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HomeMy WebLinkAbout04/20/1999, C2 - R 132-98- CONSIDERATION OF A REQUEST BY ATOLL HOLDINGS INC. TO AMEND THE CITY'S ZONING MAP DESIGNATION FROM M, MANUFACTURING TO M-MU, MANUFACTURING WITH THE MIXED USE OVERLAY ZONING, FOR PROPERTY LOCATED ON THE NORTHWEST SIDE OF LAUREL LA cour -it °�_,� j acjen%ja nepont c2"°.b" CITYOF SAN LUIS O B I S P O FROM: Arnold B.Jonas, Community Development Director o Prepared By: Pam Ricci,Associate Planner PR SUBJECT: R 132-98 - Consideration of a request by Atoll Holdings Inc. to amend the City's zoning map designation from M, Manufacturing, to M-MU, Manufacturing with the Mixed Use overlay zoning, for property located on the northwest side of Laurel Lane,just north of Orcutt Road(1150 Laurel Lane). CAO RECOMMENDATION Grant final passage to Ordinance No.1350, approving a Negative Declaration with Mitigation Measures, and amending the zoning map from M to M-MU for property located at 1150 Laurel Lane, based on findings. DISCUSSION Situation On April 6, 1999, the City Council introduced Ordinance No.1350 to print, approving the requested MU rezoning. Ordinance No. 1350 is now ready for final passage. The new zoning designation will become effective 30 days after its final passage. Significant Impacts The City Council approved a Negative Declaration with Mitigation Measures for the proposed MU rezoning on April 6, 1999, which concluded that the project will not have a significant adverse impact on the environment, subject to the mitigation measures included in Initial Study ER 132-98 being incorporated into the project. Consequences of Not Taking the Recommended Action If the council does not give final passage to the ordinance, the site zoning would remain M, Manufacturing, and the applicant would not be able to lease tenant spaces to certain types of large professional offices, or establish other requested uses at the site including retail sales and repair of bicycles, specialty retail sales, museums, and elementary schools, subject to the restrictions stipulated in Use Permit U 132-98. Attached: Ordinance No.1350 ord 1350(MU 132-99 second reading) i C2-1 ORDINANCE NO. 1350 (1999 Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP FROM MANUFACTURING (M) TO MANUFACTURING WITH THE MIXED USE OVERLAY ZONE (M-MU) FOR PROPERTY LOCATED AT 1150 LAUREL LANE (R 132-98) WHEREAS,the Planning Commission conducted a public hearing on February 10, 1999, and ultimately recommended approval of the rezoning (R 132-98) to change the designation on the City's zoning map from M, Manufacturing, to M-MU, Manufacturing with the Mixed Use overlay zoning, for property located at 1150 Laurel Lane; and WHEREAS, the City Council conducted a public hearing on, April 6, 1999, and has considered testimony of the applicant, interested parties,the records of the Planning Commission hearings and actions, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that the proposed rezoning is consistent with the General Plan and other applicable City ordinances; and WHEREAS, the City Council has considered the draft Negative Declaration of environmental impact with Mitigation Measures as prepared by staff and reviewed by the Planning Commission. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the project's Negative Declaration with Mitigation Measures adequately addresses the potential significant environmental impacts of the proposed rezoning, and reflects the independent judgment of the City Council. The Council hereby adopts said Negative Declaration with Mitigation Measures. C2-2 Ordinance No. 1350 (1999 Series) Page 2 SECTION 2. Findines. That this Council, after consideration of the proposed rezoning from M, Manufacturing, to M-MU, Manufacturing with the Mixed Use overlay, makes the following findings: 1. The proposed rezoning is consistent with the goals and policies of the General Plan, specifically Land Use Element Policy 3.7, Mixed Uses, which states that "Compatible mixed uses in commercial districts should be supported. " 2. The planned development of the site and proposed uses will comply with the MU zone, are compatible with each other and their surroundings, and are consistent with the General Plan (SLO Municipal Code Section 17.55.020C.). These uses include the allowed, and conditionally allowed, uses for the M zone listed in the zoning regulations, as well as large offices, retail sales and repair of bicycles, specialty retail sales, museums, and elementary schools, subject to the restrictions stipulated in Use Permit U 132-98. 3. The project is consistent with the purpose of the Mixed Use overlay zone which is to allow the combining of uses on a site which otherwise would not be allowed or required. 4. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones. 5. The project allows some large offices at the site, will not affect potential impacts related to noise, light and glare, and loss of privacy,among others, imposed by commercial activities on nearby residential areas. 6. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 7. The project does not create a shortage of C-S and M-zoned land available for service commercial or industrial development. 8. A Negative Declaration with Mitigation Measures was prepared by the Community Development Department on January 12, 1999, which describes significant environmental impacts associated with the proposed rezoning and associated project development. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment subject to the mitigation measures shown in the attached initial study ER 132-98 being incorporated into the project. C2-3 Ordinance No. 1350 (1999 Series) Page 3 SECTION 3. Action. The request to change the City's zoning map designation from M, Manufacturing, to M-MU, Manufacturing with the Mixed Use overlay zoning, for property located at 1150 Laurel Lane, is hereby approved. SECTION 4. Adoption. 1. The zoning map is hereby amended as shown in Exhibit A- 2. The Community Development Director shall cause the change to be reflected in documents which are on display in City Hall and are available for public viewing and use. SECTION 5. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the 6th day of April 1999, on a motion of Council Member Ewan seconded by Vice Mayor Romero , and on the following roll call vote: AYES: Council Members Ewan and Marx,and Vice Mayor Romero NOES: Council Member Schwartz ABSENT: Mayor Settle C2-4 Ordinance No. 1350 (1999 Series) Page 4 Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: ty om y Je , y Jorgensen C2-5 Exhibit A ,, nMPD / RF of \ h•r N ,i r J r i � •. . •��� J 1 Y \\ l aS •39 y �. t, FU /+c • ^C • p R� I ° - ^' C,S ^ R-3 •m°tr , c f��.1 � � /� I - • i i w 1 R-3-S / ) I M-PD . 1 „ R / a Rezoning Map R 132-98 1150 Laurel Lane N MEETIN ,a o 44 AGENDA DATE ITEM # MEMO O OUNCIL CDD DIR MAO ❑FIN DIR 15 ITACAO ❑FIRE Cl':-:F April , 1999 / ETATTORNEY '❑PW DIR S?tLERVORIG ❑POLICE C;;F To: City Council M /�IS ❑M Id7 TEAyt O RTC DIR � to ❑UTiI DIR From Ken SCh %� I9&X-M40 PERS DIR Re: April 20,,Arg c 'rtofns C-2 and C-3 Copies: Pam Ricci,Arnold Jonas, John Dunn It is my intention to pull items C-2 and C-3 for further discussion. I continue to feel very strongly that any expansion of`large offices"into other Land Use zones needs to be conditioned much more carefully than what is proposed in these two requests. Background At my request, Pam Ricci provided me with a copy of the 1986 Office Supply and Demand Studv performed by the consultant QUAD Engineering.. While I haven't read it word for word, it does contain much interesting information including a `summary matrix' (1-1). In my quick reading of the report I can not find any discussion about the resultant land use patterns that are created by the location of large offices willy-nilly throughout the com>mmity;e.g.: the ripple effect analogous to dropping a stone into a pool There are significant side effects to land use patterns that occur where large concentrations of office workers are located. We need to be alert to these ramifications. Pam also provided me with a map entitled Large Offices in the C-S and M Zones. Consent item C-3 is one of the nine locations shown. Of the other eight, all but one are PD and that one is M-SP. I don't know just what action a prior Council took in receiving this QUAD report or what direction it may have given to staff,but it seems evident to me that we are not attending to the problem of large office needs in a comprehensive manner; it appears that our method is ad hoc with almost total reliance on PD zoning. Having eight years experience with the County planning operations, I confess to being ahnost paranoid regarding the location of County offices within our city. A previous Council agreed to a `tri-polar' location of County facilities within SLO. I can agree that this is reasonable given the social services,health services and general administrative and justice components of county government. But no more! An agreement is an agreement. Consequently, I am strongly resistant to any application for large offices that even hints of use by a county government office unless it is clearly within a tight and closely defined radius of the three identified centers. Nevertheless,we have two items before us for final passage consideration and I ask you to . consider the following recommendations. RECEIVED APR 1 5 1999 SLID CITY CLERK Memo, page 2 Recommendations Consent item#2 FSrst Choice: deny application for M-MU. Reasons: Wrong uses, wrong place. No proof that conversion of M use does not impact inventory of land needed for firture M zone uses. Additional land covered by impervious surface;contorted access and egress to/from proposed new parking. Opens door to pressure to lease office space to government agencies;prolonged `policing' of office tenants to assure compliance with conditions of M-MU. Is a mixture of large office (meaning large numbers of workers) compatible with manufacturing processes of the types that that building was originally designed to accommodate? Second choice: Condition the uses permitted by the MU to eliminate any reference to any type of County office uses. Exception: Permit County office use for a non-renewable 18 month period in cases of emergency or when the County is vacating offices within a tri- polar area to allow for the construction of a new building or the renovation of an existing building. Consent item#3 Approve with the following changes to the findings and conditions: -4. Finding#6: change to simply read: The project is consistent with the General Plan. Condition#8: Eliminate and substitute: Offices of any County agency shall not be permitted. Exception: County offices may be permitted in cases of emergency or in cases where the County is vacating offices in a the tri polar area to allow for the construction of a new building or the renovation of an existing building. Such exceptions shall be for a non- renewable period of 18 months maximum. I would appreciate yourconsideration of these recommendations.