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08/20/1991, 2 - PLANNED DEVELOPMENT REZONING PD 1521. 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, FOR AN EXISTING COMME
pp^^99 Original Agen% Report from meeting of 8/6/91 . ��I�IIII�pNllulllll�lll uWN (� MEETING DATE: 47011 �/ i f u city of San LUIS OBISPO COUNCIL AGENDA REPORT I NUMBER: FROM: Arnold Jonas, Community Development Director �u PREPARED BY: Greg Smith, Associate Planne<7______� SUBJECT: Planned Development Rezoning PD 1521. 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, for an existing commercial/industrial complex located on the west side of McMillan Avenue, north of Orcutt Road. CAO RECOMMENDATION: Pass to print an ordinance approving rezoning from M to M-PD, and approving the preliminary development plan allowing large offices. REPORT IN BRIEF: The planned development will be consistent with General Plan policies, subject to deletion of some of the uses originally proposed by the applicants. The uses allowed by the PD are considered to be compatible with other nearby uses. The project's impact on supply and demand for large office space is difficult to predict, but no significant effect on the availability of industrial facilities is expected. The project would contribute to traffic problems, and payment of fees toward short-term improvements at the Orcutt/McMillan intersection are appropriate if the project is approved. DISCUSSION: Background The owners of four commercial/industrial buildings are requesting PD rezoning to allow large offices as tenants, and to allow other modifications to the uses allowed. The PD application has been reviewed by the Planning Commission, which recommends approval. The staff report to the commission is attached for council reference in evaluating the proposed rezoning, along with the minutes of the commission hearing. COMMISSION ACTION On June 26, 1991, the Planning Commission adopted a resolution recommending that the City Council approve the PD rezoning and development plan, subject to various conditions of approval. ALTERNATIVES The council may deny the rezoning request. A resolution stating the reasons for denial should be adopted. a - PD 1521 Page 2 The council may also continue consideration of the rezoning proposal, with direction to staff and/or the applicant regarding additional information needed. Since the rezoning does not involve a General Plan amendment, action on this application does not need to be coordinated with other projects. State law does not establish a deadline for action on rezoning proposals. RECOMMENDATION Staff recommends the council pass the attached ordinance to print, approving Planned Development Rezoning PD 1521, and approving the preliminary development plan allowing large offices. The ordinance incorporates the findings and conditions recommended by the Planning Commission. Attachments: Draft Ordinance (approval) Draft Resolution (denial) Planning Commission Staff Report Vicinity Map Site Plan (Preliminary Development Plan) Applicant's Statement and Proposed Uses Zoning Ordinance Criteria Planning Commission Minutes - 6/26/91 (Forthcoming) Initial Study Engineering Staff Memo TRW Office PD Criteria gtsd:PD 1521cc.wp ORDINANCE NO. (1991 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL MAP TO REZONE PROPERTY LOCATED AT 2995 MCMILLAN AVENUE FROM M TO M-PD AND APPROVING A PRELIMINARY DEVELOPMENT PLAN FOR LARGE OFFICES (APPLICATION PD 1521) WHEREAS, the Planning Commission conducted a public hearing on application No. PD 1521 on June 26, 1991, and recommended approval of the application; and WHEREAS, the City Council conducted a public hearing on August 6, 1991, and has considered the testimony and statements of the applicant, and other interested parties, and the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Rezoning The council approves application No. PD 1521, thereby amending the Official Zoning Map designation for the site from Industrial (M) to Industrial - Planned Development (C-S-PD) , and approves the preliminary development for a large office planned development, as shown on Exhibit A attached, based on the following findings and conditions: SECTION 2 . Findings 1. The project will be compatible with existing and allowed land uses in the area. 2 . The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential areas. .r r, 3 . The project will not have impacts related to noise, light and glare, and loss of privacy, on nearby residential uses. 4. The project does not preclude industrial or service commercial Ordinance No. (1991 Series) PD 1521 Page 2 uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M zoned land available for service commercial or industrial development. 6. A negative declaration for the project is hereby approved for the project. SECTION 3 . Conditions 1. Except as otherwise noted in these conditions of approval, all zoning regulations for the M zone shall apply. 2 . "Offices (professional) " shall be considered an allowed use in this planned development, subject to compliance with the square footage and any other limitations specified in these conditions of approval. 3. More than one office tenant may occupy office space on the site, but no single tenant may occupy less than 2500 square feet of adjacent, interconnected floor area. 4. Office-related uses which are prohibited by Section 17 .22.010, Footnote 10, shall be prohibited: banks, real estate offices, financial institutions, medical clinics, doctors offices, and lawyers offices. Government offices shall be prohibited. 5. The following uses shall be considered allowed, or conditionally allowed uses, as indicated: 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. 010G) -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; jewelrx, musical instruments; clocks. -Offices (contractors) -Offices (professional - subject to prohibitions and square footage requirement above) : architects, engineers, accountants, appraisers _1I I Ordinance No. (1991 Series) PD 1521 Page 3 -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. O10K) -Organizations (professional, religious, political, labor, fraternal, trade, youth, etc. ) offices and meeting rooms Uses Allowed with Planning Commission Use Permit: -Athletic and health clubs, gymnasiums, fitness centers, tanning centers The applicant shall initiate a trip reduction plan approved by the Community Development Director. The applicant shall create a property owners' association which shall be empowered and required to implement the plan on a continuing basis. 6. The applicant shall initiate a trip reduction plan approved by the Community Development Director. The applicant shall create a property owners' association which shall be empowered and required to implement the plan on a continuing basis. 7. The applicant shall pay a contribution toward road improvements at the McMillan Avenue/Orcutt Road intersection in the amount of $15, 000. SECTION 5. A summary of this ordinance, approved by the City Attorney, together with the names of council members voting for and against, shall be published at least (5) days brior 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 itrt final passage. A copy of the full text of this ordinance shall be on file in the office of the City Clerk on and after the date follpwing introduction and passage to print and shall be available to any interested member of the public. ��6-s Ordinance No. (1991 Series) PD 1521 Page 4 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 vote: AYES: NOES: ABSENT: Mayor ATTEST: City Clerk APPROVED: City Ad inistrative Officer r, z i orney i Community Dev to ment Director _ _RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING APPLICATION NO. PD 1521, A PROPOSAL TO REZONE PROPERTY LOCATED AT 2995 MCMILLAN AVENUE FROM M TO M-PD WHEREAS, the Planning Commission conducted a public hearing on application No. PD 1521 on June 26, 1991, and recommended approval of the application; and WHEREAS, the City Council conducted a public hearing on August 6, 1991, and has considered the testimony and statements of the applicant, and other interested parties, and. the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; BE IT RESOLVED by the Council of the City of San Luis Obispo to deny Application PD 1521, based on the following findings: Findings 1. The project will not be compatible with existing and allowed land uses in the area. 2. The site is better suited for industrial uses than for office uses. On motion of , seconded by and on the following roll call vote: i • � T � 7 Resolution No. (1991 Series) PD 1521 Page 2 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: (!itoyAinistrative Officer lbap Attorney Q-00 1 � Community Devel m nt Director r, �\ -aa NVONna ..« j O x i •:j J PSR 40;' o I�It �� 40P i , ♦ s < L i J ' L-1.P•Pr l'v,) oYtx •r of w. orL, �LML-LI V•et °'moi Mff<tL� � • MrINBAW NWnn1w�w f°,t ••, :.,�:. h: fie) CLLT f.,T fL„ GL— ,ffl � ,e•cn •t-f P'Y w,w / Lt•l1Yi � �� (Y / I D /MIY/Yr4 /JYY 8 lY►/,� I.Yn. lYnt Y.1..J � J \ .10 A. slo It It :� It �— •ter ' � LO \ \ . J\ Y MEETING DATE: l�ih�►�►�iiulllllllllh'aiiiilll city of San Luis osIspo WaGnis PLANNING COMMISSION STAFF REPORT ITEM NUMBER BY: Greg Smith, Associate Planner FILE# PD 1521 SUBJECT: 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 an existing industrial complex located on the west side of McMillan Avenue, north of Orcutt Road. SUMMARY RECOMMENDATION The commission should recommend that the council approve planned development rezoning application PD 1521 subject to findings and conditions noted -below. REPORT IN BRIEF The planned development will be consistent with General Plan policies, if some of the proposed uses are deleted, and will probably be consistent with other nearby uses. The project's impact on supply and demand for large office space is difficult to predict, but no significant effect on the availability of industrial facilities is expected. The project would contribute to traffic problems, and payment of fees toward short-term improvements at the Orcutt/McMillan intersection are appropriate if the project is approved. BACKGROUND Situation The owners of four commercial/industrial buildings are requesting PD rezoning to allow large offices as tenants, and to allow other modifications to the uses allowed. The PD application must be approved by the Planning Commission and the City Council. Data Summary Address: 2995 McMillan Avenue Applicant: Roger Brown and Jack -Foster Representative: Rob Strong and Mike Hernandez Current Zoning: M Proposed Zoning: M-PD General Plan: Service Commercial/Light Industrial Environmental Status: Negative declaration approved by the Director. Project Action Deadline: Not applicable to rezoning requests. Site Description f, The site consists of two lots of record. Each of the two lots is 1. 1 acres in size, and each is developed' with two, two-story commercial/industrial buildings comprising 21, 500 square feet (59, 000 square feet total) . 110 vehicle parking spaces are provided on the two lots, and 86 spaces are provided on a commonly-owned lot at 3085 McMillan Avenue, 80 feet south of the site. The 196 spaces available equal one space per 300 square feet of gross building area. e f/—1 b PC Report - PD 1521 Page 2 The site was developed with the existing buildings in 1989. A tentative tract map for 32 industrial condominium units within the buildings was approved by the city in January 1990 (Tract 1848) , but no final map has been filed. The site is surrounded by light industrial uses, such as auto repair and light manufacturing. Vacant property to the west of the site is zoned for industrial use, but an application for rezoning to medium density residential is pending. EVALUATION The Zoning Regulations and General Plan were amended in 1987 to allow large offices in the C-S and M zones, if a planned development is approved for a site. Individual offices may be larger than 2500 square feet, but no tenant may occupy less than that floor area. In addition to allowing large offices, this PD application includes proposals to prohibit certain uses which are normally allowed in the M zone; to add other uses which are not normally allowed; and to add or delete use permits for still other uses. In all, a total of 60 uses would be allowed or conditionally allowed in the PD. Staff has identified the following issues related to land use policies and compatibility, and to traffic generation, for commission consideration in reviewing this request: 1. General Plan Policies The General Plan and Zoning Regulations state that Industrial-zoned areas are "intended for assembly and fabrication activities in addition to those permitted in the C-S zone, and for limited sales and services - primarily those not directly related to local consumers". Other Land Use Element Policies: b. Professional Office Policies 2 . . . . Large professional office buildings which can include multiple tenants but with no single tenants space less than 2,500 square feet may be established in service commercial/light industrial areas subject to the approval of a Planned Development zoning application and compliance with criteria set forth in the zoning regulations. This last provisioarnotwithstanding the dispersion of banks, real estates, offices, financial institutions, medical clinics, and doctors offices, and lawyers offices throughout the. city is prohibited. 8 . Regional administrative and financial offices shall be considered as appropriate useq in certain comparison retail commercial areas and shall not be allowed to disperse to convenience ' shopping, service commercial/light industria14or professional office areas. PC Report - PD 1521 Page 3 e. service Commercial/Light Industrial Policies 4. In designated service commercial/light industrial areas, the city should support the concept of "planned unit' industrial developments and subdivisions, where unified landscaping, signing, building design, service capabilities and adequate circulation can be ensured and thereby avoid compatibility conflicts created by piecemeal development. 8. Offices for engineering and industrial design, retail commercial convenience commercial and certain commercial recreation uses shall be conditionally permitted within designated service commercial/light industrial area subject to discretionary review and issuance of a use permit by the Planning Commission or director. Retail activities and offices not directly associated with permitted commercial or industrial uses should be discouraged. However, large professional office buildings which can include multiple tenants but with no single tenant spaces less than 2,500 square feet may be established in service commercial/light industrial area subject to the approval of a Planned Development zoning application and compliance with criteria set forth in the zoning regulations. [Zoning regulations criteria attached. ] The proposed project appears to be generally consistent with the above policies, although some modifications to the proposed uses are needed. 2 . Office Supply and Demand The 1987 amendment to allow large offices in the C-S and M zones was in response to a study which showed that a shortage of office space suited to large tenants might occur between 1990 and 1995 [Quad Consultants, 1986] . The estimated shortfall (for businesses which needed 2500 square feet or more) was about 50, 000 square feet. No follow-up studies have been done to determine whether the earlier study's predictions have been accurate. Planning staff has received inquiries regarding availability of large office facilities, but these have been primarily from government agencies which are prohibited from locating in M-zoned office PD's. .1- Since the office PD amendment was adopted, four?. projects have been approved: -South Street Business Park (265 South Street, PD 1328) . Allowed up to 18, 000 square feet of professional %offices. No professional office tenants are presently located there4 about 4, 500 square feet are currently available, because of parking shortages. - Granada PD (3701 South Higuera, P6 1478J•. 18, 000 square feet, PC Report - PD 1521 Page 4 occupancy status unknown at the time of report preparation. - Monteverde PD (2877 South Higuera, PD 1488) . 15, 000 square feet; no building permit application filed. - TRW PD (1050 South Street, PD 1499) . 60, 000 square feet, currently vacant. Data is not available regarding vacancy of large office spaces in other existing buildings. The applicant has included a list of potential tenants who have expressed interest in the project. Several of those on the list would be allowed without the PD, and one (More Office Machines) is proceeding to obtain building permits to occupy 8, 000 square feet. In summary, insufficient data is available to staff at the present time to determine whether a shortage of large office space has occurred, or will develop in the near future.. The TRW building and the McMillan PD together will have a significant effect, if both become available for professional office tenants: together, they represent an increase of approximately 5% of the total office space available in the city, and approximately 8% of the total office space which can accommodate tenants over 2,500 square feet (based on data from 1986 Office Supply Study] . 3 . Service Commercial/Industrial Supply and Demand Approximately 90-100 acres of vacant C-S and M-zoned land exist within the city limits, about evenly split between the two zones. If recent development trends continue, fewer than ten acres per year will be developed citywide in the two zones. It appears that no shortage of C- S and M-zoned properties will occur, even without considering proposals to annex the Airport Area or other commercial/industrial areas south of the city. Prospective developers have indicated to staff that there is a shortage of large sites - five or more acres - available in the city. Staff does not have current data regarding commercial/industrial vacancy rates and demand, however, particularly with regard to the 2 , 000 square foot to 15, 000 square foot spaces which are available in the applicant's building. 4. Land Use Compatibility Industrial zones have often been perceived as unselitable locations for professional office uses because of the noise levels, odors, truck traffic levels and aesthetic drawbacks associated with common industrial uses. Operators of industrial businesses have testified in opposition to previous office PD applications, since they, perceive that industrial operations will be more strictly regulated in response to complaints from office projects. The ambient noise level at the site is not high enough to interfere with office uses in the existing buildings. oThe noise level will remain aX—/3 PC Report - PD 1521 Page 5 acceptable, unless unusually noisy industrial uses move to nearby sites. In that case, average noise levels would remain acceptable, but peak noise levels might cause occasional interference with office activities. (The noise analysis assumes that all businesses would be operated in accordance with the city's ' Noise Control' Regulations. Refer to the initial study for additional detail. ) Likewise, other potential compatibility problems may be mitigated by the typical development patterns in the vicinity. Most uses are of a "light" industrial type, and the small sites are relatively unsuited for larger, heavy industrial uses. 5. Appropriate Uses In addition to compatibility with uses on adjacent sites, the determination of appropriate uses for the PD requires evaluation of compatibility issues between possible uses on the site, and evaluation of land use policies in the zoning regulations and General Plan. The types of office use specifically prohibited by the zoning regulations are clearly not appropriate, and government offices are inconsistent with General Plan policies. These uses, which have been specifically prohibited in previous office PD's, should be deleted from the uses proposed as allowed or conditionally allowed by the applicant. Staff also suggests narrowing the 60 uses listed, using some of the criteria used in reviewing the TRW office PD. Those criteria are attached, and the suggested list of uses at the end of this report is identical to the TRW list in most respects. Staff has included "Athletic and health clubs" as a conditionally allowed use (PC use permit) ; and the heavier manufacturing category has been deleted, since it is unlikely to be appropriate in a two-story light industrial/office complex. As with the TRW PD, retail and other C-S and C-R uses are excluded from staff's suggested list. The intent of the General Plan and zoning regulations is to allow specific types and sizes of office uses in certain cases, not to create a hybrid commercial-office-industrial zone. 6. Traffic Impacts As noted in more detail in the initial study and attached memo from Engineering staff, the proposed conversion to office uses will increase traffic volumes on McMillan Avenue by as much as 30%, and will also increase traffic on Orcutt Road and Broad Street. Both Orcutt and Broad have been identified in recent EIR's and Circulati*n Element studies as needing major widening and signal projects to accommodate expected traffic volumes. In addition to contributing to these cumulative traffic impacts, traffic from this PD project may warrant installation of left turn lanes at the Orcutt/McMillan intersection in the near future. Although the traffic impacts are not classified as a significant impact - long range projects already planned by the city will safety accommodate the traffic impact - staff believes that two measures to C kl+ PC Report - PD 1521 Page 6 help in alleviating traffic problems are appropriate as conditions of approving the PD: - A trip reduction plan should be required as a PD condition, in addition to- the similar condition imposed for the project's pending condominium tract map. Similar conditions have been imposed on the Monteverde PD and other recent projects. - Participation of the developer in the cost of short-term improvements to the Orcutt/McMillan intersection. A fee of $15, 000 to $30,000 may be appropriate, based on the office PD's proportional contribution to a left turn lane project. Refer to the attached memo from Engineering staff. The long-range traffic mitigation measures will include various widening and signalization projects on Broad and Orcutt, and may include extension of Sacramento Drive and an overcrossing at the Orcutt/railroad intersection. Those measures will be funded by a combination of development and annexation fees, traffic impact ordinance fees (anticipated to start in 1992) , city general funds, and state grants. The city has already acquire much of the right-of-way needed for Orcutt Road widening projects, in accordance with the adopted plan line approximately ????? in recent years for preliminary right-of-way acquisitions along the south side of Orcutt Road. 3THER DEPARTMENT COMMENTS Comments from Engineering staff regarding traffic impacts and fees are summarized above and in the attached memo. ALTERNATIVES The commission may recommend that the council deny the PD application, based on appropriate findings. RECOMMENDATION The commission should recommend that the council approve the proposed office planned development rezoning, subject to the following findings and conditions: [Note: Refer to the addtached draft council resolution, which incorporates findings and conditions recommended by the commission, and which are similar to those originally rem�emmended by staff. ] f, gtsd:PD1521.wp a -�5 i . i a `p I =i e I wiC Mirva•t I e. yQ � 8 I i2 � '1 == • O m O 777777777 7% 7L a It I 0 0 O G ^o O I qw mIb !i I c s r ts•� v'. J. 1< I � I • S f I () Gm au c 0 ZLL; rle � 1A n � � iiia r • � � }� ` r m 1`33 PHI , pe i� 'F _i� 0• . � 9 SITE PLAN MCMILLAA CENTER °. •'e .o^ III 'll�llll,jl 3119 1141 1116 3915 ...,,I.M.Y.. .Q I 31111 � 1� San Lela Obispo. CA - 'O' . 4"R I THE ONE BUENA VISTA .. PLANNING SAN LUIS OBISPO � � MILL CALIFORNIA 93401 April 3, 1991 Mr. Arnold Jonas, Director Community Development Department CITY OF SAN LUIS OBISPO City Hall, 990 Palm Street San Luis Obispo, CA 93401 Subject: McMillan Center - Planned Development Rezoning Application Dear Mr. Jonas: The new McMillan Center was constructed in accordance with City approved plans and conventional M zone property development standards, without exceptions or variation to normal zoning regulations. From its inception, however, its design, location and character have made it a candidate for planned development zoning, particularly to prescribe a unique mix of compatible commercial and industrial land uses appropriate to this complex. The planned development rezoning, in this instance, proposes a combination of CS and M zone uses, with a few select office type uses which are compatible with each other and appropriate to this location. Furthermore, this PD achieves the intent of conventional standards better than the normal standards by also excluding certain automotive repair and similar services usually allowed in the CS and M zones and making other less compatible uses subject to conditional use permit. 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 at McMillan Center. Also enclosed are the maps, development plans and other application materials required by the City for PD rezoning applications. If you find any deficiencies or have any questions regarding this application, please call me at 543-9560 or Mike Hernandez at 541-1858. We look forward to working with staff, the Planning Commission and City Council during consideration of this planned development. Sincerely, Rob Stron A .0 P. L Enclosures cc Jack Foster Roger Brown Mike Hernandez C"":M 0111 a'; n; April 1, 1991 Planning Department City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 To Whom It May Concern: The following is a list of parties that have inquired or expressed an interest in McMillan Center both in the recent past and present. United Parcel Service 8500 sq.ft. TRW Engineers 5000 sq.ft. More Office Systems, Inc. 8000 sq.ft. Ross, Levin, McIntrye and Varner Architects 5500 sq.ft. GTE Mobilnet 20000 sq.ft. Economic Opportunity Commission 8000 sq.ft. Private Industry Council 5500 sq.ft. Fosters Freeze International 5500 sq.ft. KADE TV33 3000 sq.ft. American Eagle 16000 sq.ft. Pacific Bell 7000 sq.ft. Dega Technology 8500 sq.ft. T r, 2995 McMillan Avenue,Suite 196,San Luis Obispo,CA. 93.101 a�j—I>( 805/541-1858 FAX: 541-5724 ///��� �+ MCM0111an April 1, 1991 Planning Department City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93401 To Whom It May Concern: The McMillan Center is owned by Roger M. Brown, Juanita L. Brown, Jack S. Foster and Patricia Foster and operated as a single entity. The intentions are to lease the facility and not sell any portion of the project at this time although the project is in the process of a tract map. The tract map is being done for future estate planning reasons. t. 2995 bfdvWlan Avenue,Suice 196,San Luis Obispo,CA. 93401 805/541-1858 FAX 541.5724 Table 9- Uses Allowed by Zone R-1 R-2 R-3 R-4 GOS Olt PF C-N C-C C-R C-T C-SI ht iPD 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 facilities PC PC PC Ambulance services PC PC A D 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 D Antennas(commercial broadcasting) PC PC D D D Athletic and health clubs,gymnasiums, fitness centers, tanning centers D PC D PC PC PC D Athletic fields,game courts PC PC PC D PC PC Auto dismantling,scrap dealers, recycling centers A Auto repair and related services(body, brake,transmissions,muffler shops; painting,etc) I D A A Auto sound system installation D'= D'= A A D Banks and savings and loads A A' A A Bars,taverns,etc (see Nightclubs) D D D D D D Barbers, hairstylists,manicurists, tanning centers A A A PC D D Boardingtrooming houses,dormitories (See also Chapter 17.20) PC D D D Bowling alleys PC PC D PC PC i Broadcast studios A A!D A A A A A-Allowed D-Direetoesapproval required PC-Planning commission approval required AM-Director's approval on ground floor,allowedabove'l The director shall determine it a proposed,unlisted use is similar to a listed use.Numb6ed notes alt at end orchart. EXHIBIT "A" 0�/�(�© Table 9-Uses Allowed by Zone R-1 R-Z R-3 R-4 GOS Ott PF I C-N C-C C-R C-T C-S M D Building and landscape maintenance services AID A A A D Btu 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 Carwash - mechanical PC" D D Carwash -self-service D D PC A A Catering services A A A A Cemeteries,mausoleums,columbariums PC PC PC PC PC PC PC PC PC PC PC PC PC Christmas tree sales(see Section 17.08.O10D) D D D D D D D D D Churches,synagogues,temples,etc, PC D D D A D D D A Dts P C Circus,carnival,fair,festival, parades (see Section 17.08.010E) 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 Convalescent hospitals PC PC D PC PC D Convents and monasteries PC A A D Credit reporting and collection A AID 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 AID A A D . A Drive-in theaters PC PC Dwellings Ar A A A AJas A/D AID JA/D D A-Allowed D-Directoes 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.Numbered notes are at end of chart. 4 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-SI M I D Educational conferences (see Section 17.08.010H) D D D D PC Electronic game amusement center PC PC PC PC Employment agencies A D A/D A A* Equipment rental A A D Emerminators and fumigators A A D Feed stores and farm supply sales PC A A A Florists A A A Fraternities and sororities. PC PC Gas distributors -containerized(butane, propane,oxygen,actetylene,etc) D A D Government agency corporation yards PC A A Government agency offices and meeting rooms PC D D D Home business(see Section 17.08.040) Homeless shelters (see Section 17.08.110) PC PC PC PC PC PC PC PC PC PC Hospitals PC PC Hot tubs -commercial use PC PC PC D PC PC Insurance service-local A A/D j A j j j D Insurance services-regional office A/D A PC 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-food,beverages;ice; T, apparel;electronic,optical,instrumen- tation products;jewelry, musical instru- ments;sporting goods;art materials D A D A-Allowed D-Director's approval required PC-Planningeommitsion approval required A/D-Directoes approval on ground floor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at end or chart. Table 9- Uses Allowed by Zone R-1 R-2 I R-3 R-4 GOS Oil PF C-N C-C C-R C-T C-S M D Manufacturing-basic metals,chemicals, ouilding 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 17.08.010E A A A A A A A Mortuaries D D A Motels,hotels,bed and breakfast inns A A A Museums PC D A PC 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 A10 A10 A Offices (engineering)engineers and industrial design A A/D A D10 10 A Offices (professional)attorneys,archi- tects,counselors,medical services, accountants,investment brokers,realtors, appraisers A A/D A 10 10 A Organizations (professional,religious, political,labor,fraternal,trade,youth, etc)offices and meeting rooms D D A D A/D A D D Parking(as a principal use) PC° Du PCI' Du Dt' D° A Parks A A A A D A D A A A Pharmacies rA A A Photocopy services; quick printers A A A/D A A A A Photofinishing-retail A A A PC A D A-Albwcd D-Directors approval required PC-Planningcommis+ion approval required A/D-Directors approval on ground noor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at end or chart. Table 9-Uses Allowed by Zone R-1 R-Z R-31 R4 GOS Oil PF C-N C-C C-R C-T CS M D Photofinishing-wholesale;and blue- printing and microfilming service PC A A A Photographic studios A A A PC D D Police and fire stations and training facilities PC Pool halls,billiard parlors,etc PC D D D Post offices PC A A A Printing and publishing D D A A A Produce stand(incidental sales of items produced on the premises D Public assembly facilities (community meeting rooms,auditoriums,convention/ exhibition halls) PC D D D PC 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 A Residential care facilities-6 or fewer residents A A F 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 food,etc A A A A D nn Xccessor Retail sales-building and landscape mat- erials (lumberyards,nurseries,floor and wall coverings,paint,glass stores,etc) D A 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 D Retail sales and repair of bicycles A° A A D D a A-Allowed D-Directoes approval required PC-Planning commission approval required A D-DireCofs approval on ground Moor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use-Numbered notes are at end of chart I / Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 GOS Olt PF C-N C-C C-R C-T C-S M I PD Retail sales and rental-autos, trucks, motorcycles,RVs D A PC Retail sales-auto parts and accessories except tires and batteries as principal use D A A PC D 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 floor area per establishment PC D PC Retail sales and rental-specialties(shoe stores,clothing stores,book/record/ videotape stores, toy stores,stationery stores,gift shops As A A Schools -Nursery schools,child day care PC PC D D A D D D PC -Elementary,junior high,high schools; Access. schools for disabled/handicapped PC PC D D D D -Colleges/universities D -Business,trade,recreational,or other specialized schools PC A/D A D D' D -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 AA Skating rinks i PC PC D PC PC A-Allawed D-Director's approval required PC-Planning commission approval required A/D-Ditwoes approval on ground floor,allowed above The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at end of chart. -as Table 9- Uses Allowed by Zone R-1 R-2 R-3 R4 C/OS O" PF C-N C-C C-R C-T C-S M I 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 Telegram office A A A D A Temporary parking lots (see Section 17.08.0101) Temporary real estate sales office in tract (see Section 17.08.010B) D D D D Temporary sales (see Section 17.08.010J) D D D D D D D Temporary toes -not otherwise listed in Section 17.08.010K 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 Ticket/travel agencies A A A PC D D Tire recapping A A Title companies A A A Trailer rental D A A Trucking/taxi service A A Utility companies - Corporation yards PC A A -Customer account services(bill paying and inquiries) A , D - Distribution and transmission facilities- PC see Section 17.08.050 Engineering and administration offices A/D A D A Payment drop points A A Vending machines (see Section 17.08.080) A A A A A A Accessory Veterinarians A` A` rrD M D A-Allowed D-Director's approval required PC-Pknningo mmission approval required ND•Directbr3 approval on ground floor allowed above The director shall determine if a proposed.unlisted use is similar to a listed use.Numbered notes are st.end of chart. Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-4 C10S Ott PF I C-N C-C C-R C-T C-S M PD Warehousing,ministorage,moving company A A D Water and wastewater treatment plants PC Water treatment services A A D Wholesale and mailorder houses PC A A A Zoos PC T, i A-Allowed D-Director'sapproval required PC-Planningoommission approval required A/D-Directors approval on ground floor,allowed above ne director shall determine it a proposed,unlisted use is similar to a listed use.Numbered nota are at end or chart. prove the rezoning and the official zone map shall be tors'offices,and lawyers'offices. amended to indicate approval of the planned develop- ment. (Ord.941-I(part),1982: prior code-9204.4(C)) 1. The project will be compatible with existing and allowed land uses in the area. 17.62.040 Required findings. 2.The project's location or access arrangements do not A- To approve a planned development,-the planning significantly direct traffic to use local or collector streets commission and council must find that it meets one or in residential areas. more of the following criteria; 3.The project will provide adequate mitigation to ad- 1.It provides facilities or amenities suited to a particular dress potential impacts related to noise,light and glare, occupancy group (such as the elderly or families with and loss of privacy,among others,imposed by commer- children) which would not be feasible under conven- cial activities on nearby residential areas,by using meth- tional zoning; ods such as setbacks,landscaping,berthing,and fencing. 2.It transfers allowable development,within a site,from 4. The project does not preclude industrial or service areas of greater environmental sensitivity or hazard to commercial uses in areas especially suited for such uses areas of less sensiti,,ity or hazard; when compared with offices. 3. It provides more affordable housing than would be S.The project does not create a shortage of C-S and M possible with conventional development; zoned land available for service commercial or indus- trial development.(Ord.1129-1(part),1988;Ord.1087 4.Features of the particular design achieve the intent of - 1 Ex.A(2), 1987;Ord.941 - 1 (pan), 1982:prior code conventional standards (privacy, usable open space, -9204.4(D)) adequate parking, compatibility with neighborhood character, and so on) as well as or better than the 17.62.050 Requirement for development plan. standards themselves; Noland division maybe undertaken and no construction S.It incorporates features which result in consumption begunwithin an area zoned PD until a final development. of less materials, energy or water than conventional plan has been approved. (Ord.941-1(part),1982: prior development; code-9204.4(E)) 6. The proposed project provides exceptional public 17.62.060 Final development plan. benefits such as parking,open space,landscaping,public art, and other special amenities which would not be A. Within six months of approval or conditional ap- feasible under conventional development standards. proval of the preliminary development plan,the appli- cant shall file with the community development depart- B. In order to ¢rant a 'density bonus" (as explained in ment a final development plan. At his discretion and for Section 17-50.630), the commission and council must good cause, the director may extend for six months the find that the proposed development satisfies at least period for filing. three of the five criteria set out in subsection A of this section. The applicant shall provide a detailed state- B.The final development plan shall include those items ment indicating how the development satisfies the ap- from Section 17.62.010(Preliminary development plan) propriate criteria set out in subsection A of this section. which describe the proposal,including division of land, The maximum density bonus is not automatic In deter- type and location of all buildings and improvements,and mining the allowable bonus,the commission and coun- so on,but it need not include information on existing cil shall assess the extent to which these criteria are met. conditions. C To approve a planned development allowing large C The director shall reTccw and take action on the final professional office buildings which can include multiple development plan within thirty days of filing. He shall tenants but with no single tenant space less than 2,500 approve it upon finding that it is in substantial compli- square feet in the CS or M Zone,the planning commis- ance with the preliminary development plan as approved sion or council must find that it meets each of the criteria or modified by the council. Upon approval of the final listed below. The following office-related uses are pro- development plan,the director shall add the number of hibited in the PD in these zones: banks, real estate the planned develepment to the official zone map (for offices, financial institutions, medical clinics and doc- example, PD (9999)). Subsequently, all grading, con- 70 city of san lues oBispo • INITIAL .STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION APPLICATION NO. L ZlfrPROJECT ESCRIPTION v-4 5 pe' l L"q APPLICANT STAjF RECOMMENDATION: NEGATIVE DECLARATION MITIGATION INCLUDED -EXPANDED ^IT,IIAAL STUDY R OUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY �( � DATE COMMUNITY DEVELOPMENT DIRECTO AC ON: DATE KEGMi& SUMMARY OF INITIAL STUDY FINDINGS DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING IL POTENTIAL IMPACT REVIEW POSSI LE ADVERSE EFFECTS A. COMMUNITY PLANS AND GOALS ................................................... B. POPULATION DISTRIBUTION AND GROWTH.......................................... C. LAND USE . ................ ............................................. . . ..... .. D. TRANSPORTATION AND CIRCULATION ....................................... . ... . .. E. PUBLIC SERVICES ............................................................. . .. F. UTILITIES.................................................................... . . .. G. NOISE LEVELS .............. ..................................................... H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ............ ... ..... I. AIR QUALITY AND WIND CONDITIONS.... ................................... ... . .... J. SURFACE WATER FLOW AND QUALITY . ............................................. K. PLANT LIFE.................. ............................... ...............ar .. f, L. ANIMAL LIFE................. .................................................. .. M. ARCHAEOLOGICAUHISTORICA L .....................................I............. N. AESTHETIC ................. ........................................%..... . ...... O. ENERGY/RESOURCE USE .......................................................... P. OTHER .............................................................. .......... J III.STAFF RECOMMENDATION 'SEE ATTACHED REPORT I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The applicant proposes to rezone two adjacent lots from M (Manufacturing) to M-PD (Manufacturing - Planned Development) . The PD rezoning would allow large office tenants (each tenant occupying not less than 2500 square feet of contiguous office space) to occupy existing commercial/industrial buildings on the site. Land use regulations for other uses allowed or conditionally allowed on the site would also be modified; refer to the attached list. Each of the two lots is 1. 1 acres in size, and each is developed with two, two-story commercial/industrial buildings comprising 29, 500 square feet (59, 000 square feet total) . 110 vehicle parking spaces are provided on the two lots, and 86 spaces are provided on a commonly-owned lot at 3085 McMillan Avenue, 80 feet south of the site. The 196 spaces available equal one space per 300 square feet of gross building area. The site was developed with the existing buildings in 1989. A tentative tract map for 32 industrial condominium units within the buildings was approved by the city in January 1990 (Tract 1848) , but no final map has been filed. The site is surrounded by light industrial uses, such as auto repair and light manufacturing. Vacant property to the west of the site is zoned for industrial use, but an application for rezoning to medium density residential is pending. II. POTENTIAL IMPACT REVIEW A. Community Plans and Goals The proposed rezoning is consistent with policies regarding location of large offices in M and C-S zones, subject to specific use prohibitions and location requirements: " . . . large professional office buildings with no single tenant space less than 2500 square feet may be established in service commercial/light industrial areas subject to the approval of a Planned Development zoning application and compliance with criteria set forth in the zoning regulations [attached] . " There is some question regarding consistency with one of the zoning criteria: "does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices" . The possible inconsistency does .got constitute a significant adverse environmental impact, sinc8 impacts on the physical environment will be minimal. The project does not affect a significant percentage of land available for commercial/industrial development in the city, nor does it affect a significant percentage of the total office space available. C. Land Use ER 19-91 Page 2 Although industrial areas are generally less suited to office uses than other areas in the city, due to possible problems with noise, odors, vibrations and truck traffic. No significant adverse impact will occur due to land use compatibility in this case, however. The predominant uses in the neighborhood occupied by the project are relatively "light" industrial uses, and the land use pattern is not expected to change significantly. Refer to additional discussion under Noise, below. D. Transportation and Circulation Previous initial studies for the project site (regarding building construction and industrial condominium tentative tract map) were based on studies which predicted that development of the site would generate 300 to 600 vehicle trips per day (TPD) . Although traffic generated would contribute to significant traffic problems which will occur at Orcutt and Broad Streets, negative declarations for the earlier phases were approved based on findings that cumulative traffic impacts would be mitigated by road widening projects which have already been planned by the city (Initial Study ER 60-89; Southern California Gas Co. EIR; traffic study for Orcutt I, II, and Brickyard projects, 1987) . Office use of the site would likely double the amount of traffic generated: 600 to 1200 TPD. Although the additional traffic generated by office use would not result in a need for additional right-of-way at Orcutt Road, it could have the following impacts: - The need for Orcutt Road improvements could be affected. Additional pavement width and left turn pockets might be needed to deal with traffic generated by the office occupancy; the city had planned these improvements to be installed in conjunction with development of the "Orcutt I" project site (located at the southeast corner of the Broad/Orcutt intersection) . - Widening of the stretch of Orcutt Road between Broad and Laurel will be needed sooner than previously planned, as will signalization of the Orcutt/Laurel intersection and modifications to the Broad/Orcutt intersection. Significance: The proposed project will contribute to significant cumulative traffic impacts on Broad Street and G�pcutt Road. Ir, Mitigation: Road widening and signal modification projects already planned by the city will provide adequate mitigation. It may be appropriate to require the applicant to pay traffic impact fees based on his share of the cost of the improvelnents, but this is not required as a mitigation measure since the improvements will occur even if the fees are not paid. ER 19-91 Page 3 G. Noise Levels The city' s General Plan Noise Element establishes "normally acceptable" interior and exterior noise levels for various types of land uses. 50 dBLdn (average noise level, day/night weighted) is the maximum interior noise level for office uses, and 75 dBLdn is the maximum exterior noise level. It appears that both criteria can be met on the site, using fairly conventional construction methods. The existing walls adjoining the site's north and south property lines have an STC rating of approximately 40 dB (i.e. , noise levels will be reduced by 40 dB) , and the siting of the buildings will block much of the noise generated on adjoining sites. In any case, ambient noise in the vicinity is less than 75 dBLdn. III. STAFF RECOMMENDATION The proposed project will not have significant adverse effects. A negative declaration should be filed. gtsd: ER1991.wp T r, ►�� ����►�� �i�►�IliNiillllll@�1°°��� �� III city osAn tuis omspo 955 Morro Street • San Luis Obispo, CA 93401 June 21, 1991 MEMORANDUM TO: Greg Smith, Associate Planner FROM QX--Jerry Kenny, Supervising Civil Engineer SUBJE Traffic Impact Fee - McMillan Center 2995 McMillan Avenue (PD 1521) You requested information leading to a possible contribution towards mitigation of the traffic impact at Orcutt and McMillan, based on a worst case scenario of 100% office use at the site. The ADT was previously determined to be 300 vpd for the currently approved project. The revised ADT would be 960 for 100% office use, for an increase of 660 vpd. The current PM peak hourly rate was determined to be 218 vph for McMillan (Keith B. Higgins report, Sept. 1989) , excluding the "approved" project. That would add 30 to the 218, or 248 vph. The additional 660 vpd would add 66 to the 248 vph, or a total of 314 vph. The percentage increase from this project could, there- fore, be up to 26 . 6%. There is an apparent need for a left-turn pocket at McMillan, due to the traffic entering and exiting the street. There are 3 interim solutions, pending complete widening of Orcutt Road: 1. Extend the large box culvert under Orcutt Road (W/O McMillan) and paveout approximately 300 LF on the S side of Orcutt Rd. This would allow installation of a left turn pocket from Orcutt Rd. at McMillan Ave. Estimated cost is $ 90, 000. 2 . Purchase 22 feet of R/W by 305 ft on the N side of Orcutt Rd. , E of McMillan Ave. , and pave out, 12 ft wide. This would This would also allow installation of the left turn pocket. Estimated cost is $ 80, 000. ,r r, 3 . Purchase only 12 feet of R/W and paveout', as in 2 . above. Estimated cost is $ 50, 000. Based on the 26. 6% increase in peak traffib generation, a contribution to mitigate the impact would vary from $• 13 , 300 to $ 23 , 940, depending on the option. The lesser cost option ($ 13 , 300) would seem to be the maximum, based on the increase in peak ADT. The actual % contribution, if any-, should be determined by the City Council. *-33 Greg Smith (PD 1521) June 21, 1991 Page Two The proposed "Traffic Impact Fee" ordinance is not expected to provide for improvements such as this, but would only provide for major infrastructure improvements. Development of the property on the S side of Orcutt Road, and/or the redevelopment of the N side of Orcutt Rd would provide for the left turn pocket and eliminate the need for imposing such a condition on this project. Timing, therefore, is the driving factor in considering such a condition. If the impact is found to be tolerated in the interim, the solution would be realized, possibly, within. the next year or two, based on development. Any City project would presumably be at least a year away, depending on funding. The City Council asked for a study of Orcutt Road which may radically change the long-time planned configuration of the street. The staff report is now ready, but the Council may not make a decision for some months. There are funds in the 91-93 Budget for property acquisition for already selected parcels, with a few thousand dollars anticipated to be left over. These funds could be used for widening or other street improvements. J Hawley P: \jerry\McMi1RZ.wp T f. 2/1/91 Criteria for uses allowed in PD 1499: 1. Use will be compatible with neighborhood. 2. Use is consistent with the general plan and city PD policies. 3. Spatial and functional requirments of use are appropriate to the site and facility. 4. Use is already allowed or conditionally allowed in the M zone. 5. Use is consistent with PC direction to emphasize "high-technology" and similar office/light industrial uses. r,