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Home My WebLink AboutPC-1008-16 (PDEV-3310-2016 -- 2950-3030 Broad Street)RESOLUTION NO. PC -1008-16 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING AN AMENDMENT TO THE BRICKYARD PLANNED DEVELOPMENT MASTER LIST OF ALLOWED USES, INCLUDING A 30% SHARED/MIXED USE PARKING REDUCTION FOR THE EXISTING DEVELOPMENT, AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED AUGUST 10, 2016 (2950 — 3030 BROAD STREET PDEV-3310-2016) WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 2, 1996, pursuant to a proceeding instituted under PD 129-95 (Ordinance No. 1299 (1996 Series)), approving an amendment to the Zoning Map to change the designation from C -S to C -S -PD at 3030 Broad Street and adoption of a Mitigated Negative Declaration of environmental impact (ER 129-95), 3030 Inc., applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on August 10, 2016, pursuant to a proceeding instituted under PDEV-3310-2016, 3030 Inc., applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final approval to the project (PDEV-3310-2016), based the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with the project site and the character of the neighborhood. 2. As conditioned, the project is consistent with the findings established by Ordinance No. 1299 (1996 Series) that approved the Zone Map change to include a Planned Development Overlay for the project site known as the Brickyard. 3. The inclusion of the medical service uses to the list of allowed uses is compatible with surrounding land uses because the existing commercial buildings and various commercial tenants over the years have been compatible with the adjacent multi -family housing development and the inclusion of medical services would not significantly alter the overall nature, function or compatibility of the commercial center. Planning Commission Resolution No. PC -1008-16 PDEV-3310-2016 (2950 Broad Street) Page 2 4. The proposed medical uses will not significantly increase traffic or create parking impacts in residential neighborhoods because the primary access to the center is from Broad Street which is an existing highway/regional route that will not impact traffic on local residential neighborhoods as there is no street parking along Broad Street or the nearby side street Mutsuhito Avenue. 5. The project will not preclude service commercial uses in areas especially suited for these uses when compared with medical services because the Brickyard commercial center provides a diverse mix of commercial, service, and retail uses where medical services will not preclude or infringe upon other service commercial uses. 6. As conditioned, the project site can accommodate the parking requirements of the proposed medical services and will not result in other lease spaces being under-utilized because the parking provided is adequate to continue the historic pattern of diverse uses with varying parking requirements within the Brickyard Center with the inclusion of medical services. 7. The proposed activity complies with the South Broad Street Area Plan Parking Space Requirements, in that it satisfies the intent of that section which is "... to minimize the area devoted exclusively to parking and drives when typical demands may be satisfied more efficiently by shared facilities." Moreover, the activity satisfies the requirement for a 30% shared/mixed use parking reduction because there are multiple uses that share a common parking area that will not coincide during peak hours. SECTION 2. Environmental Review. Section 15162(a) Subsequent EIRs and Negative Declarations states that when a Negative Declaration has been adopted for a project no subsequent EIR shall be prepared for that project unless: (1) substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration; (2) substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR or negative declaration; or (3) new information of substantial importance, which was not known and could have not been known when the previous EIR or negative declaration was approved, shows the project will have significant effects not previously discussed, significant effects previously examined will be substantially more severe, mitigation measures previous found to be feasible are now feasible or new mitigation measures are identified. The previously approved Planned Development (PD/ER 129-95) included a Mitigated Negative Declaration that stated there is no evidence before the Community Development Department, and together with the environmental analysis in the 2014 LUCE EIR, there is no evidence which would trigger the need for further environmental review or would otherwise have any potential adverse effect on fish and wildlife resources or the habitat upon which the wildlife depends.. The proposed modifications to the approved Planned Development are consistent with the adopted Mitigated Negative Declaration (ER 129-95) and applicable City standards and policies. SECTION 3. Action. The Planning Commission hereby grants final approval of the project (PDEV-3310-2016), subject to the following conditions: 1. Except as otherwise noted in these conditions of approval, all South Broad Street Area Plan land use regulations for the C -S zone shall apply. Planning Commission Resolution No. PC -1008-16 PDEV-3310-2016 (2950 Broad Street) Page 3 2. The following uses not otherwise allowed in the SOBRO Plan within the C -S zone are hereby allowed at this site through the Master List of Allowed Uses, subject to proof of adequate parking, to be submitted with a business tax certificate application: Office- Business & Services; including but not limited to Insurance services — local Employment agencies - not government operated Appraisers Ticket/travel agencies Office- Production & Administrative; including but not limited to Insurance services - regional offices Office- Professional; including but not limited to Accountants' offices Investment brokers' offices Counselors ' offices Executive Suites (a facility which provides multiple, small businesses with an office location and shared support services such as a receptionist, computer access, telephone answering, voice mail, faxing, copying, secretarial services, a meeting room , and janitorial services) Secretarial and related services (court reporting. stenography, ty pi ng, telephone answering) Office- Processing; including but not limited to Utility company engineering and administrative offices Medical service- Doctors Office Medical service- Clinic, laboratory, urgent care Florists Retail sales - specialties (music and video only) and rental Up to 4,000 square feet of restaurant use(s) Personal Service including but not limited to Barbers, hair stylists, manicurists, tanning centers Day care center 3. All vehicular and bicycle parking spaces shall serve all Brickyard Center employees and patrons; no parking stalls shall be reserved for specified tenants. Employee parking shall be regulated by the property manager to only include perimeter spaces away from the offices and restaurants. 4. All affected parties must record an agreement governing the shared parking, to the satisfactory of the Director. "Where shared parking is located on more than one parcel, Planning Commission Resolution No. PC -1008-16 PDEV-3310-2016 (2950 Broad Street) Page 4 affected parties must record an agreement governing the shared parking, to the satisfactory of the Director. " (17.16.060 Parking Space Requirements) The parking reduction shall not take effect until the applicant demonstrates compliance with all required short-term and long-term bicycle parking per M.C. Section 17.16, Table 6.5, in accordance with standards contained in the 2013 Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific conditions to the satisfaction of the Community Development Department. Include details and detail references on the plans for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. The project summary shall include the required and proposed bicycle parking accordingly. a. Short-term bicycle racks of the inverted "U" design or "Peak Racks" shall be installed in close proximity to, and visible from the main entry into the building. Dimension the minimum clearances between racks shall be per city standards/adopted guidelines. b. Long-term bicycle parking may consist of lockers installed either within or outside the building. As an alternative, a lockable room within the building(s) labeled and reserved for bicycle storage may substitute for bicycle lockers. Provide details and specs for bicycle lockers to the satisfaction of the Planning Division. 6. The property manager or other responsible party shall maintain a current parking matrix, including number of required vehicle parking spaces, and short and long term bicycle parking spaces, to be submitted with any new business license within the Brickyard Center. 7. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or officers and employees from any claim, action or proceeding against the City or its agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's approval of this project. In the event that the City fails to promptly notify the Owner / Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully in the defense of said claim, this condition shall thereafter be of no further force or effect. On motion by Vice -Chair Fowler, seconded by Commissioner Dandekar, and on the following roll call vote: AYES: Commissioners Dandekar, Larson, and Vice -Chair Fowler NOES: Commissioner Malak and Chair Stevenson REFRAIN: None ABSENT: Commissioner Knight The foregoing resolution was passed and adopted this 10`h day of August, 2016. 6 " ` l• Dou- Davidson, Secretary Planning Commission