the buildings along South Higuera Street, a road
of moderate scenic value in the general plan. An effort should therefore be made to
screen parking with berming or landscaping or installation of a garden wall. Parking
area and exterior building lighting should also be attractive, accent the buildings and
incorporate low pole heights and shielding to minimize light glare. This should result
in a more acceptable street presentation of the project and avoid a potential aesthetic
impact on the city's scenic street.
Mitigation Measure:
15. The applicant shall install a parking area treatment along South Higuera Street such
as landscape berming or garden wall to help screen parked vehicles from view of the
street. Details of the treatment shall be to the satisfaction of the Architectural
Review Commission. Said treatment approved by the Architectural Review Commission
shall be incorporated into the building plans.
16. An exterior lighting plan shall be submitted as part of the Architectural Review
Commission's project review. Building plaits shall incorporate the detailed lighting
plan approved by the Architectural Review Commission.
P. OTHER
1. Airport Flight Pattern:
i
The project is located under the San Luis Airport flight pattern. Heavy commercial and
industrial type land uses are usually considered acceptable risk uses within airport
flight areas. Several recent projects, including service commercial and office
development have been considered acceptable and built in the vicinity.
Evaluation:
Not Significant.
2. Future Development Phase:
Although there are no current development plans for the west side of the site, the
applicant's representative has indicated they may pursue this area as a separate
development phase (refer to the attached letter dated March 16, 1989). As previously
noted, this area is within a major flood zone and the Public. Works Department has
recommended some flood control improvements to the creek area, potentially in conjunction
with project construction. Access to the site is also limited and may require a bridge
across the creek from the main building site to reach this arca.
Improving the site to permit development would involve substantial grading, creek
widening and importation of soil raise the site to a satisfactory flood mitigation
level. This could result in significant impacts to the creek including the removal of
significant native riparian vegetation and related wildlife impacts (refer to Section ]
of this report regarding flood control impacts). The feasibility of additional
development is also questionable due to access limitations. Additional parking would
also be needed to accommodate the added demand.
3-�
i
Page 9
Due to creek sensitivity, and given the limited development feasibility, the west portion
of the property should be preserved in open space (refer to Mitigation Measure 1).
III. Staff Recommendation: '
Negative Declaration of Environmental Impact, Mitigation included.
Prepared by Gary W. Price, Associate Planner
Attachments: Vicinity Map
Applicant's Responses
Description of the Loffelstein block system from Bill Lconhart
Comments from the San Luis Obispo County Land Conservancy
Comments from the Department of Fish and Game
Comments from the City Public Works Department
Summary of Allowed Uses in the C-S zone
Map of proposed trail system through the project site
gp-er12-89
C
�-�z 3
ENVIRONMENTAL REV, ER 12-89
SUMMARY OF MITIGATION MEASURES
In accordance with AB 3180, the following mitigation measures will be monitored by
reviewing the plans during building permit plan check and follow-up review prior to
issuance of building occupancy:
1. Prior to building permit issuance, the applicant shall dedicate flood improvement,
maintenance, open space and pedestrian access easement, to the satisfaction of the
City Engineer and the Community Development Director over a potion of the site known
as the easement area. The easement area shall be all property from 20 feet setback
as measured from the improved top of the east creek bank to the westerly property
line of the site.
2. Prior to building permit issuance, a geotechnical/soils study shall be prepared by
certified geologist/soils engineer (s) to determine the extent of site soil
modification and site stabilization needed to accommodate the proposed development.
Recommendations of the study stall be incorporated into the project. Site
stabilization and/or soil modifications shall be to the satisfaction of the City
Engineer and State Department of Fish and Game.
3. The applicant shall adequately stabilize the creek bank to accommodate proposed
development and withstand velocities of water flow under flood conditions with
minimal erosive damage, to the satisfaction of the City Engineer, the State J
Department of Fish and Game and the Army Corps of Engineers.
4. Main driveways to the project shall be widened to safely accommodate a typical 33
foot bob-tail delivery truck with minimal turning conflicts to the satisfaction of
the Community Development Director.
5. All drainage shall be directed to the creek in a non-erosive manner. The project
shall incorporate erosion protection methods to the satisfaction of the City Engineer
and the Community Development Director.
6. Grease traps, oil separators or equivalent filtration system shall be installed to
reduce runoff of oil, gas and other chemicals into the creek.
7. Creek area flood improvements shall be designed to minimize disturbances to the creek
area and riparian habitat to the approval of the Army Corp. of Engineers and the
Department of Fish and Game. Clearances from these authorities shall be secured
prior to building permit issuance.
S. Creek arca flood improvements shall be designed and installed in such a manner as to
minimize disturbances to the creek area and riparian habitat to the approval of the
Army Corp. of Engineers and the Department of Fish and Game. Clearances from these
authorities shall be secured prior to building permit issuance.
Page 2
' Mitigation Measure Summary
9. The creek bank stabilization system shall be designed'to retain existing trees and
streamside vegetation, to the extent feasible, and accommodate new plantings of
native riparian plant species that are native to the San Luis Obispo Creek
watershed. The objective shall be to restore the riparian habitat. Methods for
treatment may include planting sleeves inserted into the gabions, soil intermixed
with the rock fill in the gabions, or other means designed to encourage eventual deep
rooting of native plants and trees. Prior to building permit issuance a plan for the
specific design and planting of the system shall be, to the satisfaction of the State
Department of Fish and Game, the Community Development Director and the City
Engineer.
10. A minimum 20 foot setback shall be maintained from the top of creek bank to all
buildings. This setback shall apply to the top of bank after construction of the
creek stabilization system.
11. Except for the area of creek bank stabilization, all existing trees on the property
shall be preserved. Prior to building permit issuance,a tree preservation plan shall
be submitted for review and approval by the Department of Fish and Game, the
Community Development Director and the City Arborist: Trees shall be pruned only if
necessary for safety, to the satisfaction of the City Arborist.
- 12. Prior to any work contemplated for creek area or creek bank improvements, a plan for
grading and creek bank stabilization construction shall be submitted for review and
approval by the State Department of Fish and Game, the.City Community Development
Director, and the City Engineer. The plan shall include, but not be limited to, a
staking plan for grading the west creek area, an equipment routing plan for moving
construction equipment into and out of the creek area, a replanting plan for those
areas impacted by routing of equipment and construction activities in the creek, and
a plan for minimizing downstream siltation of the creek. Creek area grading and
construction activities shall be limited to low stream flow periods as determined
appropriate by the Department of Fish and Game.
13. if grading or other operations unearth archeological resources, construction
activities shall cease. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a
qualified archeologist. Disposition of artifacts shall comply with state and federal
laws. A note of this requirement shall be clearly delineated on the grading and
building plans of the project.
14. The applicant shall install a parking area treatment along South Higuera Street such
as landscape berming or garden wall to help screen parked vehicles from view of the
street. Details of the treatment shall be to the satisfaction of the Architectural
Review Commission. Said treatment approved by the Architectural Review Commission
shall be incorporated into the building plans.
15. An exterior lighting plan shall be submitted as part of the Architectural Review
Commission's project review. Building plans shall incorporate the detailed lighting
plan approved by the Architectural Review Commission.
Page 3
Mitigation Measure Summary
The following mitigation measures will be monitored through city performance evaluation
using the city's environmental monitoring program criteria:
1. To monitor the performance of creek bank stabilization, the city Public Works
Department will conduct comprehensive annual inspections to determine need for system
repair and/or maintenance. The applicant shall be responsible for repairs and
maintenance of the system during the first year of system construction.
2. To monitor the performance of creek bank revegetation, the applicant shall submit an
annual report to the Department of Fish and Game for two years after installation of
vegetation or until replacement vegetation has become established (as determined by
the Fish and Game Department). The report shall be in writing and include
photographs of the revcgetated area. Upon the direction of the Department of Fish
and Game, the applicant shall be responsible for replanting or re-establishing creek
bank vegetation. The Department of Fish and Game shall notify the city of the status
of mitigation and certify when this requirement is satisfied.
3 If grading or other operations unearth archeological resources, construction
activities shall cease. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a
qualified archeologist. Disposition of artifacts shall comply with state and federal
laws.
The following mitigation measures will be monitored through posting the requirements in
the project address, use permit and architectural review files for easy reference by
Community Development Department staff and the public to check:
I. Due to potential pollution impacts to the creek, the following uses shall require
approval of an administrative use permit:
Auto repair and related services
Carwashes
Laundry/dry cleaners, cleaning plant
Service stations
Tire recapping
Water treatment services
Use permits for the above listed uses may be denied or approved subject to pollution
control.
j
f
SAN LUIS OBISPO CITY PLANNING COMMISSION
RESOLUTION NO. 41090-89
WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public
hcaring in the City Council Chambers of the San Luis Obispo City Hall, San Luis Obispo,
California on July 12, 1989, pursuant to a proceeding instituted under application No.
U1430-B by San Luis Creek Associates, applicant.
USE PERMIT REQUESTED:
To allow a commercial condominium complex on a sensitive site
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
3440 South Higuera Street
GENERAL PLAN LAND USE ELEMENT:
Service-Commercial/Light Industrial
PRESENT ZONE:
C-S-S
WHEREAS, said commission as a result of its inspections, investigations and studies
made by itself, and in behalf and of testimonies offered at said hearing, has established
existence of the following circumstances:
1. The proposed development and the listing of uses allowed or conditionally allowed
(refer to Exhibit A) will not adversely affect the health, safety and welfare of
persons working on. the site or residing in the vicinity because the site plan,
building form and review of certain future uses address the concerns of the special
considerations zone.
2. The development is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. The proposed development cotl'forms to the general plan and meets zoning ordinance
requirements..
_i
4. The Director has granted a negative declaration on environmental impact with
mitigation measures.
Resolution No. 4090-89 _)
Use Permit U1430
Page 2
NOW, THEREFORE, BE ITRESOLVED that application No. U1430 be approved subject to the
following conditions:
1. The Planning Commission 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.
2. The site shall be maintained in a neat and orderly manner. All plants shall be
maintained and replaced as needed, consistent with the city's landscape guidelines
for water conservation.
3. The project is subject to the implementation of all mitigation measures as listed
below:
Environme':tal Mitigation Measures:
4. Prior to building permit issuance, the applicant shall dedicate flood improvement,
maintenance, open space and pedestrian access easement, to the satisfaction of the
City Engineer and the Community Development Director over a potion of the site known
area shabe
erty from
as the cassetback
ement aea. The
fromr
rthe improved opt of the east creelk banpk to thew westerly t
erlyproperty
as measu
line of the site.
5. Prior to building permit issuance, a geotechnical/soils study shall be prepared by
certified geologist/soils engineer (s) to determine the extent of site soil
modification and site stabilization needed to accommodate the proposed development.
Recommendations of the study stall be incorporated into the project. Site
stabilization and/or soil modifications shall be to the satisfaction of the City
Engineer and State Department of Fish and Game.
6. The applicant shall adequately stabilize the creek bank to accommodate proposed
development and withstand velocities of water flow under flood conditions with
minimal erosive damage, to the satisfaction of the City Engineer, the State
Department of Fish and Game and the Army Corps of Engineers.
To monitor the performance of creek bank stabilization, the city Public Works
Department will conduct comprehensive annual inspections to determine need for system
nt shall be
ca
maintenance trof thetenance. The asystem during Chet first year of system sconstruction.
trs and
7. Main driveways to the proje;t shall be widened to safely accommodate a typical 33
foot bob-tail delivery truck with minimal turning conflicts to the satisfaction of
the Community Development Director.
S. All drainage shall be directed to the creek in a non-erosive manner. The project
shall incorporate erosion protection methods to the satisfaction of the Citv Engineer
and the Community Development Director.
3-�8
I
Resolution No. U1430
Use Permit U1430
Page 3
9. Grease traps, oil separato s,or equivalent
chemicals filtrati onon tsystemcreshall be installed to
k.
reduce runoff of oil, 8a
impacts to the creek, the following uses shall require
10. Due to potential pollution
approval of an administrative use permit:
Auto repair and related services
Carwashes plant
Laundry/dry cleaners, cleaning p
Service stations
Tire recapping
Nater treatment services
Use permits for the above listed uses may be denied or approved subject to pollution
control. merits
royal c the
11. Creek area flood improv he creek la area and griparian habitat
to the Clearances fromthe
hese
minimize disturbancesof and
Army Corp. or Engineers and the Department permit issuance.
authorities shall be secured prior to building p trees and
12. The creek bank stabilization system shall be designed to retain existing
st
rcamside vegetation, to the extent Ceaatbvice, o he San Luis accommodate
Obispo Clreekng°
watershed. The objective shall be to of
native riparian plant species that arc n
restore the riparian habitat. lMethods
sleeves inserted into the gabions, soil intermixed
treatment may include planting
permit issuance a plan for the
with the rock fill in the andltrees. rPriorother
to butilding�per t encourage eventual ecp
rooting of native plants
specific design and. planting of the system shall be, to the satisfaction of the tate
Department of Fish and Game, the Community Development Director and the City
Engineer. applicant shall submit an
cars after installation of
annual report to the D
13• To monitor the performepartment ance a otion as f Fish and Game for two creek bank revegetation, the
vegeta hbecome established (as determined by
vegetation or until replacement eg
the Fish and Game Department). The report shall be in writing and include Fish
or reestablishing creek
photographs of the revegetatcd area.
ponsoblc forreplant nirection g the estDepartmentlispf°[ e status
and Game, the applicant shall and Game shall
bank vegetation. The Department is�equhrcment is sat sfied�t`fy the city
of mitigation and certify of creek bank to all
14. A minimum 20 foot setback shall be maintained froof the creek stabilization
m the. top
buildings or from the top of construction
bank bank is gafter greater.system to all buildings, trees on the property
_ permit issuance a tree preservation plan shall
►5. Except for the area of creek bank stabilization, all existing
shall be preserved. Prior to building P the Department of Fish and Game,
conly if
be submitted for review and approval by Arborist. Trees shall be pruned
Community Development Director and the Cit rboris
necessary for safety, as directed by
a
Resolution No. 4090-89
Use Permit U1430
Page 4
16. Prior to any work contemplated for creek area or creek bank improvements, a plan for
grading and creek bank stabilization construction shall be submitted for review and
approval by the State Department of Fish and Game, the City Community Development
Director, and the: City Engineer. The plan shall include, but not be limited to, a
staking plan for grading the west creek area, an equipment routing plan for moving
construction equipment into and out of the creek area, a replanting plan for those
areas impacted by routing of equipment and construction activities in the creek, and
a plan for minimizing downstream siltation of the creek. Creek arca grading and
construction activities shall be limited to low stream flow periods as determined
appropriate by the Department of Fish and Game.
17. Prior to site grading or construction, a qualified archeologist shall conduct a
surface reconnaissance study and map any archeological features of the site. Should
the map determine existence of any significant archeological resource on the site,
further study shall be completed as suggested by the..archcologist. Any mitigation
measures as suggested by the archeologist and or sturdy shall be required as part of
the project.
18. If grading or other operations unearth archeological resources, construction
activities shall cease. The Community Development Director shall be notified of the
extent and location of discovered materials so that they may be recorded by a
qualified archeologist. Disposition of artifacts shall comply with state and federal
laws. A note of this requirement shall be clearly delineated on the grading and
building plans of the project.
19. The applicant shall install a parking arca treatment along South Higucra Street such
as landscape berming or garden wall to help screen parked vehicles from view of the
street. Details of the treatment shall be to the satisfaction of the Architectural
Review Commission. Said treatment approved by the Architectural Review Commission
shall be incorporated into the building plans.
20. The applicant shall combine the south driveway with the existing driveway serving the
Tenwise Commercial Center if it is possible to secure agreement with the property
owner.
The foregoing resolution was adopted by the Planning Commission of the City of San
Luis Obispo, upon the motion of Commr. Crotser, seconded by Commr. Karlcskint, and upon
the following roll call vote:
AYES: Crotser, Karlcskint, Kourakis, Ducrk, Hoffman
NOES: Roalman, Schmidt
ABSENT: None
Michael Multari, Secretary
Planning Commission
DATED: July 12, 1989
?-30
r-
EXHIBIT A
i�,qc Permit U1430
Uses Allowed by Richt
• Advertising & related services ` Photocopy services
(graphic design, writing, mailing, * Photofinishing - retail
addressing, etc.) Photofinishing - wholesale; and
• Ambulance services blueprinting and microfilming scrviccs
• Post offices
' Printing & publishing
• Broadcast studios appliances, locksmiths, saw
• Building & landscape maintenance sharpening, shoe repair
services ' Retail sales - building & landscape
materials (lumber yards, nurseries,
• Catering services floor & wall coverings, paint, glass,
• Computer services stores, etc.)
• Construction activities ` Retail sales & rental - autos, trucks,
• Contractors - all types of general motorcycles, RV's
& special building contractor's ' Retail sales - auto parts &
offices accessories
• Contractor's yards ` Retail sales & rental - boats,
• Credit reporting & collection aircraft , mobile homes
• Delivery & private postal services
• Detective & security services • Trailer rental
` Equipment rental
• Exterminators & fumigators ' Trucking/taxi services
• Feed stores & farm supply sales ' Utility companies
' Government agency corporation yards corporation yards
• Laboratories (medical, analytical) ' Vending machines
• Warehousing, min storage, moving
companies
• Wholesales & mail order houses
Uses Allowed with Administrative Use -Permit
• Bars, taverns, etc. (Without ' Carwash - self-service
facilities) ' Water treatment services
entertainment
• Barbers, hairstylists, manicurists ' Laundry/dry cleaners
• Bus stations self-service
• Bus stations
er's quarters ' Manufacturing - jewelry; musical
Car' Christmas tree sales jewelry; musical instruments; sporting
goods; art materials
3-31
Uses Allwcd with Administrative Use Permit (continued)
• Mobile home as construction office • Retail sales - groceries, liquor, &
• Organizations (professional, specialized foods (bakery, meats,
religious, political, labor, dairy items, etc.)
fraternal, trade, youth, etc.) • Schools
offices and meeting rooms business, trade, recreational, or
• Service stations other specialized schools
• Tire recapping • Secretarial & related services (court
• Photographic studios reporting, stenography, typing,
• Professional offices - engineers telephone answering, etc.)
and industrial design • Telegram office
' Temporary sales
• Restaurants, sandwich shops, ' Ticket/travel agencies
takeout food, etc. • Utility companies
• Retail sales - appliances, Engineering & administrative
furniture and furnishings musical offices
instruments; data processing • Veterinarians
equipment; business, office, and ' Auto repair & related services
medical equipment stores; catalog (body, brake, transmissions,
stores; sporting goods, bicycles, muffler shops; painting, etc.)
outdoor supply • Laundry/dry cleaners
-cleaning plant
-pick-up point
Uses Allowed by Planning Commission Approval of a Use Pcrmir.
' Athletic and health clubs, gymnasiums, fitness centers, tanning centers
. . . MEETING '
-rte GF �j AGEivi)A *Denotes action by Lead Person
DATE V -S / I TEM # V F19ponciby:
Ff 'I
C. Minutes DRAFT
jA' o
C luly 12., 1989 yPage s. 7Cp56/
The motion passes. ��LE
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Ite Public Hearing : Use Permit U1450 . Request to allow a steel
fabrication operation; 870 Cap tiolio Way ; M zone ; Triad Steel ,
pplicant.
-- ------ -------------------------------------------------------------- --
Gary Price pre nted the staff report and recommended approval of the use
permit , subject findings and conditions .
Commr . Hoffman was c cerned that limiting employees was unenforceable.
Chairperson Duerk opened he public hearing.
Dave Rivas , 580 Manzanita , L Osos , applicant , discussed the operation and.
stated he had no problem with ' miting the employees .
Chairperson Duerk closed the publi earing .
'ommr . Crotser moved to approve the use ermit , subject to findings and
------;onditions , deleting condition 3 .
Commr . Karleskint seconded the motion .
VOTING : AYES - Commrs . Crotser , Karleskint , Hof an ; Kourakis , Roalman
Schmidt , and Duerk .
NOES - None .
ABSENT - None.
The motion p„sses .
------------------------------------------------------------------
Item 6 . Public Hearing : Actions Relatin to Property at 3440 South
Ht uerat� Requests glop cre s_ensiTi�ve site
with service-commercial /office complex condominium; C—S-S zone ;
San Luis Creek Associates ( John Kuden and Terry Orton ) ,
applicants.
A. Use Permit U14.30. Request to allow a commercial condominium
complex on a sensitive site.
B. Tract 1673. Consideration of a tentative map creating a
T3-unit commercial condominium.
ary Price presented the staff report, recommending concurrence with the
negative declaration and approval of the use permit based on findings and
conditions and recommendation t at council approve the tentative tract map,
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Page 2, 1989
6
based on findings and conditions.
-Commr:- Roa-lman--di-scussed`,park-ing.- gabion sybtem and riparian re-vegetation .
He discussed Fish & Game policy and concerns .
Commr. Schmidt noted that he had been to t..e site and there had been no
parking on several occasions and was concerned about the viability of the
far lot.
Commr. Hoffman discussed the gabion system monitoring program and was
concerned with the garden wall around t e parking area.
Chairperson Duerk opened t. e public hearing.
Vic Montgomery , 3026 S . Higuera , applicant ' s representative, discussed the
gabion extent and submittal of proposal to Fish & Game. He was concerned
about the restricted list of uses . He btated the walnut tree would not be
removed and that the project was consistent wit the Airport Element. He
discussed parking requirements and arrangement and tenant possibilities .
He felt parking was ample. He stated the corner lot design was viable and
met city standards . He discussed the tree retention and vegetation plan .
He stated the debris clean-up had begun and would continue during t e
^nstruction phase . He discussed the monitoring program and city bonding .
agreed that a burm could substitute for the garden wall and that oaks
and sycamores would be planted. He agreed to comply with the water
conservation ordinance. He stated the project observes a 20 ' setback from
top-of-bank and the creek grading proposal was in conformance with city
standards . He was concerned about the language of the open space easement
and asked staff to draft alternative language.. He stated all conditions
were acceptable as pro,osed by staff.
Commr . Crotser suggested moving uses allowed by right of ambulance
services , construction activities , contractor' s yards , equipmental rental ,
government corporation yards , retail sales of building/landscape materials ,
retail sales and rental of vehicles and mobile homes , trailer rental ,
trucking/taxi services , utilities companies , and warehousing to the
administrative use permit section . He also suggested moving bus stations
from the administrative use permit section to planning commission review.
The applicant agreed.
Commr. Hoffman did not feel a second project siqn was appropriate.
Commr . Kourakis Was concernerd that the monitoring program regarding the creek bank stab-
ilization system was not sufficient to assure- .long-term maintenance and performance.
felt it should be lengthened. She
Chairperson Duerk closed the public hearing.
Commr. Crotser moved to concur with the negative declaration and approve
us' permit 1430 , subject to findings and conditions , and to reconimond that
CL-__.Cil approve the proposed creek improvements subject to findings and
conditions , modifying condition 29 environmental mitigation measures 11
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P.C. Minutes
July 12 , 1989
Page 7.
"and-.,1-2vp,add, ng411:Z_,,�ndw ddi.ng,.,tge-,rev-i.sed.use.4.i4—.a.s-agreed.ato_b.y... ,.,-�.. >...
applicant. _
Commr. Karleskint seconded t e motion .
VOTING : AYES - Commrs . Crotser , Karleskint, Hoffman , Kourakis , and
Duerk .
NOES - Commrs. Roalman and Schmidt.
ABSENT - None.
The motion passes .
Commr . Kourakis moved to recommend that council approve the tentative tract
map , subject to findings and conditions.
Commr. Crotser seconded the motion .
Commr . Roalman felt it was irresponsible to ap,,rove the project with the
current water shortage situation . Staff stated the project was already
accounted for in water allocation .
VOTING : AYES - Commrs . Kourakis , Crotser , Karleskint , Hoffman , and
Duerk .
NOES - Commrs . Roalman and Schmidt.
ABSENT - None .
The motion passes .
COMMENT AND DISCUSSION
Staff discussed recent council actions and meeting previews .
(Anyt ing else? )
The meeting adjourned at 12 : 15 a .m. to the next regular meeting of July 26 ,
1989 .
Respectfully submitted,
Lisa Woske
Recording Secretary
C