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Home My WebLink About03/05/1991, 4 - PD 1499 - CONSIDERATION OF AMENDING THE ZONING MAP FROM INDUSTRIAL (M) TO INDUSTRIAL - PLANNED DEVELOPMENT (M-PD); AND CONSIDERATION OF A PRELIMINARY DEVELOPMENT PLAN ALLOWING LARGE OFFICES, AT 1050 SOUTHWOOD DRIVE. MEETING ATE ITEM NUMBER:��i�i►►IulllllflllP q��lll city of San tins OBISpo Iiis COUNCIL AGENDA REPORT FROM: old Jonas, Community Development Director; By: Jeff Hoo ssociate Planner S ECT: PD 1499 - Consideration of amending the zoning map from Industrial (M) to Industrial - Planned Development (M-PD) ; and consideration of a preliminary development plan allowing large offices, at 1050 Southwood Drive. CAO RECOMMENDATION: Pass-to-print ordinance which: 1) Affirms the negative declaration of environmental impact, and 2) approves the planned development rezoning and preliminary development plan, subject to the recommended findings and conditions. REPORT-IN-BRIEF The PD rezoning appears consistent with city policies, and is advantageous to both the city and the applicant because: 1) it would promote city policies encouraging certain large offices in the C-S and M zones; 2) it allows the city to evaluate the site's suitability for a range of uses before specific tenants are found; and 3) it would make the property more attractive to a wider range of large-office tenants, while specifically excluding government agency offices and other uses which would conflict with city land use policies, or which would be incompatible with the neighborhood. If approved, the PD would allow certain types of large offices with a floor area of 2,500 square feet or greater. BACKGROUND At its February 13th meeting, the commission recommended that council approve the PD rezoning, and deleted commercial recreation from the recommended list of allowed PD uses. On January 30th, the Planning Commission directed staff and the applicant to narrow the range of PD uses, emphasizing "high-technology" office and light manufacturing uses. Using criteria developed by staff, and in consultation with the applicant, the number of PD uses has been reduced from 53 to 26. Due to business considerations, TRW has decided to consolidate their operations at a larger existing facility in Colorado Springs, Colorado. The firm intends to sell their San Luis Obispo facility, and requests a PD rezoning to allow a broader range of uses than is normally allowed in the M (Manufacturing) zone. A rezoning map, project description and list of the proposed PD uses are attached, Exhibits "B and C. " No new development or construction is proposed. Originally built in 1957 and enlarged to its current size of 60, 000 square feet in 1970, the building has been used mainly for offices and light assembly. Under a planning commission use permit (Res. No. 34-64) , office uses began with TMC Research in 1964, and were 11111111IIIII1PRI11 city of San tuts osIspo COUNCIL AGENDA REPORT Staff Report Page 2 continued by Vidar Corporation in 1969 (U0130) . Since 1978, the building has been division headquarters for TRW Electronic Products, Incorporated. TRW is major contractor for the U.S. Government, and its operations include the design, testing, and manufacture of high technology equipment for defense and aerospace programs. About two-thirds of the building has a dropped ceiling, and is used for offices; the remainder is used for assembly and testing of electronic equipment. SIGNIFICANT IMPACTS No significant environmental or fiscal impacts are likely. As explained below, the PD rezoning is intended to allow uses which are more compatible with the neighborhood than those that are normally allowed in the underlying M zone. No new development or building changes are planned. CONSEQUENCES OF NOT TARING THE RECOMMENDED ACTION If the text amendment is not approved, the property could continue to be used for office and light-manufacturing uses, consistent with the previous use permit and its M zoning. However the range of allowed uses would be narrower than if the PD were approved, and some allowed M-zone uses may occupy the facility which are less compatible with the neighborhood than those uses proposed under the PD. For example, if. the PD is not approved, large insurance offices would not be allowed; however auto repair, body shops and related services would be allowed by right. DATA SUMMARY Applicant: TRW, Incorporated Representative: Rob Strong, AICP zoning: M General Plan: Service-Commercial/Light Industrial Environmental Status: Negative Declaration granted Site Data: The level, 3.49 acre site is located in the southeast portion of San Luis Obispo, in a neighborhood with a mixture of commercial, light-industrial, and residential uses, and public facilities including two city parks and Fire Station No. 3 . West of the site is the YMCA sports club and offices, and Johnson and Sinsheimer Parks. North of the site are a convalescent hospital, apartments, and houses. Across Southwood Drive to the south is a vacant M-S zoned lot and a 168-unit apartment project. Further south is a mix of industrial, office, and service commercial uses along the west side of Laurel Lane. East of the site is a commercial bowling alley and across Laurel Lane, neighborhood shopping center with stores, restaurants, and beauty salon. �111111!1111111!1111111111 L111 city of san tins oBispo COUNCIL AGENDA REPORT Staff Report Page 3 Pr.XNNI aG COMMISSION RECOMMENDATION At its February 13, 1991 meeting, the Planning Commission voted 6 to 1 to recommend that the council affirm the negative declaration and approve the PD rezoning. DISCUSSION Basis for the PD request According to a TRW sales representative, TRW would prefer to sell the property to a similar industrial/office use. However to improve the property's marketability, TRW also hopes to broaden the range of allowed uses under a PD rezoning. They feel that due to its design, location, and past uses, the property is much better suited to office, commercial, and certain types of assembly uses than manufacturing. With the property zoned M-PD, they believe the property will be more attractive to businesses which will be compatible with the neighborhood. Recommended PD uses Exhibit "C" shows the uses normally allowed in the M zone, the PD uses originally requested, and the uses which the commission recommends be deleted from the PD (shown by heavy line through the use category) . Most of the proposed PD uses are similar to or less intensive than TRW's use in terms of traffic generation, parking demand, noise, etc. As a dead-end street, Southwood Drive is not an appropriate location for uses which generate frequent customer or public visits, such as churches, conferences, museums, police and fire stations, government agency offices and corporation yards, post offices, or public assembly facilities. The commission believes these uses are more appropriately located in PF, 01 C-R, C-C, or C-T zones where street circulation and land use patterns are more conducive to public service or assembly uses. As revised, the PD would allow 26 uses. Of these, all but four are already allowed or conditionally allowed under the current zoning. The PD uses not normally allowed are: -Credit reporting and collection -Secretarial and related services -Insurance services - local and regional -Utilities - engineering and administrative offices The commission finds these uses to be consistent with PD's intent to accommodate large office uses, consistent with the general plan, well-suited to the site and the facility, and likely to be compatible with the neighborhood. �-3 �uM�►�u►�Illilll�p0111111 city o f san tins oBispo INS COUNCIL AGENDA REPORT Staff Report Page 4 General Plan Policies The range of proposed PD uses was narrowed using these criteria: 1. The use will be compatible with the neighborhood and adjacent uses; 2. The use is consistent with the general plan and city PD policies; 3. Spatial and functional requirements are appropriate to the site and the facility; 4. The use is consistent with planning commission direction to emphasize "high-technology" and similar light industrial/office uses; and 5. The use is already allowed or conditionally allowed in the M zone. This eliminated several uses which either were not suited to the facility, or which posed potential land use compatibility problems, including: cemeteries/mausoleums/columbariums; churches and synagogues; convalescent hospitals; electronic game amusement centers; mortuaries; organizations (professional, fraternal, labor, etc. ) ; homeless shelters; ticket and travel agencies; telegram offices; and public assembly facilities. The "light" and "heavy" manufacturing zoning categories are modified under the PD to more logically "fit" the site and the facility. The commission recommends that "manufacturing" be allowed under the PD as follows: "Manufacturing - design, testing, and assembly of electronic, optical, computers, instrumentation products; research and development; jewelry, musical instruments, clocks. " These and other similar uses would be allowed by right under the PD uses. The manufacturing of food, beverages, ice, and clothing, normally allowed in the 'light manufacturing"category are more likely to pose compatibility concerns than office or research and development uses, and consequently, are included under.• "Manufacturing - food, beverages; ice; apparel; sporting goods; art materials; basic metals, chemicals, building materials, fabricated metals; textiles; paper and cardboard; machinery; transportation equipment." Although not usually considered 7tigh-technology" uses, these manufacturing uses may be conditionally compatible, and are already allowed with use permit approval in the M zona Under the PD they would require planning commission use permit approval This will allow ��i�ii►�Illllllllll ��lll crty of San Luis osIspo IMMMINnamw COUNCIL AGENDA REPORT Staff Report Page 5 the commission to evaluate their neighborhood compatibility and consistency with the PD's objectives on a case-by-case basis. The following commercial recreation uses are normally conditionally allowed in the M zone, and two of the uses already border the PD site; however they were deleted from the list of allowed PD uses by the Planning Commission due to concerns with traffic generation, parking, and use compatibility: -Athletic and health clubs, gymnasiums, fitness centers, tanning centers -Bowling alleys -Skating rinks PD Policies The planned development zone is intended to encourage imaginative development and effective use of sites. It does this by allowing more variation in project design than normal standards would allow. Such variation should provide benefits to the project occupants or to the community as a whole which could not be provided under conventional regulations. As requested here, planned developments have also been applied to existing developments whose design and location merits greater flexibility in allowed uses than otherwise possible. The Zoning Regulations allow any uses consistent with the General Plan. The General Plan encourages most types of professional offices to' locate in the O, C-C, C-R, and PF zones. However due to the demonstrated need for large office space, city policies allow certain types of large offices in the service- commercial and manufacturing zones provided that they meet these criteria: 1. The offices will have no single tenant space with a floor area smaller than 2,500 square feet; This is the applicant's intent. If approved, the PD would specifically prohibit office tenants with total floor areas of less than 2,500 square feet. 2. The planned development does not allow banks, real estate, financial institution, medical clinic, doctor's, and lawyer's offices. Again, this is the applicant's intent. The PD would prohibit uses which are prohibited by city policies such as government agency offices, attomey's or doctor's offices, medical clinics, or banks. 3. The project will be compatible with existing and allowed uses in the area; The site has been used for offices for twenty-five years without significant land use conflicts with adjacent uses. Heavy manufacturing or conventional service-commercial uses now allowed at this property would probably be less compatible with adjacent �I��► ��0111��n ��U city of San IDIS OBISpo COUNCIL AGENDA REPORT Staff Report Page 6 uses than offices at this location due to potentials for noise, vibration, odors, and truck traffic The PD would set a range of uses deemed appropriate by the city, based on the facility's design and location. 4. The project's location does not significantly direct traffic to use local or collector streets in residential areas; Southwood Drive northwest of Laurel Lane is a 60 foot right-of-way which serves commacud, recreational, residential and office uses, and is not a local residential street in the usual sense It provides access to the San Luis Coastal School District corporation yard, Sinsheimer Party Southwood Apartments, Laurel Lanes Bowling Center, and the YMCA. PD rezoning is not likely to increase the volume or redirect traffic using Southwood Drive or adjacent streets 5. The project will adequately mitigate potential noise, light and glare, and privacy impacts resulting from commercial activities near residential areas using such methods as setbacks, landscaping and fencing; No new construction, additions, or exterior changes are proposed with this rezoning. The building is separated from the street by landscaping and earthberming; and from adjacent uses by fencing paved parkin$ and landscaping. Loading and deliveries are handled via a loading dock along the Southwood Drive frontage -- away from the noise-sensitive residential uses to the rear of the site Additional landscaping and fencing is possible if the commission determines it is necessary to further screen and buffer the property from adjacent uses As an office use, the project requires 200 parking spaces (60,660/300 = 202 spaces), and 211 parking spaces are provided onsite- 6. nsite6. The project does not preclude industrial or service-commercial uses from areas specially suited to those uses; I The proposed PD doesn't preclude industrial or service-commercial uses -- as explained above, it allows manufacturing and certain C-S uses with planning commission approval However the PD would preclude certain service-commerrial uses which would normally be allowed in the M zone, but by their nature are inherently more likely to pose neighborhood conflicts: auto dismantling auto repair and related uses, contractor's yards and related services, equipment rental, feed storms gas distributor, laundry/dry cleaners, repair services (household appliances), retail sales of building or landscape materials, retaT autq motomycle, or RV sales, and water iment services 7. The project does not create a shortage of GS and M zoned land available for service-commercial or industrial development. ��►�►��►�IIIII��I�►u i�U�N MY Of San LUIS OBISPO ViS COUNCIL AGENDA REPORT Staff Report Page 7 There are about 175 acres of M-zoned land in San Luis Obispo, and of that about 47 acres are vacant. C-S accounts for about 300 total acres, of which 50 acres are vacant This planned development does not change the underlying M zoning and will not cause a shortage of M-zoned land Review Strategies If allowing the continuation of the current use were the sole consideration, the PD wouldn't be necessary. The current industrial/office use was approved by use permit, and may legally continue provided that the use is not altered or expanded. Moreover, a change to a less compatible "heavy" manufacturing use, such as production of basic metals, chemicals, building materials, textiles, machinery or transportation equipment would require a planning commission use permit. Even if the findings could be made to approve such uses, the property's location and cost make these uses unlikely even without the PD. What the PDIc o se do is allow large offices — insurance, computers, engineering, architecture and design, and other businesses which require large office space and cannot reasonably be accommodated elsewhere in the city. In this sense, the PD will promote General Plan policies, and help retain large employers in the community. Most of the expanded PD uses are either related to office use, or'are low-intensity commercial uses which are likely to be compatible with the neighborhood. If the commission did not approve the PD, future large-office tenants would have the option of requesting the PD to allow specific businesses. The main advantages of processing the PD now are that: 1) the property may be more attractive to prospective large-office tenants; and 2) it allows the commission to evaluate the site's suitability for a range of uses before the property is sold or leased for new uses. ALTERNATIVES The council may: 1) Continue the item for additional information or discussion; or 2) deny the planned development subject to appropriate findings. RECOMMENDATION Pass-to-print an ordinance which affirms the project's negative declaration, changes the Zoning Map designation from M to M-PD, and approves the preliminary PD plan, Exhibit "A" subject to the recommended findings and conditions. �+ 7 �u ►��Illll��pii�ui��lll city of san Luis oaispo Mi;% COUNCIL AGENDA REPORT Staff Report Page 8 Attachments: Vicinity map Draft Ordinance -Exhibit "A" - Preliminary development plan -Exhibit 'B" - PD rezoning map -Exhibit "C" - Applicant's letter and list of proposed PD uses -Exhibit W' - Staff-recommended list of PD uses -Initial environmental study, ER 41-90 ORDINANCE N0. (1991 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO. APPROVING ,THE PLANNED DEVELOPMENT PRELIMINARY PLAN AT 1050 SOUTHWOOD DRIVE, AND AMENDING THE OFFICIAL ZONE MAP FROM M TO M-PD (PD 1499) WHEREAS, the Planning Commission and the City Council have held hearings to consider rezoning the subject property in accordance with Section 65800 et. seq. of the California Government Code, and Chapter 17 . 62 of the Municipal Code; and WHEREAS, the City Council finds that the propoded PD rezoning is consistent with the general plan; and WHEREAS, the City Council finds that the proposed rezoning will promote the public health, safety, and general welfare. NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The proposed PD rezoning has been evaluated according to the California Environmental Quality Act and the City's Environmental Guidelines, and has been granted a negative declaration (ER 1-91) ; and after review and consideration, the determination of the Community Development Director to grant a negative declaration of environmental impact is hereby approved. SECTION 2 . Zoning May Amendment. That 1050 Southwood Drive be rezoned from M (manufacturing) to M-PD (manufacturing - planned development) as shown on the attached map, Exhibit "B" , and included herein by reference SECTION 3. Findings and Conditions. That the preliminary development plan (PD 1499) as shown in Exhibit "A" is hereby approved subject to these findings and conditions: Findings 1. The planned development will be compatible with existing and allowed land uses in the area. 2 . The planned development will not adversely affect public health, safety and welfare. 3 . The planned development ' s location or access arrangements do not significantly direct traffic to use local or collector streets in residential areas. 4 . The planned development adequately mitigates potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on �- 9 Ordinance No. (1991 series) Page 2 nearby residential areas using methods such as setbacks, landscaping, earthberming, and fencing. 5. The planned development does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 6. The planned development does not create a shortage of C-S and M zoned land available for service commercial or industrial development., 7 . The proposed text amendment has been evaluated under the provisions of the California Environmental Quality Act and the City' s Environmental Guidelines, and has received a negative declaration. 8 . Features of the particular design achieve the intent of conventional standards (privacy, usable open space, adequate parking, landscaping, and neighborhood compatibility) as well as or better than the standards themselves. Conditions 1. Except as otherwise noted in these conditions of approval, all Zoning Regulations for the M zone shall apply to this planned development. 2 . More than one office tenant may occupy the site., but no -single office tenant shall occupy less than 2 , 500 square feet of adjacent, interconnected floor area. 3 . The following types of office-related uses are prohibited: banks, real estate offices, financial institutions, medical clinics, doctor's offices, lawyer' s offices, and government agency offices. 4 . Allowed or conditionally allowed uses shall be as shown on Exhibit "D" , attached. SECTION 4. Publication. This ordinance, together with the names of councilmembers voting for and against, shall be published once in full, at least (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the day of 1991, on motion of seconded by and on the following roll call �f-/ O vote: AYES: Ordinance No. (1991 Series) Page 3 NOES: ABSENT: Mayor Ron Dunin ATTEST: City Clerk APPROVED• Cityinistrative Officer to ne Community Devel went Director Attachments: Exhibit "A" - Preliminary PD plan Exhibit "B" - Zoning Map amendment Exhibit "D" - List of approved PD uses IN % 0 0, _ �� ./ao r�\J / /o o i vsr /K / .\//( 0 0.� IF 16,11 R-1-PD 0 0 4r 0 O . 0 ru 2- 0 rr AAWNA, Pa� QL� tt M pvsft" ft, fo ow LNWM Aftpnic� R- Am0 .,, o 0 It fd� JOHNSON oo PA R A .1c 0 �111 O ry, 40 1 4,� C-N 4? r c 0 f, Lq a 3- M-S Lp Clio R-J \\ 0 0 \ 3,0 o 0\ o 0 0 0 0 1 PIC"f\ \ 0 0 ol 0 0 0' 0 0 . \ 0 I• ka .: :. ♦i•C:';�i� �!' ie pyo 4:1 _... 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I,)'; 'rr I ,� )r, l , Ir 1, 1) 11,1\,,): ,b'JJ'.j,.J.gvIt1S. )r ),1. yr . .. .0�r- '<4.. :ir C(,..� :I ',i,r,1'yl. , 1.1, ].71 r i ) / �.n. l 5nI♦��,��11��1 rte'♦'.. .. r rl. 1.) ,.11. . . - "\•$T.�(�.63 C.Tt .r rlr.. PLANNING ONE BUENA VISTA V' SAN OR LA ISPO 9340 MILL LL CALgORN1A 93401 ® November 5, 1990 Mr. Arnold Jonas, Director Community Development, Department CITY OF SAN LUIS OBISPO City Hall, 990 Palm Street San Luis Obispo, CA 93401 Subject: TRW Building, 1050 Southwood Drive, M-PD, Planned Development Rezoning and TRW Property, Laurel Lane and Southwood Drive, General Plan Amendment/Rezoning. Dear Mr. Jonas: The former TRW building at 1050 Southwood Drive was constructed and enlarged during the 1960's as part of a large manufacturing district extending east of the railroad to Laurel Lane between Augusta -Street and Orcutt Road. Portions of that manufacturing district have subsequently been reclassified to medium-high density residential and office to accommodate the Southwood Apartments and Laurel Lane office complexes, but the TRW building and vacant corner property, composing about half the remainder, area vestige of this old plan . The ESCorp , electronic scales corporate offices and assembly plant which now occupies the original General Fireproofing Manufacturing building, composes the balance of this area. Due to national considerations, TRW ,recently resolved to vacate its San Luis Obispo facilities, leaving the 60, 000 sq. ft. building and more than 210 on-site offstreet parking spaces available for disposition and reuse. TRW will also dispose of its undeveloped 7._0 acre property at the southwest corner of Laurel Lane and Southwood Drive. The loss of TRW is unfortunate, but also may be viewed as a new opportunity to encourage beneficial change to this obsolete plan for a manufacturing district which never fully developed. Review of the building plans and/or tour of the facilities reveal that approximately: two thirds of the floor area is already drop ceiling, finished interior suitable for offices or similar use and the remaining third could be easily and economically completed for such occupancy much more readily than storage, fabrication or 'other manufacturing. Additionally, this loss is an opportunity to reconsider appropriate development of the vacant 7 acres previously reserved for TRW expansion. Recent and current general plan studies by the City indicate a surplus of manufacturing zoned land but a shortage of multiple family zoned property. Enclosed are the general plan amendment and rezoning applications initiated by TRW, Inc. to facilitate the beneficial reuse of the existing building pursuant to planned development provisions, and to convert. the 7 .0 acre vacant property from EXHIBIT C 001 #-/S service commercial/light industrial to medium high density residential, with rezoning from M to R-3-S. The location and character of the former TRW building make it appropriate for transitional uses compatible with the adjoining Cabrillo Convalescent Hospital, Southwood Apartments, Laurel Lanes Bowling Center and YMCA Recreational Center surrounding it rather than conventional manufacturing allowed by existing zoning. It is an ideal candidate for PD, planned development rezoning to prescribe a select mix of commercial, office and manufacturing uses compatible with each other and these environs. The PD zone . could achieve the intent of zoning standards better than the City's conventional districts by enabling certain office uses within the existing building and excluding automotive and other heavy service and sales uses normally allowed in the M zone. The PD proposal can -also control other possibly less compatible uses normally allowed in the M zone and enable consideration of other complimentary uses by providing for conditional use permit review. Attached is Exhibit `A' , an itemized list of uses extracted from the City's zoning regulations with a column added to indicate the allowed and conditionally allowed uses for this proposed planned . development .rezoning of the TRW building at 1050 Southwood Drive. Also enclosed are the maps, mailing list, development plans and other application materials required by the City for PD rezoning application. Additionally, the enclosed application proposes a general plan amendment for the 7.0 acre vacant corner property owned by TRW to enable its reclassification from Service Commercial/Light Industrial to Medium-High Density Residential and to rezone it from M to R-3-S. Attached is Exhibit `B' , a statement describing how the general plan amendment carries out existing policies of the general plan, how the proposed change is warranted by new conditions or community desires, and how the change relates to other general plan elements. This exhibit incorporates a map which indicates the affected property. If you have any questions regarding this application or find any deficiencies, please call me at 543-9560. I look forward to representing TRW and in working with the staff, the Planning Commission and City Council during consideration of these planned development rezoning and general plan amendment and rezoning applications. Sincerely, V Rob Strong, A I.C.P. Enclosures cc Joseph Larkin, TRW EXHUDDIT CIA, Re: Planned Development Rezoning TRW, 1050 Southwood Drive Attached is an excerpt of the official zone map indicating the subject four acre property and its environs, per item 3C of the application checklist. Additionally, a copy of the legal description of the total four acre site proposed for rezoning is attached as Exhibit 'A' , as required by item 4A of the application checklist. A copy of the site plan submitted with the initial application is enclosed, from which the 8511x11" transparency was prepared. This site plan is drawn to scale 1" = 20' and shows existing site conditions including building location and floor area , landscaped areas, walks, parking, driveway and loading areas, and accessory and utility information. TRW does not propose any exterior alteration to the existing building except resurfacing the asphalt pavement and restripping the parking area to current City standards , unless the City requests or requires such exterior alteration or improvements as a condition of ' the proposed planned development. If the City needs any additional "as-built" information , we will provide it upon further explanation or request. (Per item 4G. ) The transmittal letter and prior application statements indicate TRW's intent to dispose of both its developed and undeveloped land in San Luis Obispo. The sale may be to separate purchasers or to a single party, but the different nature of existing and proposed development make it more probable that the two parcels would be disposed of separately. . If an acceptable offer to purchase the existing building is not received, TRW may consider temporary lease of these facilities, but the vacant property would not be leased. (Per item 4D. ) An 851x11" transparency of the reduced site plan did accompany the initial application. , I am resubmitting the reduction to enable the City to replace the transparency if it has been lost, but will wait until your review of the existing site plan before replacing the transparency in case revisions are requested . - (Per item 5. ) Item 6, as well as item 4B, was briefly addressed in the initial supplemental information submitted with the M-PD rezoning application. The -M-PD rezoning in this particular instance would prohibit several otherwise allowed or conditional industrial and service commercial uses. and enable certain more compatible uses such as large scale offices to occupy the existing building and related improvements at 1050 Southwood Drive. Because no exterior changes are proposed the appropriate criteria or finding which may justify approval of a planned development is: "4 . Features of the particular design achieve the intent of conventional standards. . . " (parti- cularly compatibility with neighborhood character EXHINAI -17 IT C-3 and adequate parking) . . . as well as or better than the standards themselves." The specific list of proposed allowed and conditional uses is clearly more restrictive than conventional M zoning standards and also intends to enable large scale offices pursuant to section 17. 62 . 040 (c) as a part of the planned development. The initial Exhibit `A ' , the allowed uses by zone chart submitted with this M-PD application did not intend to include banks, real estate offices, financial institutions , medical clinics and doctors' offices , or lawyers offices . It also, intentionally, did not propose to include government agencies and government offices despite apparent interest in this location and facility by such agencies. TRW does not want to "choose sides" between the City and County or any other government agencies interested in these facilities , and recognizes the past City policy and proposed PD would not enable this use of this location. Finally, the applicant understands that the Planning Commission and City Council must find that the proposed planned development allowing large scale offices meets each of the following. criteria (our basic comments accompany each finding for City consideration) : 1. The project will be compatible with existing and allowed land uses in the area.--As previously noted, the building interior will be restricted to more compatible character uses than conventional zoning currently allow and conditional use permit consideration is suggested for uses which may require specific performance standards or controls. 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential areas.--The exclusive access to the subject property are driveways along the frontage of Southwood Drive, northwest of Laurel Lane. This local or collector street is not predominantly serving residential traffic, although Southwood Apartments and potential residential development of vacant TRW property share this as their primary access. This mixed-use traffic as well as Sinsheimer community park and pool and San Luis Coastal Unified School District corporation yard access make this segment of Southwood Drive a non-residential collector rather than a local residential street. 3. The project will provide adequate mitigation to address potential impacts related to noise, light and glare, and loss of privacy, among others, imposed by commercial activities on nearby residential areas, by using methods such as setbacks, landscaping, berming and fencing.--As previously noted, this planned development involves no exterior changes to the existing building or parking and loading areas, unless required by the City to mitigate . IIT � - specific concerns. The landscaped front yard and limited loading function along Southwood Drive frontage as well as the paved off-street parking to the sides and rear of the building have not caused any problems to the abutting Laurel Lanes Bowling Center, Cabrillo Convalescent Hospital , multiple-family apartments, YMCA fitness facility nor Southwood Apartments. If needed, TRW could reinforce the perimeter landscaping and/or construct a solid wall or fence along the northeast property line. 4. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared to offices.--The primary justification for this PD is that the existing TRW building is more suited to offices than any other allowed or conditional industrial or service commercial use. Additionally, as previously discussed, the transitional location of the site is not well suited to many industrial and service commercial uses without adverse affects on adjoining residential, recreational and institutional neighbors. The proposed PD precludes only those industrial or service commercial uses which appear incompatible with this established neighborhood, while enabling large scale offices and clean industry similar to TRW ' s prior operations. 5. The project does not create a shortage of C-S and M zoned land available for service commercial or industrial development.--The City as well as the County has ample if not excessive inventory of both C-S and M zoned land, and the proposed PD does no.t remove this site from appropriate commercial or manufacturing use . The existing building and established environs are more conducive to large scale office use than heavy manu- facturing or service commercial function. Other areas such as the Broad Street corridor, South Higuera Street or the large unincorporated "Airport Area" between these two are available for service commercial and industrial development. EXH1"-%1T v Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS Olt PF C-N C-C C-R C-T C-S M PD Advertising and related services (graphic design,writing,mailing,addressing,etc.) A A/D A A D A Agriculture-grazing and outdoor crops A A A Agriculture-greenhouse culture, livestock feeding PC Airports and related fatalities PC PC PC Ambulance services PC PC A D Amusement arcades (video games,see Chapter 5.52,Electronic Game Amuse- ment Centers) PC D D D Amusement parks,fairgrounds PC PC Animal hospitals and boarding D Animal grooming A A D Antennas(commercial broadcasting) PC PC D D D , Auto dismantling,scrap dealers, . recycling centers A Auto repair and related services (body, brake,transmissions,muffler shops; painting,etc.) D A A Auto sound system installation Du Du A A Banks and savings and loans A A' A A Bars,taverns,etc. (see Nightclubs) D D D D DD Barbers,hairstylists,manicurists, tanning centers A A A PC D Boarding/rooming houses,dormitories (See also Chapter 17.20) PC D D D Broadcast studios A AID A A A A A-Allowed D-Director's approval required PC-Planning commission approval required A/D-Ditertoes approval on ground floor,allowed above 71ie director shat)determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at end of chart DENOTES ALLOWED OR CONDITIONALLY ALLOiVED USES UNDER PD 1499 "X/I-II B I"Im. C-� Table 9-Uses Allowed by Zone R-1 R-2 R-J R-4 C/OS O" 1 PF C-N C-C C-R C-T C-S b1 P D Building and landscape maintenance services A/D A A A Bus stations PC D A Cabinet and carpentry shops D A • Caretakers'quarters A A A A A A D D D D A D. D D Catwash-mechanical PC D D Carwash -self-service D D PC' A A Catering services A A A A Christmas tree sales (see Section 17.08.O10D) D D D D D D D D D is Circus,carnival,fair,festival,parades (see Section 17.08.O10E) D D D D D D D D D • Computer services A A/D A A D A Concurrent sales of alcoholic beverages and motor fuel(see Section 17.08.100) D D D D • Construction activities (see Section 17.08.010G) A A A A A A A A A A A A A A Contractor's yards A A Pr Convents and monasteries PC A A D Credit reporting and collection A A/D A A A Credit unions and finance companies A A A Delivery and private postal services D A A A A Detective and security services A A/D A A D .A Drive-in theaters PC PC Dwellings A2 A A A A A' A/D A/D A/D D A-An owed D-Directors approval required PC-Planning commission approval required ND-Director's approval on ground floor,allowed above The director shall determine it a proposed,unlisted use is similar to a luted use.Numbered notes are at end or chart. MPI' -tel Table 9-Uses Allowed by Zone R-1 R-Z R-3 R-4 GOS Oil PF C-N C-C C-R C-T C-S M D 17.08.010H) D D D D Equipment rental A A Exterminators and fumigators A A Feed stores and farm supply sales PC A A Florist A A A Fraternities and sororities PC PC Gas distributors-containerized(butane, propane,oxygen,actetylene,etc) D AA Government agency offices and meeting `� rooms I PC D D D Home business(see Section 17.08.040) Hospitals PC PC Hot tubs-commercial use PC' PC PC D PC PC Insurance service-local A A/D A �A Insurance services-regional office A/D A Laboratories(medical,analytical) PC A A A A Laundry/dry cleaner -cleaning plant A A -pickup point A A A PC A A -self-service A A A PC D Libraries PC A' D A Manufacturing-(peat,beyordges; i¢� ap}rdfel;electronic,optical,instrumen- tation products;jewelry,musical i tru- ments;sp�g goods;art m rials D A 4 A-Allowed D-Directot'sapprovalrequired PC-Planning commission approval required MD-Direetoesapprovalon ground floor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes areal end of chart. E X.1 im"1'.B -� Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-d CIOS O" PF C-N C-C C-R C-T C-S M P D Photofinishing-wholesale;and blue- printing and microfilming service PC A A i A Photographic studios A A A PC D --Pelies enelfire statieAfi an'l#raijj;;J Del I Pool halls,billiard parlors,etc PC D D D Printing and publishing D D A A A Produce stand(incidental sales of items produced on the premises D Railroad yards,stations,crew facilities D A Refuse hauling,septic tank and portable toilet services A Repair services-household appliances, locksmiths,saw sharpening,shoe repair D A A A A Residential care facilities-6 or fewer residents A A A A A A A/D A/D A/D D Residential care facilities-more than 6 residents PC PC D PC PC D Restaurants,sandwich shops,takeout A A A A D food,etc. Retail sales-building and landscape mat- erials(lumberyards,nurseries,floor and wall coverings,paint,glass stores,etc) D A A A Retail sales-appliances,furniture and furnishings,musical instruments;data processing equipment,business,office and medical equipment stores;catalog stores;sporting goods,outdoor supply A A D Retail sales and repair of bicycles As A A D A-Allowed D-DirectoeS approval required PC-Planningcommission approval required A/D-Director's approval on ground floor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbaed.not=arc at end of chain I15 IT C �` Table 9- Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS O" PF C-N C-C C-R C-T C.S Ni D I Manufacturing-basic metals,chemicals, building materials,fabricated metals, textiles,paper and cardboard;machin- ery,transportation equipment PC PC Mineral extraction (see Section 17.08.020) PC PC PC PC PC PC* PC PC PC PC PC PC. PC Mobile home parks PC PC PC PC Mobile home as construction office(see Section 17.08.010C) D D D D D D D D D D D D D Mobile homes as temporary residence at building site(see Section 17.08.010F) A A A A A A A' Motels,hotels,bed and breakfast inns A A A Nightclubs,discotheques,etc (see Chapter 5.40,Adult Entertainment Establishments) D D D Offices(contractors)-all types of general and special building contractor's offices A A/D A Ala AID A Offices (engineering)engineers and industrial design A JA/D A D1D 'a A Offices (professional)aly it eys,archi- tects,counselors,me�services, accountants,investment brokers,reof6rs, appraisers A A/D A to to A Mal n u Parks A A A A D A D A A A Pharmacies A A A Photofinishing-retail A A A PC A A-Allowed D-Directors approval required PC-Planningcommimion approval required A/D-Directors approval on ground Itoor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered nota are at end of chart. E I'I' C-q #-a 3 } Table 9-Uses Allowed by Zone :R-I R-2 R-3 R-41 C1OS Oil IT 1C-N C-C C-R C-T I C-S hl PD Retail sales and rental -autos,trucks, motorcycles,RV's D A PC Retail sales-auto parts and accessories except tires and batteries as principal use D A A PC Retail sales-tires and batteries A A PC Retail sales and rental- boats,aircraft, mobile homes A PC Retail sales-groceries,liquor and specialized foods (bakery,meats,dairy items,etc) A A A PC D Retail sales-general merchandise(drug, hardware,discount,department and variety stores) - 15,000 square feet or less gross floor area per establishment A A A PC 15,001 to 60,000 square feet gross floor area per establishment PC A A PC -more than 60,000 square feet gross Boor area per establishment PC D PC I Retail sales and rental-specialties(shoe stores,clothing stores,book/record/ videotape stores, toy stores,stationery stores,gift shops Al A A Schools • -Nursery schools,child day care PC PC D D A D D D D D i -Elementary,junior high,high schools; schools for disabledihandicapped PC PC D D D D -Colleges/universities D -Business,trade,recreational,or other specialized schools PC A/D A D D' p -Boarding schools and academies PC PC Secretarial and related services(court reporting,stenography, typing,telephone answering,etc) A A/D A D A Service stations(see Section 17.08.030) D D D A A A-Allowed D-Directors approval required PC-Planning commission approval required A/D-Directors approval on ground floor,allowed above The director shall determine it a proposed,unlisted use is similar to a listed use.Numbered notes are at end or chart. EX C - // � -aS Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C/OS Oil PF C-N C-C C-R C-T C-S dl PD Social services and charitable agencies A D D A A Stadiums PC PC PC Swap meets PC PC Swimming pools (public) PC PC PC PC Tallow works PC Temporary parking lots (see Section 17.08.0101) Temporary real estate sales office in tract (see Section 17.08.O10B) D D D D Temporary sales (see Section 17.08.010.1) D D D D D D D Temporary uses-not otherwise listed in Section 17.08.O10K D D D D D D D D D D D D D D Theaters (see Chapter 5.40,Adult Entertainment Establishments) PCt' D D Tire recapping A A Title companies A A A Trailer rental D A A Trucking/taxi service A A Utility companies Castomer account services(bill paying and inquiries) A . D or -Engineering and administration offices . A/D A D A -Payment drop points A A A Veterinarians A` A` D A-Nlowcd D-Directors approval required PC-Planning commission approval required MD-Directors approval on ground floor,allowed above The director shall determine if a proposed.unlisted use is similar to a listed use Numhc. notes are at end of chart. EXHIB C-/ Table 9-Uses Allowed by Zone R-I R-2111-3 R-4 CIOS OII PF C-N C-C C-R C-T C-S M PD • Warehousing,ministorage,moving A A A company Water and wastewater treatment plants PC Water treatment services A A • Wholesale and mailorder houses PC A A A Zoos PC A-Allowed D-Direetoesapproval required PC-Planningeonsmi=ion approval required A D-Dimctorsapproval on ground floor,allowed above The director shall determine it a proposed,unlisted use is similar to a listed usn Numbered notes are at end of chart. EXHIBIT .Cr/' -017 Approved February 13 , 1991 Planning Commission Resolution No. PLANNED DEVELOPMENT PD 1499 1050 SOUTHWOOD DRIVE Allowed Uses: -Advertising and related services (graphic design, writing, mailing, addressing, etc. ) -Broadcast studios -Catering services -Computer services -Construction activities (Zoning Regulations, Section 17 . 08.O10G) -Credit reporting and collection -Delivery and private postal services -Detective and security services -Insurance services - local and regional offices -Laboratories (medical, analytical) -Manufacturing - electronic, optical, computer and instrumentation products; research and development; jewelry, musical instruments; clocks. -Offices (contractors) -Offices (professional) architects, engineers, accountants, appraisers -Photofinishing - wholesale; and blueprinting and microfilming service -Printing and publishing -Secretarial and related services (court reporting, typing, telephone answering, etc. ) -Utility, engineering and administrative offices -Warehousing, ministorage, moving company -Wholesale and mailorder houses Uses Allowed with Administrative Use Permit: -Antennas (commercial broadcasting) -Caretaker' s quarters -Nursery schools, child day care -Business, trade, recreational, or other specialized schools -Temporary Sales (Zoning Regulations, Section 17. 08.O10J) -Temporary Uses (not otherwise listed in Zoning Regulations, Section 17. 08 . 010K) Uses Allowed with Planning Commission use Permit: -Manufacturing - food, beverages; ice; apparel; sporting goods, art materials; basic metals, chemicals, building materials, fabricated metals, textiles, paper and cardboard ; machinery , transportation equipment city of San lues OBlspo I��►��iilllliii;lli'" Ili►►1 INITIAL STUDY OF ENVIRONMENTAL IMPACT 1050 Southwood Drive E? h1-90 SITE LOCATION APPLICATION NO. PROJECT DESCRIPTION of site from ?t to 't-PD to allow a broader range of uses, including large offices over 2,500 sci. ft. , in an existing industrial building. APPLICANT TIM,!, Inc. (Joseph Larkin, Representative) STAFF RECOMMENDATION: X NEGATIVE DECLARATION MITIGATION INCLUDED EXPANDED INITIAL STU I ENVIRONMENTAL IMPACT REPORT REQUIRED Jeff Ho ciate Planner DATE 1/15/91 PREPARED BY COMMUNITY DEVELOPMEN IR OR'S CTION: DATE my-ATt g . SUMMARY OF INITIAL STUDY FINDINGS I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING POSSIBLE ADVERSE EFFECTS II.POTENTIAL IMPACT REVIEW `done* A. COMMUNITY PLANS AND GOALS ................................................... "Ione* B. POPULATION DISTRIBUTION AND GROWTH.......................................... clone C. LAND USE .............. ................................. .... `Ione* 0. TRANSPORTATION AND CIRCULATION ............................................... *lone E. PUBLICSERVICES '••".."""• None*...................... F. UTILITIES.......... ........................................ "Ione G. NOISE LEVELS .................................................................... -ie H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... :Io ZA I. AIR QUALITY AND WIND CONDITIONS............................................... *done J. SURFACE WATER FLOW AND QUALITY .............................................. 'done ....... ''Ione K PLANT LIFE................................................................. None L ANIMAL LIFE........................._........................................... Mone M. ARCHAEOLOGICALJHISTORICAL .................................................... ?lone N. AESTHETIC ...................................................................... None O. ENERGYIRESOURCE USE .......................................................... P. OTHER .. ........ .................................................... III.STAFF RECOMMENDATION `dFCATND DEEL4RATION saes *SEE ATTACHED REPORT Initial Environmental Study, ER 41-90 Page 2 I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The former TRW building is located on a 3.49 acre site with a single-story, 60,000 square foot industrial building. Since its. construction and expansion in the 1960's, the building has served as division headquarters for TRW Electronic Products, Incorporated, a large research and development firm. TRW is major contractor for the U.S. Government, and its operations include the design, testing, and manufacture of high technology equipment for national defense and aerospace programs. About two-thirds of the building has a dropped ceiling, and is used for offices; and one-third is used for assembly and testing of electronic equipment. Due to national considerations, TRW decided to vacate its San Luis Obispo facilities to consolidate their operations a larger existing facility in Colorado Springs, Colorado. The firm intends to sell this property, and has requested a PD rezoning to allow a broader range of uses than is normally allowed in the M (Manufacturing) zone. A project description.and list of the proposed PD uses are attached, Exhibits "B and C." No new development or construction is proposed. Environmental review of a related application (GP/R 1500) to amend the General Plan and rezone the adjacent TRW-owned property (1190 Laurel Lane) from M-S to R-3-S is being processed separately. The site is located in the southeast portion of San Luis Obispo, in a neighborhood with a mixture of commercial, light-industrial, and residential uses; and public facilities including two city parks and Fire Station No. 3. West of the site is the YMCA sports club and offices, and Johnson and Sinsheimer Parks. North of the site are residential care homes, apartments, and houses. Across Southwood Drive to the south is a vacant M-S zoned lot and a 168-unit apartment project. Further south is a mix of industrial,- office, ndustrial,office, and service commercial uses along the west side of Laurel Lane. East of the site is a commercial bowling alley and across Laurel Lane, a small neighborhood shopping center with stores, restaurants, and beauty salon. II. POTENTIAL IMPACT REVIEW A. Community Plans and Goals: General Plan and Zoning Regulations. In planned developments, the Zoning Regulations allow any uses consistent with the General Plan. The General Plan encourages most types of professional offices to locate in the O, C-C, C-R, and PF zones. However due to the demonstrated need for large office space, city policies allow certain types of large offices in the service-commercial and manufacturing zones provided that they meet these criteria: 1. The offices will have no single tenant space with a floor area smaller than 2,500 square feet; 2. The planned development does not allow banks, real estate, financial institution, medical clinic, doctor's, and lawyer's offices. �-3O Initial Environmental Study, ER 41-90 Page 3 3. The project will be compatible with existing and allowed uses in the area; 4. The project's location does not significantly direct traffic to use local or collector streets in residential areas; 5. The project will adequately mitigate potential noise, light and glare, and privacy impacts resulting from commercial activities near residential areas using such methods as setbacks, landscaping and fencing; 6. The project does not preclude industrial or service-commercial uses from areas specially suited to those uses; 7. The project does not create a shortage of C-S and M zoned land available for service-commercial or industrial development. The project appears to meet these criteria. The site has been used for offices for over twenty years without significant environmental impacts to adjacent uses. Conventional light-manufacturing or service-commercial uses would be less compatible with adjacent uses than offices at this location. The proposed PD rezoning would, if approved, allow the site's previous use to continue, but excludes certain types of uses such as government or medical offices, consistent with the city's policies. B. Population Distribution and Growth The proposed PD rezoning is not likely to significantly increase the city's population or rate of growth- TRW's employment has remained at about 200 to 300 persons, although at peak peak production levels in the midA980's it reached 750 employees in two shifts, according to a TRW representative. Offices are the most employment-intensive use proposed under the PD, so employment levels are not expected to increase significantly if the planned development is approved. Although future tenants are not known, it is reasonableto expect that the number of new city residents resulting from employee transfers or new hires will balance the loss of city residents resulting from TRW's relocation. Assuming a total employment of 250 persons, past studies indicate that about one-half of the building's workforce will live in San Luis Obispo. If all 125 employees residing San Luis Obispo were new arrivals, it would increase the city's population by less than one percent, or about 300 persons. D. Transportation and Circulation No significant change to traffic volumes or circulation is likely due to the PD rezoning. Under the M zone, light-manufacturing and service-commercial typically have lower trip generation and parking demand rates uses than offices, retail- or tourist commercial uses. Most of the uses proposed under the PD are similar to or less intensive than the �3/ Initial Environmental Study, ER 41-90 Page 4 previous office use. Due to their use characteristics, the proposed PD uses listed below are likely to generate a higher parking demand and/or higher traffic volume than either manufacturing or office uses: -Churches, synagogues, temples, etc. -Educational conferences -Post Offices -Public assembly facilities -Business, trade, recreational, or other specialized schools Depending on their unique characteristics such as floor area, number of employees, hours of operation, and parking demand and supply, these uses may be considered conditionally compatible with the site and surrounding uses. For example, the site would be suited to public assembly facilities if such uses were accessory to a primary office use; or if additional parking were secured offsite to help meet peak parking demands. No significant adverse impacts are expected since these are proposed as conditionally allowed uses under the PD rezoning. If eventually approved with the PD, these uses would require a conditional use permit to ensure adequate parking facilities and compatibility with adjacent uses prior to commencing the use. F. Utilities The City is entering its fifth year of below-normal rainfall, and has adopted regulations to control increases in water use and to help correct the current imbalance between water use and supply. The regulations limit issuance of building permits and require retrofitting to offset increases in water demand for new development, or new uses. No significant impacts to utilities are likely with the proposed use. City policies now require businesses and residences to conserve water and provide penalties for water use in excess of conservation targets are considered adequate to minimize impacts to water demand resulting from the PD rezoning. Since no new development or construction of planned, and the proposed PD uses are similar to previous uses, water use should not vary significantly from previous levels. M. STAFF RECOMN ENDATION: Grant a negative declaration of environmental impact. r�V Draft PC Minutes RF w 9V D February 13, 1991 WO ,L1 1991 CLERK 1S0 BISPO,CA Commr . Gurnee agreed but said the school district has made 'the decision not to reopen t is school . VOTING: AYES - Commrs Gurnee, Kourakis, Karleskint, Schmidt, Peters n, Williams, and Hoffman. NOES - None . ABSENT - None . ---------------------------------------------------------------- Item 5 . Planned Develogment Rezoning PD 1999 . Consideration of amending the zoning map from industrial (M) to industrial, planned development (M-PD) and considera- tion of a preliminary development plan allowing large offices; 1050 Southwood Drive; TRW, Inc . , applicant . (Continued from January 30, 1991) ---------------------------------------------------------------- Jeff Hook presented the staff report and recommended the Commission affirm the negative declaration of environmental impact and recommend to the City Council approval of this planned development rezoning and preliminary development plan subject to findings and conditions . He mentioned that the number of allowed PD uses had been reduced from 50 to 29. Commr . Schmidt felt the list should be cut down further to eliminate athletic and health clubs, gymnasiums, fitness centers, tanning centers, bowling alleys, and skating rinks if the intent is to attract a high tech manufacturing . Commr . Kourakis agreed with Commr . Schmidt, adding recreational uses on a dead-end street near a residential area was inappropriate . She was concerned about the use .of the PD designation merely to allow a broader range of uses and not, as city policies intend, to encourage innovative design. .Jeff Hook explained the PD designation originally was intended to apply to new projects but it has been applied to existing projects and could be used for this project if the Commission makes one or more of the suggested findings . Cindy Clemens said there appears to be a conflict in the PD ordinance. In one place it states a specific planned development proposal but in the findings section it offers flexibility to use on existing projects . Answering a question of Commr . Hoffman, Jeff Hook said that upon approval of the PD' preuse plan, the interior and exterior of the building and the site must remain in its present state, but minor changes 'iiot affecting basic uses, such as demising walls would be allowed. Commr . Hoffman said he met with Joseph Larkin of TRW and Rob Strong at the property and talked about allowed uses and compatibility with the neighborhood . Rob Strong, One Buena Vista, applicant 's representative, said he Draft PC Minutes Page 2 believed the proposed contract of using and locking in of the existing configuration is better than conventional regulations because the Commission would have more control by pr escribing appropriate uses . He requested the Commission conditionally allow uses that. it found questionable . He said the PD would be beneficial to the city and the applicant . Chairman Hoffman closed the public hearing. Commr . Gurnee agreed with Commr . schmidt about deleting recreational uses because there are already ample recreational as facilities in the area . He said his major c.oncerested ah sugg condition county' s potential interest in the site . He rty that would require a covenant with the property or a deed restriction to not allow the use of this building for government agency offices . Cindy Clemens said if the City tried to enforce that type of a condition, a court might find it violated public policy against government entities being immune from each other ' s zoning regulations and she would like to research the matter further . Commr . Kourakis said she could support the request with the elimination of the recreation uses . she said she had trouble with Commr . Gurnee ' s suggestion of a covenant because it may have a legal problem and it could cause ill feelings between the County and the City. Commr . Karleskint agreed with the bowling alleyand daskatingthletic rink being dropped but was uncertain about dropping t and health clubs . Comm . ut 15 kind of use of arPDsandihe felt the hCommissione wasnbeing oush chmdt said he used to enhance the sale value of the building . Commr . Kourakis moved to affirm the negative declaration of environmental impact and recommend to the City council approval of the planned development rezoning and preliminary development plan subject to the recommended findings and condmnasitions, fitnessand with the deletion of athletic and health clubs, gY centers, tanning centers, bowling alleys and skating rinks, with buildinthe assumption if buyers of beeconsiderewanted these ses danauxiliary use and for its employees, it would be allowed . Commr . williams seconded the motion. Commr . Karleskint said he would support the motion. He explained what he was proposing as a deed restriction was not intended to be mean spirited but officesconform in theodowntowngeneral areaplan policy of keeping government Commr . Gurnee said he wouldsupportthmotion andcomher . dourakis support the tri-polar conce p t, agreed Draft PC Minutes Page 3 that a deed restriction could be interpreted by the county as a combative move . VOTING: AYES - Commrs . Kourakis, Williams, Gurnee, Karleskint, Peterson, and Hoffman . NOES - Commr . Schmidt . ABSENT - None . ------------------------ II city osAn luis oBispo 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 February 21, 1991 CITY COUNCIL PUBLIC HEARING NOTICE PLANNED DEVELOPMENT REZONING-1050 SOUTHWOOD DRIVE (PD 1499) Our records indicate that your property is located near the subject property. You are, therefore, being noticed that the San Luis Obispo City Council will consider approving a preliminary development plan allowing large offices at 1050 Southwood Drive. The agenda report, including recommendation by staff, will be available for review in the City Clerk's Office (Room #1 of City Hall) the Wednesday before the meeting. The meeting will be held on Tuesday, March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall. The public is welcome to attend and comment. Written comments are encouraged. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised in the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. For more information, please contact Jeff Hook in the Community Development Department at 549-7176. ' I V g Ch'NSC� J� Pam VogeCity Clerk s A�'G�sr R N SF Q J s0�'�w°0o 3 PD - 1499 4-982-0033/FILE #:PD 1499 iY OF SAN LUIS OBISP 004-981-0003/FILE #:PD 1499 0 PALM ST (940) MORI MARY J 004-982-0038/FILE #:PD 1499 BOX 81 2976 AUGUSTA #21 SLO CITY HOUSING AUTHO�TX• (916 OBI SPO, CA 93403-8100 SAN LUIS OBISPO, CA 93401-5850 :-981-0008/FILE #:PD 1499 /FILE #:PD 1499 ' IGREGATION BETH DAVID SLO 004-982-0039 tOBEL MORI VICTOR JR 004-982-0035/FILE #:PD 1499 2 AUGUSTA ST 2804 AUGUSTA ST #21 MEEK LL & J ETAL LUIS OBISPO, CA 93401-5819 SAN LUIS OBISPO, CA 93401-5831 1308 SAN MARCOS CT SAN LUIS OBISPO, CA 93401-5336 982-0030/FILE #:PD 7499 -0019/FILE #:PD 1499 COM FOR ED ON ALCHOLISM 004-981 D AUGUSTA JUDSON TERRACE HOMES 004-982-0036/FILE #:PD 1499 LUIS OBISPO, CA 93401-5828 7 AMERICAN BAPTIST HOMES BROWN W DUSTIN ETAL 400 ROLAND WAY %CABRILLO CARE CENTER OAKLAND, CA 94621 3033 AUGUSTA ST SAN LUIS OBISPO, CA 93401-5892 982-0029/FILE #:PD 1499 'EL LANES PTNSHP LAUREL LANE 0, CA 93401-5898 i62-0021/FILE #;PD 1499 INC AN ON CORP 004-563-0025/FILE #:PD 1499 ELEC & DEFENSE LIMON FRANK B JR 004-563-0024/FILE #:PD 1499 1191 LAUREL LN 923 WEBBER NANCY E PACE PARK E2/8072 LUIS OBISPO, CA 93401-5822 IDO BEACH, CA 90278 7621 N FIRST AVE SAN UPLAND, CA 91786 63-0023/FILE #:PD 7499 C JOHN & NANCY L 004-563-0022/FILE #:PD 1499 CRESTVlEW CIR COLEGROVE ROBERT W JR 004-563-0021/FILE #:PD 1499 220 N CHERRY #208 UIS OBISPO, CA 93401-6015 FOSNOT HOLLY FLAGSTAFF, AZ 86001 1199 LAUREL LN SAN LUIS OBISPO, CA 93401-5822 53 0020/FILE #:PD 1499 004-563-0018/FILE #:PD 1499 '.N MF AUREL LN SRIKRISHNARAJAH HART & p 004-563-0017/FILE #:PD 1499 IIS OBISPO, CA 93401 5856 1205 LAUREL LN SHAPLEY RICHARD 0 TRE SAN LUIS OBISPO, CA 93401-5856 SAN L LONGVIEW LN SAN LUIS OBISPO, CA 93401-1946 3-0065/FILE #:PD 7499 004-573-0006/FILE #:PD 1499 706 :L E F1,TZ-GERALD SHAMMAS GEORGE A 8 PATRICIA M 004-961-0077/FILE #:PD 1499 37 3306 BARRANCA CT MCKEEN WILLIAM D ETAL CA 93444-0037 ' SAM LUIS OBISPO, CA 93401-6069 1743 SOUTHWOOD DR SAN LUIS OBISPO, CA 93401-6031 I-0023/FILE #:PD 1499 ROSE P TRE 004-984-0070/FILE #:PD 1499 CHARD TRACT 668 HOMEOWNERS ASSOC 004-984-0001/FILE #:PD 1499 S OBISPO, CA 93401-5902 1360 LAUREL LN WOLFF PAUL M & MARION SAN LUIS OBISPO, CA 93401-5827 3128 SPRING CT SAN LUIS OBISPO, CA 93401-6014 i 04-984-0002/FILE #:PD 1499 004-984-0003/FILE #:PD 1499 004-984-0004/FILE #:PD 1499 'EISS MZ GANOE THOMAS S & JOANN COPELAND VIRGINIA L 056 FIFTH AVE 1360 LAUREL LN #3 1360 LAUREL LN #4 EW YORK, NY 10128 SAN LUIS OBISPO, CA 93401-5827 SAN LUIS OBISPO, CA 93401-5827 104-984-0005/FILE #:PD 1499 004-984-0006/FILE #:PO 1499 004-984-0009/FILE #:PD 1499 'AN DE VANTER GORDON L ETAL BOYCE WILLIAM M TRE ETAL WOOL JUSTIN M 360 LAUREL LN #5 1360 LAUREL LN 96 13901 EL CAMINO REAL ;AN LUIS OBISPO, CA 93401-5827 SAN LUIS OBISPO, CA 93406 ATASCADERO, CA 93422-6306 104-984-0007/FILE #:PD 1499 004-984-0008/FILE #:PD 1499 004-981-0018/FILE #:PD 1499 ENDERSHOT TIM C WADE DAVID F & JEAN C BRINTON MACLYNN R ETAL 360 LAUREL LN #7 750 AVENIDA DE DIAMANTE 2410 SUNSET DR AN LUIS OBISPO, CA 93401-5827 ARROYO GRANDE, CA 93420 SAN LUIS OBISPO, CA 93401-4654 104-962-0020/FILE #:PD 1499 RNALL ROLAND E AVILA BEACH REALTY INC 0 BOX 283 AN LUIS OBISPO, CA 93406-0283 ►►►�►i�i��►IIIIIIiillh1°""'" city►1� IIo san hues oBispo a 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 February 21, 1991 Mr. Rob Strong One Buena Vista San Luis Obispo, CA 93401 RE: Planned Development Rezoning-1050 Southwood Drive Dear tron The San Luis Obispo City Council will hold a public hearing to consider a Planning Commission recommendation to amend the Zoning Map from Industrial to Industrial, Planned Development, and a preliminary development plan allowing large offices at 1050 Southwood Drive. The meeting is scheduled for March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall, 990 Palm Street. Other hearings may be held before or after this item. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public heraing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. For additional information or questions concerning this item, please contact Jeff Hook in the Community Development Department at 549-7176. The Council agenda report with recommendation by staff should be available by the Wednesday prior to the hearing. Sincerely, am Voges, CMC City Clerk PV:ljh c: Jeff Hook, Planning Joseph Larkin, TRW, Inc., One Space Park, Redondo Beach, CA 90278 �illlllllllllllllllllllll�� IiI IIID - i CityOS�11�11S OBIS 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 February 21, 1991 CITY COUNCIL PUBLIC HEARING NOTICE PLANNED DEVELOPMENT REZONING - 2877 SOUTH HIGUERA (PI) 1488) Our records indicate that your property is located near the subject property. You are, therefore, being noticed that the San Luis Obispo City Council will consider approving a preliminary development plan allowing large offices at 2877 South Higuera Street. The agenda report, including recommendation by staff, will be available for review in the City Clerk's Office (Room #1 of City Hall) the Wednesday before the meeting. The meeting will be held on Tuesday, March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall. The public is welcome to attend and comment. Written comments are encouraged. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised in the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. For more information, please contact Greg Smith in the Community Development Department at 549-7174. Q L m Voges, ty erk PV:ljh 0 N pbinot2 = q s y FONTANA ® PD 1488 3-0021/FILE #:PD 1488 053-023-0022/FILE #:PD 1488 053-023-0023/FILE #:PD 1488 NANCY J BRYANT GERALD N 8 IMAJENE BROOKS KENNETH L ETAL )MA BONITA PO BOX 405 863 WEST FOOTHILL RD )IS OBISPO, CA 93401-6629 INYOKERN, CA 93527-0405 SAN LUIS OBISPO, CA 93401.7827 !3-0024/FILE #:PD 1468 053-023-0026/FILE #:PO 1488 053-023-0027/FILE #:PD 1488 ) JAMES E ETAL JAYASINGHE WALLY S 8 JOAN ETAL BROOKS ROBERT T 8 PAMELA H )E LA V1NA STE G 214 LOMA BONITA 1333 JOHNSON ST BARBARA, CA 93101-3136 SAN LUIS OBISPO, CA 93401-6631 SAN LUIS OBISPO, CA 93401-3313 23-0028/FILE #:PD 1488 053-023-0029/FILE #:PD 1488 053-023-0030/FILE #:PO 1488 IIANSEN JH 8 CLARA E GEIS GEORGE E JR 8 NM ETAL GODSHALK DORA B TRE 1GANA DR %GEIS/VASQUEZ 1087 QUAIL RIDGE DRIVE BARBARA, CA 93111-1601 %GEIS REALTY. SANTA MARIA, CA 93455-3552 3510 OJA1 RD SANTA PAULA, CA 93060-9620 23-0031/FILE #:PD 1488 053-023-0035/FILE #:PD 1488 053-023-0032/FILE #:PD 1488 SON DAVID L 8 FIDELIS PARROTT JOHN 8 HELEN MALONEY NEIL T 8 SHIRLEY J ETAL OMA BONITA DR 23972 BROUGH AVE 620 CALIF BLVD STE #0 J1S OBISPO, CA 93401-6631 MISSION VIEJO, CA 92691 SAN LUIS OBISPO, CA 93401 23-0034/FILE #:PD 1488 NON RONALD L 8 ROSALIE K ETAL CAZADERO UIS OBISPO, CA 93401-3008 23-0049/FILE #:PD 1488 053-023-0048/FILE #:PD 1488 053-023-0047/FILE #:PD 1488 UE DOUGLAS H 8 VIRGINIA K HENDERSON ROBERT L 8 CAROLYN J ETAL MILLER MARK T ETAL X 9236 2860 LOS ALAMOS CT 2870 LOS ALAMOS CT E TAHOE, CA 95731 SAN LUIS OBISPO, CA 93401-6620 SAN LUIS OBISPO, CA 93401-6620 23-0052/FILE #:PD 1468 053-023-0046/F1LE #:PD 1488 053-023-0045/FILE #:PD 1488 L THOMAS A NELSON STEPHEN R 8 GINA G TARBUSH ELDYN 8 SARA L LAS ALAMOS 1580 LIZZIE ST 2890 LOS ALAMOS CT #45 UIS OBISPO, CA 93401-6620 SAN LUIS OBISPO, CA 93401-3009 SAN LUIS OBISPO, CA 93401-6620 123-0042/FILE #:PD 1488 053-023-0040/FILE #:PD 1488 053-023-0043/FILE #:PD 1488 'Y RUTH F GOTO TAKAYUKI ETAL HENDERSON ROBERT L 8 CAROLYN J ETAL BATH ST NO B 300 WESTLINE DR A204 PO BOX 837 BARBARA, CA 93105-4314 ALAMEDA, CA 94501 SAN LUIS OBISPO, CA 93406-0837 )23-0039/FILE #:PD 1488 053-023-0038/FILE #:PD 1488 053-023-0037/FILE #:PD 1488 IEY VINCENT T 8 MARY C WIGGS BRUCE D FAGUNDES WILLIAM R :ALIFORNIA BLVD STE 0 1973 A ASCOT DR 2892 LOS FELIZ COURT .UIS OBISPO, CA 93401-2541 MORAGA, CA 94556 SAN LUIS OBISPO, CA 93401-6621 153-021-0031/FILE #:PD 1488 053-021-0029/FILE #:PD 1488 053-021.0027/FILE #:PD 1488 STAFFORD GREG 8 MARGUERITE ETAL WHELCHEL NORENE E TRE LAWN MEMORIAL PARK CA CORP ,0 BOX 12160 1255 ORCUTT RD SP A-13 PO BOX 14759 SAN LUIS OBISPO, CA 93406-2160 SAN LUIS OBISPO, CA 93401-5952 SAN LUIS OBISPO, CA 93406-4759 153-023-0055/FILE #:PD 1488 053-023-0056/FILE #:PD 1488 053-032-0001/FILE #:PD 1488 'RACT 744 MATRANGA PETER F 8 GERALDINE B DEWAR JOHN B JR 8 RL TRES 6VILLA FONTANA 4 LOS PALOS DR PO BOX 3059 )0 BOX 30667 SAN LUIS OBISPO, CA 93401-7712 SAN LUIS OBISPO, CA 93406-3059 SANTA BARBARA, CA 93105 )53-023-0001/FILE #:PD 1488 053-023-0009/FILE #:PD 1488 053-023-0002/FILE #:PD 1488 )RUMMOND GLEEN %DUDLEY CHRIS ETUX HUBBARD RUTH I 103 FONTANA AV %TARA COLLINS-DUDLEY 271 RAMONA ST SAN LUIS OBISPO, CA 93401-6624 112 FONTANA AVE SAN LUIS OBISPO, CA 93401 SAN LUIS OBISPO, CA 93401-6623 053-023-0003/FILE #:PD 1488 053-023-0010/FILE #:PD 1488 053-023-0011/FILE #:PD 1488 WILLIS CHARLES M 8 MARIAN L ETAL KNUTSON DURRELL A ETAL STARK BETTY M 121 FONTANA AV 124 FONTANA AVE 1115 SHATTUCK AV SAN LUIS OBISPO, CA 93401-6624 SAN LUIS OBISPO, CA 93401-6623 BERKELEY, CA 94707 053-023-0004/FILE #:PO 1488 053-023-0012/FILE #:P0 1488 053-023-0005/FILE #:PD 1488 MALONEY NEIL T 8 SHIRLEY J ETAL SILVA LISA A ETAL 14AYRAZ NOAM 8 RACHEL 620 CALIFORNIA BLVD %JOHN G SILVA 39 RANCH RD STE #G 4501 ORCUTT RD GRANBURY, TX 76048 SAN LUIS OBISPO, CA 93401 SAN LUIS OBISPO, CA 93401-8335 053-023-0013/FILE #:PD 1488 053-023-0014/FILE #:PD 1488 053-023-0007/FILE #:PD 1488 WITT TRICIA J 14ALOWEY NEIL T 8 SHIRLEY J ETAL REYNOLDS S ANTHONY 8 DENISE M 141 FONTANA AVE 620 CALIFORNIA BLVD STE #0 147 FONTANA AV SAN LUIS OBISPO, CA 93401-6624 SAN LUIS OBISPO, CA 93401-2541 SAN LUIS OBISPO, CA 93401-6624 053-023-0015/FILE #:PD 1488 053-023-0008/FILE #:PD 1488 053-023-0054/FILE #:PD 1488 SETTLE ALLEN K 8 KATHLEEN L JOHNSON VICTOR E ETUX BRADLEY PATRICK F 1244 DRAKE CIR 852 NO MONTEREY ST 184 FONTANA SAN LUIS OBISPO, CA 93401-4908 ALHAMBRA, CA 91801 SAN LUIS OBISPO, CA 93401-6626 053-023-0044/FILE #:PD 1488 GOTO TAKAYUKI ETAL 131 AVINGTON'RD ALAMEDA, CA 94501 053-023-0019/FILE #:PD 1488 053-023-0018/FILE #:PD 1488 053-023-0020/FILE #:PD 1488 ADAMS ALEX JR FLEMING JOHN B 8 ANNA ETAL SUEKI BEATRICE ETAL 158 LOMA BONITA DR 1878 SAN LUIS DR %DERRICK SUEKI SAN LUIS OBISPO, CA 93401-6629 SAN LUIS OBISPO, CA 93401-2622 1848 ROXANNE AVE LONG BEACH, CA 90815 ��►► ►� ��i►��►Illllllpi��►►►►��i hll city osAn hues oBispo 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 February 21, 1991 Mr. Steven Wise 846 Higuera St. San Luis Obispo, CA 93401 RE: Planned Development Rezoning PD 1488 Dear Mr. Wise: The San Luis Obispo City Council will hold a public hearing to consider a Planning Commission recommendaton to amend the Zoning Map from Service-Commercial, Special Considerations to Service-Commercial, Planned Development, and a preliminary development plan allowing large offices at 2877 S. Higuera Street. The meeting is scheduled for March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall, 990 Palm Street. Other hearings may be held before or after this item. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public meeting. For additional information or questions concerning this item, please contact Greg Smith in the Community Development Department at 549-7174. The Council agenda report with recommendation by staff should be available by the Wednesday prior to the hearing. Sincerely, U Pam Voges, rc City Clerk PV:ljh cc: Greg Smith, Planning ltr2 ►�ll�lllllllllll{I�IIIII��I�II�{�Illllllllll� IIID city sAn luis oBispo AM � 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100 February 21, 1991 CITY COUNCIL PUBLIC HEARING NOTICE TENTATIVE MAP - 3360 ROCKVIEW PLACE Our records indicate that your property is located near the subject property. You are, therefore, being noticed that the San Luis Obispo City Council will consider approving a tentative map for Tract 2010, creating a 15 unit residential planned development condominium at 3360 Rockview Place. The agenda report, including recommendation by staff, will be available for review in the City Clerk's Office (Room #1 of City Hall) the Wednesday before the meeting. The meeting will be held on Tuesday, March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall. The public is welcome to attend and comment. Written comments are encouraged. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised in the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public hearing. For more information, please contact Pam Ricci in the Community Development c Department at 549-7168. 4VoSAlerk am o Curr 6 N TPLrT ? n1n 1I city osAn luis oaspo 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100 February 21, 1991 Mr. John Mitchell Mitchell Architecture and Construction 1012 Pacific Street San Luis Obispo, CA 93401 RE: Tentative Map for Tract 2010 Dear Mr. Mitchell: The San Luis Obispo City Council will hold a public hearing to consider a vesting tentative map for Tract 2010, a 15-unit residential planned development condominium at 3360 Rockview Place. The meeting is scheduled for March 5, 1991, beginning at 7:00 p.m., in the Council Chambers of City Hall, 990 Palm Street. Other hearings may be held before or after this item. Please know that if you challenge this action in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City Council at, or prior to, the public meeting. For additional information or questions concerning this item, please contact Pam Ricci in the Community Development Department at 549-7168. The Council agenda report with recommendation by staff should be available by the Wednesday prior to the hearing. Sincerely, , V Pam Voges�CMC City Clerk PV:ljh c: P. Ricci, Assoc. Planner 4-601-0052/FILE #:TR 2010 004-601-0051/FILE #:TR 2010 004-601-0050/FILE #:TR 2010 TEGA RAYMOND I ETAL VITOLS VALDIS R & ARIANE TOWNSEND KAREN A ETAL BOX 206 122 OAK HILL DR 3335 BROAD ST #20 S OLIVOS, CA 93441-0206 LOMPOC, CA 93436-1119 SAN LUIS OBISPO, CA 93401-6753 :-601-0049/FILE #:TR 2010 004-601-0048/FILE #:TR 2010 004-601-0047/FILE #:TR 2010 sHM BRENT Y HARKER SHEILA KAMM ROBERT H SS 5 BROAD ST 921 29 SO SALINAS ST 3335 BROAD ST #23 4 LUIS OBISPO. CA 93401-6753 SANTA BARBARA, CA 93103.2831 SAN LUIS OBISPO, CA 93401-6753 1-601-0046/FILE #:TR 2010 OD4-601-0045/FILE #:TR 2010 004-601-0044/FILE #:TR 2010 [GEL CHARLES A & JENNE E HURD TIMOTHY J ETAL ESMERIAN RICHARD S5 BROAD ST 024 3335 BROAD ST #25 3335 BRA00 ST #26 I LUIS OBISPO. 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