HomeMy WebLinkAbout08/31/1993, 1 - 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: IIIN^IyIIII�IIIIIII� II � � MEETING DATE:
Il p h ����� c� o San Luis OBISPO
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold B. Jonas, Director of Community Development
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 Vesting 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 Vesting Tentative Map with conditions, as
recommended by the Planning Commission and clarified by staff.
BACKGROUND
This matter was originally heard at the Council's August 17, 1993 meeting. Due to potential
split decisions on key project features and the Council's need for additional information, the
matter was continued to a special hearing on August 31, 1993. Discussion at the initial hearing
focused on several issues that were raised by the applicant and Council. The purpose of this
report is to provide additional background and clarification to aid the Council in reaching
consensus on those key issues.
DISCUSSION
A. Area-wide Circulation Issues (i.e. should Sacramento extend throu¢h to Orcutt Rd):
The main issue discussed at the August 17, 1993 hearing was whether Sacramento Drive should
be extended to Orcutt Road. As all development-related City departments have recommended
that the extension be made, this issue requires significant discussion. The following are some
of the factors that led staff to our conclusion that Sacramento Drive should be extended:
1. City Council adopted policy which stated that neighborhoods should not be
disconnected from each other, that pedestrians, cyclists, and vehicles should be allowed access
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from one portion of the City to the other.
2. In 1991, the Council stated a preference to have Sacramento Drive extended
across the existing creek with a cul-de-sac just prior to Orcutt Road. This was in relation to
Orcutt Road access and at that time, Council felt that this particular piece of property should not
have access to Orcutt Road. Therefore, staff concluded that the City Council did not have
extraordinary mitigation problems in crossing the creek by extending Sacramento Drive.
3. The City Council approved the Broad Street Annexation and the Broad Street
Annexation EIR. In the Broad Street Annexation EIR, an assumption was made that Sacramento
Drive would extend from its existing location to Orcutt Road. This extension was included in
the EIR as a traffic mitigation measure to allow the Broad Street Annexation to proceed.
The EIR showed that Sacramento Drive would carry approximately 4,000 vehicles per day and
would operate during the peak hour at a level of service of C-D. It would reduce traffic on
Broad Street by 3,000 vehicles per day. This would leave approximately 71,000 vehicles per
day on Broad Street. These 3,000 vehicles would not use the intersection of Broad and Orcutt
and would not be on Broad Street; they would be using Sacramento to gain access to Orcutt and
Laurel and Johnson. Thus, the extension of Sacramento Drive would relieve approximately
3,000 turning movements per day at the intersection of Broad and Orcutt. Without the
extension of Sacramento Drive, the same 3,000 vehicles per day will use Broad
Street/Orcutt/Laurel/Johnson. The net effect of the extension is to decrease turning movements
and congestion at the intersection of Orcutt Road and Broad Street.
4. The Draft Circulation Element EIR contains a recommendation, based upon early
feedback by the Department of Fish and Game against the extension of Sacramento Drive. Since
that time, the Department of Fish and Game has recommended mitigation measures which they
feel will address their environmental concerns in crossing the creek by the extension of
Sacramento Drive. As a result, the staff report to the Draft Circulation Element EIR now
recommends the extension of Sacramento Drive.
5. Due to the fact that the Council adopted the Broad Street Annexation EIR,
mitigation measures and mitigation fees for the payment of the extension of Sacramento Drive
have begun to be collected. The Marigold Shopping Center project has been assessed mitigation
fees on the basis of the EIR to pay for a portion of the road extension.
6. Existing City standards for cul-de-sac length would be exceeded if Sacramento
Drive extension were not implemented. City standards for cul-de-sac length are developed due
to the impacts of extra long streets upon circulation in general and specifically emergency
vehicle ingress and egress. Additionally, not making the connection would set precedent for
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other streets in the city to exceed or ignore existing City design standards.
In conclusion, staff recommends that Sacramento Drive be extended as the Department of Fish
and Game feels that adequate environmental mitigation measures can be achieved for the creek
crossing; traffic circulation will be enhanced; emergency access will be provided; and existing
City design standards shall prevail. Should Council not wish to have Sacramento Drive extend
through at this time, staff would recommend that the applicant provide suitable right-of-way
dedication for possible extension in the future.
Should the Council wish to approve the project without an extension of Sacramento Drive, the
project should be conditioned to provide a suitable turnaround at the terminus of the on-site
access road. If this is the case, the Council should direct that the final development plan reflect
the desired on-site circulation pattern and that the Tract Map to be revised showing the revised
roadway and lot configuration. In addition, the following modifications should be proposed to
the project conditions:
PD Condition No. 1. Delete Condition
PD Condition No. 6. Delete Condition
PD Condition No. 14, Delete Condition
Tract Man Condition No. 4. The extended public street will be named Saefamente
eve l : ncan>Ra .
Tract Map Condition No. 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).
be pfehibited eft the west side e f the 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.
Tract Map Condition No. 17.
SaenimeRte Dr-i,,,e sewer- main must eeeer- as pan ef phase 1 ef the
fneW
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be deli t ether gravity flab towardsacr2�inento`bnve cn,pump tti Qrcutt Road to
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CeSatSf2tCto10the :i.:.. IIae
Tract Mag Condition No. 24. Delete Condition
Tract Mag Condition No, 32. Delete Condition
B. Impact Fees and Financing:
1. Traffic Fees
The applicant has requested that the City waive traffic fees for two signals and a portion of the
construction cost of the future overpass. This request is based upon an understanding between
the previous owner and a previous Community Development manager. As stated at the City
Council meeting of August 17, 1993, there is no written dialogue which would substantiate this
statement. Further, only the City Council has the authority to waive fees. All other
developments in the City pay traffic fees based upon their relative proportion of their circulation
impacts to adjacent streets. Staff recommends that this property be treated in a like manner with
all other properties and developments within the City, (i.e. the developer should pay traffic fees
as outlined in the staff report).
2. Applicability of 1988 Development Fees
The applicant has proposed that his project be allowed to pay development fees which were in
effect in July 1988. This is the date at which his project was first submitted. It is tradition for
the City to charge development fees at the time that the building permit is issued. The City has
not previously charged development fees based upon the time of first project submittal.
Approval of this request would set precedent for all other projects submitted in the City.
Approval of this request would establish a new Council policy which would not serve the best
interests of the City. Fees and charges vary over time due to the needs of the City. Those
needs are reflected by current fee schedules to develop those facilities which benefit the existing
residents of the City. Staff does not recommend approval of the request to allow fees in place
as of July 1988 to be applied to this project.
3. Underground Utility Costs
Councilman Romero requested that the developer be relieved of his responsibility to underground
fronting overhead utilities. Existing Council Policy 3.68.030 adopted by Resolution 3752,
January 16, 1979, clearly states that "the City will require the developer of any private land
project which includes widening of abutting streets to underground all existing utilities which
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are located above ground in the area of widening." The only provision for waiver of this policy
is for those projects which do not exceed 500' in length. This project does exceed 500' in
length.
A secondary issue arose with the question, "Does all of the Orcutt II property have frontage"
onto Orcutt Road? The answer is affirmative. Orcutt Road is the City owned right-of-way
from the northerly property line to the southerly property line. It is irrelevant that a portion of
the right-of-way for Orcutt Road is held in public trust for the future construction of an
overpass. The existing overhead utilities are currently located approximately 29' north of the
existing southerly right-of-way line from Broad Street to 300' easterly of the Orcutt II property
line. Thereafter, the distance from the existing overhead utility lines to the property lines
increases as the right-of-way likewise increases for future widening.
When a road is to be widened, the existing utilities must be moved to allow the road widening
to take place. Policy 3.68.030 recognized that fact and stated that rather than having the existing
overhead utilities relocated during the construction in widening of a road, the utilities were to
be placed underground. Orcutt Road will be widened with this project and future projects, and
now is the appropriate time for these facilities to be undergrounded. When, in the future, the
overpass is constructed the utilities will have been undergrounded in their permanent location
according to the correct placement for the overpass project. As it is the intent of Council policy
to underground existing facilities when road widening takes place and create an aesthetically
pleasing environment for the citizens of the City, staff recommends enforcement of existing City
policy.
4. Assessment Districts
The applicant has requested City assistance in the preparation of an assessment district to help
finance the public improvements of the project. There are a number of different forms of
assessment districts which can be created to install public improvements which act to reduce
developer "front end" costs and make commercial and industrial projects competitive in the
market place. Staff is willing to work with applicant on the details of establishing such a district,
and recommends Council support of this request. However, implicit in applicant's request is city
participation in funding the required improvements. Such participation is not usual city practice,
and is not recommended in this case. Whatever method of payment is finally determined to be
appropriate, the full financial responsibility should be that of the applicant, and perhaps other
properties which are required to share in the cost of benifits received.
C. Appropriate Building Setbacks:
The applicant has requested a 0 foot setback for buildings 8 and 9. The normal setback in the
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industrial zoning district would be 15 feet. Exceptions to the setback standards can be granted
as part of the Planned Development rezoning. The applicant is requesting a 0 foot setback
because of the extra wide right-of-way for Orcutt Road in this location.
The Planning Commission reviewed the applicant's exception request and recommended that the
setback be reduced to no less than 10 feet. Staff recognizes that the width of the right-of-way
provides additional buffering from traffic on Orcutt Road. However, this right-of-way is needed
to accommodate the slopes associated with the planned Orcutt Road railroad over-crossing. It
is expected that the toe of the slope will extend to the property line. A 10 foot setback from the .
toe of the slope would allow for proper grading, drainage, landscaping, and building
maintenance. Staff would therefore recommend that a 10 foot setback be maintained consistent
with the Planning Commission recommendation. If a lesser setback is desired, the Council must
modify PD condition No. 16.
D. Landscaping of the City's Orcutt Road Right-of-Way:
Paragraph 4 of the applicant's August 17, 1993 letter requests the City proceed to landscape the
2.03 acres held in reserve for the future overpass construction of Orcutt Road. This issue was
previously discussed at the Council meeting of August 3, 1993. At that meeting, staff received
informal direction from the City Council to prepare a proposed capital improvement project to
landscape this area as requested by Mr. Beko. However, the Council was clear that the project
would be considered along with all other proposed projects. Staff does not recommend that the
Council approve this request, but.acknowledge that the project will be proposed and will be
considered along with all other capital improvement projects as to community benefit and need.
E. Biological Impacts:
I
1. Creek-side Impact Issues:
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 creeks 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. The project itself will effect portions of the central
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channel and buildings will be sited adjacent to the two main branches.
Plans for the Parkside project include a schematic plan for mitigating the project's impacts on
all three channels, 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(see attached letter); and is discussed in more
detail in the initial study.
Based on mitigation measures contained in the project negative declaration, the Planning
Commission recommended that buildings and parking areas maintain a minimum 20 foot setback
from the westerly and southerly creeks. The buildings and parking areas shall be sited no closer
than 20 feet from the top of bank or the edge of riparian vegetation which ever is greater. The
Council heard from Mr. Phil Ashley at the August 17, 1993 hearing who expressed his desire
to have the setback language read "the 20 foot setback shall be measured from the top of bank
or edge of riparian vegetation which ever is greater." This alternative language would provide
more restrictive setbacks than recommended by staff, Fish and Game, and the Planning
Commission. Should the Council wish to have this alternative setback applied, PD condition
No.l l (b) should be revised accordingly.
No building setbacks were required adjoining the central drainage ditch. However, wetland
habitat loses in this area still required mitigation per Fish and Game recommendations. PD
condition No. 11 requires a mitigation plan that will ensure no net loss of all riparian/wetland
habitat areas. In order to ensure long term protection, the applicant proposes to dedicate an
open space easement over the creek and setback areas, in accordance with City policy.
2. Eucalyptus Tree Removal:
The applicant has stated that he is unable to remove Eucalyptus trees that are not located on his
property. The Eucalyptus trees in question are located along the western property line adjacent
to the creek. The project initial study has indicated that "the 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 and
productivity of plant and animal communities." Staff and the Department of Fish and Game
have therefore recommended that the negative effects of this tree species be mitigated as part of
the riparian enhancement program.
The easiest way to mitigate the effects of the trees would be to remove them. However, some
of the Eucalyptus trees are located on adjacent property not under the applicant's control.
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Should the applicant not be able to obtain approval from the adjacent land owner to remove
them, a plan calling for raking the soil under the trees and importing top soil to the mitigation
sites can be proposed in order to ensure the success of the program.
Planned Development Condition No. 11 (f) states that "The plan mU provide for limited
removal of on-site Eucalyptus trees, as determined necessary to allow re-establishment of native
plant and animal species. The specific details as to which trees need to be removed and other
measures that need to be taken will be addressed in the mitigation plan.
F. Demolition of Existing Single-Family Residence:
As pointed out in the previous Council report, the project calls for the demolition of an existing
wood frame house located adjacent to Orcutt Road. The Cultural heritage Committee reviewed
the structure 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. The
house encroaches into the Council approved Orcutt Road right-of-way by approximately six feet.
Therefore even if the structure were to be retained on-site, it would need to be moved.
The applicant has indicated that the structure has extensive rot which could present problems if
it were to be moved. As of the writing of this report, the Building Department has not been
able to arrange through the applicant an inspection of the residence to confirm the applicant's
statements. The applicant has also indicated that he no longer has the reports from the movers
recommending against the relocation efforts.
Staff still recommends PD condition No. 20 that allows for relocation of the residence to another
site within the City if it can be accomplished. If the owner is unsuccessful, the structure can
be demolished provided photographic and architectural documentation is preformed to the
satisfaction of the Community Development Director.
G. Revised Conditions:
Councilman Romero has proposed modification to draft project conditions (see August 19, 1993
memo, attached). An analysis of these proposed changes is as follows:
Comment No. 1: There appears to be duplication in PD Condition Nos. 8 and 9 regarding
grading and drainage.
Response: Agree. Recommend modification as follows:
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8. The appheant shell pre-vide the Gity Engineer- with a det6led gfading and dfainage pi
Delete Condition
9. The subdivider shall provide the City Engineer with a detailedgrading and drainage an
#9 hydraulic analysis which indicates the effects of the proposed development on
adjacent and downstream properties.
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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.
I
Comment No. 2: PD Condition No. 10 refers to Environmental Protection Agency (EPA)
permit requirement. What is this permit for?
Response: Condition No. 10 requires that the applicant obtain a "General Construction
Activity Storm Water Permit" from EPA. The basis for this condition is a new piece of federal
legislation that is intended to eliminate pollution from construction sites and from storm water
runoff. The legislation requires that any development or construction project disturbing five
acres or more to be covered by a National Pollutant Discharge Elimination System (NPDES)
permit. The permit will ensure that the development incorporates measures that will reduce
pollution to the maximum extent practicable. The new legislation applies to new construction
projects that are initiated after October 01, 1992.
Comment No. 3: PD Condition No. 11 should be amended to clarify the measurement of
the riparian setback area.
Response: Agree. Staff recommends the following language modification.
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:
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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 the riparian
_ , .........................................................
vegetation or feet from the top of bank ss w ever is greater_
bc. Native riparian plant species shall be used whenever possible.
ed. Plants shall be used which are large enough to establish wildlife habitat as quickly
as possible.
d+e. 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.
€g.. 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 area shall also be reviewed and approved by DFG staff prior
to beginning construction.
#i. Department of Fish and Game staff shall review and approve grading stakes in
the field prior to initiation of grading for each phase.
Comment No. 4: PD Condition No. 14 may no longer be applicable if Sacramento Drive
is not extended.
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Response: Agree. See Section A (above) for recommended modifications to project
conditions should the Council decide that Sacramento Drive should not extend to Orcutt Road.
Comment No. 5: Tract Map Condition No. 6 as modified at the August 17 meeting does not
provide sufficient clarification as to City/developer improvement obligations.
a. Will. the developer be required to bring the intervening ground up to
grade? By intervening ground, staff assumes that Mr. Romero is discussing the
area between the newly placed curb and gutter and the existing street. The
answer to this question is "no". Staff plans to use this area for compaction of
road base which becomes available from various City projects; and
b. Will he be required to compact the road fill, install a base, construct a
bike lane, construct right and left turn lanes in an out of the subdivision at
Sacramento Drive? Per the staff recommendation as revised on August 17, 1993,
the developer will not be required to construct a base, construct a bike lane in the
intervening area between the curb and gutter and the existing street. The
developer will be required to construct additional roadway widening at the
intersection of Sacramento/Duncan and Orcutt Road. The additional widening
will allow left hand turns from Orcutt to Sacramento and Duncan to occur.
Developer will not be required to construct left and right turn lanes on
Sacramento Drive. Staff anticipates construction of a standard asphaltic concrete
driveway from existing Orcutt Road to the frontage of the subdivision. Thus, a
single lane into the subdivision and a single lane out of the subdivision should be
sufficient for the phased construction of the subdivision. No separate left or right
hand turn lanes exiting the subdivision are proposed.
C. Will a cost sharing program be assumed for the paveout of the south side
of the road? The City Public Works Department Policies and Procedures,
Procedure #708.2, adopted in May 1987, required the property owner of the
subdivision which is to be developed to dedicate all required right-of-way and
install all improvements required by subdivision regulations. This requires that
the subdivider completely build the entire street and to match grade to any
existing street. Thus by existing procedure, the subdivider is responsible for the
complete cost of paveout from curb face to existing pavement. Both Sacramento
Drive and Orcutt Road are based on a design traffic index of 8, as adopted in the
Municipal Code, Section 16.36.140.
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d. Should installation of curb, gutter and sidewalk along the portion of Orcutt
Road between Sacramento Drive and the railroad not be required at this time?
Installation of the curb, gutter, and sidewalk will provide a firm "hard edge" to
allow on-site landscaping to take place and to begin the maturation process.
Further, the Council has requested a proposed capital improvement project to
provide landscaping of the City lands behind the future curb, gutter, and sidewalk
which will further require some form of hard edge treatment. Additionally, there
is a current capital improvement project scheduled for application of grant
funding to provide a rubberized railroad crossing at this location. In combination
with the rubberized railroad crossing, pedestrian access along the south side of
the street would be-facilitated and is deemed appropriate. With the installation
of the rubberized crossing, pressure will surely mount to construct the City
portion of the at-grade widening project between Orcutt to and Bullock
Lane/Laurel Lane. With that project will occur the installation of the deferred
pavement of the Orcutt II project. Finally, the project itself will generate
pedestrians which should have access to a sidewalk to allow them to walk to
residential areas east of the railroads tracks or the recreational opportunities
provided at Sinsheimer Park. Therefore, the improvements should be placed at
this time.
As Councilman Romero points out, the south edge of the curb and gutter is some
distance from the existing roadway. That distance is necessitated by the 22' wide
landscaped median. If that median were not planned, extra pave-out between
centerline of the road and existing concrete street is estimated at 4 additional feet.
Thus the developer would be normally responsible for an additional 4' of paving
for the length of the project by existing policy. Therefore, There is no apparent
reason to enter into an agreement with the developer to share costs of roadway
widening.
The recommended language, as modified by staff memo dated August 17, 1993 is as follows:
6. '
full street pm,ement, signing, stfiping, Lrmsitien ever- FaRmad lfaeks, bmTtieades, ete.—..)
shaH be eeastmeted in aeeerdmee with the Fe%,ised widening established by the G4Y
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In addition to the above five comments, staff recommends that the Council consider the
following tract map condition modifications as presented at the August 17 hearing:
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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.
ILL
�����►�N►�IIIIIIuIp ll�Ill MY of San 611S OBISPO
UNGe COUNCIL AGENDA REPORT
Staff Report - PD/TR 220-92
Page 15
ATTACBAlENTS
A. Draft resolution and ordinance approving the -PD rezoning and tentative tract map.
B. Draft resolution "B" denying the vesting tentative tract map.
C. Department of Fish and Game Response Letter
D. Maps and Exhibits ,
E. Planning Commission Minutes.
F. Planning Commission staff report and attachments.
G. Bicycle Lane Background Memos.
I
- 15
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.
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. 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.
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
1 - 17
Resolution No. (1993 Series)
Tract 2134
Page 3
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.
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).
1� �g
Resolution No. (1993 Series)
Tract 2134
Page 4
18. Any sewer mains outside of dedicated public right-of-way shall 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)
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 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.
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 water line
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 fire lines 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.
Resolution No. (1993 Series)
Tract 2134
Page 5
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.
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 comer of the tract in order to extend Sacramento Drive to Orcutt Road.
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 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.
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:
it to y
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 provide 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 oil
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)
i-ate
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 over-crossing: $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 subdivider 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.
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.
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. 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, which ever is greater, as
deemed appropriate by the Community Development Director.
C. Native riparian plant species shall be used whenever possible.
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 4
d. Plants shall be used which are large enough to establish wildlife habitat as quickly
as possible.
e. Planting areas shall be located appropriately to avoid the need for long-term
irrigation or other maintenance.
f. 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.
g. 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.
h. 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.
i. 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.
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 5
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. 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).
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
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.
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. This condition does not preclude other exceptions, if approved by
variance or administrative use permit.
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. 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.
21. Applicant shall recycle building materials during construction of the project, in
accordance with a plan approved by the Community Development Director.
P.C. Minutes
July 14, 1993
Page 6
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 said he had recently built 3-story building on Prado 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 were 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 ff he had talked with the adjacent property owner about the
Eucalyptus trees.
Mr. Barasch said he had not talked with the adjacent property owner, but he felt it was
a good idea.
Commr. Whittlesey felt that because part of the riparian area had deteriorated, the test
fox no net loss was not adequate. She felt riparian improvements 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 additional
conditions could push the project over the edge of making economic sense to build.
Commr. Cross asked staff to explain comments on page 10 of the staff report about the
site not being unified.
Greg Smith explained that staff was concerned that paving would be more prominent that
desirable and the view of the creek would be screened by buildings. He said staff would
prefer buildings to be clustered in the center of the property. He felt the design was
attractive enough to get by, but it could be improved.
H13
P.C. Minutes
July 14, 1993
Page 5
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 this 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 property 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 Fre Department was mandating a second access, and the Public
Works department was mandating the sewer connection.
Commr. Whittlesey asked Mr. Barasch what he was basing his opinion on that the project
was overparked.
Mr. Barasch explained it was hard to predict who would occupy research parks, but
typically tenants such as computer specialists, often work late at night when parking is
not a problem. He said from his experience in other areas of California and Texas, 2
parking spaces per 1,000 square feet was adequate. He said loading docks were
somewhat under provided for in the plans but more warehouse users occupied the
building, but the plan provided flexibility to provide more loading docks.
Commr. Whittlesey expressed concern that the individual buildings would not appear to
be a cohesive unit_ She asked what the theme was?
Mr. Barasch said CC&R's had been written in a draft form and design guidelines had
been established.
1 -4-a
P.C. Minutes
July 14, 1993
Page 4
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 parking.
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 to encourage
walking, but the environment report stated decorative walkways were not allowed along
public streets.
Mr. Barasch said it could be done on private streets and there could be negotiations with
the City about public right of ways.
Wayne Peterson said public works would be opposed to textured or painted crosswalks
in the streets. He explained crosswalks were considered a hazard because they give
people a false sense of security and textured or painted walkways increase the cost of
maintenance.
Commr. Cross asked what benefit there was to the City in obtaining the Sacramento
extension and being responsible for maintenance.
Wayne Peterson said it would provide circulation for the entire area up to Industrial Way.
He explained for a street to provide public access, it had to be a public street, but the
cost of maintenance could be provided by an assessment district.
In answer to a question by Commr. Cross, Greg Smith explained 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.
/-4/
P.C. Minutes
July 14, 1993
Page 3
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 top of bank and not
from the edge of riparian vegetation, which could extend beyond 20 feet from the top of
bank.
Greg Smith said in a few places willows might be beyond the setback.
Commr. Whittlesey expressed concern that part of the riparian habitat had deteriorated
and a test for no net loss might not be enough. She said vegetation could be required
to be improved. She asked staff if the parking requirement could be modified later when
the applicant applied for a use permit.
Greg Smith explained that parking needs were being estimated at this stage at 1 parking
space per 400 square-feet, and later, if the applicant's parking management plan was
adequate, he would be able to allocate 90 percent 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 determine if top of bank 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 conditions where City Ordinance does
not state it should be required.
Ron Whisenand said daycare was included in the draft Land Use Element.
Chairman Karleskint opened the public 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 be
allocated for 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
1— L)
P.C. Minutes
July 14, 1993
Page 2
The motion passed.
Item 1. Actions Relating to Property at 953 Orcutt Road. Requests to approve
a subdivision and planned development rezoning 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; M zone; Parkside
Research Center Associates, applicant.
A. Planned Development Rezoning PD 220-92. 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). A request to seven lots from
two lots.
Greg Smith presented the staff report and explained research and office uses would be
allowed under the rezoning. 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 Review 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. Is 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 plan 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.
Commr. 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.
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/- 3a
STATE OF CALIFORNIA—THE RESOURCES AGEN-r- PETE WILSON. Go.rmc,
DEPARTMENT OF FISH AND GAME
San Luis Obispo Wildlife Unit =. t'
Post Office Box 6360 =w
Los Osos, CA 93412-6360
(805) 528-0782
R E C E I August 18, 1993
VE
Mr. Ron Whisenand AUG 1 91993
City of San Luis Obispo
P. O. Box 8100 CITY OF SAN LUIS O81SPo
San Luis Obispo, CA 93403-8100 COMMUNrrrOEVELOPWP'-
Parkside Research Center
Mitigation plan
Dear Mr. Whisenand:
After several meetings with City staff and the applicant and his representatives, I believe that
the mitigation plans proposed at our meeting on June 3, 1993 area adequate and appropriate
for the expected impacts caused by this project.
If you have any further questions, please feel free to call on me, and I will do whatever I can
to clarify or provide further information.
Sincerely,
James L. Lidberg
Associate Biologist (Wildlife)
San Luis Obispo Wildlife Unit
cc: DFG files
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:
4 Att rn
1-30
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 8
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
APPROVED:
QA�14
it tto e
Ordinance No. (1993 Series)
Planned Development Rezoning PD 220-92
Page 7
22. 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.
23. 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.
�-as
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
l- 7!
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 (LOMR) 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. ($631320)
/. 70
PO 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
1-�q
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 301 )
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-fig
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
/-(107
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.
/ -' o
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.
_65
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
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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
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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 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 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.
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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 ON
may wish to review this issue with the applicant, since provision of additional loading zones will
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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
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
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PD 220-92
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 plarr 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.
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PD 220-92
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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
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.
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PO 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 applicant's 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
/�S
PO 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
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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
1-53
CITY OF SAN LUIS OBISPO
PLANNING COMMISSION STAFF REPORT ITEM # 1
BY: Greg Smith, Associate Planner 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
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P.C. Minutes
July 14, 1993
Page 14
Commr. Whittlesey amended her motion as follows: to approve staff's recommendation
to approve PD 220-92 and vesting tract map TR 220-92 subject to the findings and
conditions recommended by staff including items A, B, C, and D in staff's memo, with the
elimination of PD finding 3, 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 to 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.
ASSENT - 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.
I-� I
P.C. Minutes
July 14, 1993
Page 13
the condition as it is written unless it wanted to specify parking standards for specific
uses.
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.
Ron Whisenand said a director's use permit was needed for restaurants in an M zone.
Commr. Cross suggested condition 16 be changed to provide bike lanes on both sides
of the street and parking only on one side of the street.
Commr. Senn felt a bike lane would not be needed until Sacramento Drive was extended.
Commr. Karleskint said once parking is allowed, it is hard to eliminate later. He said he
supported the bike lane to provide access to the project from Orcutt Road.
Commrs. Whittlesey 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
mitigation measures if monitoring shows they are not effective.
Ron Whisenand advised against putting language in conditions that allow too much
flexibility.
Cindy Clemens explained the purpose of a vesting tentative map was to get guarantees
as to what is required.
The Commission decided not to include the generic condition.
P.C. Minutes
July 14, 1993
Page 12
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 vegetation or 20 feet from the top
of bank, whichever is greater. He suggested condition 10-a could state 'The plan shall
provide for a minimum 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 might 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 otherwise
approved by the ARC" to condition 15. .
Greg Smith suggested delegating approval of the setbacks in condition 15 to the
administrative hearing officer. He suggested adding the following sentence: "This
condition does not preclude other setback exceptions by subsequent use permit or
variance as provided for by zoning regulations." He said the ARC does not have the
authority to adjust setbacks.
Commr. Cross said he preferred parking in condition 16 be changed from one space per
400 square feet to one per 500 square feet.
Wayne Peterson said there are several projects that were recently approved but are now
under parked, and they had caused problems.
Ron Whisenand pointed out that parking would be determined again when the building
is rented to tenants on the basis of the type of use. He suggested the Commission leave
P.C. Minutes
July 14, 1993
Page 11
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 people 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 time Sacramento
Street is extended, there be adequate provisions for bicycle traffic.
Commr. Karleskint said Government Code 66462.5 needed to be referenced in condition
13.
Commr. Sigurdson felt it was important that daycare centers be 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 between 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 felt 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.
P.C. Minutes
July 14, 1993
Page 10
Commr. Cross agreed with Commr. Whittlesey.
Commr. 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 subdivider 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.
Greg Smith asked if the motion included items A, B, C, and D in staffs memo.
Commr. Whittlesey said yes.
Commr. Cross asked if the motion included eliminated finding 3.
Commrs. Whittlesey and Williams agreed to amend the motion to eliminate finding 3.
Commr. Cross felt the Commission should require a minimum of four shower and locker
facilities, 1 per 50,000 square feet, for employees in Condition 4. He said if the rest of the
Commission supported only stubbing, he would agree.
Commr. Sigurdson said she supported showers, not just stubbing, and also bike lockers.
Wayne Peterson said the Bicycle Plan had a recommendation of how many bike lockers
should be included, but it had not been approved.
Arnold Jonas said it would be appropriate to have the number 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 there be 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
or what the policy would be at that time.
1-47
P.C. Minutes
July 14, 1993
Page 9
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
improve 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 if the railroad
would be elevated. She said she could agree to one parking space per 400 square feet
and could also 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 that if the house
currently on the property is demolished, every effort be made to recycle all materials
possible, so that the wood and hardware do not go into a landfill. She requested a
condition be added requiring the applicant or subdivider to provide a plan for recycling
discarded concrete, sheetrock, wood, flashings and wire during the construction process.
She requested another added condition requiring the applicant or subdivider to consult
with local recyclers regarding the size and location of areas needed for on-site storage
of recyclable materials and trash enclosures.
Commr. Cross asked staff if the creek setbacks were specified in the conditions.
Greg Smith said that a second sentence could be added to condition 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.
Commr. Whittlesey felt that finding 3 was not supported in the stagy report.
P.C. Minutes
July 14, 1993
Page 8
Commr. Senn said in the near future, businesses that employ more than a certain number
of people would be required to provide shower and locker facilities under the Clean Air
Act.
Commr. Sigurdson felt that because the applicant believed the project is overparked,
perhaps shower and lockers could be constructed in exchange for a parking reduction.
Commr. Cross pointed out it was hard to retrofit buildings for showers and felt it should
be required with the development.
Commr. Karleskint suggested requiring stub outs for showers.
Commr. 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 of Sacramento Drive for better emergency access and
general circulation. She felt the 1.7 replacement for riparian habitat would be adequate
because she understood 3 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 recommendation 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
1-�
P.C. Minutes
July 14, 1993
Page 7
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 be better cared for. He said the City of San Luis Obispo
did not have a model for this type of project. He showed a picture of a 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 public works.
Marilyn Stickler, 1266 Miralest, 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 surprise that staff hadn't recommended 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 staffs 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 memo 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.
MEETING AGENDA
L ! ,z�-9 ITEM # COIM 1M
August 20, 1993 Ef Sp NCIL Rf CDD DIR
Ipl� ❑ FIN DIR
=3TORNEY
❑ FIRE CHIEF
MEMORANDUM 0 P DIR
CLERKI�RIG ❑ POLICE CHF
TO: Council Colleagues ❑ MGMT TEAM
❑ REC DIR
❑ E�1 FI ❑ urlL DIR
FROM: Mayor Peg Pinard ��Q Cjr
I
❑ PERS DIR
SUBJECT: MARGARITA EXPANSV/IJON AREA
Recently, at their request, I have met with several different property owners in the
Margarita area. These property owners are interested in proceeding with annexation to the
City as they are already covered under the existing Land Use Element. The staffs
recollection is that the last formal action by the City Council was to defer processing of this
expansion area until completion of the new Land Use Element.
I believe it is appropriate to reconsider and to clarify the status of the Margarita Area. I
am asking for Council concurrence to place this matter on the next agenda for considera-
tion. A brief staff report will suffice as the options regarding the area are limited and fairly
clearcut.
The next step, in my understanding, is to get the process underway with LAFCO. Because
the Margarita area is shown in the urban reserve area in both the existing and draft LUE,
Council policy regarding the ultimate inclusion of this area within the City is already clear
and has been in place for many years. Therefore, what remains unresolved is the uses and
kind of development to be allowed within the area,which will be addressed concurrent with
the LUE update and an eventual Specific Plan. However, revising the City boundary line
to include this area does not necessarily have to await these other actions.
PP:ss
c: Diane Gladwell
John Dunn
Jeff Jorgensen
h:margxpan
ME' ,. ::1G AGENDA
kA- ITEM #—' 1
August 20, 1993
COMMUNICATION ITEM
TO: Council Colleagues
FROM: Peg Pinard G�r
SUBJECT: TIME LIMITS ON "Going out of Business" SALES
I believe the City should take action to control the professional liquidators who
sponsor/supply continuous "going-out-of-business" sales. From my discussions with others,
I see such sales activity as detracting from the retail activity of existing legitimate businesses,
as detrimental to the character of the downtown and our shopping centers, and harmful to
a healthy business atmosphere in our City.
Many other cities (including Santa Maria) have ordinances of this nature. They limit such
sales to existing businesses, and to the sale being conducted within 30 days of the closing
date.
This should be a relatively easy matter to investigate and to "borrow the best" from those
cities who have dealt with this problem.
Thank you.
PP:ss
h:sales
Axys 2 0 1993
SpWCIL DD DIR CIS'!COUNCIL
t? FIN DIR
SAN LUIS OBISPO' CA
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A ❑ FIRE CHIEF
OIKUORNEY ❑ PW DIR
p,dLERKjORIG ❑ POLICE CHF
❑ MGMT TEAM ❑ REC DIR
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0 PERS DIR
Comments on Orcutt Road Subdivison Page 2
Applicant Request
The following list is presented merely to facilitate our deliberations during the Council
meeting.
Mr. Becko suggested that City delays on this project have resulted in great additional costs
for him and that the City should provide some relief. If the Council wishes to consider this
argument, I suggest that rather than waiving fees, we consider the following alternatives:
1) Delay the installation of the crossing of south creek with the extension of
Sacramento Drive until one of the last stages of development.
2) Fund the crossing of south creek by means of an assessment district whereby
all benefiting property would pay a proportionate share.
3) Approve the crossing of south creek by means of a culvert or arch-culvert with
an open floor rather than a free-span bridge, thus resulting in considerable
cost savings.
4) Participate with Mr. Becko in the costs of under-grounding the overhead
utility lines (three poles) along the Orcutt Road frontage of the property. An
argument could be made that the City, and not Mr. Becko, owns the property
adjacent to this portion of Orcutt Road.
5) Do not require the installation of the curb, gutter and sidewalk along the
frontage of Orcutt Road from Sacramento Drive to the SPRR until a very late
stage of development of this project. This very wide portion of street will
serve no useful purpose until the remainder of Orcutt Road from Broad
Street and the railroad crossing, are widened.
6) Agree to City payment of 1/2 the cost of the roadway improvement of Orcutt
Road (exclusive of curb, gutter and sidewalk). The basis for this would be,
a) the heavy structural section is required for traffic generated in this whole
area of the City and, b) the widening being primarily on the south side was
dictated by physical conditions at the site.
7). Eliminate condition 31, the imposition of future traffic impact fees. This
future condition creates an uncertainty which must be reflected in funding of
the entire project.
DR:ss
h:orcuttrd.dav
V TING` ✓ °O ' AGENDA
T_
DmELZZ-93 ITEM #
August 20, 1993il� l�
FW
DD DIR
AUG 2 � 19:CA
❑ FIN DIR
MEMORANDUM CITY COUNCIL ❑ FI HIEF
SAN LUIS OBISPO, W DI{;TO: Council Colleagues ❑ POLICE CHF❑ REC DIR
FROM: Council Member Dave Romero ❑ UTIL DIR
❑ PERS DIR
SUBJECT: COMMENTS ON ORCUTT ROAD SUBDIVISION
At the August 17, 1993 meeting, Council requested that I forward my concerns regarding
the rezoning and tentative map for the Orcutt Road subdivision. Technical concerns that
clarify, but do not change, the meaning of conditions were forwarded to staff separately.
The following memo is intended ,to deal with issues which require Council decision.
Sacramento Drive
We spent a great deal of time discussion the extension of Sacramento Drive across "south
creek,"with many concerns expressed regarding preservation of the riparian habitat. If you
haven't visited the site, I suggest you drive to the end of Sacramento Drive to view the
existing situation. As of today, there is no water in the creek, there are a number of weeds,
some berry vines and a couple of small trees on the north bank,where they would not shade
the creek itself.
It is extremely difficult for me to find that this particular portion of the creek is in any way
special or merits retention in its current condition. City creek crossing policy calls for roads
to "free-span" the creek, thus the bridge structure for crossing at this point could be approxi-
mately 60 ft. wide and 60 ft. long, with virtually no change in the main body of the creek.
The City could also use a culvert (approximately 5 ft. in diameter), or a pipe arch with an
open floor and cut the crossing costs to a fraction of the cost of a free-span bridge. I am
confident that any of the alternatives will be a fraction of the $400,000 cost mentioned by
Mr. Becko.
There will be similar but lesser effects on the creek habitat under alternatives for provision
of fire access or a bike crossing.
Bike Lanes (Condition 10. Pg. 1-14)
Do we really want to restrict parking on one side of the street and provide bike lanes on
Sacramento Drive? The draft Bicycle Transportation Plan shows Sacramento Drive as a
Bike Route requiring only signing.
08-26-1993 01:50PM FROM COTTONWOOD CANYON WINERY TO 7017109 P.05 ty
City of San Luis Obispo 6 April 1993 page 2
3-to-1 multiplier effect, the economic support services will
generate $48,000,000! In other words, this can, if approved and
if successful, have a major financial impact on the City's revenue
for every future year!
On the assumption that our analysis is accurate and the City does
need this kind of "appropriate and clean" service related
industries, establishing a fee increase that will not generate an
immediate solution to the City, might be best not to be imposed.
For example, imposing an increase in traffic mitigation fees for
the Parkside Research Centre, if adopted as recommended, for an
overpass that will not be constructed until the year 2020 will
alone increase our costs beyond the marketability of the Park.
I also believe that the City should absorb some responsibility for
these delays. our project should then be given credit for its past
contribution plus allow the project fees to be based upon the fee
structure in 1988-89.
I hope that you review this letter in the fairness that it has been
presented. Since I am not a developer by trade, but a successful
business man who has brought some of these revenue accomplishments
to the County, I wish to emphasize that the ability to survive in
this highly competitive. marketplace is only a result of being able
to offer a product that the market can absorb because it fills a
need and is positioned to provide an economic return to the tenant.
Thank you for taking the time to evaluate this project in more
detail. I sincerely believe that it is in the City's best interest
to reach a realistic compromise on the matter of fees.
very cerely,
Orman J. Beko
. The/SLO Partners
cc: Hr. Stephen B. Barasch
r. !� 08-26-1993 01:58PM FROM COTTONWOOD CANYON WINERY TO 7017109 P.04
6 April 1993
Mayor, City Council, City Manager, City Attorney and Staff
City of San Luis Obispo
990 Palm Street
San Luis Obispo, Ca 93403-8100
Re: Parkside Research Centre(Orcutt 11)
Ladies and Gentlemen:
As you know, I have been attempting since 1988 to obtain approval
to develop a research project on the subject property. During this
process several salient occurrences have developed which should be
discussed due to their relative significance to us and the City.
Specifically, the City obtained the 22' from us at no charge and we
sold additional land below my cost in exchange for the specific
concession of not to be responsible for any costs for the Orcutt
Road widening or for any of the costs to construct the railroad
overpass. These were co-ordinated with Mike Multari, Community
Development Director and Dave Romero, who is obviously now a
council member of the City Council.
In addition, through the specific efforts of the City Community
Development Department, I was directed to develop a detailed plan
of converting the project from industrial to residential, at
substantial personal cost, only to be rejected by the City Council
at a public hearing.
She are now. re-submitting our third. design, a PD for a research park
at. a time when the City requires a substantial increase in revenue
for it to conduct its business.
The purpose of this letter is to express my concern for these
potential fee increases since they can, as proposed, have a serious
impact on the overall development costs and to ask for a reduction
or elimination of duplicate and triplicate fees that I have already
paid.
Regarding the latter repetitious fee payments, I have paid the
Planning Application fees and the Tract. Map fees, I beleive each
time I have submitted the three different maps. Is this fair since
I should have only paid once?
Let me briefly discuss the probable impact on our community should
our project reach a completion by the year 2000. Property tax
revenue will exceed $250,000 a year; payroll will exceed
$16,000,000. a. year; gross sales of the projected computer software
and bio-tech companies will exceed $45,000,000, a year; assuming a
08-26-1993 01:57PM FROM COTTONWOOD CANYON WINERY TO 7817109 P.03
IRE ` hu JUR 1 9 aw
����I I�IAifll111�1111 IIIIIII�IIII NI�'11�'1lf1�' !�� cityo sAn lollS oasI
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SOON990 Palm Street/Post Office'Box 8100 • San Luis Obispo.CA 934038100
June 11. 1987
Norman Becko
Graphic Resources Corporation
4330 Santa Fe Road
San Luis Obispo. CA 93401
Subject: Connection of Sacramento Drive to Orcutt Road
I have recently received a submittal which provides acceptable
intersections and alignment for a future street connecting Orcutt Road at
Duncan to Sacramento Drive. I am interested in seeing that the street
alignment meets the needs of all parties concerned with the development of
this property and have, therefore, set up a meeting for 1:30 p.m. ,
Tuesday, June 16, in the Public Works Conference Room for a discussion of
this road alignment. It is my hope that we can mutually agree and commit
to an alignment at this time, so as to minimize problems with construction
of this road as the adjacent properties are developed.
Very truly yours,
David F. Romero, Director
Public Works Department
dco-
c: Mike Multari . CDD ell
Jerry Kenny, Engr. _
Mid-State Engineering
c.
sactodr/dfrt5
pr �1 y
00-26-1993 01:57PM FROM COTTONWOOD CANYON WINERY TO 7017109 P.02
MEETING `S..'P'AGENDA
DATEITEM K.
September 23, 1988
Mr. Mike Muttari
Mr. Dave Ramero
City Of San Luis Obispo
990 Palm Street
San Luis Obispo, CA. 93403-8100
RE: Tract 1633 - Orcutt Road
Dear Mike &Dave:
In the published summary of the Public Hearing on 14 September,
a reference was made that the city may impose fees to pay for im-
provements . In a meeting with Greg and Jerry, this was further
confirmed in that they recommended this step.
Since the 28 September meeting is soon, I would like to do-
cument and clarify that our- previous agreements - our selling and
gifting of road easement to the city - would negate any improve-
ment or assessment charges to Don or I .
I would appreciate your intercession on the present suggested
fee imposition prior to our 28 September meeting for the purpose
of maintaining our verbal agreements, not .to .impose any. improvement
fees .
In addition, we have discussed and agreed on the cost sharing
of the Sacramento extension road and bridge to those effected by
this addition. We generalized that it would be reasonable that new
tennants with: likely� access , would share. in these costs . With the
tentative approval of the large Williams Bros . expansion plus
Southern California Gas, the traffic increase on the Sacramento
extension will undoubtedly be more than "occasional" . I would like
to enter into formal discussion with the City and the above re-
ferenced developers for the purpose of•' defining a cost sharing program
as soon as possible . Any time in Mid-Uctober would be acceptable
to my schedule.
Thank you for your assistance on both of these matters .
Sincerely, Ur COUNCIL ErtDD DIR
1!rCAO 0 FIN DIR
Norman Beko la'ACAO ❑ FIRE CHIEF
ECATTORNEY 2(PW DIR
Cc: Dan Lloyd AUG 2 6 1993 Iff CLERKIORIG ❑ POLICE CHF
❑ IMIGMT TE!M ❑ AG DIR
CITY CLERK ❑ C RgAD FILE_ feUTIL DIR
CAN LUIS OBISPO.CA
0 PERSDIR
Technical Modifications to Pa;e 2
Conditions for Orcutt Road II Subdivision
There should be some condition addressing the sharing of pave-out costs that will be
assigned to the south side. Since most of the widening will take place on that side, will the
developer pay for most of it, or will the City assume a portion? I assume the basis for
negotiations will be a T.I. of 8.
The staff may wish to reconsider whether it should require at this time the installation of
curb, gutter and sidewalk on the portion of Orcutt Road between Sacramento Drive and the
railroad. These improvements will be remote from the roadway and difficult to make
practical use of.
DR:ss
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August 19, 1993
i\1EA10RANDUM
TO: John Dunn
FROM: Council Member Dave Romero
SUBJECT: TECHNICAL MODIFICATIONS TO
CONDITIONS FOR ORCL= ROAD II SUBDIVISION
Page 1-6. Conditions 8 & 9
Duplicate wording. I suggest that Condition 8 be modified to strike out everything after the
words "drainage plan."
Page 1-7. Condition 10
The question on my part is, "Will EPA issue such a permit?" This is news to me.
Page 1-7. Condition 1I.b
Should be reworded to call for the setback to be 20 ft. from existing top of bank or clear
of the riparian vegetation, whichever is greater.
Please note that there are two conditions 11.b. They should be renumbered.
Page 1-9. Condition 14
Depending on the alternative chosen in the method of construction on Sacramento Drive,
there may be no need for a wetland habitat replacement in the west creek. This eventuality
could be covered by adding the words, "if needed."
Page 1-14, Condition 6
Staff rewording of this condition has helped somewhat, but is simply not sufficient to give
a clear picture of the relative obligations and costs of the City and developer. As rewritten,
the condition requires the installation of curb, gutter and sidewalk in the field beyond the
currently fenced and graded right of way for Orcutt Road. Will the developer be required
to bring the intervening ground up to grade ? Will he be required to compact the road fill,
install a base, construct a bikelane, construct right and left turns in and out of the
subdivision at Sacramento Drive?
I-9a
��il!!II!;!! 111!!!I!illl ! � II�11111 Ilill�!! ail
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II I' city of sAn tuis oBispo
955 Morro Street • San Luis Obispo, CA 93401
July 28, 1993
TO: Ronald Whisenand, Development Review Manager
From: Terry Sanville, Principal Transportation Planner
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
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• 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
�i!!ii�iil!!!!III I III;,!I�IIIL��II III IIIA! II I li
city of sAn toBispo
- 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 Plannert`'
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.
�-8�
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.
W
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
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.
- 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
1-83
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 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 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-1970's. 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.
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 Sicinificant 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
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.
R. 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
1 - 7S'
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 b
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.
1 r��
ER 220-92
Page s
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 - Lona 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
1 -774o
ER 220-92
Page 7
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 - Long 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 required to offset their projected use of water by retrofitting
existing facilities within the city with water conservation devices.
Potentially Significant Effects - Short Term
None.
/-75 75
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.
city of San IDIS OBISpo
•� INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 953 Orcutt Road APPLICATION NO. ER AjDgc2
PROJECT DESCRIPTION Rezoning of 11.75 acre parcel from M -tp;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
PREPARED BY Greg Smith, Associate Planner DATE June 11, 1993
COMMUNITY DEVEL PMENT DIRECTOR'S ACTION: DATE sk UL
-)J 0i
SUMMARY OF INITIAL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ........................... . . ......................
NONE
B. POPULATION DISTRIBUTION AND GROWTH.................. .. ................ .... ..
NONE
NONE
C. LAND USE .................'......................................................
D. TRANSPORTATION AND CIRCULATION ...................... .......... ..............
YES*
E. PUBLIC SERVICES ................................................................
YES*
NONE*
F. UTILITIES............................................... ......... ........... .... .
G. NOISE LEVELS ...................................................................
NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... NONE
I. AIR QUALITY AND WIND CONDITIONS............................................... YES*
J. SURFACE WATER FLOW AND QUALITY ..... ............... . .. ....................... YES*
K. PLANT LIFE...................................................................... YES*
LANIMAL LIFE............... .. . .. ........ . ..... . ...... .. . . . . ....................... YES*
M. ARCHAEOLOGICAL/HISTORICAL ................................................... YES*
N. AESTHETIC'...................................................................... NONE
O. ENERGYIRESOURCEUSE .......................................................... NONE
P. OTHER .................. ........................................................ NONE
III.STAFF RECOMMENDATION
'SEE ATTACHED REPORT 1-13 sa-as
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: TR2134-2.rev
Address: 953 Orcutt