HomeMy WebLinkAbout11/15/1988, 6 - APPEAL OF PLANNING COMMISSION DENIAL OF A USE PERMIT FOR A NEW SERVICE COMMERCIAL CENTER AT THE INTERSECTION OF BROAD STREET AND ORCUTT ROAD (U1390). IIIB�IN�I�IIIII^� II MEETING DATE:
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San LUIS OBISPO 1-15 -88
COUNCIL AGENDA REPORT ITEM NUM R•
FROM: Michael Multari, Community Development Director; BY: David N oran, Assistant
Planner
SUBJECT: Appeal of Planning Commission denial of a use permit for a new service
commercial center at the intersection of Broad Street and Orcutt Road
(U1390).
CAO RECOMMENDATION:
Consider the staff analysis, Planning Commission comments, appellant's statement and
uphold or deny the appeal as deemed appropriate.
INTRODUCTION
The applicant wants to construct a new service commercial/office center on a 1.87 acre
site at Broad and Orcutt Road. The site is in a C-S-S zone which requires a Planning
Commission use permit for any new development or use established. The special
consideration zoning was established to address drainage, slope stability, utility
service, access and circulation and land use compatibility.
The project was considered by the Planning Commission at its August 24, 1988 meeting and
was continued with direction to redesign the parking and loading areas to accommodate
delivery trucks. The applicant returned to the Planning Commission with a revised plan on
October 12th which showed that trucks with a 20 foot 10 in. wheelbase could maneuver
onsite and that larger trucks with a 45 foot wheelbase could access the site, although
with considerably more difficulty.
The Planning Commission considered a motion to approve the use permit for the revised
plan which failed on a 3 - 3 vote (one commissioner absent). The Commission then asked
the applicant if he would prefer a continuance to try additional alternative site designs
or a denial to facilitate an appeal. The applicant indicated that he would prefer the
latter. The Commission then considered a motion to deny the project which carried on a 4
- 2 vote. The applicant has appealed this decision to the Council.
SIGNIFICANT IMPACTS
The initial environmental study for this project 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 ACTION
The council must resolve the appeal.
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COUNCIL AGENDA REPORT
Page 2
BACKGROUND:
Situation/Pro iect Descriotion
The applicant wants to develop a service commercial center at the intersection of Broad
Street (State HWY 227) and Orcutt Road on land which currently contains several older
houses and a number of mature trees. The plans submitted indicate the following:
-- Demolition of seven single family residences and construction of four new
buildings with parking for 100 cars and two loading zones. Parking is provided
in excess of city standards (90 spaces required, including one loading zone).
-- Three driveways are depicted on Broad Street, including a street-type entrance
at the signalized intersection of Broad Street and Orcutt Road.
-- Proposed uses which include 17,865 square feet of retail space and 8,565 square
feet of office space occupying the upper floors of the buildings.
Phasing is indicated, with buildings A and B in phase 1 and C and D in phase 2.
Given the complex topography, the highway frontage and proximity of surrounding
residential uses, the site presents a number of problems relative to development of a
commercial center. The proposed plan helps to minimize compatibility problems
relating to noise, light and glare and view blockage by wrapping the buildings in a
horseshoe around the primary parking area on the interior of the site. The proposed
entry/exit points were chosen after consultation with Caltrans and City Engineering
Staff.
Data Summary
Address: 3173 Broad Street
Applicant/Representative: John Mitchell
Property Owners: John Mitchell, et al, and Bill Portzell
Zoning: C-S-S
General Plan: Service commercial/light industrial
Environmental Status: The Director approved a negative declaration with mitigation on
July 27, 1988.
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).
A lot combination will be required prior to building permit issuance. 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.
— I
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MIN A COUNCIL AGENDA REPORT
Page 3
Evaluation
1. Site Planning and Circulation Issues
Truck Access And On-Site Circulation
The crux of this appeal is that the applicant, the Planning Commission and staff
differ with regard to determining an acceptable level of delivery truck access and
on-site circulation for the project. (For a more detailed discussion of the problem
of determining an adequate level of truck access and circulation, please refer to
Appendix A, attached.) The proposed site plan was designed to accommodate the
maneuvering radius of a truck with a 20 foot 10 inch wheelbase to be consistent with
recent Planning Commission approvals for commercial centers in the C-S zone. By using
turning radius templates, the Public Works Department concluded that the proposed
site plan would also allow larger trucks (up to 45 foot wheelbase) to maneuver on and
off the site through the interior parking lot, albeit with considerably more
difficulty and only during times when the parking lot was empty. Staff had
recommended approval of the revised project after concluding that the project
accommodated the same size truck (20 ft. 10 in.) as other recently approved projects,
and based on conceptual approval of the site plan by the Architectural Review
Commission.
After considering the revised site plan and the proposed tenant occupancy list, the
Planning Commission was divided over the issue of whether the site plan should
accommodate the turning and parking requirements of the larger size trucks (45 foot
wheelbase). A motion to approve the project failed on a 3-3 vote. Subsequently, the
applicant was asked whether he wished to pursue other site plan alternatives with the
Planning Commission or would prefer an action to deny the use permit, which would
facilitate an appeal to the City Council. The applicant indicated that he would
prefer the latter, whereupon the Commission voted 4-2 for denial.
The on-site circulation for larger trucks could be addressed by:
A. Redesigning the project to accommodate the larger sized trucks (45 foot
wheelbase). While this would solve the truck access and circulation problem, it
would also result in a substantial increase in hardscape and perhaps a less
attractive project. Redesigning the project to accommodate the larger trucks
should be weighed carefully against the desirability of providing an attractive
project along a key entryway to the city. Furthermore, how often do larger
trucks make deliveries?
B. Restricting uses which are likely to have a frequent number of deliveries by
large trucks (lumber and building materials, furniture stores, for example) or
placing conditions on uses which restrict the maximum size delivery truck that
could serve it. The difficulty with this approach is deciding which uses need a
particular size truck. Assuming this could be accomplished for this project, it
would then become a problem of enforcement.
I
One site plan alternative for the project which resembles alternative A, above, is to
move buildings A and D off of the side property lines to accommodate a driveway
around the back of the buildings, which would be primarily for deliveries. Besides
allowing more direct access for larger delivery vehicles, the driveways could also be
used in common with future commercial development on adjacent properties to minimize
additional driveways on Broad Street
accommodate a landscape buffer between the project and adjacent residences and would
"�� ��IIIII�IIp �� �► city of san tuts osispo
di;% COUNCIL AGENDA REPORT
Page 4
also allow preservation of a pair of large oak trees where Bldg. D now resides. The
improvement in delivery access would come at the expense of increased hardscape and
increased noise impacts to adjacent residences. The Architectural Review Commission
considered this alternative but favored the site plan concept as proposed because it
maintained a more open, courtyard appearance which would visually enhance the
entrance to the city.
If the Council favors the proposed site plan, consideration should be given to
requiring as a condition of approval that the applicant grant an access easement over
the easterly portion of his parking lot (fronting Broad Street) to allow adjoining
properties access to the signalized intersection at Broad and Orcutt Road. This will
reduce the number of driveways along Broad Street as well as facilitate commercial
development on these long, narrow lots.
Driveways
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.
Caltrans, in conjunction with city staff, recommends the northerly driveway be for
entrance-only right-turns from Broad Street. Using this driveway as an exit could be
discouraged by using signage, by making the parking stalls nearest this entrance
angled for one-way flow and by narrowing the bay width by enlarging the streetyard
planter area. Angled stalls would also be easier to enter for cars entering the
project at this location.
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. The Planning Commission
suggested that, since there does not appear to be enough room in the right-of-way to
accommodate a concrete median to prevent this unsafe maneuver, these stalls should be
redesigned as 90 degree stalls to encourage cars to take advantage of the signalized
intersection at Broad Street and Orcutt Road. One other problem with this portion of
the site plan is that the proposed delivery loading area for building A cannot be
backed into by a truck with a 48 foot turning radius (semi with trailer) without
having to pull out of the driveway into the first lane of traffic on Broad Street. If
the council wishes to approve the project, staff recommends this loading zone be used
exclusively for 33 foot trucks and the trash enclosure be relocated to be more
directly accessible.
The speed limit along this stretch of Broad Street is 40 mph southbound and changes
to 55 mph immediately south of the project site. There is a possibility of conflict
between cars slowing to enter the project and cars wishing to continue south and
accelerate to the new speed limit. This problem will be effectively mitigated by the
traffic signal which will break the flow of traffic and by prohibiting on-street
parking along the entire project frontage, which will allow cars to decelerate to the
main project entrance at the intersection without conflicting with those continuing
south. Currently, curbside parking is allowed along the northerly half of the project
frontage.
2. Grading/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 AnA
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1ONGs COUNCIL AGENDA DEPORT
Page 5
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
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.
3. Tenancy -- Included with the application is a list of proposed tenant uses.
Uses Allowed By Right
Advertising and related services Photocopy services
Photofinishing -- retail Photofinishing -- wholesale
Retail sales -- building and landscaping materials
Contractor's Offices Retail sales -- auto parts and accessories
Credit reporting and collection Laundry/dry cleaners
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
Retail sales -- appliances, furniture
The list does not contain any uses which require Planning Commission approval. Staff
finds this list to be an abbreviated one, but acceptable. The Council may make
changes to the list as you deem appropriate if you decide to approve the use permit
(see use table for the C-S zone, attached). As previously mentioned, use restrictions
on the basis of trip generation appear unwarranted.
4. Water -- The initial environmental study for this project indicates a net
reduction of 1.95 acre feet per year due to the removal of seven residences from the
site which are legal but non-conforming. The office use will consume approximately
0.64 acre feet of water per year (approx. 0.008% safe annual yield).
II►��►�NiVIIIIIII�p ��Il city of sari Luis OBISPO
MMGa COUNCIL AGENDA REPORT
Page 6
ALTERNATIVES
The Council may:
1. Approve the use permit with findings and conditions by upholding the appeal and
reversing the decision of the Planning Commission. (draft resolution No. 2.)
2. Deny the appeal (and thus, the project) by upholding the Planning Commission
decision. (draft resolution No. 1.)
3. Continue review.
OTHER REVIEW
The 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.
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.
RECOMMENDATION
Consider staff analysis, Planning Commission comments, appellant's statement and approve
or deny as deemed appropriate. If approved, staff has suggested several conditions which
are listed in draft resolution No. 2.
Attachments: vicinity map
draft resolution No. 1 (denial)
draft resolution No. 2 (approval)
Exhibit A
appendix A
initial study
applicant's statement
use tables for the C-S zone
minutes from PC meeting of August 24th, 1988
minutes from ARC meeting of August 1, 1988
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�n Draft Resolution No. 1.
RESOLUTION NO. (1988 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION DENYING USE PERMIT U1390 FOR A NEW
SERVICE COMMERCIAL CENTER AT 3173 BROAD STREET
WHEREAS, the applicant requested a Planning Commission use permit to allow a new
service commercial center at the above address; and
WHEREAS, the Planning Commission reviewed the request at its October 12, 1988,
meeting and denied the use permit based on the finding that 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; and
WHEREAS, on October 13, 1988, the applicant appealed the Planning Commission's
action to the City Council; and
WHEREAS, on November 15, 1988, the City Council conducted a duly noticed public
hearing to consider the testimony of the appellant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo denies the appeal and
takes an action to deny use permit for the 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.
Resolution No. (1988 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 Officer
ty Attor y
Community Development Director
Draft Resolution No. 2.
RESOLUTION NO. (1988 SERIES)
RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S
ACTION DENYING USE PERMIT U1390 TO ALLOW A NEW
SERVICE COMMERCIAL CENTER AT 1373 BROAD STREET
WHEREAS, the applicant requested a use permit to allow a new service commercial
center at the above address; and
WHEREAS, the Planning Commission reviewed the request at its October 12, 1988,
meeting and denied the use permit based on the finding that 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; and
WHEREAS, on October 13, 1988, the applicant appealed the Planning Commission's
action to the City Council; and
WHEREAS, on November 15, 1988, the City Council conducted a duly noticed public
hearing to consider the testimony of the appellant and other interested parties;
NOW, THEREFORE, the council of the City of San Luis Obispo upholds the appeal And
approves use permit U1390 based on the following findings and conditions:
Findin¢s
1. The proposed development and the listing of uses allowed or conditionally allowed
will not adversely affect the health, safety and welfare of persons working on the
site or residing in the vicinity because the site plan adequately provides for
likely truck access and loading zones.
2. The development is appropriate at the proposed location and will be compatible with
surrounding land uses.
3. The Director's determination of a negative declaration on environmental impact is
affirmed.
Resolution No. (1988 series)
Page 2
Conditions
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.
S. 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 vehicleis 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. The parking stalls closest to the northerly driveway shall be redesigned as angled
stalls to be entered facing south.
9. The parking stalls closest to the southerly driveway shall be redesigned as 90
degree stalls, to the satisfaction of the Community Development Director.
10. 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.
11. 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.
12. 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.
13. The site shall be maintained in a neat and orderly manner. All plants shall be
maintained and replaced as needed.
14. The lot lines shall be adjusted so that no buildings will be over property lines
prior to building permit issuance.
Resolution No. (1988 series)
Page 3
15. 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.
16. Flags, bunting strips, banners, balloons, sandwich board signs or other similar
attention-getting devices shall be prohibited.
17. 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.
18. 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.
19. The loading zone depicted at the southeast corner of building A shall be signed for
exclusive use by 33 foot trucks. The trash enclosure shall be relocated to be more
directly accessible, to the approval of the Community Development Director.
Code Reauirements
1. Fire hydrants shall be placed on-site to the approval of the City Fire Department.
Fire sprinklers arc 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.
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.
Resolution No. (1988 series)
Page 4
Mayor
ATTEST:
City Clerk
APPROVED:
City ministrative Officer
ity Att ey
Community Development Director
- /3
Exhibit A
Uses Allowed By Right
Advertising and related services Photocopy services
Photofinishing .retail Photofinishing wholesale
Retail sales — building and land_scapiag 'materials
Contractor's Offices Retail sales " auto parts and accessories_
Credit reporting and collection Laundry/dry cleaners
Uses Allowed With Admi.nistra.tive Use Permit:
Barbers; hairstylists Retail sales — groceries, liquor and
specialized foods
Secretarial and related services Offices engineersand industrial design
Restaurants, sandwich.shops Ticket;_ travel agencies
Retail sales appliances, furniture
Appendix A
In recent months, the Planning Commission and Architectural Review Commission has
struggled with the problem of determining an acceptable level of on-site truck delivery
and circulation for commercial projects, particularly in the C-S zone. Since there is no
code requirement that a project be designed to accommodate a particular size delivery
truck, the Commissions have had to decide on a case-by-case basis whether a particular
site plan accommodates the size of delivery vehicle most likely to use the site, given
the range of proposed uses. The problem with this approach is that it assumes a direct
relationship between the type of use (and the size of the tenant space) and the size of
delivery truck needed to serve it. In practice, this relationship is difficult to
establish, particularly for the C-S zone which allows a variety of service and retail
uses. For example, certain types of retail franchises which would be allowed by right in
the C-S zone (such as an auto parts chain) and which could occupy both large and small
tenant spaces, often have their own fleet of large delivery trucks to capitalize on
economies of scale.
To solve this problem, the city could:
A. Require all projects in the C-S zone to accommodate the largest size truck, such
as a 45 foot semi with trailer. While this would solve the truck access and
circulation problem it would also result in a substantial increase in hardscape
and perhaps less attractive projects. It would also be virtually impossible to
accommodate the larger trucks on most of the smaller C-S and M zoned lots in the
city which are long and narrow. The appellant's project, for example, could not
be built without the use of several lots. Individually, lots in this block could
never accommodate the larger trucks.
B. Place conditions on certain uses through the use permit process restricting the
maximum size delivery vehicle that could serve it. The inherent problem with
this approach is deciding which uses need a particular size truck. Assuming this
could be accomplished, the problem then would be one of enforcement.
C. Require projects in the C-S and M zones with a floor area greater than 10,000
square feet to accommodate a 45 foot truck (semi truck with trailer) and that
the loading zone be treated like a regular parking space which can be entered in
one maneuver (or two maneuvers if the truck backs in) and exited in one
maneuver. The 10,000 square foot size limit is the threshold in the zoning
ordinance for the provision of an on-site truck loading zone in the C-S and M
zones.
Staff is preparing an analysis of this problem and the solutions suggested above (as well
as those of other jurisdictions) for review by the Planning Commission and Architectural
Review Commission. Alternative C seems to provide a reasonable compromise for both large
and small projects.
G
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city of San tuts OBISpo
• INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITELOCATION U-4 c ^ nomad O 3$r-ead Street) APPLICATIONNO. ER 34-88
PROdECTOESCRIPT1ON Commercial center with 26,000 sq ft of new buildings.
APPLICANT John Mitchell
STAFF RECOMMENDATION:
_ NEGATIVE DECLARATION �F MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED _ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY David Moran, Assistant PlanneEgm DATE 7/27/88
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS....................................................
Yes*
B. POPULATION DISTRIBUTION AND GROWTH.......................................... No
C. LAND USE ........................................................................
Yes*
D. TRANSPORTATION AND CIRCULATION .............................................. Yes*
E. PUBLIC SERVICES .................................................................
Yes*
F. UTILITIES.........................................................................
Yes*
G. NOISE LEVELS .................................................................... No*
K GEOLOGIC 6 SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS .................... Yes*
1. AIR QUALITY ANOWINDCONDITIONS............................................... No*
J. SURFACE WATER FLOW AND QUALITY .............................................. No
K PLANT LIFE......................................................................
Yes*
LANIMAL LIFE......................................................................I No
M. ARCHAEOLOGICALMISTORICAL...........................................:....... No
N. AESTHETIC ...................................................................... Ne*
No _
O. ENERGMRESOIIRCEUSE......................................................... No
P. OTHER ...............................................................a.........
1R.STAFF RECOMMENOAMN /
Negative declaration with mitigation.
*SEE ATTACHED REPORT
Initial Study ER 34-88
Page 2
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The project involves construction of a 26,430 square foot commercial center on a 1.87
acre site at the intersection of Orcutt Road and Broad Street. The site is zoned C-S-S
which 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. 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 with parking for 107 vehicles.
-- Creation of a four way intersection/entrance at Orcutt Road and Broad Street.
-- Proposed uses include 17,865 square feet of retail space and 8,565 square feet
of office space, primarily occupying 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
commercial center (The Crossroads) with unified architectural theme in building
design and materials. Evaluation: Not Significant.
-- 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.
r/
ER 34-88
Page 3
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.
-- 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.
The subject project may conflict with this policy because the floor plans depict
approximately 8,565 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
ER 34-88
Page 4
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.
— Rezone the property as a Planned Development. Specifically, the zoning
ordinance allows large professional office buildings for multiple tenants
in the C-S zone so long as the following requirements are met•
' The property must be rezoned to combine the Planned Development overlay.
' No tenant space may be less than 2,500 square feet.
' Banks, real estate offices, financial institutions, medical clinics,
doctor's offices and lawyers offices are prohibited.
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 30 feet 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,
ER 34-88
Page 5
-- 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
buildings will likely affect only four properties' views to the east while the view
corridors along Broad Street will be unaffacted. Evaluation: Not Significant
C. Land Use
Potential land use compatibility problems could arise between the proposed commercial
center and the adjacent 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' 12,000• 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' 14,000' 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 .
B.
' Source: City of S.L.O.
ER 34-88
Page 6
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
17865 sq. ft. " Retail 302/1000 sq. ft. 540 66
8565 sq. ft. Office 21.7/1000 sq. ft. 186 23
TOTAL: 26430 sq. ft. 726 Trips/Day 89 Trips/Hr.
NET CHANGE: 726 - 84 = 642 additional trips/day (78 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 between two general categories of allowed uses (office and "specialty
retail"). 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 (17,865 sq. ft. retail; 8565 sq. ft. office) would
generate between 500 and 750 trips per day, with a peak hour trip generation
rate of approximately 78 trips (39 leaving and 39 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.
_ � 1
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 deceleration lane for the project 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 23 vehicles will
exit the project via Orcutt Road/Broad Street during the PM peak hour (39 total vehicles
leaving the site X 60% using the intersection - 23). 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 enter-only driveway and
the exit-only driveway will 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 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.
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 26,430 square foot
project relative to safe annual yield:
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
Pr000sed Proiect
Retail
0.41 acres X 0.77 acre-feet/year = 0.31 acre-feet/year
0.31 acre-feet/year = 0.004% of safe annual yield
Office
0.19 acres X 1.7 acre-feet/acre/year = 0.33 acre-feet/year
0.33 acre-feet/year = 0.004% of safe annual yield
Total Project
0.64 acre-feet/year OR 0.008% of safe annual yield.
Net Difference
2.59 acre feet/year - 0.64 ac/ft/yr = 1.95 acre feet reduction 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 approval. 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 will
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). Evaluation: Not Significant.
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.
4J.4
ER 34-88
Page 10
N. Aesthetic
Due the topographic relationship between this site and the adjacent residences to the west,
there is a possibility that views to the east could be obstructed for approximately five
dwellings. It should be noted that the taller portions of the buildings will located toward
the westerly portion of the site where the topography slopes the greatest. The upper
portions of the site will have the single story buildings on it which should provide
acceptable mitigation. Evaluation: Not Significant
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 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.
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.
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JOHN ROBERT MITCHELL
ARCHITECT
1012 PACIFIC STREET 4.1
SAN LUIS OBISPO. CA 93401
18051 544.9727
16 June 1988
Planning Commission
City of San Luis Obispo
PROJECT STATEMENT: The Crossroads
The Crossroads is located at the very unique intersection of
Broad Street and Orcutt Road. It is an intersection of high
visibility and therefore an important "point of entry" into
San Luis Obispo.
Our intention is to develop a quality commercial 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 retail tenants allowed
in the CS zone as well as services that require office
space, such as advertising, contractors ' offices, travel
agencies, etc. These types of businesses require a stronger
architectural design statement than other potentially
allowed uses, such as automotive repair Shops.
Furthermore, the entrance and exit through the intersection,
as allowed by Caltrans, is suitable for retail and service
businesses. Attached is a list of our tentative uses which
we would like the planning commission to approve for the
Crossroads project.
Jo
it hell
chitect
l Cityo san WIS OBISPO
990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title I, Chapter
1.20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of City Planning Commission rendered
on October 12, 1988 , which decision consisted of the following (i.e.
set forth factual situation and the grounds for submitting this appeal.
Use additional sheets as needed) :
Use Permit ,#1390
The project was denied on a 3-3 vote of the Planning
Commission for. what they felt was inadequate on-site
maneuverability for semi-trucks. The Planning Commission
Staff Report has recommended approval of the project
because it was consistent with recent Planning Commission
approval of similar projects in C-S zones .
The undersigned discussed the decision being appealed from with:
David Moran on October 13th .and 18th, 1988
Assistant Planner
Appellant:/ —
Date Appeal Received:
• N e/Tit e,John R. Kitchell
Architect
Rob Strona
Representative
RECEIVED 1012 Pacific Street, t#A-1,
OCT%19198B Address San Luis Obispo, Ce
WYCLM 544-9727
SANUPBOWSPO.CA Phone
Original for City Clerk
Copy to City Attorney
Ca en red for - �' Copy to City Administrative Officer
Cony to the following department(s):
City Clerk
This is a summary of provisions governing 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
XII. SERVICE-COMMERCIAL (C-S) ZONE
1. Allowed Uses:
* '►dvertista- 4, related- service8 * Pho.toco?,�:�,e�mide.s.i
(graphic design, writing, mailing, * PhatoiniTi = , retail:,
addressing, etc.) * Photo'et $. - 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.. palesf- building 6 landscape
e`IR�'..
* Catering services materials (lumberyards, nurseries,
* Computer services f1Qor:.,;end=vnI:I-:,coveriuga, 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: * Ret*il` sai a - 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, ministorage, moving
analytical) company
*tJauuds _d*_ teaner�p° * 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 b 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
* dC B " listeti iatBaiJpqCi;t—** 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 Agroceries, liquor, an
E • ,.y.
office specia ized 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 * Ses;reE a *; :teleted serVideN(court
* Parking (as a principal use) reporting, stenography, typing,
* Photographic studios telephone answering, etc.)
*. Professional. .offices -sengineers * Telegram office
and industrial design * Temporary sales
* Railroad yards, stations, crew * Temporary uses - not otherwise listed
facilities *Ticket it ravel :.agenciers
* Restaurants, sandwich shops * Utility companies
takeout food, etc. -Engineering S administrative
*aeCaifi;s81es - 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 & 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
* Rot 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)
1
P.C. Minutes
August 24 , 1988
Page 6 .
Commr . Duerk moved to approve the proposed site plan , amending condition 3
to require an administrative use permit for uses which require deliveries
using trucks larger than 35 feet.
Commr . Hainline seconded the motion , Resolution No . 4047-88.
VOTING : AYES - Commrs. Duerk, Hainline, Crotser , and Roalman.
NOES - Commrs. Gerety and Kourakis .
ABSENT - Commr. Schmidt .
The motion passes.
---------------------------------------------------------------------------
Item 4 . Public Hearing : Use Permit U1390 . Request to allow a new
sere ce-commerciaTTf a complex; 3173 Broad Street; C-S-S zone ;
John R. Mitchell , applicant.
--------------------------------------------------------------------------
Commr . Schmidt rejoined the meeting.
Dave Moran presented the staff report, recommending concurrence of the
negative declaration and approval of the use permit , subject to findings
and conditions .
Commr . Roalman was concerned with removing low/moderate housing and the
possible displacement of tenants.
Wayne Peterson noted probable difficulties in large trucks turning and
staff discussed site plan circulation possibilities .
Chairperson Kourakis opened the public hearing.
John Mitchell , 1012 Pacific, explained the internal parking plan and did
not favor a loop circulation behind the buildings . He stated tenants were
aware of development intentions. He did not agree with condition 14 and
stated there would be a lot line adjustment to combine the six lots into
two lots. He was also concerned with condition 11 .
Commr. Duerk felt the truck turning access should be addressed.
Commr. Roalman asked if the residents were considered low income. Mr.
4itchell stated that the rents were approximately $250/month. and that
,ousing was nonconforming.
Commr. Crotser was concerned with the grading and topography regarding
visual standards and city entry. He favored the basic proposal . /
P .C. Minutes
August 24 , 1988
Page 7.
Commr . Schmidt suggested a mixed use project with housing on the second
floor. Mr. Mitchell replied that he was not interested in providing second
story housing.
Chairperson Kourakis discussed the landscaping plan and buffers provided .
Chairperson Kourakis closed the public hearing .
Commr . Gerety moved to continue the item to allow time to devise an
alternative to better accommodate truck circulation .
Commr . Duerk seconded the motion .
Commr. Schmidt stated a concern about C-S zones accommodating "mini -mall "
developments and wanted the commission to discuss the intention of C-S
zones.
VOTING: AYES - Commrs . Gerety , Duerk , Crotser , Hainline, Roalman , Schmidt
and Kourakis .
NOES - None.
ABSENT - None.
The motion passes .
---------------------------------------------------------------------------
Item 5. Public Hearing: Zonin Regulations Amendment CR 1383.
onsi eration of adding emergency she ers or the lomeless as a
use to the Zoning Regulations ; City of San Luis Obispo , applicant .
---------------------------------------------------------------------------
Commr . Gerety stepped down .
Dave Moran presented the staff report and recommended the commission
recommend to Council that homeless shelters be allowed in all zones , except
R-1 and C/OS, subject to commission approval of a use permit.
Chairperson Kourakis opened the public hearing.
Patrick Gerety , Buchon Street, was not against homeless shelters , but felt
the proposal should include R-1 zones .
Chairperson Kourakis closed the public hearing.
Chairperson Kourakis suggested shelters should be in all zones except C/0-
S, with an administrative use permit , with review after 1 year.
Commrs. Hainline and Crotser agreed with Chairperson Kourakis.
i
Commr. Duerk felt homeless shelters should be treated the same as a group
house and agreed that R-1 zones should be included. � am S02. 1
ARC Minutes
August 1, 1988
Page 10
The motion passes.
7. ARC 88-97: 3173 Broad Street; new commercial office complex; C-S-S zone; schematic
review.
Pamela Ricci, Associate Planner, presented the staff report, recommending a continuance
with direction.
John Mitchell, applicant, noted the site was difficult and complicated to develop. He
tried to create an element that drew people into the site by the design. He was
discussed the project with a traffic engineer and felt the impacts on the intersection
was negligible. He indicated that service driveways would not work with the site's
topography.
In response to Commr. Jones about proposed tenants, Mr. Mitchell indicted that more
retail-oriented uses were planned for the site such as a grocery/liquor store and a dry
cleaners. W. Mitchell noted that two lots with a common driveway were proposed and that
other interior lot lines were to be eliminated. He explained that the project would be
phased.
Commr. Gates was supportive of the project concept, but suggested possibly relocating the
loading activities.
Commr. Lybarger felt the site has a nice vista. He liked the idea of a center focal
point and felt the plan was attractive.
Commr. Jones felt the westerly elevation needs more articulation.
Commr. Bradford wanted the arbor area shifted to save the large tree. She wanted more
trees retained on the site. She was concerned with impacts of the project on the
residential areas to the west. She noted that a trash area was located adjacent to a
residence and should be relocated. Because of the abundance of parking, she felt more
trees should be retained and the grading altered.
Commr. Starr wanted the 24-inch acacia saved since it could be a natural focal point. He
also wanted more landscaping along the blank fire walls. He liked the elevations and use
of the trellises. He wanted the windows recessed more.
Commr. Bradford moved to continue consideration of the project with direction to restudy
grading, attempt to preserve more trees, and minimize impacts to neighboring residential
uses.
.3 Commr. Gates seconded the motion.
AYES: Bradford, Gates, Lybarger, Jones, Starr
NOES: None
ABSENT• Morris, Cooper
s