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Home My WebLink About04/20/1999, C3 - PD 201-98 REQUEST BY ACACIA CREEK LLC, A LIMITED LIABILITY CORPORATION, TO AMEND THE CITY'S ZONING MAP DESIGNATION FROM C-S-S, SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION OVERLAY ZONING, TO C-S-D-PD, SERVICE-COMMERICAL WITH THE SPEC cour -it 1 M�%DW4-zc, �1 j ac En.,a Qepont CITY OF SAN LUIS OBISPO FROM: Arnold B.Jonas, Community Development Director a Prepared By: Pam Ricci,Associate Planner fl?, SUBJECT: PD 201-98 - Request by Acacia Creek LLC, a Limited Liability Corporation, to amend the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located on the east side of Broad Street, north of Capitolio Way (3450 Broad Street). CAO RECOMMENDATION Grant final passage to Ordinance No.1351, approving a Negative Declaration and amending the zoning map from C-S-S to C-S-S-PD for property located at 3450 Broad Street, based on findings. DISCUSSION Situation On April 6, 1999, the City Council introduced Ordinance No.1351 to print, approving the requested PD rezoning. Ordinance No. 1351 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 for the proposed PD rezoning on April 6, 1999, which concluded that the project will not have a significant adverse impact on the environment. Consequences of Not Taking the Recommended Action If the council does not give final passage to the ordinance, the site zoning would remain C-S-S, Service-Commercial with the Special Consideration overlay, and the applicant would not be able to lease tenant spaces to certain types of large professional offices. Attached: Ordinance No.1351 council%ord 1331(PD 201-98 second reading) C3-1 ORDINANCE NO. 1351 (1999 Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP FROM SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION OVERLAY ZONE (C-S-S) TO SERVICE-COMMERCIAL WITH THE SPECIAL CONSIDERATION AND PLANNED DEVELOPMENT OVERLAY ZONES (C-S-S-PD) FOR PROPERTY LOCATED AT 3450 BROAD STREET (PD 201-98) WHEREAS, the Planning Commission conducted public hearings on February 10, 1999, and March 10, 1999, and ultimately recommended approval of the rezoning (PD 201-98) to change the designation on the City's zoning map from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located at 3450 Broad Street; 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 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 adequately addresses the potential significant environmental impacts of the proposed general plan map amendment and rezoning, and reflects the independent judgment of the City Council. The Council hereby adopts said Negative Declaration. C3-2 Ordinance No. 1351 (1999 Series) Page 2 SECTION 2. Findings. That this Council, after consideration of the proposed rezoning to change the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, makes the following findings: 1. The project will be compatible with existing and allowed land uses in the area. 2. The project's location or access arrangements do not significantly direct traffic to use local or collector streets in residential zones. 3. The project, which is a PD rezoning to allow 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. 4. The project does not preclude industrial or service commercial uses in areas especially suited for such uses when compared with offices. 5. The project does not create a shortage of C-S and M-zoned land available for service commercial or industrial development. 6. The project is consistent with the General Plan, including policies on government office locations, with the recommended condition that the County of San Luis Obispo Drug Rehabilitation program should be located in either the social services area on South Higuera Street, or the health care area on Johnson Avenue, and is not an appropriate use at this outlying commercial site that is completely detached from other governmental services. 7. A Negative Declaration was prepared by the Community Development Department on January 12, 1999, which describes the potential environmental impacts associated with the proposed PD rezoning. The Negative Declaration concludes that the project will not have a significant adverse impact on the environment. SECTION 3. Action. The request to change the City's zoning map designation from C-S-S, Service-Commercial with the Special Consideration overlay zoning, to C-S-S-PD, Service-Commercial with the Special Consideration and Planned Development overlay zonings, for property located at 3450 Broad Street, is hereby approved, subject to the following conditions: C3-3 Ordinance No. 1351 (1999 Series) Page 3 1. A maximum of 39,000 gross square feet of floor space in the existing buildings on the site may be occupied by professional office uses. 2. Except as otherwise noted in these conditions of approval, all requirements included in the zoning regulations for the C-S zone shall apply. The list of uses approved through Use Permit A 88-97 shall continue to apply, with the amendments imposed through this PD approval allowing large offices with some restrictions. 3. More than one office tenant may occupy office space on the site, but no single professional office tenant may occupy less than 2500 square feet of adjacent,interconnected floor area. 4. The following types of office-related uses are prohibited: banks, real estate offices, financial institutions,medical clinics,doctors offices,and lawyers offices. 5. Mezzanine additions to existing tenant spaces within the building are prohibited to keep a balance between floor space provided in the building and available on-site parking spaces. This condition nullifies and supersedes Condition No. 1 of Use Permit A 88-97. 6. No mixed use and/or shared parking reductions shall be allowed at the site. 7. Cuesta Title, or any other title company that locates at the site in the future, shall maintain a customer service office, such as an escrow office, elsewhere in the City in traditional office zoning categories where there is not the restriction on customer visitations. 8. The proposed use of the County of San Luis Obispo Drug Rehabilitation program is not allowed because it has been determined to be a type of government office use with a close functional relationship to the social services area on South Higuera Street, or the health care area on Johnson Avenue. However, other government agencies not functionally related to general government,social services,or health care operations,as specified in the General Plan Land Use Element Section 5.1 may be allowed at the site through the approval of an administrative use permit where it can be demonstrated that there is limited need for public visitation. The Hearing Officer may refer these requests to the Planning Commission if the request raises potentially significant General Plan consistency issues. 9. The proposed PD allowing professional offices in the C-S zone will require additional traffic impact fees to be paid prior to issuance of building permits for the tenant improvements. A credit shall be given for those traffic impact fees already paid with the shell building permit (based on a C-S zone commercial/warehouse). 10. The applicant shall provide additional short- and long-term parking for bicycles as follows: C3-4 Ordinance No. 1351 (1999 Series) Page 4 • Relocate the rack shown adjacent to the BFGC Architects tenant space to be in front of the unallocated tenant space, and install an additional rack (for two bicycles) near the main entrance to the BFGC space (possibly to the right of the entry). • Install an additional rack (for four bicycles) on the north side of the building near the main entry to the space where the County of SLO Drug Rehab was proposed. • On all plans submitted for tenant improvements for each of the proposed tenant spaces, clearly identify the lockable rooms that will be reserved for employee bicycle storage consistent with standards of the City's Bicycle Transportation Plan. 11. The applicant has requested relocation of the existing transit stop at Capitolio Way and Broad Street to accommodate the proposed Tri-Counties Regional Center. This is agreeable to staff, contingent upon approval of the design by the City's Transit Manager and approval of any requisite encroachment permit by Caltrans. If pursued by the applicant, the facility shall include a transit turnout, shelter, lighting and a trash receptacle along the property's Broad Street frontage, north of Acacia Creek. 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 Council Member Marx , and on the following roll call vote: C3-5 Ordinance No. 1351 (1999 Series) Page 5 AYES: Council Members Ewan, Marx, and Schwartz, and Vice Mayor Romero NOES: None ABSENT: Mayor Settle The foregoing resolution was passed and adopted this 6°i day of April 1999. Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: (gi//zmlx L �.-- - i tto ey a G. Jorgensen C3-6 WIFIC) Q-SH\ O-S EXHIBIT IM -S❑ GS' M ED CIS F-3 C-S-S-H MPD JED A -16aSB Flc,, M-PDM-PD rr F R- E? N e, X� %lL 1.9 Proposed Change From WS CS-S to GS-S-PD. as >�Ml GS C-S-S%% M C-&S C-&S REZONING MAP PD 201 -98 N 0 200 4W WO Feet 3450 BROAD C3-7 A