HomeMy WebLinkAbout10/05/1993, C-9 - R/PD 51-93: REZONING TO SERVICE COMMERCIAL AND SERVICE COMMERCIAL - PLANNED DEVELOPMENT TO ALLOW FOR CONSTRUCTION OF AN APPROXIMATELY 9,000 SQUARE FOOT OFFICE BUILDING AT 4058 BROAD STREET. MEETING DATE:
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COUNCIL AGENDA REPORT ITEM NUMBER:/J.?
FROM: Arnold B: Jonas, Director of Community Development row 4T
PREPARED BY: Ronald Whisenand, Development Review Manager
SUBJECT
R/PD 51-93: Rezoning to Service Commercial and Service Commercial - Planned Development
to allow for construction of an approximately 9,000 square foot office building at 4058 Broad
Street.
CAO RECOMMENDATION
Give final passage to Ordinance No. 1247 (1993 Series), as introduced on September 21, 1993,
rezoning the property to Service Commercial (C-S) and Service Commercial - Planned
Development (C-S-PD) and adopting the preliminary plan a 9,000 square foot office and
ancillary site improvements.
DISCUSSION
The City Council introduced Ordinance 1247 on September 21, 1993. The Ordinance amends
the zoning map for a site on the south east corner of Broad Street and Tank Farm Road from
Neighborhood Commercial-Specific Plan (C-N-SP) to Service Commercial-Specific Plan (C-S-
SP) on the eastern one-half of the site and Service Commercial-Planned Development-Specific
Plan (C-S-PD-SP) on the western one-half of the site, and adopts a preliminary plan for its
development. The General Plan and Specific Plan amendments that were also necessary in order
for this property to develop for service commercial uses, were adopted at the same meeting.
The zoning map amendment will go into effect 30 days after final passage of the ordinance.
ATTACIEMENTS
Ordinance No. 1247, as introduced
Ordinance Summary
ORDINANCE NO. 1247 (1993 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING REGULATIONS MAP TO
REZONE THE ENTIRE SITE FROM NEIGHBORHOOD-
COM[MERCIAL-SPECIFIC PLAN (C-N-SP) TO SERVICE-
COMMERCIAL-SPECIFIC PLAN (S-C-SP) ON THE
EASTERN ONE-HALF OF THE SITE AND SERVICE-
COMMERCIAL-PLANNED DEVELOPMENT-SPECIFIC
PLAN (C-S-PD-SP)ON THE WESTERN ONE-HALF OF THE
SITE, FOR A 9000 (+/-) SQUARE FOOT OFFICE
BUILDING AND ANCILLARY SITE IMPROVEMENTS (PD
51-93)
WHEREAS, the City Council has held a hearing to consider the planned
development request PD 51-93; and
WHEREAS, the City Council makes the following findings;
1. The project will provide landscaping and parking in excess of the minimum required by
City standards which will allow for this large low profile office to locate on the site
without sacrificing sufficient open area surrounding the building and parking lot.
2. The type of office project, with its specific traffic demands, is more appropriately located
outside of the downtown area.
3. Due to limited availability of downtown office space that meets the applicant's size and
site planning needs, this is an appropriate site for the proposed development.
4. Architectural and neighborhood compatibility concerns can be addressed more
appropriately outside the downtown area.
5. The proposed project will strengthen the City's goal of accommodating regional offices.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development preliminary map PD 51-93 is hereby approved
subject to the following conditions:
1. 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 of less than
C- 9-2
Ordinance No. 1247 (1993 Series)
Planned Development Rezoning PD 51-93
Page 2
five acres, but which is part of a larger common plan of development or sale, also
require a permit. Permits are required 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,
which the appropriate fee, to the State Water Board.
2. The developer shall install street lighting per City standards along both street frontages
at the time of construction to the satisfaction of the City Engineer.
3. Water services and meters shall be installed per City standards at the time of
construction.
4. Three additional public fire hydrants will be required (two on Broad Street, one on Tank
Farm Road) at the time of construction. Fire hydrants shall not exceed 225 foot intervals
and shall be capable of supplying the required fire flows. The developer shall pay the
City for the cost of materials and the City shall provide the installation of the three fire
hydrants per City policy.
5. Tank Farm Road sewer lift station fees of $2,032.45 are required to be paid prior to
issuance of a building permit. Contribution to the proposed Tank Farm Road trunk
sewer main may be required as determined by the Utilities Engineering.
6. The developer shall provide the City Engineer with a hydraulic analysis prior to issuance
of a building permit which indicates:
a. The proposed development's ability to adequately drain as proposed per plan.
b. The proposed detention facilities meet the Edna-Islay Specific Plan criteria.
7. The three Eucalyptus trees and one Pepper tree northerly of the Broad Street entrance
and the eight trees southerly of the said entrance must be retained. The two large
Eucalyptus trees (labeled A & B on the project site plan) in the proposed parking lot
must be retained and the parking lot redesigned to accommodate them (large planter area
and porous paving within the drip line).
8. Street trees are required along Broad Street per City standards at the time of
construction. The number of trees is determined by one tree per 35 linear feet of street
frontage. Species: live oak (Quercus agrigolia). Trees shall be located so as to not
conflict with the proposed street widening/transitioning noted below.
C-4-3
Ordinance No. 1247 (1993 Series)
Planned Development Rezoning PD 51-93
Page 3
9. The Developer shall dedicate 10 feet along the Broad Street frontage for future widening
of Broad Street. In addition, the developer shall pay to the City, an amount not to
exceed $5,000 for the pro rata share of the future widening of Broad Street. No other
traffic mitigation requirements or fees (other than noted by these conditions)are required.
10. The proposed driveway location along Broad Street is too close to the street intersection.
The Broad Street driveway entrance must remain in its present location or be relocated
farther south. Driveway location shall be sited so as to preserve existing trees on-site.
11. The development shall be designed with a common driveway off of Tank Farm Road
which may serve this and the undeveloped portion of the applicant's property to the east.
A Common Access Driveway easement agreement shall be prepared to the satisfaction
of the Community Development Director.
12. The applicant shall provide sufficient area for a future bus turn-out and shelter on-site
to the satisfaction of the City Engineer. The property owner shall dedicate a 12 foot
wide easement (beyond the 10 foot right-of-way dedication stated above) for the turn out
and shelter if required.
13. The building shall be designed with bicycle racks to the satisfaction of the Architectural
Review Commission.
14. Four bicycle lockers shall be provided for employees. These should be placed on the
east side of the building on a concrete pad. Reserving a locked room within the building
for bicycle storage is an acceptable alternative to bike lockers. In addition, the applicant
will provide plumbing stub-outs and appropriate dedication of space within the building
for future shower facilities.
15. The project shallbe designed with an outdoor employee lunch area to reduce automobile
trips to and from the site. This area shall be landscaped and protected from prevailing
winds.
16. The applicant shall comply with the Interim Archaeological Survey Procedures prepared
by the City's Cultural Heritage Committee 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.
�` 7 'T
Ordinance No. 1247 (1993 Series)
Planned Development Rezoning PD 51-93
Page 4
- 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.
17. The project shall include facilities for interior and exterior recycling. The applicant shall
consult with local recyclers regarding the size and location of areas dedicated to on-site
storage.
18. The project shall include a solid waste recycling plan for recycling discarded concrete,
sheetrock, wood, and metals from the construction site to the approval of the City's Solid
Waste Coordinator or Community Development Director.
19. Final development plan approval by the ARC shall incorporate to the extent possible and
feasible the use of native, drought tolerant plants and natural ventilation and lighting.
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.
47-JO
Ordinance No. 1247 (1993 Series)
Planned Development Rezoning PD 51-93
Page 5
INTRODUCED AND PASSED TO PRINT by the Council of the City of San
Luis Obispo at its meeting held on the 21st day of Sevtember , 1993, on motion of
Roalman seconded by Settle , and on the following roll call vote:
AYES: Council Members Roalman, Settle, Rappa, Romero, and Mayor Pinard
NOES: None
ABSENT: None
f/"g Pinard
Mayor Peg Pinard
ATTEST:
s/Diane R. Gladwelf
City Clerk Diane R. Gladwelf
APPROVED:
14
C- 9- to
ORDINANCE NO. 1247 (1993 SERIES)
AMENDING THE ZONING MAP ON THE SOUTH EAST CORNER OF BROAD
STREET AND TANK FARM ROAD FROM C-N-SP TO C-S-SP. AND C-S-PD-SP
(APPLICATION R/PD 51-93)
On September 21, 1993, the San Luis City Council voted 5 to 0 to introduce Ordinance
No. 1247 (1993 Series), which amends the zoning map of the City applicable to property at 4058
Broad Street from Neighborhood Commercial-Specific Plan (C-N-SP) to Service Commercial-
Specific Plan (C-S-SP) on the eastern one-half of the site and Service Commercial-Planned
Development-Specific Plan (C-S-PD-SP) on the western one-half of the site.
The primary provisions of the ordinance are as follows:
The ordinance will allow a planned 9,000 square foot regional insurance office on
approximately 2.8 acres of the 5.1 acre rezone site. The planned development will provide
landscaping and parking in excess of the minimum required by City standards as well as allow
for siting of this large office in an area most suited for regional offices.
The Council must vote again to approve the ordinance before it can take effect. That
action is tentatively scheduled for October 05, 1993 at a regular City Council meeting to begin
at 7:00 p.m. in the Council Chambers of City Hall, 990 Palm Street.
Copies of the complete ordinance are available in the City Clerk's Office in Room No.
1 of City Hall, 990 Palm Street. For more information, contact the Community Development
Department at 781-7172.
Diane Gladwell, City Clerk