HomeMy WebLinkAbout08/17/1993, 1 - CONSIDERATION OF REQUEST (PD/TR 220-92) TO CREATE AN OFFICE/INDUSTRIAL PARK ON AN 11.75 ACRE PARCEL ON PROPERTY LOCATED ON THE SOUTH SIDE OF ORCUTT ROAD, WEST OF THE S.P.R.R. TRACKS (953 ORCUTT RD.) INCLUDING: IIIII�ItlIIIIVIIIIIII�IIllu�llll��I`I MEETINGCl� o -17-
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ITEM NUMBEfj
COUNCIL AGENDA REPORT
FROM: Arnold B. Jonas, Director of Community Development r oft
PREPARED BY: Ronald Whisenand, Development Review Manager
SUBJECT: Consideration of requests (PD/TR 220-92) to create an office/industrial park on an
11.75 acre parcel on property located on the south side of Orcutt Road, west of the S.P.R.R.
tracks (953 Orcutt Rd.) including:
A. Planned Development Rezoning - To change the zoning from M (Manufacturing) to M-
PD (Manufacturing- Planned Development)including the extension of Sacramento Drive
to intersect with Orcutt Road.
B. Tract 2134 (City File No. TR 220-92) - A tentative map creating seven lots from two
lots.
CAO RECOMMENDATION:
A. Introduce an ordinance approving the planned development overlay zoning. and
preliminary development plan with conditions, as recommended by the Planning
Commission; and
B. Adopt a resolution approving the map with conditions, as recommended by the Planning
Commission. -
DISCUSSION
On July 14, 1993, the Planning Commission voted 6-0 (Commissioner Hoffman, absent) to
approve the requests outlined above to enable development of a phased regional office/industrial
park at the site. The attached Planning Commission staff report outlines most of the issues
related to this project. At the Planning Commission hearing, discussion focussed on two basic
areas. A summary of this discussion is outlined below:
A. Site Planning Issues: As discussed in the Planning Commission staff report, the applicant
is requesting several setback exceptions. After reviewing the applicant's request, a 10 foot
setback from Orcutt Road was approved where 15 feet would normally be required. The basis
for this exception was that the Orcutt Road right-of-way is wide enough to provide the buffering
that would be achieved with a 15 foot setback. The 10 foot minimum applied by the Planning
Commission was larger than the 5 foot setback proposed by the applicant because the
Commission felt that 10 feet would provide a better landscape area adjoining the property line.
The Commission also provided the opportunity for additional setback exceptions if approved by
variance or administrative use permit.
Some members of the Commission, were concerned with the amount of parking that would be
required to serve this complex. The applicant's representative explained that the types of uses
►►41►IIII1118111 C1. of san LUQ s OBISIV
Nia; COUNCIL AGENDA REPORT
therefore requested a parking reduction. As explained in the attached Commission staff report,
staff recommends that the reduction be granted. It is difficult when constructing building shells
to determine what the actual parking demand will be. However based on the planned mixture
of uses, the overlap in the hours of operation, and the requirement to prepare a trip reduction
plan, a parking reduction is appropriate for the site. The Commission agreed with the parking
reduction concept.
It should be mentioned as part of the trip reduction program, the project will need to provide
facilities to encourage bicycle travel. Bike racks, securable bike storage, and plumbing for
shower facilities will be incorporated into the project.
One final site planning issue that needs mention is the applicant's proposal to demolish the
existing house on the property. The structure encroaches into the planned right-of-way for
Orcutt Road and does not "fit" with the planned office/industrial use of the site. The Cultural
Heritage Committee reviewed the structure in 1989, and determined that it was significant.
Although it is unfortunate to demolish any significant structure, there appears to be no practical
alternative to demolition or relocation. Staff and the Planning Commission recommends that the
demolition be approved subject to requirements that the owner make reasonable attempts to allow
for its relocation. If it cannot be relocated, photographic and architectural documentation should
be provided prior to demolition. _
B. Traffic and Circulation: Circulation has been one of the primary issues associated with _
this project. Originally, the project was designed with a private access driveway off of Orcutt
Road that terminated with an on-site cul-de-sac. However, due to emergency access concerns
for this site as well as the Sacramento/Capitolio area, a through access connection with
Sacramento was requested by Fire Department staff.
The City has not established a clear policy regarding the extension. The adopted Circulation
Element (March, 1982) does not address the issue. The administrative draft of the Circulation .
Element (April, 1992) shows northward extension of Sacramento as a cul-de-sac into the
Parkside site, without access to Orcutt. In July, 1992, the Council approved an ordinance pre-
zoning the Broad Street Annexation Area which included a specific reference to extension of
Sacramento to connect to Orcutt. These conflicts in policy were further addressed by the Public
Works Department as part of their August 3, 1993 Council Agenda Report on the Orcutt Road
widening program.
Action by the Council on the Parkside project will establish the policy, since a decision on the
PD application will precede formal action on the Circulation Element. Extension to Orcutt is
recommended by Community Development and Public Works staff, Caltrans, and consultants
who have prepared traffic studies for previous projects proposed in the vicinity. The Planning
Commission, recommends the extension of Sacramento to Orcutt as well.
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COUNCIL AGENDA REPORT
The draft EIR for the 1992 Land Use/Circulation Element Updates recommends that the City
find that extension of Sacramento across the creek channel at the southerly edge of the site
constitutes a significant adverse effect. As reflected in the mitigated negative declaration
approved by the Director, the Community Development Department and California Department
of Fish and Game have determined that impacts of the creek crossing can be reduced to a level
of insignificance by expanding and enhancing riparian habitat near the crossing. This mitigation
area is accommodated by the project design but the mitigation area will need to be acquired
along with the right-of-way for the roadway.
One final circulation issue that was raised by the Planning Commission relates to on-site bike
lanes. The Commission felt that if the project was indeed trying to encourage bicycle travel,
bike lanes should be incorporated into the Sacramento Street extension. The Commission
recommended that the roadway be designed with bike lanes on both sides of the street. With
elimination of parking from the west side of the street, the proposed 60 foot right-of-way will
accommodate all the desired street improvements.
The City's Bicycle Committee reviewed the bike lane issue on Sacramento subsequent to
Planning Commission action on the rezoning and tentative tract map. The Bicycle Committee
has considered the Planning Commission's recommendations and recommends that the City
Council require a Class I bike path adjacent to Acatia Creek in-lieu of the Sacramento Street
bike lanes (see attached Public Works memos).
Staff has reviewed the Bicycle Committee's alternative and does not recommend that the project
be modified to accommodate the bike path concept. The basis for staff s recommendation is the
fact that extensive time and effort has gone into the applicant's design. A Class I creek-side
bike path would result in significant revision to the project and loss of developable land and/or
sensitive creek-side mitigation area. Public Works Department staff notes that as a second
choice for bikeways, the Class II facilities recommended by the Planning Commission would
provide the desired north/south connections in this developing area. Should the Council wish
to consider the Bicycle Committee's recommendation, the matter should be referred back to the
applicant for project revision and back to the Planning Commission for review.
ALTERNATIVES
A. Approve the applications as recommended by the Planning Commission (CAO
Recommendation).
B. Deny the requests, if findings are made that the proposed rezone and tentative map are
inconsistent with the City's General Plan or Zoning Regulations.
C. Continue with direction to the staff and applicant if the Council desires further
information, project modifications, or analysis to render a decision. Note, this
alternative would be used should the Council wish to consider the alternative for a
Class I bike path or desire changes in the Sacramento/Orcutt circulation pattern.
��uHnuH�lllll��ln � �1� city Of San LUIS OBISPO
i COUNCIL AGENDA REPORT
ATTAURMU TS:
A. Draft resolution and ordinance approving the -PD rezoning and tentative tract map.
B. Planning Commission Minutes.
C. Planning Commission staff report and attachments.
D. Bicycle Lane Background Memos.
E. Alternate resolution denying tentative map (to be distributed under separate
cover)
ORDINANCE NO. (1993 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING REGULATIONS MAP TO
CREATE AN OFFICE/INDUSTRIAL PARK ON AN 11.75
ACRE PARCEL ON THE SOUTH SIDE OF ORCUTT ROAD,
WEST OF THE SOUTHERN PACIFIC RAILROAD RIGHT-
OF-WAY FROM M TO M-PD (APPLICATION PD 220-92)
WHEREAS, the City Council has held a hearing to consider the planned
development request PD 220-92; and
WHEREAS, the City Council makes the following findings;
1. The planned development will provides facilities or amenities suited to a particular
occupancy group which would not be feasible under conventional zoning, specifically
an office/industrial park incorporating auxiliary uses.
2. Features of the proposed design achieve the intent of conventional standards
(privacy, usable open space, adequate parking, compatibility with neighborhood
character, and so on) as well as or better than the standards themselves.
3. The project will be compatible with existing and allowed land uses.in the area.
4. The project will not direct traffic to residential areas.
5. 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.
6. The project does not preclude industrial or service commercial uses in areas
especially suited for such uses when compared with offices.
7. The project does not create a shortage of C-S and M zoned land available for service
commercial or industrial development.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development preliminary map PD 220-92 is hereby
approved subject to the following conditions: ("Indicates environmental impact mitigation
measure
r
175
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 2
1.* Applicant shall dedicate on-site portions of right of way for Sacramento Drive
extension in conjunction with first phase of the project.
2.* Emergency access shall be provided to each building in accordance with City
standards and to the approval of the Fire Marshal.
3.* Applicant shall pay fees to fund pro-rata shares of the following off-site traffic
mitigation measures:
a. Orcutt Road/Southern Pacific Railroad overcrossing: $63,320.
b. Orcutt Road/Laurel Lane traffic signal and intersection modifications: $3,835.
C. Broad Street/Capitolio Way traffic signal: $7,127.
4.= The applicant shall prepare and implement 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.
5*. Trip reduction measures shall include provision of facilities for the use of employees
who commute by bicycle, to the approval of the Community Development Director.
At a minimum, facilities shall include:
- Secure weatherproof bicycle storage.
- Plumbing stub-outs for shower and locker room facilities at each building.
6.* Building 3 shall not be included in a phase which precedes construction of the
Sacramento Drive extension to Orcutt Road.
7.* Applicant shall complete all site grading and other construction activities in
accordance with a particulate emission mitigation plan, to the approval of the APCD
and Community Development Director.
8.' The applicant shall provide the City Engineer with a detailed grading and drainage
plan and hydraulic analysis which indicates the effects of the proposed development
on adjacent and downstream properties.
9. The subdivider shall provide the City Engineer with a detailed hydraulic analysis
which indicates the effects of the proposed development on adjacent and downstream
properties.
1
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Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 3
The analysis must address the existing public and private drainage facilities and creek
capacities in order to meet City standards, and to avoid increased potential flooding
downstream. Otherwise, detention facilities may be required as a condition of
building permits, to the satisfaction of the City Engineer in accordance with the
County Airport Area Specific Plan & Drainage Master Plan.
The analysis shall also identify any areas within the project subject to inundation
during a 100-yr storm. Any lots subject to flooding during a 100-yr storm shall be
graded to provide minimum pad elevations at least 1 foot above the 100-yr storm
elevation, to the satisfaction of the City Engineer. The areas subject to flooding shall
be noted on the final map.
If the hydrology study identifies areas subject to flooding which are not shown on the
current Flood Insurance Rate Map, or, are in conflict with said map, the subdivider
shall process and complete a Federal Emergency Management Agency Letter of Map
Amendment (LOMA), or, Letter of Map Revision(LOMR) prior to final acceptance
of the development, to the satisfaction of the City Engineer.
10.* The applicant shall obtain the General Construction Activity Storm Water Permit
required by the Environmental Protection Agency, and shall comply with all
requirements of that permit. Applicant shall comply with all requirements of City
grading regulations regarding erosion control measures.
11.* Applicant shall expand and enhance existing riparian habitat areas found on the site,
in accordance with a plan approved by the State Department of Fish and Game, the
City Engineer, and the Community Development Director. The plan shall be
prepared by a landscape architect or biologist experienced in the area of riparian
habitat restoration, and shall include the following measures:
a. The plan shall provide for no net loss of extent or quality of riparian habitat
on the project site and adjoining sites affected by off-site improvements for
the project.
b. The plan shall establish a minimum creek setback line for the westerly and
southerly channels. The setback line shall correspond to the edge of existing
riparian vegetation or 20 feet from the top of bank, more or less, as deemed
appropriate by the Community Development Director.
b. Native riparian plant species shall be used whenever possible.
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 4
C. Plants shall be used which are large enough to establish wildlife habitat as
quickly as possible.
d. Planting areas shall be located appropriately to avoid the need for long-term
irrigation or other maintenance.
e. The plan shall include monitoring and maintenance provisions which ensure
that replacement planting areas are properly established and are not
subsequently removed without further environmental review.
L The plan may provide for limited removal of on-site Eucalyptus trees, as
determined necessary to allow re-establishment of native plant and animal
species.
g. A plan for all removal and replacement zones for all phases of the project
shall be completed prior to recording the final tract map or approval of the
PD final development plan. Final grading plans and landscape planting plans
and construction drawings for each phase shall be reviewed and approved by
the Department of Fish and Game prior to issuance of building permits for
that phase of the project. Plans for construction of street and drainage
improvements within public right of way areas shall also be reviewed and
approved by DFG staff prior to beginning construction.
h. Department of Fish and Game staff shall review and approve grading stakes
in the field prior to initiation of grading for each phase.
12.* Applicant shall comply with the Interim Archaeological Survey Procedures prepared
by the City's Cultural Heritage Committee (attached) prior to and during the
construction phase of the project. These guidelines require:
a. Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction activities
on the site.
b. Halting of-construction activities if archaeological resources are discovered
during construction.
C. Implementation of a preservation plan prepared by a qualified archaeologist
and approved by the Community Development Director if significant
archaeological resources are discovered.
e —8
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 5
13. Applicant shall provide sand and oil interceptors in parking lot drainage systems, to
the approval of the City Engineer.
14. Applicant shall exhaust all avenues available to implement dedication of off-site right
of way needed for extension of Sacramento Drive from its present terminus, to
connect to Orcutt Road. Dedication shall include sufficient land or easement area
to include "Wetland Habitat Replacement Zone 4", as shown on the preliminary
development plan.
The City Council will lend the subdivider its powers of condemnation to acquire the
off-site R/W and/or easement dedication (Government Code 66462.5). If
condemnation is required, the subdivider shall pay all costs associated with the off-
site R/W acquisition (including attorneys and court costs).
15. The following uses shall be allowed within the Planned Development, and with the
type of use permit review indicated:
A = Allowed; D = Director's approval required; PC = Planning Commission
approval required; * Indicates use subject to square footage and other
limitations per Zoning Regulations Section 17.22.010, footnote 10: No single
tenant space less than 2,500 square feet, banks, real estate offices, financial
institutions, medical clinics, doctor's offices, and lawyer's offices prohibited.
A Advertising and related services
D Antennas (Commercial broadcasting)
A Broadcast studios
A Computer services
D Day care centers
A Laboratories (medical, analytical)
A Manufacturing - food, beverages; ice; apparel; electronic, optical,
instrumentation products; jewelry; musical instruments; sporting goods; art
materials.
PC Manufacturing-basic metals, chemicals,building materials,fabricated metals,
textiles, paper and cardboard; machinery, transportation equipment.
A* Offices (Contractors)
A* Offices (Engineers and industrial design)
A* Offices (Technical and scientific research)
A Photocopy services; quick printers
A Photofinishing - Wholesale; and blueprinting and microfilming service
A Printing and publishing
A Repair services
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 6
D Restaurants, sandwich shops, take-out food; as an auxiliary use primarily
serving employees and clients of uses located within the planned development.
D Retail sales - groceries, liquor and specialized foods; as an auxiliary use
primarily serving employees and clients of uses located within the planned
development.
D Schools - Business, trade, recreational, or other specialized schools.
16. An exception to standard setback requirements is hereby approved, allowing a ten-
foot setback from Orcutt Road where a fifteen-foot setback would otherwise be
required, for Buildings 8 and 9. This condition does not preclude other exceptions,
if approved by variance or administrative use permit.
17. Parking shall be provided at a minimum rate of one space per 400 square feet of
gross building area for each phase.
18. Parking shall be provided for each tenant at a rate of 90% of the requirement stated
in the Zoning Regulations. Parking requirements may be further modified by
approval of an administrative use permit, upon a finding that the traffic reduction
plan for the planned development has effectively reduced the demand for parking.
19. Development of the site shall be in substantial compliance with the building
envelopes and other features shown on the approved preliminary development plan.
Actual building design,landscaping, etc., shall be to the approval of the Architectural
Review Commission.
20. Applicant shall attempt to provide for relocation within the city, of the existing house
on currently located on the site. If necessary, the applicant shall offer the structure
free of charge to any responsible party who will relocate it. If the structure cannot
be relocated within the city, the applicant may relocate it outside the city or demolish
it, after providing photographic and architectural documentation to the approval of
the Community Development Director.
21. If demolition of the existing house occurs, applicant shall recycle and salvage building
materials to the extent feasible. Applicant shall submit a plan for recycling/salvage
to the Community Development Director for approval prior to issuance of the
demolition permit.
22. . Applicant shall recycle building materials during construction of the project, in
accordance with a plan approved by the Community Development Director.
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 7
23. Applicant shall provide adequate facilities within each phase of the project to
accommodate recycling. Facilities shall be designed in consultation with local
recycling agencies, and to the approval of the Community Development Director.
24. Applicant shall comply with conditions of approval of Tract 2134 (City File No. TR
220-92).
SECTION 2. A synopsis of this ordinance, approved by the City Attorney,
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 1993, on motion of _
seconded by and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
1 -II
Ordinance:No.. (i993 Series)
Planned D_ evelopment.Rezoning-PD 22M2
Page 8
APPROVED:
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF VESTING TENTATIVE TRACT NO. 2134
LOCATED AT 953 ORCUTT ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this council, after consideration of the tentative
map of Tract 2134 and the Planning Commission's recommendations, staff recommendations,
and reports thereof, makes the following findings:
1. The design of the,subdivision and proposed improvements are consistent with the
general plan.
2. The site is physically suited for the type and density of development allowed in the
M-PD zone.
3. The design of the subdivision is not likely to cause serious health problems,
substantial environmental damage or substantially and unavoidably injure fish or
-- wildlife or their habitat. -
4. The design of the subdivision will not conflict with easements for access through (or
use of property within) the proposed subdivision.
5. The proposed project has been granted a negative declaration of environmental impact
based on various mitigation measures being incorporated into the project, as identified
in the ordinance approving Planned Development Rezoning PD 220-92.
SECTION 2. Conditions. The approval of the tentative map for Tract 2134 is
subject to the following conditions:
1. Subdivider shall obtain approval of rezoning application PD 220-92.
2. This vesting map'shall confer a vested right to proceed with development in
accordance with the ordinances, policies and standards described in Section 66474.2
of the Subdivision Map Act, and including all provisions of the ordinance approving
Planned Development Rezoning PD 220-92. Environmental impact mitigation
measures identified in the ordinance approving Planned Development Rezoning PD
220-92 shall be conditions of approval of this vesting tentative map.
l43
Resolution No. (1993 Series)
Tract 2134
Page 2
3. Phase II of the development will require the public street to extend to at least the
southerly driveway serving building #4. This is subject to change if the developer
changes the phasing proposed.
4. The extended public street will be named Sacramento Drive.
5. A common driveway/maintenance agreement is necessary for common parking areas.
Frontage Improvements
6. Orcutt Rd. improvements (curbs, gutters, 4' detached sidewalks along the southerly
side, full street pavement, signing, striping, transition over railroad tracks, barricades,
etc...) shall be constructed in accordance with the revised widening established by the
City Council to the satisfaction of the City Engineer and in accordance with City
regulations, Standard Engineering Details and Standard Specifications. The creek
culvert must be extended to accommodate the new, widened location of frontage
improvements.
7. City will pay for additional Orcutt Rd. R/W dedication (indicated on the tentative
map). The amount shall be negotiated between the property owner (or his
representative) and the City and shall be based on fair market value.
8. Access rights along Orcutt Rd. shall be dedicated to the City.
9. The subdivider shall dedicate a 10' wide (minimum) public utility easement and 10'
wide street tree easement along all public street frontages, to the satisfaction of the
City Engineer and public utility companies.
10. The proposed public street shall be designed as a 60' R/W with 44' curb to curb, 8'
parkways with 6' wide integral sidewalks. Pavement/base section shall be designed
with a TI=8 (decorative pavement in the public R/W will not be permitted). Upon
connection to Sacramento Dr., the 44' roadway shall transition to meet the existing
curb alignment of Sacramento Dr., to the satisfaction of the City Engineer. A bicycle
lane shall be provided on each side of the street, and parking shall be prohibited on
the west side of the street.The street profile and building sites shall be designed to
accommodate the existing grades of Orcutt Rd. and the future grade changes required
for the railroad overpass.
11. A median island in the new street will not be permitted.
Resolution No. (1993 Series)
Tract 2134
Page 3
12. Phasing of the construction of the public street shall provide for the ultimate street
section and pavement life (per the City's Pavement Management Plan) at the end of
the phase III. The subdivider's engineer shall include this requirement in the public
improvement plans, to the satisfaction of the City Engineer.
13. Driveway ramps (or alley-type entrances with minimum radii of 30') shall be
constructed per City standards in lieu of the street type driveways proposed, to the
satisfaction of the City Engineer.
14. The subdivider shall construct a bus stop on Orcutt Rd (shelter, signing, trash
receptacle, etc...), on the southerly side of Orcutt Rd and westerly of the new street,
to the satisfaction of the City Engineer.
15. The subdivider shall install street lighting per City standards, including off-site street
lighting along roadways leading to and from the proposed development, to the
satisfaction of the City Engineer.
Street Trees
16. Street trees are required to be planted per City Standards (the number of trees are
determined by one tree required for each 35 linear feet of street frontage) at the time
of lot developments. An exception shall be for any trees required as part of
mitigation measures established by the Dept. of Fish & Game. In no case, shall any
tree be planted in a location which may be in conflict with any earth fill, retaining
walls, etc...associated with a future railroad overpass. Species: As determined by the
City Arborist.
Water, Sewer & Utilities
17. Construction of the public sewer main through to the Sacramento Drive sewer main
must occur as part of phase I of the development (including any necessary
improvements required to cross the creeks).
18. The proposed on-site sewer main will be privately owned and maintained by the
property owner's association.
19. Sewer lift station charges are required to be paid prior to recordation of the final map
as determined by the City Engineer and Utilities Engineer. ($4,143.83)
Resolution No. (1993 Series)
Tract 2134
Page 4
20. The final grades and alignments of all public water, sewer and storm drains (including
service laterals and meters) are subject to change to the satisfaction of the City
Engineer and Utilities Engineer.
21. The subdivider shall dedicate an easement for a public water system over all parking
area (including planters and raised medians) within lots 3 - 7, to the satisfaction of
the City Engineer and Utilities Engineer.
22. The proposed looped on-site water main, service laterals and meters (serving lots 3 -
6) shall be an extension of the public water system. The 8" dead-end waterline
between lot 5 and lot 6 shall be privately owned and maintained.
23. The public water main may be phased with the approval of the Fire Department with
regards to required fire flows. The City will participate in any line upsizing of public
water mains (increases above the size required to provide fire flow or the City's 8"
minimum, whichever is larger).
24. The public street must be constructed through to Sacramento Drive as part of phase 3.
25. Water services, water meters and firelines serving lot 7 shall be connected to the
water main in the new public street, not from the on-site water main.
26. The subdivider shall underground all existing overhead utilities along the southerly
property frontage of Orcutt Rd, to the satisfaction of the City Engineer and utility
companies.
Site, Grading & Drainage
27. All bridging, culverting and modifications to the existing creek channels must be in
compliance with the City's Flood Management Policy Book (specifically regarding
clear spanning of creeks, etc...) and approved by the City Engineer, Corp of
Engineers and Fish & Game and must meet City standards and policies.
28. Clearing of existing creek and drainage channels, including any tree pruning or
removals, and any necessary erosion repairs shall be to the satisfaction of the City
Engineer and the Dept. of Fish & Game.
29. All lots shall be graded to preclude cross-lot drainage, or, appropriate easements and
drainage facilities shall be provided, to the satisfaction of the City Engineer.
Resolution No. (1993 Series)
Tract 2134
Page 5
Traffic
30. Traffic impact fees listed as a condition in the Ordinance rezoning the property to M-
PD (PD 220-92) shall be paid prior to issuance of building permits for Phase I.
31. The City is expected to adopt a new traffic impact fee ordinance sometime in 1993.
That ordinance may impose additional traffic fees, and/or may allow credit for fees
itemized above.
32. The subdivider shall be entitled to reimbursement for excessive costs incurred to
install the major bridge (or culvert, and water main within the bridge/culvert limits at
the southwest corner of the tract in order to extend Sacramento Drive to Orcutt Road.
i
The reimbursement will be based on costs in excess of the developer's responsibility
of 20/60 (33.33%) of the final cost for the work, excluding base, pavement,
sidewalks and railings, water main within the area of the bridge/culvert and other
utilities, in accordance with provisions of Municipal Code Section 16.44.091. Such
reimbursements shall be paid to the subdivider only when and if prorated shares are
collected from the developers of new projects which benefit from this improvement,
as determined by the City Engineer, and subject to an agreement, as prescribed in
said regulations.
Other
33. All boundary monuments, lot comers and centerline intersections, BC's, EC's, etc...,
shall be tied to the City's control network. At least two control points shall be used
and a tabulation of the coordinates shall be submitted with the final map or parcel
map. A 5-1/4" diameter computer floppy disk, containing the appropriate data for use
in autocad for Geographic Information System (GIS) purposes, is also required to be
submitted to the City Engineer.
1- 17
Resolution No. (1993 Series)
Tract 2134
Page 6
On motion of , seconded by
, and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
/- Att e
1-IS
draft
MINUTES - CITY PLANNING COMMISSION
City of San Luis Obispo, California
July 14 , 1993
PRESENT: Commrs . Mary Whittlesey, Dodie Williams , Brett Cross .
Sandra Sigurdson, Ciiarles Senn , alio %iiairiiiaii haricai�iii�
ABSENT: Commr. Gilbert Hoffman.
OTHERS
PRESENT: Arnold Jonas , Co:-nmunity Development Director ; Bor
Whisenand, DeveIopment review Manager ; Greg Smirh ,
Associate Planner ; t ^it�
Cindy lemensAssist-mr
,
Attorney; Wayne Peterson, City Engineer ; and Diane
Wright , Recording Secretary.
PUBLIC COMMENTS ; =here were no public comments .
MINUTES: The minutes of the regular meeting on May 12 , 1993 and
the special meeting on June 23 , 1993 were approved as
submitted.
AGENDA: The Commission decided to take action on Item 2 first
because it was recommended to be continued. -
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Item 2 . Actions Relatina to Property at 3071 South Hiauera
Street . Requests to rezone a 1 . 6i acre site and to
approve a use permit to allow a mixed-use center on a
1 . 61 acre site ; C-S zone; Robert Takken & Dan McBride,
applicants .
A. Rezonina R 72-43 . A request to rezone the property
from C-S (Service-Commercial/Light I+�dustrial ) to
7• -
C-S-MU (Service-Commercial/Light Industrial-Milled
Use) .
B. Use Permit U 72-93 . A request to approve a use
permit to allow a mired-use ( residential and
corrtercial ) center ; fence height exceptIons t0
allow 5-foot an 7-foot hign fer4ces where ' ` ,� _
and 6-foot high fences are allowed ; and a 20
percent mivied-use parjing re's.ct + c:.
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Commr . Williams moved Co Continue T_tem ! 1 'Qerl.^.' LE:V .
Commr . Whittlesey seconded the motion.
VOTING: AYES - Commrs . Williams , Whittlesey, Cross ,
Sigurdson , Senn . and Karleskint .
NOES - None .
AlaSENT
The motion passed .
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Item 1 . Actions Relatina to Property at 953 Orcutt Road.
rc_._.ninrr rn nr.>?T.� an r.ffi .�o % i nli+.letria .i ria rV nn an 11 7S
acre pa.-,.;el on the south side of Oruutt Road . west of t'r:e
Southern Pacific railroad richt-of-wav : M zone : Parksiae
Research Center Associates , applicant .
A. Planned Development Rezonina PD 220-92 . Are��ss:
to approve a planned development rezoning to change
the zoning from M(Manufacturing.! to M-PD
(Manufacturing-rlailt:ed Dev.lufiner:t and t :e
extension of Sacramento Drive to .nzersect wit:^
Orcutt Road.
B. Tract 2134 (City File No. TR 220-92 ).. A request to
seven lots from two lots .
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Greg Smith presented the staff report and explained _e-search and
office uses would be allowQd under the rezbnina. He said the
project would be constructed in five phases . He used the overhead
projector to illustrate proposed buildings and extension of
Sacramento Drive. He explained a provision requiring compensatory
riparian habitat improvements . He said the Architectural 'Del riew
Commission (ARC) will review the buildings on the site after the
rezoning. He recommended the Commission consider the request in
two steps , with the first step limited to an understanding of what
the applicant was proposing by focusing on five questions : 1 . -Ts
the proposed land use consistent with City Policy; 2 . Should
Sacramento Drive be extended to Orcutt Road; 3 . is the proposed
level of riparian mitigation adequate ; 4 . Is the site pian
appropriate ; and 5. What should the minimum parking requirement
be? He said staff - believed the answers to the first three
questions was yes , the.. . answer to question 4 was yes with
reservations, and the-. answer . to question. 5 was to allow a 10
percent reduction of the normal minimum parking requirement because
of the manufacturing use proposed for the site.
Conunr. Senn asked staff if the applicant had indicated he would be
agreeable to any road width determined by the City Council .
Greg Smith said yes , and explained the plans being submitted show
the widest road width previously discussed by the City Council .
Commr. Cross expressed concern about staff ' s recommendation for a
1 . 7 riparian mitigation ratio instead of 3 to 1 .
Greg Smith explained that the State Department of Fish and Game
biologist based his determined on a test that there would be no net
loss of the extent or quality -of riparian habitat on the site. He
said he was unaware of a precedent for a 3 to 1 ratio .
Ron Whisenand explained the Department of Fish and Game often uses
the 3 to 1 ratio as a rule of thumb, but its main concern is no net
loss .
Commr. Cross expressed concern that the setbacks were from the tc•n
of bank and not from the edge of riparian vegetation , which could
extend beyond 20 feet from the too of bank .
J�Gy ::1[.1 Y.�1 JGaI. L.i Q �GYV iJl QI.GJ YVa11VV:J .ill yl.r rG ✓Gf ...V r•.G
� —aa
Commr . Whittlesey _..pressed concern that na__. of the riparian
habitat had deteriorated and a test for no net loss might not be
enough. She Said vegeLaLion couid be requirea to be lmprovea. She
web=,A :tafi _ � `_' a _:.� r a l l""c':�:'t C' i� 1 .L '--,l:f:=A In
r.: ..ty _- _ ...
the applicant appiiea for a use permit .
% 8y J : h cpdie -'-at DdYliy1CCQ5 were icii�itiiu : { � v= i-:a=cC at
this stage at s parsing space per 4U0 square-Ieet , and :iter : =
the aDDlicant ' s barking management Dlan was adequate , he would be
able to allocate 90 Dercent of the normally required spaces to
individual tenants under a use permit . He Said City staff would
'look at stakes placed by the applicant ' s surveyor and dete-1-mine
top of hbank determinations were accurate.
Commr. Sigurdson asked why bike lanes , showers and daycare
facilities were not recommended as a requirement .
Greg Smith said staff was reluctant to recommend cond_ tic'ns
City Ordinance does not state it should be required .
Ron Whisenand said daycare was included in the draft Lard Use
Element .
Chairman Karleskint opened the Dublic hearing.
Steve Barasch, 225 Prado Road, Suite H, applicant ' s representative,
said the project had been in the works for about 7 years and had
been before .the City Council at least four - times . He said by
supporting this. project , the Planning Commission could convey to
the City Council that San Luis Obispo welcomes clean industry . and
is concerned about creating meaningful jobs . He explained that the
buildings would accommodate high technology users and would be
utilized day and night . He said pairs of buildings would 'allow
companies to expand easily. The Fire Department would only allow
Buildings 1 , 2 , 8 , and 9 to be built in the first phase before the
Sacramento Drive extension was completed because of limited
emergency access. He explained parking would *e allocated fer
tenants on the basis of need, van pools would be encouraged, and
outside picnic areas were planned to encourage employees to remain
on the site. He said the project was designed to be sensitive to
creeks and existing trees and that existing wetlands would be
replaced at a 3 to 1 ratio and exceed state guidelines . He said
the Eucalyptus trees would not be removed but might have to be
trimmed. He explained the applicant did not have adequate time to
review several public works conditions , but found them generally
acceptable and he would be meeting with public works
representatives to make minor changes .
Commr. Senn asked if there had been discussions with the City about
narking.
Mr. Barasch said there wasn ' t a comparable industrial park in the
City to look at parking, but he felt the project was overparked.
Commr. Sigurdson thought shaded textured walkways were reasonable
I•.'lt the o:i'. .�.','.z+C-�t cr,(•.�•� S' t=a a -
_.. .... _r.._
walkwavc were not allowed aiona Dunlic streerc .
, �a �
Mr . Barasch said it could be done on private streets ana tnere
could be negotiations with the City about public richt of ways .
KTapna Peterson Sall1 uliL. iC 'wvliSS W.'..::C :.c 3=.l.,o.'".'.2L. to :,a.1.' u_eC .:1
painted crosswalks in the streets . He explained crosswalks were
considered a hazard because they give people a falGe sense of
security and textured or painted walkways inn ease -.he Crust G.Z
-ain.enance .
Commr . Cross asked what benefit there was to the City in obtaining
the Sacramento extension and being responsible for rnaintenance.
Wayne Peters= said It would provide ^ir '113t1^% for the entire
area .p to
Industrial
. LLLsLrla_ Way. He e :p: _ned L-^_ + street
to
Dublic access , it had to be a nublic street , but the cost of
maintenance could be provided by an assessment district .
In answer to a question by Commr . Cross , C,reg Sr.-ith e plained that
staff was not recommending approval of the applicant ' s request for
the setback exceptions on page 9 of the staff report because staff
was concerned about vegetative screening of the buildings .
Mr. Barasch said a more recent plan maintains 10 feet adjacent to
the property line. He explained that a large amount of the
property had already been taken by the City, and an additional
setback for the Sacramento Drive extension will also be taken . He
said further setbacks would not make the project financially
feasible. He added this was not a precise plan .
Commr. Cross wanted the applicant to know he would be concerned
about setbacks when site plans are proposed.
Mr. Barasch said traditional setbacks aren ' t as critical on this
site as in other manufacturing zones because th.is was a planned
development with shared uses . He added that if the railroad track
was elevated in the future, the setback would be meaningless .
Greg Smith said the City' s preliminary plan shows an earthen slope
bank , not elevated train tracks .
Ron Whisenand advised the Planning Commission it could specify a
setback requirement with knowledge of the elevated earth along the
tracks providing additional buffering, but it should be specific
about the setback from the Droperty line .
Commr . Sigurdson mentioned that the 1992 draft Land Use Element
states that Sacramento Street should not be extended across the
creek because it would have a significant effect on riparian
habitat .
Greg Smith said staff did not believe the street extension would
have a significant adverse impact if the riparian replacement zone
shown on the plan was done when the extension is constructed. .
Mr . Barasch said the Fire Department was mandating a second access ,
ai:u file bii:. YiGiAS
Y ra11A
Commr . Whittiesey a-A ed Mr. Barasch what he wab .rasing his on-inion
on that the project was overparked.
Mr . RarGJ._h a;:Nlainc� it :•:a° ha=a t0 pT_'E�i�' ..c :i .� __�';�"y
research parks , iut typically tanants Such as computer succiaiists .
often work late at night when parking is not a problem. He said
from his experiance iii other areas of Cai. iivr:iia fiitu :c�aa , .
parking spaces per 1 , 000 square feet was adequare ie =cid
docks were somewhat under provided for in the plans but more
Warehouse users occupied the building, but the Dian provIded
flexibility to provide more loading docks .
Com_.mr . Whittlesey ex^ressed concern that the individuai `uli !di^.CS
would not a_D_near to be 3 cohesive unit . She asked what the Theme
was?
Mr . Barasch said CC&R' s had been written in a draft form and 3esig„
guidelines had been established.
Commr. Whittlesey expressed concern about the possibility of future
height exceptions .
Greg Smith said the height limit for a 3-story building in the M
zone was 35 feet .
Mr,. Barasch sa.id he had recently built 3-story building on Pr-=dc
Road that was under 35 feet .
Commr. Whittlesey asked about bike lanes .
Wayne Peterson explained that a bike lane was being proposed on
Orcutt Road, along the railroad right-of-way and along Bullock
Lane. He said no bike lanes we're being proposed for the Sacramento
Drive extension . He explained to the south on Sacramento, on-
street parking is already being utilized and it would not be
appropriate to extend the bike lane south.
Mr . Barasch said there would be truck traffic on the Sacramento
Drive extension and it might not be appropriate for bicyclists .
Commr. Whittlesey said if bike lanes are being provided along
Orcutt , bike lanes should be specified on the Sacramento Street
extension to provide access into this project . She asked Mr .
Barasch if he had talked with the. aajacent property owner about the
Eucalyptus trees .
Mr. Barasch said he had not talked with tl's ,ai;_s^`
owner, but he felt it was a good idea.
Commr. Whittlesey felt that because part of the riparian area had
deteriorated , the test for no net loss was rot adequate . She fel :
riparian imprcvements were needed . She suggested a few parking
spaces be eliminated to provide an additional buffer .
Mr . Barasch said the riparian replacement exceeded state standards
and r,-....alit :,_hc cculle7 - ..Sh fi-.� . _.__. ia-� •:': "':� _ _ -= _c
making economic sense to build .
Commr . Cross askew staff to explain rn pa q= l0 ]f the
staff renort about the site not beneZ led .
Greg a_xp,ainaU that $ aa._ Was U�,..'v G1..Goa ....D.. vU: L..y v.v ua.� ✓G
more prominent that desirable and the view ot. the creek would be
screened by bul1.dings . He said staff WC'11ri pre-fer 1t1i lAings to }�c
uiusLerea in the center of the property . He reit the design was
attractive enough to get by, but it could be i.:.prcvea.
Mr . Barasch said rear yards and side yards were eliminated from the
project to prevent rear yards from becoming trash collection sites .
By providing only front yards , he believed the landscaping would he
sotto' Cared fCr . HE Syid t':E City of can x :15 Cb--' Sp.:: aid not `_=vs
a ::tcdE L•�_ is L]r J.. Jl 'urG i EC t . ..- sl-c.we.d a _ .. ��_c .,_ 3
research project he built in Camarillo that won an award. In
answer to a question by Commr. Karleskint , Mr . Barasch said the
applicant was agreeable to all the conditions except the public
works conditions , which needed to be discussed with pubic works .
Marilyn Stickler, 1266 Merriless?? , explained that she owned the
adjoining property to the west of the project , Orcutt I . She said
she was happy to see development on that land, but asked the
Commissioners to be aware that what affects Orcutt II , would also
affect Orcutt I .
Chairman Karleskint closed the public hearing.
Commr. Cross expressed surv_ rise that staff hadn ' t recommenced
showers, locker facilities , and bike lockers . He felt four would
be appropriate. He said he could agree to reduced parking because
excess parking encourages people to drive to work.
Commr. Senn asked if staff felt this site could proceed without
being integrated with Orcutt I .
Greg Smith said yes .
In answer to a question by Commr. Senn, Wayne Peterson said the
City did not know when or if it would have the money needed to
complete the proposed overpass .
Commr. Senn asked about land on adjoining properties being
condemned to extend Sacramento Drive, if the city had a policy for
requiring a 20-foot setback from the top of bank , and if a stop
light was planned for the intersection of Sacramento Drive and
Orcutt Road.
Greg Smith said the city would have to obtain additional property
for the extension, but efforts are always made to avoid
condemnation . He said staff ' s recommendation for a 20-foot setback
from top of bank and a larger setback where riparian vegetation
extends beyond that distance was based on a policy -luno reviewed by
the City Council . He said there were no definite plans for a stop
light . and staff felt a stop sign would be sufficient at this time .
je in Sal" In tli6 n6ai. LLLtLLL.G , uuai;765ses tiiat 611-LpiOy ;TIV16
.._r...lE
and locker faciliti under the Clean Air Act .
Comma . Sigurdson felt that because the applicant believed the
V- j-Ct 10 -% arparked, D__hap shGL:Er c ? 1�'c::er-
constructed in exchange for a parking reduction .
, : . --
Corrimir . Cross point-E-d out it was hard to retrofit :UAiu:iiy> 1.� 1
showers and felt it mould be require_ with the develop—ent .
Commr. Karleskint suaaested requiring stub outs for showers .
Cc:nnr. Sigurdson agreed with Commr . Whittlesey about a bike lane on
at least one side of Sacramento Drive .
Commr . Cross asked if the right-of-way was wide enough for bike
lanes on both sides of Sacramento Drive if parking was only
permitted on one side of the street .
Wayne Peterson said yes . He suggested that if parking was
prohibited on one side of Sacramento Drive, it should be the west
side of the street because there was no development on that side of
the street until Capitolio and a continuous bike lane could later
be constructed.
Commr. Senn felt a bike lane was not practical because it would end
at the end of this project .
Commr . Cross said it was difficult to put in bike lanes after roads
were constructed.
Commr. Williams felt the project was consistent with land use
policies and appropriate for the site. She favored the extension
6f .. Sacramento Drive for better emergency access and general
circulation. She felt the 1 . 7 replacement for riparian ha-nitat
would be adequate because she understood to 1 replacement was
usually required, but it was not a standard. She expressed concern
about a monitoring program for the replacement .
Greg Smith explained the tract map would include an agreement for
inspection and monitoring by the Community Development staff .
Commr . Williams said she would agree to staff ' s reccmmendation of
one parking space for each 400 square-feet . She agreed with
requiring stubbing out for showers . She said she did not have a
problem with the removal of the house on Orcutt Road because she
did not believe it was architecturally significant , but felt an
attempt should be made to relocate it . She said the area was not
very scenic and hoped this project would create aesthetic value.
Commr . Whittlesey said she agreed with Commr . Williams about the
project ' s consistency with city policy and the proposed extension
of Sacramento Drive, but felt somewhat uncomfortable about the 1 . 7
riparian replacement . She felt the replacement should impr^ve the
quality of vegetation currently on the site. She expressed concern
that a least a 10-foot setback be required because it was unknown
when and 4 f 'he :oi -vic,:1 a '--.c. c' _ . c.t:d .
agree to one parking spare per 41111 squara ree' and CalllO also
� -as
support a reduction in that requirement to encourage transportation
alternatives . She said she hoped the ARC would examine night
lighting because there area across the railroad tracks was a
residential area. She suggested th�.t if the house cur_ently on the
property is demolished, every effort be made to recycle aii
materials possible , so that the wood and hardware do not go into a
landfill . She requested a condition be added «qulring Lire
applicant or subdivider to provide a pian for recycling disc-arded
concrete , sheetrock , wood, flashings and wire during the
construction _process . She reauested another added condition
requiring the applicant or subdivider to Consult with lccai
recyclers regarding the size and location of areas needed for on-
site storage of recyclable materials and trash enclosures .
Co.-imr . Cross asked staff if the creek setbacks were specified is
the conditions .
Greg Smith said that a second sentence could he added tc coDnd i ticn
10 stating that "The plan shall provide for a minimum setback from
top of bank of 20 feet . " He also suggested specifying the westerly
and southerly channels and not include the smaller centrally
located channel .
Commr. Senn suggested the added sentence state a "minimum setback
of 20 feet or as deemed appropriate by staff" because the creek
.bank was irregular regarding the riparian habitat value.
Commr. Whittlesey asked Wayne Peterson about rubberized asphalt .
Wayne Peterson said . the City did not have specifications for
rubberized asphalt . He said the up-front cost was significantly
higher than regular asphalt .
Cindy Clemens recommended that Government Code 66462 . 5 be reference
in condition 13 .
Ccmmr. Whittlesey felt that finding 3 was not supported in the
staff report .
Commr. Cross agreed with Conunr . Whittlesey.
Co=. . Whittlesey moved to approve staff ' s recommendation to
approve PD 220-92 and vesting tract map TR 220-92 subject to the
finding and conditions , as well as the additional conditions
presented tonight , including a condition stating that the applicant
or subdivider shall provide a plan for recycling all recyclable
discarded building materials during construction ; a condition
stating that the applicant or subdivider shall consult with local
recyclers regarding the appropriate size and location of areas on
site dedicated to on-site storage of recyclable material and trash
enclosures ; and a condition that the applicant or subdilrider shall
make all reasonable attempts to recycle materials from the existing
building on the site , should it need to be demolished .
Commr. Williams seconded the motion .
=S?.:e i i f hL.o mn� inn i .�n 1 • a cr7 i ;•cmc D !' �r.i i� i n
-a6
staff ' s memo .
COlnmr . Whit [iesey said yes .
Commr. Cross asked if the motion included eliminated finding .i .
Cvnmirs . Whittlesey alld Wii1iairlS agi:eed to &Me11d tiic nloIt-iGii to
eilmi.nate finding J .
Commr . Cross felt the Commission should require a minimum of four
shower and locker facilities , i per 5^0 , 000 square feet , for
employees in Condition 4 . He said if the rest of the Conission
supported only stubbing, he would agree .
Co,'nmr . Sigurdson said she supported showers , not just stubbing, and
also bike lockers .
Wayne Peterson said the 3icycle Plan had a rscc-_,andation of hew
many bike lockers should be included, but it had not been approved .
Arnold Jonas said it would be appropriate to have the numher of
bike lockers subject to approval by the Community Development
Department .
Commr. Williams felt some type of secure storage was needed, but
not necessarily bike lockers .
Commr.- Senn suggested adding to Condition 4 that therebe adequate
shower :_-.and . ,bicycle facilities on site as determined by the
Community— Development Director. — He felt this approach was
appropriate_.because it is uncertain when the development would
occur orJwhat the policy would be at that time.
Commr . Whittlesey said at the minimum the Commission should mandate
stubbing. She amended her motion to include a Condition 4-a
stating: "That each building shall provide stubbing for employee
shower facilities and that shower and locker facilities shall be
required at the discretion of the Community Development Director . "
She felt because bicycle racks were already included, it would not
be necessary to require bike lockers .
Commr. Cross felt bike lockers provided a real incentive for pecple_
to ride bicycles to work because of their security.
Arnold Jonas suggested the Condition recommend "secure waterproof
storage" rather than bike lockers .
Commr . Cross said secure bicycle storage and showers were a
reasonable trade off for the reduction in the parking standard.
Commr . Whittlesey said the Commission could .require that there be
no parking on one side of the Sacramento Street extension to
encourage a bike lane.
Commr. Senn said that a statement could be added stating that at
the tiT..2 ..3Cr-":e::t•� �t~g�t _s =.:ta::ded, t�":c_ = b•e a?- - 'at=
nrovisions for bicycle traffic .
t -a7
Commr . Karieskint- said Government Code 6u,62 . 5 needed to he
referenced in condition 13 .
co=nr . Sigurdson fel •`. it %..as imp^rt, ::`
required, not be Just a permitted use. She said phase one wasn ° t
the best time to mandate daycare, but that eventually it would be
needed.
Ron Whisenand said standards regulating daycare centers had not
been adopted by City ordinance. He explained that if the
Commission felt there Was a direct link ictween the traffic
mitigation measures and a daycare center, it could mandate a
daycare center . He said staff would like to consult with the City
attorney ' s office on whether or not daycare centers could be part
of a vesting tentative map .
Cindy Clemens said unless the Commission believed daycare was a
Health, Safety, or Welfare concern , or if the Commission feit
daycare centers were directly linked to a mitigation measure in the
environmental document , she did not recommend mandating daycare
because there are currently no City standards .
The Commission decided not to require a daycare center by
condition .
Commr. Cross felt creek setbacks were most appropriately addressed
in Condition 10-a.
Commr. Williams read the addition of a second sentence to condition
___ 10-a previously discussed by the -Commission. "The plan shall
provide for a minimum setback from the creek of 20 feet or as
deemed appropriate by staff for the westerly and southerly
channels . "
Commr . Cross asked if staff would consider making the setback 20
feet from significant riparian vegetation if it existed farther
than 20 feet from the top .
Greg Smith explained staff looks at the edge of existing veaetation
or 20 feet from the top of bank, whichever is greater. He
suggested condition 10-a could state "The plan shall provide for a
minim,--P. setback to the edge existing riparian vegetation , or 20
feet from the top of bank , whichever is greater . "
Commr . Senn said that was not what he intended. He felt because it
was an irregular creek bank, there :night be an area where 17 feet
is sufficient , and another area where 24 feet was needed .
Commr. Williams suggested the following language for condition 10-
a: "The plan shall provide for a minimum setback to the edge of
existing riparian vegetation of 20 feet from the top of bank . more
or less as deemed appropriate by staff for the westerly and
southerly channels . "
Commr. Senn asked Commr . Whittlesey if she would add the words "or
as i,t ,arwlaa appraved Ly t%c AFRC"
v�V
.:reg Smith sugges i de: egatin7 --' , a: al c_ the S oa_kS in
Conditio:l 15 to th- administrati'r- 'ie Yi:r1 OI � '_CBY . He SugGcst?
addina the Iollowing sentence : -nis conQltion QOCs :lot plecivae
..t::ci: .:t::.'c0{ c..:•cy.�t.ons .:l .:..:..._ - a..� ...;c 2:=�.... -- �.. c._.-= ..._
provided Lor by zoning reguiations Y tie said the ArilC, does not have
the a;_rhoriry to adjust setbacks
CT^�. Cross said he preferred .J. rS:na in condition 1S be
from one space per 400 square feet to one per 500 square f--et .
Wayne Peterson said there are Several p oiccts that were recently
approved but are now under parked , and they had caused Problems .
Ron Whisenand P;0inted out tl at , a= my l•:ouldl be
when the ;,uilding is rented to tenants on the basis of the type of
use. He suggested the Commission ieave The condition -as it is
Written unless It wanted to specify parking Standards for specific
'LIS es .
Commr . Cross said he did not see the impact on the surrounding area
that would result if the project was underparked because it was not
in a residential area.
Commr . Whittlesey asked if any of the Commissioners had considered
limiting the size of an auxiliary restaurant in condition 14 .
Commr. Cross said a zoning change had been made and restaurants are
now allowed in M zones .
Bon W-hisenand said a director ' s use permit was -eeded for
restaurants in an M zone .
Commr . Cross suggested condition 16 be changed to provide bike
lanes On bot': sides of the street and Only on one alae '=f
the street .
Co:nmr . Senn fait a bike lane would ^ot be needed until Saga-er.t�
Drive was extended.
Co:^d*.r. Karleskint said once pari-.i::g is allowed, it is hard to
eliminate later . He said he supported the bike lane to provide
access to tine project from Crcutt -Road.
Commrs . Whittiesey and Williams agreed to change Tentative Map
Condition 16 to provide for bike lanes on both sides of public
street and prohibit parking on the west side of the street .
Commr. Whittlesey asked staff about a condition that would allow
staff to make changes in mitigation .
Greg Smith said a general condition, is sometimes included for
projects that are long term which allows staff to prepare a
mitigation program which could include changes to mitig=ation
measures if monitoring shows thev are not effective.
r?-n T,,Th: .:�•...+.,...� `J. =�� �.-rnq• -� ,_. ,tom -, p �• - :._ .. -- .•?_ i ' - - - - - `
� :Ilnt•! tnn miir•n floyit,i iirv ,
I -ay
Cindy Clemens explained the purpose of a vesting tentative map was
to get guarantees as to what is required .
The Commissicn decided not to include lne generic � i:i.i � iCil•
Commr . Whittlesey amended her rnotion as follows : to approve
Staff ' s reconunennation to approve PD 220-92 and vesting tract map
TR 220-92 subject to the findings and conditions reccmriended by
staff including items A. B, C , and D in staff ' s memo , with the
elimination of PD findings , and the following changes and
additions to PD conditions : that a new condition 4-a state "That
each building shall provide stubbing for employee shower facilities
and that shower and locker facilities and secure waterproof storage_
be provided for bicycles at the discretion of the Community
Development Director ; that condition 10-a be amended to state that
"The plan shall provide for a minimum setback to the edge of
existing riparian vegetation or 20 feet from the top of bank , more
or less as deemed appropriate by staff for the westerly and
southerly channels" ; that Government Code 66462 . 5 be referenced in.
condition 13 ; that a sentence be added to condition 15 stating
"This condition does not preclude other setback exceptions by
subsequent use permit or variance as provided for by zoning
regulations" ; that a condition stating that the applicant or
subdivider shall provide a plan for recycling all recyclable
discarded building materials during construction; that a condition
be added stating that the applicant or subdivider shall consult
with local recyclers regarding the appropriate size and location of
areas- on site dedicated to on-site storage of recyclable material
and trash enclosures ; that a condition be added stating that the
applicant-- or-- subdivider- shall make all reasonable attempts to
recycle materials from the existing building on the site, should it
need t.o be demolished; and that Tentative Map Condition 16 be
amended to..state that "The proposed public street shall be designed
as a 60 ' R/W with 44 ' curb to curb, 5 ' bike lanes on both sides of
the street , an 8 ' parkway on only the east side of the street , with
6 ' wide integral sidewalks . "
Commr. Williams agreed to the amended motion.
VOTING: AYES - Commrs . Whittlesey, Williams , Cross ,
Sigurdson, Senn and Karleskint .
NOES - None.
ABSENT - Commr . Hoffman .
,
The motion passed.
COMMENT AND DISCUSSION
Ron Whisenand said Item 2 on tonight ' s agenda, Rezoning R 72-43 and
Use Permit U 72-93 , was tentatively scheduled for the next meeting
on July 28 , 1993 .
Chairman Karlesk.int thanked Greg Smith for his time and efforts and
announced that this was Greg' s last meeting because he had decided
to go back to school to earn a masters degree . The Conynission
Gi:cy calld W I SI-I 'd lilm .Iik"%.
' X00
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM # 1
BY: Greg Smith, Associate Planne MEETING DATE:
FILE NUMBER: PD 220-92; TR 220-92 County No. TR 2134)
PROJECT ADDRESS: 953 Orcutt Road
SUBJECT: Requests to approve a subdivision and planned development rezoning to create
an office/industrial park on an 11.75 acre parcel on property located on the south
side of Orcutt Road, west of the Southern Pacific Railroad tracks:
A. Planned Development Rezoning PD 22-92. A request to approve a planned
development rezoning to change the zoning from M (Manufacturing) to M-
PD (Manufacturing - Planned Development) and the extension of
Sacramento Drive to intersect with Orcutt Road.
B. Tract 2134 (City File No. TR 220-92).. Tentative map creating seven lots
from two lots.
SUMMARY RECOMMENDATION
Recommend that the Council approve rezoning application PD 220-92, and tentative tract map
application TR 220-93, subject to findings and conditions as noted below.
BACKGROUND
Situation
The applicant proposes to develop an office/light manufacturing complex, and has submitted
applications for rezoning and tentative tract map approval. Both applications will be reviewed
by the Planning Commission prior to final action by the City Council. The project also involves
extension of Sacramento Drive to intersect with Orcutt Road at Duncan Lane, and demolition of
an old ranch house located on the site.
The applicant has not filed an Architectural Review Commission application; an ARC application
will be filed for each phase as the project progresses.
The project site was the subject of an industrial tract map application (TR 1633) filed in July
1988, and which was withdrawn in October 1988, prior to formal action by the City. A
subsequent application to rezone the site for Medium-high Density Residential use (GP/R 1464,
Orcutt II Rezoning) was filed in October 1989 and denied by the Council in November 1990.
Data Summary
Address: 953 Orcutt Road
Applicant: Parkside Research Centre Associates
Representative: Stephen B. Barasch, A.I.A., A.P.A
Existing Zoning: Manufacturing (M)
Proposed Zoning: Manufacturing - Planned Development (M-PD)
General Plan: Service Commercial/Light Industrial
PD 220-92
Page 2
Environmental Status: Mitigated negative declaration approved by Director
Project Action Deadline: Tentative tract map - July 14, 1993
PD rezoning - No time limit applicable for rezoning applications
Site Description
The project site is an 11.75 acre parcel on the south side of Orcutt road, west of the Southern
Pacific Railroad right of way. The site is bounded by Orcutt Road to the north, the railroad to
the east, and creek channels to the south and west.
The perimeter creek channels are tributaries to Acacia Creek. They are identified in the draft
Open Space Element as "perennial creeks with degraded riparian corridor, but able to be
restored". A third channel is located on the site. It is a minor channel with seasonal flow. It
supports minimal wetland plant vegetation, and has been severely impacted by grazing.
Numerous mature trees are found on the site. These include willow, Eucalyptus and other
species along the westerly creek channel; willow and other species along the southerly channel;
Pepper trees along the minor channel; and Pepper and Elm trees along Orcutt Road.
Project Description
The proposed project involves construction of a research/industrial park on an 11.75 acre parcel
on the south side of Orcutt Road, west of the Southern Pacific Railroad right of way.
The following physical changes to the site and nearby properties are included in the proposed
project. The changes to the site will be completed in up to five phases, with construction to
commence in late 1993 and projected completion of the final phase in 1999. The site plan is
schematic; building envelopes are shown, but not exact footprints.
- Construction of nine buildings with a total gross building area of approximately 192,400
square feet. The buildings would be one to three stories in height. The buildings would
be used for office, research, and light industrial purposes.
- Extension of Sacramento Drive from its present terminus at the southerly property line
to connect to Orcutt Road, which forms the northerly boundary of the project site. The
road extension would involve construction of bridges or culverts in three locations where
it would cross creeks. A portion of the extension would cross an adjoining parcel not
owned by the project applicant, at the southerly corner of the site.
- Widening of Orcutt Road will be completed in conjunction with the proposed project.
The widening will be 30 to 50 feet along much of the project site's frontage, depending
on median width, etc. In addition to street widening and frontage improvements, this will
involve extension of the culvert for the creek which flows along the westerly edge of the
project site, by a distance corresponding to the road widening. The culvert for minor
drainage channel near the middle of the site will also be extended, to accommodate the
widening and Sacramento extension, by approximately 100 feet.
- Paved parking lots and access roads. One of the access roads crosses the central
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PD 220-92
Page 3
creek channel.
- Compensatory riparian habitat improvements. The applicant proposes to establish
dense plantings of native riparian vegetation in various creek channel locations on the site
which have been degraded by grazing and other activities. The riparian habitat
enhancement is intended to mitigate the loss of potential habitat area due to the effects
of the various road construction projects associated with the project.
- Demolition of a wood frame house constructed in 1906.
- Installation of public and private underground utility lines within the street extension and
on private portions of the site.
The project approval process involves several discretionary approvals by the City, and one by
the State:
Rezoning (Application PD 220-92). Approval of rezoning from Manufacturing (M) to
Manufacturing - Planned Development, including the project's preliminary development
plan. The rezoning is reviewed by the Planning Commission, which makes a
recommendation for final action by the Council.
Subdivision (Application TR 220-92). Approval of a tentative tract map crating seven lots
and 50 commercial condominium ownership units. Reviewed by Planning Commission,
approval by Council.
Architectural Review (future application). The ARC has jurisdiction over building design,
landscaping and site planning details. Although design drawings have not been
submitted, that aspect of the project review will not require further review by the Planning
Commission or Council, as long as the plans are consistent with the PD preliminary plan
and conditions of approval.
Streambed Modification Permit (future application). Modifications to the channels which
cross the site will require approval of a permit by the State Department of Fish and Game,
and may require approval of a permit by the Corps of Engineers. City staff will also
review the plans to ensure consistency with the preliminary development plan and
approved mitigation measures.
EVALUATION
The following sections of this report address issues related to land use policy, traffic and
circulation, creeks and flooding, and other site planning concerns.
1.0 LAND USE POLICY
1.1 LUE/Zoning Consistency. The applicant proposes that several types of use be allowed
in the complex:
- Light manufacturing, including accessory office and storage space. These uses are allowed
PD 220-92
Page 4
in all M zones, and are consistent with the Land Use Element and Zoning Regulations.
- Large offices (greater than 2,500 square feet per tenant) related to research and development.
Large offices of this type are consistent with the Land Use Element and Zoning Regulations, if
special PD findings discussed below are made.
- Certain auxiliary uses, such as day care and food service for convenience of on-site
employees. Day care centers are allowed in the M zone subject to approval of an administrative
use permit. Restaurants and retail sales of food are not allowed in the M zone. Note the
distinction between "auxiliary uses"and "accessory uses". Accessory uses must be"subordinate
or incidental and directly related to" a permitted use. A cafeteria operated for the sole use of its
employees would be an accessory use; a small, independently owned restaurant would be an
auxiliary use.
Planned Development regulations state that "any use or combination of uses which conform to
the general plan may be established in the PD zone." The Land Use Element states that "retail
activities...not directly associated with permitted commercial or industrial uses should be
discouraged." Auxiliary restaurant and food retail uses could be considered consistent with
these policies if they are °directly associated" with permitted office or industrial uses. Limits on
the size and type of food service operations are appropriate to insure that consistency with Land
Use Element policies is maintained. Note that the provision of on-site services should help to
reduce air pollution and traffic.
Staff suggests broadening the list of allowed uses, consistent with uses allowed in the M zone
and with the applicants development concept. Refer to the recommended PD conditions at the
end of this report.
1.2 General PD Findings. Section 17.62.040 establishes special findings for approval of PD
zoning proposals. At least one of the following findings must be supported, to justify the
modifications proposed to allowed uses and property development standards:
1. Provides facilities or amenities suited to a particular occupancy group (such as the elderly
or families with children) which would not be feasible under conventional zoning. Either
PD or Mixed Use zoning is required to accommodate the proposed mix of office,
industrial, and auxiliary uses.
2. Transfers allowable development, within a site, from areas of greater environmental
sensitivity or hazard to areas of less sensitivity or hazard. Although the proposed site plan
generally sets back from the sensitive creek areas of the site, it is not clear that PD zoning
is a is a significant factor in that aspect of the site plan.
3. Provides more affordable housing than would be possible with conventional development.
Not applicable.
4. Features of the particular design achieve the intent of conventional standards (privacy,
usable open space, adequate parking, compatibility with neighborhood character, and so
on) as well as or better than the standards themselves. The project complies with
minimum standards, or exceeds them, in most cases. Staff concerns regarding the extent
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PD 220-92
a Page 5
of parking and setback reductions are discussed in Section 4 below.
5. Incorporates features which result in consumption of less materials, energy or water than
conventional development. The applicant cites potential energy savings due to use of
site-cast concrete construction and provision of an efficient utility layout. Staff has not
researched this issue.
6. The proposed project provides exceptional public benefits such as parking, open space,
landscaping, public art, and other special amenities which would not be feasible under
conventional development standards. The project would conserve a significant amount
of open space associated with the various creek channels on the site. The PD rezoning
is not a major factor in the amount of space preserved, however.
In summary, it appears that general PD findings Nos. 1, 4, and 5 could be supported.
1.3 Office PD Findings Section 17.62.040 requires compliance with each of five additional
findings for approval of large office PD's:
1. The project will be compatible with existing and allowed land uses in the area. Proposed
office/industrial uses will not adversely affect - or be affected by - surrounding uses. The
creeks, railroad, and Orcutt Road provide a noise and visual buffer surrounding the site.
The Council determined that the site was not suited to residential uses during review of
the previous rezoning application, due to proximity of industrial uses.
2. The project[does not]...direct traffic to...residential areas. Access to the project will be
via commercial collector and arterial streets.
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. The closest residential area is located east of the site, across the railroad tracks
and Bullock Lane, more than 250 feet away from the closest proposed office building.
Review of site lighting by the ARC should ensure that no impacts occur.
4. The project does not preclude industrial or service commercial uses in areas especially
suited for such uses when compared with offices. The project will accommodate both
office and industrial uses.
5. The project does not create a shortage of C-S and M zoned land available for service
commercial or industrial development. As noted above, the project is designed to
accommodate a significant amount of industrial development.
All of the special findings required for large office PD's can be supported.
2.0 Traffic and Circulation
This section summarizes issues related to traffic generation, circulation and access. Refer to the
attached initial study of environmental impact for additional detail.
1 -.35
PD 220-92
Page 6
Several studies of traffic in the southern sections of the city have shown that development of
vacant land along the Broad Street corridor and in the airport area, along with community growth
in general, will result in significant, cumulative impacts on traffic in the southern section of the
City. Those studies recommend various street improvement projects as mitigation measures,
including several which directly affect development of the Parkside project.
2.1 Orcutt Road Widening and Overcrossing. The adopted Circulation Element includes
construction of an overcrossing where Orcutt crosses the railroad, and the City has already
purchased right of way several years ago to accommodate that project (shown on site plan as
"City of San Luis Obispo Dedication"). Since the overcrossing project will depend on
supplemental funding from the State, it may be some time before it is constructed.
The site plan for the Parkside project, as submitted for Commission review, reflects the right of
way width discussed by the Council in January, 1992. The width shown would accommodate
a wide landscaped median strip, detached bikeway and parkway planting strip. The Council will
consider plans for the "ultimate" road design between Broad Street and the overcrossing on July
20, 1993, and their action will affect the dedication and/or purchase of additional right of way
along the Parkside project's frontage.
2.2 Sacramento Drive Extension. The plans for the Parkside project show Sacramento Drive
extended from the existing dead end near the southerly corner of the site, to intersect with Orcutt
Road at Duncan Lane. This option would improve emergency access for the Parkside site and
the Sacramento/Capitolio area. It would also divert some traffic from the Broad/Orcutt
intersection, which will be severely impacted by cumulative traffic increases.
The City has not established a clear policy regarding the extension. The adopted Circulation
Element (March, 1982) does not address the issue. The administrative draft of the Circulation
Element (April, 1992) shows northward extension of Sacramento as a cul de sac into the
Parkside site, without access to Orcutt. In July, 1992, the Council approved an ordinance
prezoning the Broad Street Annexation Area which included a specific reference to extension of
Sacramento to connect to Orcutt.
Action by the Commission and Council on the Parkside project will establish the policy, since a
decision on the PD application will precede formal action on the Circulation Element.
Extension to Orcutt is the alternative supported by Community Development and Public Works
staffs, Caltrans and consultants who have prepared traffic studies for previous projects proposed
in the vicinity.
The draft EIR for the 1992 Land Use/Circulation Element Updates recommends that the City find
that extension of Sacramento across the creek channel at the southerly edge of the site
constitutes a significant adverse effect. As reflected in the mitigated negative declaration
prepared by the Director, staff believes that impacts of the creek crossing can be reduced to a
level of insignificance by expanding and enhancing riparian habitat near the crossing.
2.3 Off-site Right of Way Acquisition. Extension of Sacramento Drive will require acquisition
of right of way across property which is not a part of the project site. The proposed alignment
would cross undeveloped property owned by John King. A portion of the property would also
PD 220-92
r Page 7
be needed for mitigation of impacts on riparian habitat.
In 1988, King indicated willingness to dedicate the right of way needed for extension of
Sacramento, subject to being allowed access to the street. Provision of access of access would
require an additional creek crossing, however, and may not be feasible or desirable. It would
result in further disruption of existing riparian vegetation, and would reduce or eliminate the
riparian mitigation area proposed by the Parkside project. Note that King also owns an adjoining
parcel which provides access to Broad Street, so his property would not be landlocked without
Sacramento access.
The alignment of the Sacramento extension could be modified to avoid the King property. That
would affect portions of two lots on the east side of Sacramento, including a narrow strip of one
which has already been developed.
Regardless of which alignment is used, or whether access is provided to the King property, the
City may need to lend its powers of condemnation to the Parkside developer to implement the
extension. If the Parkside developer is unable to negotiate for the needed right of way, the City
would acquire the land through court action. The price would be set by the court, and the
Parkside developer would reimburse the City for all costs.
2.4 Off-site Mitigation Projects/Fees.
Since the traffic generated by the Parkside project will contribute to cumulative significant impacts
on circulation in the vicinity, payment of a pro rata share of the costs of several nearby
improvement projects is recommended as a mitigation measure:
Orcutt Railroad Overpass: $63,320
Orcutt/Laurel signals and intersection modification: $3,835
Broad Capitolio signal: 7,127
TOTAL: $74,282
The City Engineer recommends that the Parkside developer receive credit for the value of right
of way acquired for widening Orcutt which is beyond the adopted plan line.
The Engineer also recommends that the Parkside developer be reimbursed for 50% of the
construction cost for the culvert or bridge across the southerly channel for the Sacramento
extension, since it will be relatively costly and will benefit other properties. Reimbursement would
occur as mitigation fees are collected from other projects. Note that a$56,000 contribution has
been required from the Marigold Center project for traffic mitigation measures, including the
Sacramento extension.
2.5 Emergency Access. The City's Fire Prevention regulations require that all construction be
within 300 feet of an approved public or private access road. For the Parkside project, Orcutt
Road provides the only acceptable access until construction of the complete Sacramento
extension with Phase 3. Buildings 1, 2, 8 and 9 meet this standard, but Building 3 will have to
be shifted from Phase I to Phase III or later.
1 -07
PD 220-92
Page 8
3.0 Creeks and Flooding
The site is subject to shallow flooding under 100 year design storms or greater. This should not
be a significant factor in site design; structures will be raised one foot above existing grade. A
much more significant factor is the presence of the creek channels and riparian habitat, as
described below.
3.1 Riparian Mitigation Plan
Two branches of Acacia Creek form the westerly and southerly boundaries of the site. These
are indicated in the Draft Open Space Element as "perennial creek with degraded riparian
corridor, but able to be restored/repaired". A third, centrally located channel is listed as a
drainage ditch. The southerly and westerly channels support pockets of riparian vegetation, but
the central channel has virtually no riparian vegetation, due to extensive grazing and lack of
water during summer months.
The Sacramento extension will affect portions of the southerly and central channels, and Orcutt
widening will affect the westerly channel. Plans for the Parkside project include a schematic plan
for mitigating the project's impacts, based on the State Department of Fish and Game's (DFG)
policy to insure that there is no net loss in amount or quality of wetland habitat.
The schematic mitigation plan has been approved by the DFG's wildlife biologist; it is discussed
in more detail in the initial study. One notable feature of the plan is approval of a wetland
replacement ratio of 1.7:1 for-habitat enhancement/replacement-areas vs. removal areas. This
is less than the 3:1 ratio often required. Acceptance of the lower ratio is based on intensive
planting and careful monitoring.
3.2 Creek Area Setbacks and Trails. Most of the building envelopes and paved areas are set
back 20 feet or more from the top of bank of the southerly and westerly channels. Although the
location of 20-foot setback line shown on the site plan is approximate, it appears that a portion
of Building 7 and up to 17 parking spaces may need to be shifted. City staff will review setback
stakes in the field prior to construction, to establish the precise location of the setback line.
The applicant proposes to dedicate an open space easement over the creek and setback area,
in accordance with City policy.
The Planning staff has reviewed the site for potential locations for public creekside trails.
Although there have been conceptual discussions of a trail along Acacia Creek, no plans have
been prepared. There appear to'be physical obstacles to providing such a trail along the creeks
on the Parkside site: steep creek banks, streets, and culverts would all affect the feasibility of a
trail linkage across the site. In addition, a wider creek setback area would be needed to avoid
impacts on existing and/or proposed riparian habitat areas.
4.0 Proposed Modifications to Zoning and Subdivision Standards
The PD application and tentative map include several exceptions to normal City standards.
4.1 Exceptions to Zoning Regulations. In addition to the changes in uses to be allowed at
1 -�S
PD 220-92
Page 9
the site (Section 1.1 above), several setback exceptions are proposed:
a. Building 1: 5-foot setback from Orcutt Road where 15-foot setback required.
b. Building 1: 10-foot setback from Sacramento Drive where 15-foot setback
required.
C. Parking area, Lot No. 2: 0-foot setback from Sacramento Drive where 5-foot
setback required.
d. Loading Zone, Lot No. 7: 2-foot setback from Sacramento Drive where 5-foot
setback required.
e. Building 8: 10-foot setback from Orcutt Road where 15-foot setback required.
f. Building 9: 5-foot setback from Orcutt Road where 15-foot setback required.
Staff believes an.exception to allow a 10-foot setback for Buildings 8 and 9 is appropriate, since
it may be some time before the overpass project is constructed. A 10-foot setback will allow for
planting of trees on the Parkside project site, to provide some screening of the back of the
building.
Staff does not support the other reductions shown on the plans. The required setbacks in the
M zone are the minimum possible to provide an attractive streetscape and permit landscape
screening of parking areas. Minor adjustments to the site plan and building envelopes would
be needed to reflect disapproval of the reductions.
4.2 Parking Reduction. The minimum parking requirement for office uses is one space per
300 square feet of gross building area. The requirement for manufacturing uses varies between
one space per 300 square feet and one space per 500 square feet, depending on employment
characteristics, as determined by the Director.
If the Parkside project were occupied by one-half office uses (one space per 300 square feet),
and one-half manufacturing uses (assume an average of one space per 400 square feet), the
parking requirement would be one space per 350 square feet.
The overall ratio proposed by the applicant is one space per 428 square feet, a reduction of
about 18% less than the 1:350 rate.
The Zoning Regulations allow a reduction of up to 20%, based on a finding that various uses on
the same site do not have concurrent peak parking demands. Also, the Parkside project will
also have a trip reduction plan.
It is difficult to predict the amount of parking reduction which would be justified by those two
factors, particularly for the initial phases. Staff suggests that a slight reduction be approved,
based primarily on the provision of a trip reduction plan:
- A minimum of one space per 400 square feet be provided at the time of construction
of each phase.
- Parking requirements for individual tenants be based on 90% of the standard rate.
These criteria could be subject to modification by approval of an administrative use permit, if the
1 .04
PD 220-92
Page 10
applicant can demonstrate that further reductions are warranted.
4.3 Compliance with Subdivision Standards. Lots 4 and 5 do not have any frontage on a
public street, nor do they meet standards for flag lots. However, the Subdivision Regulations
state that "lots which are approved in conjunction with a development plan as provided in the
Zoning Regulations may have any size or shape consistent with the structures and improvements
shown in the development plan." Staff believes that this special finding can be supported for the
Parkside planned development.
5.0 Other Site Planning Issues
Staff has identified several site planning issues which the Commission should evaluate in
reviewing the Parkside application:
5.1 Site Planning Concept. Development of the site is constrained by its irregular shape,
creek concerns, and street widening and extension. As noted above, the site plan is schematic,
showing primarily building footprints and the number of stories.
Although the project appears to comply with most minimum requirements of the Zoning
Regulations, staff suggests that the plan would be improved significantly by placing additional
emphasis on the following factors:
-Use of a unifying site development concept for orientation of buildings, private roads and
major landscape features.
- Use of buildings, landscaped areas, and/or creek areas as focal points.
- Use of additional landscaped areas to break up large paved areas.
Many of these factors will be addressed through the Architectural Review process, although the
extent of modifications to the site plan will be limited by the PD and tentative map approvals.
5.3 House Demolition. The plans call for demolition of an existing wood frame house located
on the site. The Cultural Heritage Committee reviewed the structure in 1989, and determined
that it was significant.
Although it is unfortunate to demolish any significant structure, there appears to be no practical
alternative to demolition or relocation. Depending upon the final decision regarding the street
width for Orcutt Road, the house would be adjacent to, or encroaching into, the right of way.
Staff recommends that the demolition be approved subject to requirements that the owner make
reasonable attempts to allow for its relocation. If it cannot be relocated, photographic and
architectural documentation should be provided prior to demolition.
5.4 Loading Zones. Only one loading zone is provided for most buildings. Although this
complies with the minimum requirements of the Zoning Regulations, staff questions whether it
will be adequate to accommodate the extent of manufacturing uses expected. The Commission
may wish to review this issue with the applicant, since provision of additional loading zones will
I �
PD 220-92
Page 11
affect provision of parking spaces and/or landscaping.
5.5 Completion of Spill Cleanup. A spill of toxic liquids on the property across Orcutt Road
from the site occurred ten years ago. The Parkside site has been monitored since that time to
insure that no residual contamination remains. Appropriate certification from the State will be
required prior to issuance of building permits.
OTHER DEPARTMENT COMMENTS
The Chief Building Official notes that the proximity of lot lines to building walls will limit the types
and locations of openings allowed.
Staff of the Utilities Department notes that phasing of utilities must be in accordance with a plan
to their approval. Additional comments are discussed in previous sections of this report, and
reflected in recommended conditions of approval.
ALTERNATIVES
The Commission may deny either or both applications, or recommend approval subject to
alternative conditions. The Commission may continue action on the PD application, but nay not
continue the tentative map without the subdivider's consent.
RECOMMENDATION
The Commission should recommend Council approval of Planned Development Application PD
220-92, and of vesting tentative tract map TR 220-92, subject to the following findings and
conditions:
A. Planned Development Application PD 220-92
PD Findinas
1. The planned development will provides facilities or amenities suited to a particular
occupancy group which would not be feasible under conventional zoning, specifically an
office/industrial park incorporating auxiliary uses.
2. Features of the proposed design achieve the intent of conventional standards (privacy,
usable open space, adequate parking, compatibility with neighborhood character, and so
on) as well as or better than the standards themselves.
3. The planned development incorporates features which result in consumption of less
materials, energy or water than conventional development.
4. The project will be compatible with existing and allowed land uses in the area.
5. The project will not direct traffic to residential areas.
PD 220-92
Page 12
6. 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.
7. The project does not preclude industrial or service commercial uses in areas especially
suited for such uses when compared with offices.
8. The project does not create a shortage of C-S and M zoned land available for service
commercial or industrial development.
PD Conditions (*Indicates environmental impact mitigation measure)
1.* Applicant shall dedicate on-site portions of right of way for Sacramento Drive extension
in conjunction with first phase of the project.
2.* Emergency access shall be provided to each building in accordance with City standards
and to the approval of the Fire Marshal.
3.* Applicant shall pay fees to fund pro-rata shares of the following off-site traffic mitigation
measures:
a. Orcutt Road/Southern Pacific Railroad overcrossing: $63,320.
b. Orcutt Road/Laurel Lane traffic signal and intersection modifications: $3,835.
C. Broad Street/Capitolio Way traffic signal: $7,127.
4.* The applicant shall prepare and implement 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.
5.* Building 3 shall not be included in a phase which precedes construction of the
Sacramento Drive extension to Orcutt Road.
6.* Applicant shall complete all site grading and other construction activities in accordance
with a particulate emission mitigation plan, to the approval of the APCD and Community
Development Director.
7.* The applicant shall provide the City Engineer with a detailed grading and drainage plan
and hydraulic analysis which indicates the effects of the proposed development on
adjacent and downstream properties.
8.* Detention facilities shall be provided if determined necessary by the City Engineer to
eliminate potential downstream flooding.
9.* The applicant shall obtain the General Construction Activity Storm Water Permit required
by the Environmental Protection Agency, and shall comply with all requirements of that
I ��
PD 220-92
Page 13
permit. Applicant shall comply with all requirements of City grading regulations regarding
erosion control measures.
10.* Applicant shall expand and enhance existing riparian habitat areas found on the site, in
accordance with a plan approved by the State Department of Fish and Game, the City
Engineer, and the Community Development Director. The plan shall be prepared by a.
landscape architect or biologist experienced in the area of riparian habitat restoration, and
shall include the following measures:
a. The plan shall provide for no net loss of extent or quality of riparian habitat on the
project site and adjoining sites affected by off-site improvements for the project.
b. Native riparian plant species shall be used whenever possible.
C. Plants shall be used which are large enough to establish wildlife habitat as quickly
as possible.
d. Planting areas shall be located appropriately to avoid the need for long-term
irrigation or other maintenance.
e. The plan shall include monitoring and maintenance provisions which ensure that
replacement planting areas are properly established and are not subsequently
removed without further environmental review.
f. The plan may provide for limited removal of on-site Eucalyptus trees, as
determined necessary to allow re-establishment of native plant and animal species.
g. A plan for all removal and replacement zones for all phases of the project shall be
completed prior to recording the final tract map or approval of the PD final
development plan. Final grading plans and landscape planting plans and
construction drawings for each phase shall be reviewed and approved by the
Department of Fish and Game prior to issuance of building permits for that phase
of the project. Plans for construction of street and drainage improvements within
public right of way areas shall also be reviewed and approved by DFG staff prior
to beginning construction.
h. Department of Fish and Game staff shall review and approve grading stakes in the
field prior to initiation of grading for each phase.
11.* Applicant shall comply with the Interim Archaeological Survey Procedures prepared by the
City's Cultural Heritage Committee (attached) prior to and during the construction phase
of the project. These guidelines require:
a. Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction activities on
the site.
b. Halting of construction activities if archaeological resources are discovered during
PD 220-92
Page 14
construction.
C. Implementation of a preservation plan prepared by a qualified archaeologist and
approved by the Community Development Director if significant archaeological
resources are discovered.
12. Applicant shall provide sand and oil interceptors in parking lot drainage systems, to the
approval of the City Engineer.
13. Applicant shall exhaust all avenues available to implement dedication of off-site right of
way needed for extension of Sacramento Drive from its present terminus, to connect to
Orcutt Road.
The City Council will lend the subdivider its powers of condemnation to acquire the off-site
R/W dedication, including any necessary drainage easements associated with the creek
crossing. If condemnation is required, the subdivider shall pay all costs associated with
the off-site R/W acquisition (including attorneys and court costs).
14. The following uses shall be allowed within the Planned Development, and with the type
of use permit review indicated:
A = Allowed; D = Director's approval required; PC = Planning Commission
approval required; * Indicates use subject to square footage and other limitations
per Zoning Regulations Section 17.22.010, footnote 10: No single tenant space
less than 2,500 square feet, banks, real estate offices, financial institutions, medical
clinics, doctor's offices, and lawyer's offices prohibited.
A Advertising and related services
D Antennas (Commercial broadcasting)
A Broadcast studios
A Computer services
D Day care centers
A Laboratories (medical, analytical)
A Manufacturing - food, beverages; ice; apparel; electronic, optical, instrumentation
products; jewelry; musical instruments; sporting goods; art materials.
PC Manufacturing - basic metals, chemicals, building materials, fabricated metals,
textiles, paper and cardboard; machinery, transportation equipment.
A* Offices (Contractors)
A* Offices (Engineers and industrial design)
A* Offices (Technical and scientific research)
A Photocopy services; quick printers
A Photofinishing - Wholesale; and blueprinting and microfilming service
A Printing and publishing
A Repair services
D Restaurants, sandwich shops, take-out food; as an auxiliary use primarily serving
employees and clients of uses located within the planned development.
D Retail sales - groceries, liquor and specialized foods; as an auxiliary use primarily
serving employees and clients of uses located within the planned development.
I -q4!f
PD 220-92
Page 15
D Schools - Business, trade, recreational, or other specialized schools.
15. An exception to standard setback requirements is hereby approved, allowing a ten-foot
setback from Orcutt Road where a fifteen-foot setback would otherwise be required, for
Buildings 8 and 9.
.16. Parking shall be provided at a minimum rate of one space per 400 square feet of gross
building area for each phase.
17. Parking shall be provided for each tenant at a rate of 90% of the requirement stated in the
Zoning Regulations. Parking requirements may be further modified by approval of an
administrative use permit, upon a finding that the traffic reduction plan for the planned
development has effectively reduced the demand for parking.
18. Development of the site shall be in substantial compliance with the building envelopes and
other features shown on the approved preliminary development plan. Actual building
design, landscaping, etc., shall be to the approval of the Architectural Review
Commission.
19. Applicant shall attempt to provide for relocation within the city, of the existing house on
currently located on the site. If necessary, the applicant shall offer the structure free of
charge to any responsible party who will relocate it. If the structure cannot be relocated
within the city, the applicant may relocate it outside the city or demolish it, after providing
photographic and architectural documentation to the approval of the Community
Development Director.
20. Applicant shall comply with conditions of approval of Tract 2134 (City File No. TR 220-92).
B. Vesting Tentative Map TR 2134 (City File No. TR 220-92)
Tentative Map Findings
1. The design of the subdivision and proposed improvements are consistent with the general
plan.
2. The site is physically suited for the type and density of development allowed in the M-PD
zone.
3. The design of the subdivision is not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure fish or wildlife or their
habitat.
4. The design of the subdivision will not conflict with easements for access through (or use
of property within) the proposed subdivision.
5. The proposed project has been granted a negative declaration of environmental impact
based on various mitigation measures being incorporated into the project, as identified
in the ordinance approving Planned Development Rezoning PD 220-92.
PD 220-92
Page 16
Tentative Map Conditions
1. Subdivider shall obtain approval of rezoning application PD 220-92.
2. This vesting map shall confer a vested right to proceed with development in accordance
with the ordinances, policies and standards described in Section 66474.2 of the
Subdivision Map Act, and including all provisions of the ordinance approving Planned
Development Rezoning PD 220-92. Environmental impact mitigation measures identified
in the ordinance approving Planned Development Rezoning PD 220-92 shall be conditions
of approval of this vesting tentative map.
3. Construction of the public sewer main through to the Sacramento Drive sewer main must
occur as part of phase I of the development (including any necessary improvements
required to cross the creeks).
4. The public water main may be phased with the approval of the Fire Department with
regards to required fire flows. The City will participate in any line upsizing of public water
mains (increases above the size required to provide fire flow or the City's 8" minimum,
whichever is larger).
5. Phase II of the development will require the public street to extend to at least the southerly
driveway serving building #4. This is subject to change if the developer changes the
phasing proposed.
6. The public street must be constructed through to Sacramento Drive as part of phase 3.
7. City will pay for additional Orcutt Rd. R/W dedication (indicated on the tentative map).
The amount shall be negotiated between the property owner (or his representative) and
the City and shall be based on fair market value.
8. The extended public street will be named Sacramento Drive.
9. A common driveway/maintenance agreement is necessary for common parking areas.
Frontage Improvements
10. Off-site dedication of property for public R/W purposes is required
to facilitate a through street from Orcutt Rd. to Sacramento Dr.
The subdivider shall exhaust all avenues available to acquire said
public R/W dedication.
12 . Orcutt Rd. improvements (curbs, gutters, 4' detached sidewalks
along the southerly side, full street pavement, signing, striping,
transition over railroad tracks, barricades, etc. . . ) shall be
constructed in accordance with the revised widening established by
the City Council to the satisfaction of the City Engineer and in
accordance with City regulations, Standard Engineering Details and
Standard Specifications. The creek culvert must be extended to
accommodate the new, widened location of frontage improvements.
13 . city will pay for additional orcutt Rd. R/W dedication (indicated
1 -�l0
�,. PD 220-92
Page 17
on the tentative map) . The amount shall be negotiated between the
property owner (or his representative) and the City and shall be
based on fair market value.
14. Access rights along Orcutt Rd. shall be dedicated to the City.
15. The subdivider shall dedicate a 10' wide (minimum) public utility
easement and 10' wide street tree easement along all public street
frontages, to the satisfaction of the City Engineer and public
utility companies.
16. The proposed public street shall be designed as a 60' R/W with 44'
curb to curb, 8' parkways with 6' wide integral sidewalks.
Pavement/base section shall be designed with a TI=8 (decorative
pavement in the public R/W will not be permitted) . Upon connection
to Sacramento Dr. , the 44 ' roadway shall transition to meet the
existing curb alignment of Sacramento Dr. , to the satisfaction of
the City Engineer. The street profile and building sites shall be
designed to accommodate the existing grades of Orcutt Rd. and the
future grade changes required for the railroad overpass.
17. A median island in the new street will not be permitted.
18. Phasing of the construction of the public street shall provide for
the ultimate street section and pavement life (per the City's
Pavement Management Plan) at the end of the phase III. The
subdivider's engineer shall include this requirement in the public
improvement plans, to the satisfaction of the City Engineer.
19. Driveway ramps (or alley-type entrances with minimum radii of 30' )
shall be constructed per City standards in lieu of the street type
driveways proposed, to the satisfaction of the City Engineer.
20. The subdivider shall construct a bus stop on Orcutt Rd (shelter,
signing, trash receptacle, etc. . . ) , on the southerly side of Orcutt
Rd and westerly of the new street, to the satisfaction of the City
Engineer.
21. The subdivider shall install street lighting per City standards,
including off-site street lighting along roadways leading to and
from the proposed development, to the satisfaction of the City
Engineer.
Street Trees
22 . Street trees are required to be planted per City Standards (the
number of trees are determined by one tree required for each 35
linear feet of street frontage) at the time of lot developments.
An exception shall be for any trees required as part of mitigation
measures established by the Dept. of Fish & Game. In no case,
shall any tree be planted in a location which may be in conflict
with any earth fill, retaining walls, etc. . .associated with a
future railroad overpass. Species: As determined by the City
Arborist.
Water, Sewer & Utilities
1�`f7
PD 220-92
Page 18
23 . Construction of the public sewer main through to the Sacramento
Drive sewer main must occur as part of phase I of the development
(including any necessary improvements required to cross the
creeks) .
24 . The proposed on-site sewer main will be privately owned and
maintained by the property owner's association.
25. Sewer lift station charges are required to be paid prior to
recordation of the final map as determined by the City Engineer and
Utilities Engineer. ($4 , 143 .83)
26. The final grades and alignments of all public water, sewer and
storm drains (including service laterals and meters) are subject to
change to the satisfaction of the City Engineer and Utilities
Engineer.
27. The subdivider shall dedicate an easement for a public water system
over all parking areas (including planters and raised medians)
within lots 3 - 7, to the satisfaction of the City Engineer and
Utilities Engineer.
28. The proposed looped on-site water main, service laterals and meters
(serving lots 3 - 6) shall be an extension of the public water
system. The 8" dead-end waterline between lot 5 and lot 6 shall be
privately owned and maintained.
29. The public water main may be phased with the approval of the Fire
Department with regards to required fire flows. The City will
participate in any line upsizing of public water mains (increases
above the size required to provide fire flow or the City's 8"
minimum, whichever is larger) .
30. The public street must be constructed through to Sacramento Drive
as part of phase 3 .
31. Water services, water meters and firelines serving lot 7 shall be
connected to the water main in the new public street, not from the
on-site water main.
32 . The subdivider shall underground all existing overhead utilities
along the southerly property frontage of Orcutt Rd, to the
satisfaction of the City Engineer and utility companies.
Site, Grading & Drainage
33. The subdivider shall provide the City Engineer with a detailed
hydraulic analysis which indicates the effects of the proposed
development on adjacent and downstream properties.
The analysis must address the existing public and private drainage
facilities and creek capacities in order to meet City standards.
The proposed development cannot create a situation which increases
flooding potential downstream. otherwise, detention facilities may
be required as a condition of building permits, to the satisfaction
of the City Engineer in accordance with the County Airport Area
�Q
I • v
PD 220-92
Page 19
Specific Plan & Drainage Master Plan.
The analysis shall also identify any areas within the project
subject to inundation during a 100-yr storm. Any lots subject to
flooding during a 100-yr storm shall be graded to provide minimum
pad elevations at least 1 foot above the 100-yr storm elevation, to
the satisfaction of the City Engineer. The areas subject to
flooding shall be noted on the final map.
If the hydrology study identifies areas subject to flooding which
are not shown on the current Flood Insurance Rate Map, or, are in
conflict with said map, the subdivider shall process and complete
a Federal Emergency Management Agency Letter of Map Amendment
(LOMA) , or, Letter of Map Revision (LOMB) prior to final acceptance
of the development, to the satisfaction of the City Engineer.
34 . All bridging, culverting and modifications to the existing creek
channels must be in compliance with the City's Flood Management
Policy Book (specifically regarding clear spanning of creeks,
etc. . . ) and approved by the City Engineer, Corp of Engineers and
Fish & Game and must meet City standards and policies.
35. Clearing of existing creek and drainage channels, including any
tree pruning or removals, and any necessary erosion repairs shall .
be to the satisfaction of the City Engineer and the Dept. of Fish
& Game.
36. All lots shall be graded to preclude cross-lot drainage, or,
appropriate easements and drainage facilities shall be provided, to
the satisfaction of the City Engineer.
37. EPA Requirement:
General Construction Activity Storm Water Permits are required for
all storm water discharges associated with a construction activity
where clearing, grading and excavation results in land disturbance
of five or more acres. Storm water discharges from less than five
acres, but which is part of a larger common plan of development or
sale, also require a permit. Permits are required to be maintained
until the construction is complete.
To be covered by a General Construction Activity Permit, the
owner(s) of land where construction activity occurs must submit a
completed "Notice of Intent" (NOI) form, with the appropriate fee,
to the State Water Board prior to any approvals of the public
improvement plans. A copy of the required permit shall be
submitted to the City Engineer prior to commencement of any grading
activities.
Traffic
38. The subdivider shall pay the pro-rata share (based on projected
traffic generation) of the Orcutt/SPRR overpass (grade separation)
prior to recordation of the final map, as determined by the City
Engineer. ($63, 320)
PD 220-92
Page 20
39. The subdivider shall pay the pro-rata share of the Orcutt-Laurel
traffic signal and intersection modifications based on traffic
generation vs current volumes, prior to recordation of the final
map. ($3 , 835)
40. The subdivider shall pay the pro-rata share of the Broad-Capitolio
traffic signal based on traffic generation vs current volumes,
prior to recordation of the final map. ($7, 127)
41. Traffic impact fees listed above shall be paid prior to issuance of
building permits for Phase I.
42 . The City is expected to adopt a new traffic impact fee ordinance
sometime in 1993 . That ordinance may impose additional traffic
fees, and/or may allow credit for fees itemized above.
Other
43 . All boundary monuments, lot corners and centerline intersections,
BC's, EC's, etc. . . , shall be tied to the City's control network. At
least two control points shall be used and a tabulation of the
coordinates shall be submitted with the final map or parcel map. A
5-1/4" diameter computer floppy disk, containing the appropriate
data for use in autocad for Geographic Information System (GIS)
purposes, is also required to be submitted to the City Engineer.
Attachments: -- - Vicinity Map
Site Plan
Tentative Map
Applicant's Statements
Initial Study
Summary of Fees
gtsL:PD22092.PC
SUMMARY of CURRENT PUBLIC WORKS DEPARTMENT FEES
1. Map Check: $11, 137
(To be paid prior to checking of final map)
2 . Improvement Plan Check: $206 + 1.5% of const cost
(To be paid prior to checking of improvement plans)
3 . Construction Inspection: $516 + 2 .5% of const cost
(To be paid prior to start of any construction)
4 . Sewer Lift Station: $4, 143 .83
(To be paid prior to recordation of the Final Map)
5. Traffic Mitigation Contributions: $74,282
(To be paid prior to recordation of the Final Map)
6. Proposed Traffic Impact: $4315/1000 sqft of office
bldg.
$1246/1000 sqft of
industrial bldg.
(The Traffic Impact fees indicated are only estimates as
indicated in a proposed ordinance and, if passed by the City
Council, will probably be based on the final building plans
and may possibly consider the traffic fees stated in #5 to be
credited on a pro-rata basis)
File: TR2134-2rev
Address: 953 Orcutt
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city of san lues oBispo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 953 Orcutt Road APPLICATION NO. ER a0c-96z
PROJECT DESCRIPTION Rezoning of 11.75 acre parcel from M 'to M-PD, approval of
plans for 192 , 400 sq. ft. office/industrial park in 10 buildings.
Extension of Sacramento Drive to intersect with Orcutt Road.
APPLICANT Parkside Research Center Associates
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
Greg Smith, Associate Planner DATE June 11, 1.993
PREPARED BY
COMMUNITY DEVEL PMENT DIRECTOR'S ACTION: DATE��� t I
I% 1(4�1 M WFC,=1 If 'I"VrIUMIr'i 01 A� klM I
SUMMARY OF INITIAL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
NONE
A. COMMUNITY PLANS AND GOALS ...................................................
NONE
B. POPULATION DISTRIBUTION AND GROWTH..........................................
NONE
C. LAND USE .................•...................................... ................ YES*
D. TRANSPORTATION AND CIRCULATION ..............................................
YES*
E. PUBLIC SERVICES ................. .... .... ....... ................................
' NONE*
F. UTILITIES...................................... ..................................
NONE
G. NOISE LEVELS ...................................................................
NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................
YES*
I. AIR QUALITY AND WIND CONDITIONS...............................................
YES*
J. SURFACE WATER FLOW AND QUALITY ..............................................
YES*
K. PLANT LIFE......................................................................
YES*
LANIMAL LIFE.....................................................................
YES*
M. ARCHAEOLOGICAL/HISTORICAL ...................................................
NONE
N. AESTHETIC .................................. ....................................
0. ENERGYIRESOURCE USE .................................................... ......
NONE
NONE
P. OTHER ....................... ... .. ......... .. . . . . .. ... .... ... ... ........ . . . . . ...
III.STAFF RECOMMENDATION
'SEE ATTACHED REPORT Q:�es
ER 220-92
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
A. Site Description
The project site is an 11.75 acre parcel on the south side of Orcutt
road, west of the Southern Pacific Railroad right of way. The site is
bounded by Orcutt Road to the north, the railroad to the east, and creek
channels to the south and west.
The perimeter creek channels are tributaries to Acacia Creek. They are
identified in the draft Open Space Element as "perennial creeks with
degraded riparian corridor, but able to be restored" . A third channel
is located on the site. It is a minor channel with seasonal flow. It
supports minimal wetland plant vegetation, and has been severely
impacted by grazing.
Numerous mature trees are found on the site. These include willow,
Eucalyptus and other species along the westerly creek channel; willow
and other species along the southerly channel; Pepper trees along the
minor channel; and Pepper and Elm trees along Orcutt Road.
B. Proiect Description
The proposed project involves construction of a research/industrial park
on an 11.75 acre parcel on the south side of Orcutt Road, west of the
Southern Pacific Railroad right of way.
The following physical changes to the site and nearby properties are
included in the proposed project. The changes to the site will be
completed in up to five phases, with construction to commence in late
1993 and projected completion of the final phase in 1999 .
- Construction of nine buildings with a total gross building area
of approximately 192 , 400 square feet. The buildings would be one
to three stories in height. The buildings would be used for
office, research, and light industrial purposes.
- Extension of Sacramento Drive from its present terminus at the
southerly property line to connect to Orcutt Road, which forms the
northerly boundary of the project site. The road extension would
involve construction of bridges or culverts in three locations
where it would cross creeks. A portion of the extension would
cross an adjoining parcel not owned by the project applicant, at
the southerly corner of the site.
- Widening of Orcutt Road will be completed in conjunction with the
proposed project. The widening will be 30 to 50 feet along much of
the project site's frontage, depending on median width, etc. In
addition to street widening and frontage improvements, this will
involve extension of the culvert for the creek which flows along
the westerly edge of the project site, by a distance corresponding
to the road widening. The culvert for minor drainage channel near
the middle of the site will also be extended, to accommodate the
widening and Sacramento extension, by approximately 100 feet.
I ��9
ER 220-92
Page 3
- Paved parking lots and access roads. One of the access roads
crosses the central creek channel.
- Compensatory riparian habitat improvements. The applicant
proposes to establish dense plantings of native riparian vegetation
in various creek channel locations on the site which have been
degraded by grazing and other activities. The riparian habitat
enhancement is intended to mitigate the loss of potential habitat
area due to the effects of the various road construction projects
associated with the project.
- Demolition of a wood frame house constructed in 1906.
- Installation of public and private underground utility lines
within the street extension and on private portions of the site.
The project approval process involves several discretionary approvals by
the City, and one by the State:
Rezoning (Application PD 220-92) . Approval of rezoning from
Manufacturing (M) to Manufacturing - Planned Development, including
the project's preliminary development plan. Requires review by the
Planning Commission and approval by the City Council. Each body
must hold at least one public hearing on the project, including
review of environmental impacts.
Subdivision (Application TR 220-92) . Approval of a tentative tract
map crating seven lots and up to 50 commercial condominium
ownership units. Reviewed by Planning Commission, approval by
Council.
Architectural Review (future application) . The ARC has
jurisdiction over building design. Although design drawings have
not been submitted, that aspect of the project review will not
require additional environmental review unless the Community
Development Director determines that aesthetic or other impacts
will occur which are not addressed by this initial study.
Streambed Modification Permit (future application) . Modifications
to the channels which cross the creek will require approval of a
permit by the State Department of Fish and Game, and may require
approval of a permit by the Corps of Engineers. No further
environmental review will be required, if the application is
consistent with the project description and mitigation measures
from this initial study.
II. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The proposed project is consistent with adopted plans. Refer to
Sections II.0 and D below for discussion of consistency with General
Plan Land Use and Circulation elements.
.6 1 -Y„o
ER 220-92
Page 4
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Long Term and/or Cumulative
None.
Recommended Miticiation Measures
None.
B. Population Distribution and Growth
The proposed use of the site for a research/industrial park will result
in creation of more jobs per acre than the average for M-zone
developments citywide, because of the intensity and type of development.
Many of the jobs created will be professional or managerial, which are
more likely to attract new households to the community than are lower-
paying jobs.
However, the amount of development and immigration are within the ranges
addressed by the 1977 Land Use Element and EIR, and the draft LUE and
EIR being considered by the Council. Note also that construction is to
be phased over five or more years.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Lona Term and/or Cumulative
None.
Recommended Mitigation Measures
None.
C. Land Use
The project description includes provisions for accommodating research
office uses which are not normally allowed in the M zone. However,
provisions are included in the LUE and Zoning Regulations for such uses
in planned developments, as is proposed for this project. Provisions of
the Zoning Regulations - including the proposed PD ordinance - are
expected to insure that no significant conflict will occur between
proposed uses on the project site, or .with nearby off-site uses.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Long Term and/or Cumulative
None.
ER 220-92
Page 5
Recommended Mitigation Measures
None.
D Transportation and Circulation
Access to the project site will be via a new section of public street to
be created by extending Sacramento Drive to connect with Orcutt Road, at
the intersection with Duncan Lane. The intersection is not proposed to
be signalized, although left turn pockets will be provided in Orcutt
Road.
Several traffic studies have addressed the Sacramento extension's
impacts on area circulation and the environment:
- Broad Street Annexation EIR (BSAEIR, April 1992) . Sacramento
extension included as a recommended mitigation measure for
cumulative traffic impacts of development in the annexation area
and other areas in and near the southerly portion of the City.
Annexation ordinance provides for collection of fees to offset cost
of this and other long term mitigation measures.
- Broad/Orcutt Area General Plan Amendments Traffic Analysis Report
(December, 1989) . Sacramento extension to Orcutt recommended by
year 2005, to mitigate impacts on Broad Street from increased
traffic in the vicinity. That study did not specifically address
impacts from development of this parcel.
- 1992 Land Use Element/circulation Element Updates Draft EIR
(January, 1993) . Concludes that Sacramento extension across the
creek will have significant effects on riparian habitat, and
includes a recommendation that the street not be extended across
the creek. The Draft EIR also concludes that the extension will
not be a significant factor in alleviating Broad Street congestion.
These draft documents have not been approved by the City Council or
Planning Commission, although the Sacramento extension has been
identified as a special area of concern which requires specific
study.
City Planning and Engineering staffs, and Caltrans staff, have concluded
that the extension will improve traffic flow and would significantly
improve emergency access to the site and other nearby developed areas.
Impacts of the street extension on the creek are discussed in Section
II.K and L below.
The traffic generated by the proposed project will also 'contribute to
the cumulative traffic impacts identified in the reports noted above.
These cumulative impacts are expected to result in Level of Service F on
Broad Street near Orcutt Road as land in and near the southerly portion
of the City is developed.
The Parkside project may also contribute to traffic congestion at the
Duncan/Orcutt/Sacramento intersection. Several measures are planned to
address the cumulative increase in traffic on Orcutt Road from this and
other projects:
ER 220-92
Page 6
0
- Widening Orcutt Road to four lanes.
- Installation of a signal at the nearby orcutt/Laurel
intersection.
- Installation of an overcrossing at the railroad tracks. The
timing for the overcrossing structure depends upon availability of
funding from State or Federal grants, as well as City funds, and is
not expected to occur for a number of years.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Long Term and/or Cumulative
The project will contribute to increases in traffic on Orcutt Road and
Broad Street which are considered to be cumulatively significant.
Recommended Mitigation Measures
To mitigate the Parkside project's impact on cumulative traffic impacts,
the following mitigation measures are recommended:
- Dedication of on-site portions of right of way for Sacramento Drive
extension in conjunction with first phase of the project.
- Construction of Sacramento Drive extension no later than Phase 3 .
- Payment fees to fund pro-rata shares of the following off-site traffic
mitigation measures:
1. Orcutt Road/Southern Pacific Railroad overcrossing: $63 , 320.
2 . Orcutt Road/Laurel Lane traffic signal and intersection
modifications: $3 , 835.
3 . Broad Street/Capitolio Way traffic signal: $7, 127 .
- The applicant shall prepare and implement 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.
The staff of the Air Pollution Control District (APCD) has recommended
additional mitigation measures. These recommendations are not judged to
be necessary by City staff to ensure that traffic impacts are reduced to
an insignificant level:
- Provision of employer-sponsored vanpool.
- On-Site daycare facilities.
- Provision of public streets at interior of site, with additional
transit stops. (Note: one transit stop at the Orcutt frontage of the
/43
ER 220-92
Page 7
s
site is included in the description of the proposed project. )
- Provision of shower and locker facilities for employees.
-Reduction in the number of parking spaces provided on site.
E. public services
The City will be able to provide public services to the site in
accordance with adopted City standards, with one exception. The
location of Building 3 exceeds the standard established by the City's
Fire Prevention Code for access to buildings.
The standard for emergency response requires that no portion of a
building be beyond, the reach of a 300-foot hose connected to a fire
truck stopped on the nearest accepted access road. For this project,
Orcutt Road provides the only acceptable access until construction of
the complete Sacramento extension with Phase 3 .
Only a small portion of Building 3 structure would be within 300 feet of
the proposed Orcutt Road right of way. It should be planned for Phase
3 or later.
Potentially Significant Effects - Short Term
Construction of Building 3 in the first phase of the project, as
proposed, could expose the structure and occupants to higher risks from
fire and other emergencies than is consistent with City standards.
Potentially Significant Effects - Lona Term and/or Cumulative
None, after construction of proposed Sacramento Drive extension.
Recommended Mitigation Measures
Provide emrgency access to each building in accordance with City
standards and to the approval of the Fire Marshal.
F. utilities
The proposed project includes construction of sewer and water mains in
accordance with City standards for commercial uses, and for fire
protection.
The City's safe annual water supply from all sources is not adequate to
meet the normal annual needs of users already connected to the municipal
water supply system. However, the City has adopted mandatory
conservation regulations which are intended to mitigate the effects of
new development on water use. Among other provisions, new water users
are requiredto offset their projected use of water by retrofitting
existing facilities within the city with water conservation devices.
Potentially Significant Effects - Short Term
None.
ER 220-92
Page 8
Potentially Significant Effects - Lona Term and/or Cumulative
Retrofitting requirements of City Water Allocation Regulations will
ensure mitigation of potentially significant cumulative impact on water
usage.
Recommended Mitigation Measures
No additional mitigation measures required.
G. Noise Levels
The average noise levels are estimated to be between 70 and 75 dBA (Ldn)
for much of the site, due to noise generated by Orcutt Road traffic and
the railroad. This level of noise is normally acceptable for office
uses, according to standards in the adopted and draft General Plan Noise
Elements. Peak noise levels from railroad operations, including use of
locomotive horns at the nearby crossing, may reach significantly higher
levels than the average.
Fairly typical commercial construction methods will provide appropriate
interior noise levels for most types of office and industrial use.
Specialized research activities which are sensitive to noise levels or
ground vibrations may be affected by railroad operations unless special
construction techniques are utilized. Effects on specialized operations
are not judged to constitute a significant effect.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Long Term and/or Cumulative
None.
Recommended Mitigation Measures
None.
I. Air Ouality and Wind Conditions
The grading and construction operations will require approval of a plan
for mitigation of particulate emissions by the APCD. Compliance with
the approved plan will insure that impacts are reduced to a level which
is considered to be insignificant.
The cumulative effect of additional development throughout the City is
addressed in the EIR for the 1977 Land Use Element. Consistent with the
findings approving that document, the site-specific mitigation measures
noted above in Section II.D are determined to be adequate to reduce
traffic-related emissions to a level of insignificance..
Potentially Significant Effects - Short Term
Particulate emissions due to grading and other construction activities
ER 220-92
Page 9
are potentially significant.
Potentially Significant Effects - Long Term and/or Cumulative
Traffic related emissions from the project would contribute to levels
which are considered cumulatively significant. Refer to Section II .D
above for mitigation measures.
Recommended Mitigation Measures
- Applicant shall complete all site grading and other construction
activities in accordance with a particulate emission mitigation plan, to
the approval of the APCD and Community Development Director.
J Surface Water Flow and Ouality
Portions of the site are subject to flooding of a depth of less than one
foot during 100-year design storm conditions, according to the Flood
Insurance Rate Map. Additionally, cumulative impacts on flooding of
Acacia Creek and other waterways in the southern portion of the city
have been identified as a potentially significant impact by the BSAEIR.
The City Engineer recommends that a detailed hydraulic analysis be
completed in conjunction with the design of the on-site drainage
facilities for the project, prior to recording of the final map. This
study would determine whether on-site detention basins or other measures
would be necessary to avoid impacts on downstream properties.
Discharge of storm drainage from the site could affect water quality in
creeks which cross the site. Compliance with the General Construction
Activity Storm Water Permit required by the Environmental Protection
Agency, and with City grading regulations, are expected to insure that
construction activities will not result in significant short term
impacts. Mitigation of long term impacts will require construction of
sand and grease interceptors at each point where discharge from storm
drains enters the creek.
Potentially Significant Effects - Short Term
The project may slightly increase flooding of adjoining and downstream
properties. Short-term impacts are not expected to be significant.
Potentially Significant Effects - Long Term and/or Cumulative
Cumulative increases in the amount of storm runoff discharged to area
creeks, or decreases in the time of concentration of runoff, have been
determined to be a significant cumulative impact.
Recommended Mitigation Measures
- The applicant shall provide the City Engineer with a detailed grading
and drainage plan and hydraulic analysis which indicates the effects of
the proposed development on adjacent and downstream properties.
Detention facilities shall be provided if determined necessary by the
City Engineer to eliminate potential downstream flooding.
ER 220-92
Page 10
- The applicant shall obtain the General Construction Activity Storm
Water Permit required by the Environmental Protection Agency, and shall
comply with all requirements of that permit. Applicant shall comply
with all requirements of City grading regulations regarding erosion
control measures.
K. Plant Life
Refer to section II.L below for discussion of impacts on riparian plant
and animal habitat.
L. Animal Life
Most of the site development proposed would be located outside of the
portions of the site where significant riparian vegetation is found.
Exceptions would occur where Orcutt Road would be widened at the north
edge of the site, and where the Sacramento Drive crosses the creek at
the project site's southerly corner.
Sacramento Drive also crosses the secondary creek channel near the
middle of the site, as does the private road providing access to Lots 3-
7. The secondary channel has been degraded by persistent grazing, with
minimal riparian vegetation present.
As mitigation for elimination of existing and potential riparian habitat
areas, the applicant proposes to create new riparian habitat areas, and
enhance the quality of other existing areas. In all, three "wetland -
removal zones" and four "wetland replacement zones" are identified.
Two additional wetland removal zones, associated with the Orcutt Road
widening project along the north edge of the site and the proposed
Sacramento/Orcutt intersection, are not identified on the plans. Each
of the zones is briefly discussed in the attached "Analysis of Wetland
Replacement and Removal Zones" , including a potential fifth replacement
zone.
A wildlife biologist from the State Department of Fish and Game (DFG)
has reviewed the mitigation proposal, and has determined that it is
feasible to comply with the department's policy to maintain no net loss
in area or quality of riparian habitat.
It is usually necessary to provide replacement planting areas at a ratio
of 3 : 1 for removal areas, to ensure that adequate habitat value is
maintained during the time required for new vegetation to mature. The
biologist has indicated that the no net loss standard can be achieved on
this site with a ratio lower than 3 : 1, if the compensatory planting plan
includes special measures to achieve earlier maturity.
Riparian habitat mitigation measures are listed below. Of special note
is the possible removal of mature Eucalyptus trees found on the westerly
edge of the project site. Leaves dropped by this exotic tree species
interfere with the establishment of native riparian species, by
providing dense cover over the soil and exuding oils which are toxic to
other plants. While the mature Eucalyptus trees provide roosting places
.for some bird species, their overall effect is to reduce the diversity
/-47
ER 220-92
Page 11
and productivity of plant and animal communities. It will not be
feasible to remove all of the trees which affect the site' s riparian
areas, since many of the trees grow on the adjoining property to the
west.
Potentially Significant Effects - Short Term
Temporary reduction of riparian habitat value will occur at four
locations on the site where public or private roads cross the creeks on
the project site. The temporary loss of habitat on the site is not
judged to constitute a significant effect.
Potentially Significant Effects - Long Term and/or Cumulative
The proposed project could result in long-term loss of riparian habitat,
unless mitigation measures noted below are implemented.
Recommended Mitigation Measures
Applicant shall expand and enhance existing riparian habitat areas found
on the site, in accordance with a plan approved by the State Department
of Fish and Game, the City Engineer, and the Community Development
Director. The plan shall be prepared by a landscape architect or
biologist experienced in the area of riparian habitat restoration, and
shall include the following measures:
a. The plan shall provide for no net loss of extent or quality of
riparian habitat on the project site and adjoining sites
affected by off-site improvements for the project.
b. Native riparian plant species shall be used whenever possible.
C. Plants shall be used which are large enough to establish
wildlife habitat as quickly as. possible.
d. Planting areas shall be located appropriately to avoid the
need for long-term irrigation or other maintenance.
e. The plan shall include monitoring and maintenance provisions
which ensure that replacement planting areas are properly
established and are not subsequently removed without further
environmental review.
f. The plan may provide for limited removal of on-site Eucalyptus
trees and/or special soil preparation techniques as determined
necessary to allow re-establishment of native plant and animal
species.
g. A plan for all removal and replacement zones for all phases of
the project shall be completed prior to recording the final
tract map or approval of the PD final development plan. Final
grading plans and landscape planting plans and construction
drawings for each phase shall be reviewed and approved by the
Department of Fish and Game prior to issuance of building
permits for that phase of the project. Plans for construction
1-b S
ER 220-92
Page 12
within public right of way areas shall also be reviewed and
approved by DFG staff prior to beginning construction.
h. Department of Fish and Game staff shall review and approve
grading stakes in the field prior to initiation of grading for
each phase.
M. Archaeological/Historical
Previous archaeological surveys of sites adjoining creeks within the
City have identified Chumash occupation sites. A visual study of the
area which would be affected by the railroad planned Orcutt Road/SPRR
overcrossing was performed by archaeologist Charles Dills, apparently in
the mid-197011s. That survey did not show any evidence of archaeological
resources. Planning staff is not aware of any other surveys in the
immediate vicinity of this site. The site and nearby area was occupied
and used for farming and ranching at least since the early 1900's.
The wood frame ranch house located on the site is proposed to be
demolished to accommodate the widening of Orcutt Road and the
construction of Building 1. It was built in 1906-1907 , according to a
letter filed with the City's Cultural Heritage Committee (CHC) , and was
occupied by various members of the McMillan family, whose name was given
to a nearby street. Although the site has not been included on any
formal list of significant structures, the CHC reviewed a demolition
request at a meeting on August 4 , 1988 . The CHC recommended that a
finding of significance be made.
Although demolition of the house would have an adverse effect on the
availability of historic resources to the community, the effect is
judged to be less than significant. Relocation of the structure, and/or
formal documentation, may be appropriate under City guidelines for
historic preservation, but are not warranted as required mitigation
measures under CEQA.
Potentially Significant Effects - Short Term
Construction activities proposed for the site would destroy or reduce
the value of any archaeological resources which may be present on the
site.
Potentially Significant Effects - Long Term and/or Cumulative
See above.
Recommended Mitigation Measures
Applicant shall comply with the Interim Archaeological Survey Procedures
prepared by the City's Cultural Heritage Committee (attached) prior to
and during the construction phase of the project. These guidelines
require:
- Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to commencing
construction activities on the site.
i ��
ER 220-92
Page 13
- Halting of construction activities if archaeological resources
are discovered during construction.
- Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development Director if
significant archaeological resources are discovered
N. Aesthetic
The proposed project will permanently change the visual characteristics
of what is now a scenic open area. Since the site has no unique scenic
characteristics, and since much of the scenic open space adjoining the
creeks will be preserved, the change will not constitute a significant
effect. Refer also to the EIR for the 1977 Land Use Element for
discussion of cumulative impacts of urban development consistent with
that plan.
Potentially Significant Effects - Short Term
None.
Potentially Significant Effects - Long Term and/or Cumulative
None.
Recommended Mitigation Measures
None.
III. STAFF RECOMMENDATION
Staff recommends approval of a mitigated negative declaration. The
following mitigation measures should be incorporated into the project
description to avoid potentially significant effects, or reduce effects
to levels which are less than significant:
1. Dedication of on-site portions of right of way for Sacramento Drive
extension in conjunction with first phase of the project.
2. Provide emergency access to each building in accordance with City
standards and to the approval of the Fire Marshal.
3 . Payment of fees to fund pro-rata shares of the following off-site
traffic mitigation measures:
a. Orcutt Road/Southern Pacific Railroad overcrossing: $63 , 320.
b. Orcutt Road/Laurel Lane traffic signal and intersection
modifications: $3 , 835.
C. Broad Street/Capitolio Way traffic signal: $7, 127 .
4 . The applicant shall prepare and implement a trip reduction plan
approved by the Community Development Director. The applicant
shall create a property owners' association which shall be
ER 220-92
Page 14
empowered and required to implement the plan on a continuing basis.
5. Do not include Building 3 in a phase which precedes construction of
the Sacramento Drive extension to Orcutt Road.
6. Applicant shall complete all site grading and other construction
activities in accordance with a particulate emission mitigation
plan, to the approval of the APCD and Community Development
Director.
7. The applicant shall provide the City Engineer with a detailed
grading and drainage plan and hydraulic analysis which indicates
the effects of the proposed development on adjacent and downstream
properties.
8. Detention facilities shall be provided if determined necessary by
the City Engineer to eliminate potential downstream flooding.
9 . The applicant shall obtain the General Construction Activity Storm
Water Permit required by the Environmental Protection Agency, and
shall comply with all requirements of that permit. Applicant shall
comply with all requirements of City grading regulations regarding
erosion control measures.
10. Applicant shall expand and enhance existing riparian habitat areas
found on the site, in accordance with a plan approved by the State
Department of Fish and Game, the City Engineer, and the Community
Development Director. The plan shall be prepared by a landscape
architect or biologist experienced in the area of riparian habitat
restoration, and shall include the following measures:
a. The plan shall provide for no net loss of extent or quality of
riparian habitat on the project site and adjoining sites
affected by off-site improvements for the project.
b. Native riparian plant species shall be used whenever possible.
C. Plants shall be used which are large enough to establish
wildlife habitat as quickly as possible.
d. Planting areas shall be located appropriately to avoid the
need for long-term irrigation or other maintenance.
e. The plan shall include monitoring and maintenance provisions
which ensure that replacement planting areas are properly
established and are not subsequently removed without further
environmental review.
f. The plan may provide for limited removal of on-site Eucalyptus
trees, as determined necessary to allow re-establishment of
native plant and animal species.
g. A plan for all removal and replacement zones for all phases of
the project shall be completed prior to recording the final
tract map or approval of the PD final development plan. Final
ER 220-92
Page 15
grading plans and landscape planting plans and construction
drawings for each phase shall be reviewed and approved by the
Department of Fish and Game prior to issuance of building
permits for that phase of the project. Plans for construction
of street and drainage improvements within public right of way
areas shall also be reviewed and approved by DFG staff prior
to beginning construction.
h. Department of Fish and Game staff shall review and approve
grading stakes in the field prior to initiation of grading for
each phase.
11. Applicant shall comply with the Interim Archaeological Survey
Procedures prepared by the City's Cultural Heritage Committee
(attached) prior to and during the construction phase of the
project. These guidelines require:
a. Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to
commencing construction activities on the site.
b. Halting of construction activities if archaeological resources
are discovered during construction.
C. Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development
Director if significant archaeological resources are ;
discovered
G:ER19192 .wp
-7a
ER 220-92
Page 16
ANALYSIS OF WETLAND REPLACEMENT/REMOVAL ZONES
Parkside Center - 953 Orcutt Road
Data based on plans dated 5/19/93
Removal Zone #1. Private access road crossing minor interior channel,
approximately 1, 500 square feet. Very little riparian vegetation
present, due to grazing.
Removal Zone #2 . Sacramento Drive crossing secondary channel,
approximately 4 , 200 square feet. one mature Pepper tree may have to be
removed. Degraded habitat.
Removal Zone #3 . Sacramento Drive crossing creek channel at south
property line, including off-site portion of southerly creek. Indicated
on the map as 2 , 100 square feet, may be slightly larger due to area
needed for headwalls, etc. Significant riparian vegetation is present,
primarily willows.
Removal Zone #4 . Orcutt road widening and culvert extension for
westerly creek channel; not shown on applicant' s plans. Up to 3 , 500
square feet of riparian vegetation to be eliminated, depending on final
dicisions regarding ultimate road width. Road widening will involve
removal of several mature Pepper and Elm Trees.
Removal Zone #5. Extension of culvert for minor drainage channel near
Ilk the middle of the site; not shown on applicant's plans. Approximately
1, 500 square feet of channel to be filled. Minimal habitat value due to
grazing.
Replacement Zone #1. Located at northwesterly corner of site. Area as
shown on plans is 3 , 900 square feet. Actual square footage, taking
Oructt Road widening into account, is estimated to be 2 , 400 square feet.
Existing vegetation in this zone is open field type with introduced
grasses predominating. Because the ground level is approximately ten
feet higher than the flow line of the creek, soils are dry for most of
the year. Grading to lower the ground level, or permanent irrigation,
will be required to establish and maintain riparian vegetation.
Replacement Zone #2. Located along the top of bank of the westerly
creek channel near proposed Building 2. Approximately 10, 000 square
feet. Portions of this zone already support dense shrubs and trees.
Replacement Zone #3 . Located along the top of bank immediately south of
zone #2 . 4, 800 square feet. No plan for grading in this area has been
submitted. Much of this area is affected by leaf litter from Eucalyptus
trees, most of which grow on the adjoining site, which will make it
difficult to establish significant new vegetation in this zone. Special
measures, including removal of leaf litter and supplemental irrigation,
will be required.
/-73
ER 220-92
Page 17
Replacement Zone #4. This zone is located where Sacramento would. cross
the southerly creek, and is approximately 4 ,900 square feet. This zone
includes areas where significant riparian vegetation is already
established.
Replacement Zone #5. Although not indicated on the plans, the secondary
channel could be utilized as a replacement zone, where it connects with
the westerly creek channel. The area of this zone could be up to 5, 000
square feet.
SUMMARY
The replacement ratio as calculated using the data indicated on the
plans would be approximately 3 : 1. Replacement taking Orcutt widening
into account, and including replacement zone #5, would be approximately
A1.7: 1.
1
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955 Morro Street • San Luis Obispo, CA 93401
July 22, 1993
TO: Ronald Whisenand, Development Review Manager
VIA: Wayne Peterson, City Engineer�
FROM: Terry Sanville,,Principal Transportation Planner'
SUBJECT: Bicycle Lanes through the Parkside Research Center Project
The Situation
On July 14, 1993 the Planning Commission considered the Parkside Research
Center Project and forwarded recommendations to the City Council. These
recommendations include the installation of bicycle lanes along the proposed new
section of Sacramento Drive south of-Orcutt Road. It is our understanding that the
Commission recommended that parking be restricted along the west side of the
new street section and that a bike lane be installed against the curb. Parking
would be retained along the east side of the street and a bicycle lane installed on
the outside of the parking bay.
Bicycle Committee Actions
The Bicycle Committee is formulating recommendations for the City Council's
adoption of a "Bicycle Transportation Plan." The Plan will prescribe the location
of bicycle paths and lanes throughout San Luis Obispo.
On July 19, 1993 the Committee considered the Planning Commission's
recommendations for bicycle lanes on Sacramento Drive. The Committee
recommended the following system of bike lanes and paths (see attached map):
• A Class I bicycle path should extend along the eastern edge of Acatia Creek
from Orcutt Road to Broad Street (Route 227). The path would be located
beyond setbacks required to protect creekside vegetation.
• The Class I bicycle path would cross the creek on the bridge that would be
constructed to extend Sacramento Drive north of its current terminus. From
the bridge south, the path would extend to Broad Street where it would go
under Route 227 to connect with Class I paths west of the highway.
• Bike lanes would also be installed along portions of Sacramento Drive and
Capitolio Way which would enable southbound cyclists from the Johnson
Avenue neighborhood to access Route 227 at stop controlled intersections
at Capitolio Drive or Industrial Way.
The Bicycle Committee felt that a Class I path was a good idea because it would
provide a convenient route for northbound cyclists that wished to access areas east
of the railroad and avoid the hill, the busy Broad/Orcutt intersection, and
congested segments of Orcutt Road. Since the site of the proposed Class I path
is largely undeveloped, the creekside environment can provide an attractive and
enjoyable setting for cyclists traveling through the area or accessing employment
sites within the Parkside tract.
The Bicycle Committee's recommendations do not address the issue of extending
Sacramento Drive to Orcutt Road. Whether the extension of Sacramento Drive
occurs or not, a Class I bike path was felt to be superior to on-street bike lanes
along the northern most segment of Sacramento Drive.
Timing of Council Consideration
It is our understanding that the City Council will consider the issue of extending
Sacramento Drive on August 3, 1993 and is tentatively scheduled to consider the
Planning Commission's recommendations for the Parkside project on August 17,
1993. The Bicycle Committee's recommendations should be included in the
information received by the Council.
The City Council is scheduled to consider the Bicycle Plan, including
recommendations for Sacramento Drive, at its August 31, 1993 meeting.
If you have any questions, feel free to contact me at Ex. 178.
TS:ts
Attachment
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955 Morro Street • San Luis Obispo, CA 93401
July 28, 1993
TO: Ronald Whisenand, Development Review Manager
From: Terry Sanville, Principal Transportation Planner V ' .
SUBJECT: Bicycle Lanes as Part of the Parkside Research Center Project
This memo is a followup to my previous memorandum concerning bicycle facilities and the
Parkside Research Center Project. The Bicycle Committee has recommended that Class I
facilities be installed adjacent to the east side of Acatia Creek (beyond the area needed to project
riparian vegetation) between Orcutt Road and Broad Street.
As a second choice for bikeways, staff notes that Class II facilities (as recommended by the
Planning Commission) would also provide bike path connections via Sacramento Drive and
Industrial Way to important neighborhood facilities such as the recently-approved Marigold
Center. Therefore, if the Council rejects the Bicycle Committee's recommendation;the Planning
Commission's recommendations should be considered.
If I can answer any question, feel free to give me a call at (805) 781-7178.
TS:ts
cc Mike McCluskey
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING VESTING TENTATIVE TRACT NO. 2134 (APPLICATION NO. TR 220-
92) LOCATED AT 953 ORCUTT ROAD
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the vesting tentative
map of tract 2134 and the Planning Commission's recommendations, staff recommendations,
public testimony, and reports thereof, makes the following findings:
(Council specifies findings to be used)
SECTION 2. Denial. The request for approval of the vesting tentative map of Tract
2134 is hereby denied.
On motion of , seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day of , 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
City Attorney
Attachment "E" 79
MEETI G AGENDA
MEMORANDUM
DATE '� " 5 REM #�_ A NCIL CDD DIR
; CAO ❑ RN DIR
ACRO ❑ FIRE CHIEF
TO: Honorable Mayor and City Council {�ATTMEY ❑ Pty DIR
�ny0 CLERI�+OR10 ❑ POLICE CHF
FROM: Arnold Jonas,/ Community Development Direc P MOMTTEAM ❑ RECOIR
❑ C READ FILE ❑ UTIL DIR
DATE: August 17, 1993 �.� ❑ PERS DIR
SUBJECT: Council Agenda Item No. 1, August 17, 1993
There has been a request for clarification of several conditions
proposed for the recommended approval of Tract No. 2134 , Parkside
Research Center, item no. 1 on tonight's agenda. The following
amended language for conditions 16, #18, and 121 is being suggested
by the Public Works and Utilities Departments in response to that
request. Council should substitute this language for condition
language included in the staff report.
Public Works
Alternate Condition No. 6.
Subdivider . shall install the required Orcutt Road frontage
improvements (curbs, gutters, 4' detached sidewalk, including
culverts and parkway landscaping, at the ultimate alignment
established by the City Council (110 ft R/W) , to the satisfaction
of the City Engineer.
Subdivider shall install necessary pavement, signing and striping
to accommodate left turn pockets for both directions and necessary
transitions at both ends of his project, to the satisfaction of the
City Engineer.
Subdivider shall pay to the City, the cost of additional remaining
Orcutt Road pavement to accommodate the ultimate street section (to
be included in a future City project) , to the satisfaction of the
City Engineer.
Utilities
X118 Any sewer mains outside of dedicated public right-of-way shall be privately
owned and maintained by the property owner's association.
x{21 The subdivider shall dedicate an easement for the public water system over all
parking areas (including planters and raised medians) within lots 3-7, to the
satisfaction of the City Engineer and Utilities Engineer. The easement is for
operation, maintenance, repair, and replacement of the public water distribution
system.
1=�...�I V t--
AUG 7 1993
CITY COUNCIL
SAN LUIS OBISPO, w.