HomeMy WebLinkAbout10/02/2001, PH 1 - APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S (ARC) APPROVAL OF THE AEROVISTA BUSINESS PARK AT 44 councilr^ o zM
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CITY OF SAN LUIS OBISPO
FROM: John Mandeville, Community Development Dir t
Prepared By: John Shoals, Associate Planner
SUBJECT: APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
(ARC) APPROVAL OF THE AEROVISTA BUSINESS PARK AT 4451
BROAD STREET: WESTPAC INVESTMENTS, APPLICANT; CHIEF
MARK VIGIL SR.,APPELLANT. ARC 80-01
CAO RECOMMENDATION
Adopt a resolution denying the appeal and upholding the ARC decision.
DISCUSSION
Situation
The City has received an appeal of the Architectural Review Commission's decision approving
the final phase of the Aerovista Business Park project located on 4451 Broad Street (see
Attachment 1-Vicinity Map). Chief Mark Vigil Sr. of the San Luis Obispo County Chumash
Council has appealed the ARC's decision on the grounds that the project may have a significant
adverse impact on a culturally religious site and rock outcropping. Over the past eleven years
(dating back to August of 1990), there have been several projects proposed on the site and three
environmental assessments. In each case, the environmental document did not identify any
potential impacts to archeological resources. The issue before the Council is whether it accepts
the environmental documents or it feels that further study should be conducted after considering
the evidence presented by the appellant. If the Council finds that more information is needed, it
could either continue the item to a date uncertain or refer the matter back to the ARC with
direction for the applicant to conduct a Phase 2 subsurface search and to incorporate any findings
and recommendations into the project design.
Architectural Review Commission Action
On August 20, 2001, the Architectural Review Commission unanimously voted to approve the
final phase of the Aerovista Business Park project. This project involves the development of five
acres with three commercial buildings (75,322 square feet total), parking, landscaping and
various site improvements (see Attachment 2). A full project description is provided in the
attached ARC report dated August 20, 2001.
Council Agenda Report—4e-r i Broad Street
Appeal of ARC action on ARC 80-01
Page 2
The ARC generally liked the site design, building architecture and landscaping. They found the
project to be consistent with the General Plan, Zoning Regulations, the County Airport Master
Plan and the future Airport Area Specific Plan, and compatible with the surrounding commercial
and industrial uses. The ARC did briefly discuss potential impacts to the existing rock
outcropping, but they did not have any evidence that it was a culturally significant religious site.
The Commission was unanimous in its support for preserving the outcropping as a focal point in
the project design. Commissioner Lopes had concerns with surrounding this natural feature with
a fountain element. Attachment 3 is a copy of the minutes from the August 20`x' meeting and
Attachment 4 is a copy of the ARC staff report.
Appellant's Position
On August 30, 2001, Chief Mark Vigil Sr. appealed the ARC's decision on the grounds that there
may possibly be a significant impact to a culturally significant religious site and the rock
outcropping area. Attachment 5 is a copy of the appellant's statement.
Applicant's Position
City staff contacted Hamish Marshall of Westpac Investments to inform him of the appeal. He
does not believe the appeal is valid for several reasons. First, he believes that the appeal is not
relevant to the ARC's action, and addresses the environmental documents approved by the
County in 1990 and 1998, and the City in 2000. Those documents evaluated potential impacts to
archeological resources and found that the project would have a less than significant impact on
these resources. He also points out that the appeal was not filed within the time limits
established by California Environmental Quality Act. The CEQA guidelines state that any
challenge to a Mitigated Negative Declaration must be filed within 30 days from the filing of the
Notice of Determination (NOD). Second, the site has been altered with a substantial amount of
fill dirt on the property. In 1998, the applicant obtained a grading permit from San Luis Obispo
County to stockpile over 4,000 cubic yards of fill on the site. It should also be noted that there
are two buildings under construction on the adjacent parcels. Finally, the ARC-approved project
preserves the rock outcropping by incorporating it into the site design. Based on these reasons,
he believes the appeal should be denied.
Evaluation
In evaluating historical or unique archeological resources,the City relies on two primary sources-
-the Archeological Resource Preservation Guidelines (ARPG) and the California Environmental
Quality Act (CEQA). The following paragraphs discuss these sources and whether the project is
compliant with City and state requirements.
Council Agenda Report— t„+1 Broad Street
Appeal of ARC action on ARC 80-01
Page 3
Archeological Resource Preservation Guidelines
The purpose of the ARPG is to preserve archeological resources in the City of San Luis Obispo.
Archeological resources refer to the artifacts, human remains and sites associated with past
human activities, including: prehistoric Native American archeological sites; historic
archeological sites and natural landscapes associated with important human events. The
guidelines generally require all development projects to prepare an archeological or historical
assessment,unless specifically exempted by the City. Exempt projects include the following:
• Projects categorically exempt or statutorily exempt under CEQA.
• Projects on parcels, including those in Sensitive Areas, which have undergone
substantial subsurface disturbance as determined by the Community Development
Director.
• Projects on parcels of less than one acre, not in a "Sensitive Area, which the Director
determines would have little or no potential to adversely affect archeological resources.
Based on the above criteria, the Archeological Resource Preservation Guidelines required the
preparation of a Phase 1 Archeological Resource Inventory (ARI) for development of the
property. Thor Conway of Heritage Discoveries, Inc. preformed a Phase 1 ARI in June 1999.
The Phase 1 ARI did not reveal the presence of archeological material and recommended that no
further archeological study be required. Staff recently contacted Mr. Conway to find if he
considered the potential cultural and religious aspects of the property, and if he still felt that
further study was not necessary. According to Mr. Conway, he did not observe any paintings on
the rock outcropping or other evidence that might identify this feature as a religious site.. To
date, the appellant has not provided any new information to be considered in the evaluation. The
City Council should decide if the archeological information is adequate or if any evidence
demonstrates that additional information is needed to make an informed decision.
California Environmental Quality Act
CEQA requires that the reviewing agency determine whether a project may have adverse effects
on important archeological resources, and if so, what measures are available to reduce or
eliminate the adverse effects. When a project will impact an archeological site, a lead agency
shall first determine whether the site is an historical resource, as defined in subsection (a).
CEQA defines an "historic resource" as: 1) a historic resource is one that is listed or determined
to be eligible for listing in the California Register of Historic Resources; 2) a resource included
in a local register of historic resources (the City's Historical Preservation Program Guidelines);
and 3) any object, building, structure, site, area, place, record or manuscript that the City
determines to be historically significant. The CEQA guidelines also state that a resource not
listed in the State or local registers may be determined a historical resource. If the archeological
site were determined to be a historical resource, the project would be subject to the provisions of
CEQA and subject to environmental review. If the archeological site were neither unique or a
historic resource, the effects of the project on those resources are not considered a significant
1 -3
Council Agenda Report—4i,-r i Broad Street
Appeal of ARC action on ARC 80-01
Page 4
effect on the environment. As previously mentioned, the City's Archeological Resource
Preservation Guidelines required an archeological and historical assessment of the property to
determine compliance with CEQA.
As previously mentioned, there have been three environmental assessments of the property over
the past 11 years. In each case, no historically significant archeological resources have been
identified. In 1990, the County Environmental Coordinator found that there was no substantial
evidence that the project may have a significant effect on the environment, including
archeological resources, and recommended a Negative Declaration of Environmental Impact. In
August 1990, the San Luis Obispo County Board of Supervisors approved the Negative
Declaration and subdivision of the property into four parcels for sale and future development. In
September 1998, the County Environmental Division found no evidence of potential impacts to
archeological resources and determined that a Negative Declaration was appropriate for the
Sansone Development Plan on the site. In 1999, City staff prepared an environmental review to
assess the potential impacts of prezoning and annexing the property into the City of San Luis
Obispo. In accordance with the City's ARPG, a Phase 1 Archeological Resource Inventory
(ARI) was prepared by Heritage Discoveries, Inc. on June 2, 2000. The Phase I ARI did not
reveal the presence of archeological material or any previously recorded archeological finds in
the immediate area. On August 15, 2000, the City Council approved a Mitigated Negative
Declaration and annexation of the property to the City.
While the previous environmental documents did not identify a significant impact, the CEQA
Guidelines establish procedures for the accidental discovery or recognition of any human
remains from any location other than a dedicated cemetery. The subject property would be
subject to those procedures(see Attachment 7).
Staff finds that the project complies with the City's Archeological Resource Preservation
Guidelines and CEQA requirements. In reviewing the appellant's statement, it became apparent
to staff that he had not reviewed the project plans and archeological study before filing his
appeal. Staff will be forwarding copy of this information to the appellant prior to the meeting.
FISCAL IMPACT
No significant fiscal impact is anticipated as a result of action taken on this appeal.
ALTERNATIVES
1. Adopt a resolution upholding the appeal and finding that there is substantial evidence in the
record that demonstrates that the proj ect may have a significant impact on the site.
2. Continue the item for additional information or study, and specify the additional
information or analysis needed. There is no mandated deadline for action on this item.
�`7
Council Agenda Report— t.41 Broad Street
Appeal of ARC action on ARC 80-01
Page 5
ATTACHMENTS
Attachment 1: Vicinity map
Attachment 2: Reduced-scale Project Plans
Attachment 3: Minutes from the ARC Meeting on August 20, 2001
Attachment 4: ARC Staff Report dated August 20, 2001
Attachment 5: Appellant's Statement
Attachment 6: Applicant's Statement
Attachment 7: Phase 1 Archeological Survey
Attachment 8: Excerpts from the CEQA Guidelines
Attachment 9: Draft Resolution"A"- denying the appeal
Attachment 10: Draft Resolution `B"-upholding the appeal
Bhoals/CC/ARC80-0I(Appeal)
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Attachment 3, Minutes from the ARC Meeting on August 20, 2001, will
be distributed under separate cover.
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Attachment 4
CITY OF SAN LUIS OBISPO
ARCHITECTURAL REVIEW COMMISSION STAFF REPORT ITEM# 3
BY: John Shoals, Associate PlannerMEETING DATE: August 20, 2001
+parr, Far
FROM: Ron Whisenand, Deputy Director-Development Review ffz
FILE NUMBER: ARC 80-01
PROJECT ADDRESS: 4451 Broad Street
SUBJECT: Review of three new commercial buildings on property located on Aerovista Place
between Broad Street and Airport Drive; C-S-PD zone.
SUMMARY RECOMMENDATION
Grant schematic approval with directions on lighting, site furniture and utility locations.
BACKGROUND
Situation
In August 2000, the City Council approved the annexation of approximately 10 acres of property
located at the southwest corner of Broad Street and Aerovista Place. The Aerovista Annexation
was finalized in July 2001. With annexation complete, the applicant would like to proceed with
development of the final phase of the Aerovista Business Park project. County approvals have
been given for the first two phases, and those buildings are currently under construction. The
applicant plans to develop the remaining five acres with three new commercial buildings (75,322
square feet total), parking, landscaping and various site improvements. In order to proceed with
construction, he must obtain approval of the architectural plans and receive building permits.
The applicant is asking the ARC to grant final approval to the project. Staff is recommending
that the ARC grant schematic approval because some important site details such as lighting,
signage and utility location have not yet been submitted for review.
Data Summary
Address: 4451 Broad Street
Property Owner/Applicant: Westpac Investments
Zoning: C-S-PD; Service-Commercial with the Planned Development overlay
General Plan: Services and Manufacturing
Environmental status: A Mitigated Negative Declaration was approved by the City Council on
August 15, 2000. No additional environmental review is required.
Project action deadline: September 1, 2001
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 2
Site Description
The site is comprised of approximately five acres and slopes generally from the west to the east.
There is an existing large rock outcropping located at the middle of the property. Existing
vegetation consists of mostly grasses and some trees around the residence. The property has
frontage on Aerovista. Surrounding land uses include: the County Airport to the west, and
vacant and developed commercially designated land to the north, south and east.
Project Description
The proposed project is the development of a 5-acre site with three commercial buildings (75,000
square total), parking, landscaping and various site improvements. Project plans are included as
Attachment 2. Project statistics and Code requirements are outlined in Table 1.
TABLE 1: Project Statistics and Code Requirements
STANDARD CODE REQUIREMENT PROVIDED
Zoning C-S-PD C-S-PD
Minimum Parcel Size 9,000 s .ft. 5.00 acres
Building Size: N/A 75,000 s .ft.
Building Setbacks:
Street Yard 15 feet 15 feet
(Aerovista Place)
SideYards: 0 feet 0 feet
Rear Yard: 0 feet 5 feet
Parking Setbacks: 5 feet 15 feet
Building Height: 35 feet 35 feet
Max. Lot Coverage: 75% 20%
Parkin Based on type of uses 244
Bicycle spaces: 37 18
Motorcycle spaces: 11 9
Notes: 1. City of San Luis Obispo Zoning Regulations,February 18,2000.
2. Applicant's Project Plans
/—j7
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 3
EVALUATION
1. General Plan Consistency
Land Use Element
The property carries a General Plan Land Use designation of "Services and Manufacturing" and
is zoned C-S-PD (Commercial Services with a Planned Development Overlay). The proposed
commercial buildings would accommodate many of the uses identified in the use matrix
approved for the Aerovista Business Park and the Airport Area Specific Plan. The types of uses
would be regulated through the use permit process. As long as future uses are consistent with the
list of uses, the proposed site development and uses would be consistent with the General Plan.
Circulation Element
The Circulation Element of the General Plan designates this stretch of Broad Street as a scenic
roadway. Policies state that views of important scenic resources from major streets should be
preserved and improved to the maximum extent possible, and that development along scenic
roadways should not block views or detract from the quality of views. While the buildings will
block some views, staff does not believe that the project will create significant impacts to scenic
view corridors because the buildings will be set back more than 350 feet from Broad Street and
comply with the maximum height requirements. In addition, the structures will cover only 20%
of the lot, allowing for most view corridors to remain. Staff finds the project meets the General
Plan goals and policies related to scenic roadways.
Airport Land Use Commission
The property is within the San Luis Obispo County Airport Land Use Plan's Area 4 - land
adjacent the airport between runway extensions. According to the Airport Land Use Commission
(ALUC), the proposed commercial buildings can be approved with conditions, which include:
recording an avigation easement and soundproofing. The ALUC will consider the project on
August 15, 2001.
2. Site Design
Project plans show three commercial buildings in a U-shaped configuration with an existing rock
outcropping and new fountain in the middle. Most of the parking would be located between the
buildings and along the sides and rear of Building "D/E." Primary access would be from a
driveway on Aerovista Place. Secondary access would be from shared driveways with the
adjoining parcels. Pedestrian access would be provided by a 4-foot wide walkway from the
public sidewalk to the front of the buildings. There will also be pedestrian connections to the
two adjoining parcels.
Attachment 4
ARC80-01 -
4451 Broad Street (Westpac)
.Page 4
The site was evaluated for compliance with the City General Plan, City Zoning Regulations, and
the planned Airport Area Specific Plan. These planning documents set forth several site planning
guidelines and standards, including: 1) placing buildings and landscaping close to the street,
rather than locating parking between the street and building; 2) locating parking behind or along
the sides of buildings; 3) orienting building entrances to the primary street; 4) varying setbacks
along a streetscape frontage (City Code requires a minimum of 15 feet); 5) providing pedestrian
connections with direct access to building entries; 6) providing attractive and comfortable
pedestrian use areas near or adjacent to buildings; 7) safe and functional parking, circulation and
access; and 8) screening loading, service, storage areas, trash and collection areas from view of
streets. Staff finds that the proposed site plan complies with these site design criteria.
3. Parking
Project plans show that entire Aero Vista Business Park would be served by 515 parking spaces, a
parking ratio of one space for every 308 square feet of floor area. Based on these calculations, the
project would be served by 244 parking spaces (75,322/308 = 244).
While the number of the parking spaces seems to be consistent with the office parking
requirements, the actual parking spaces will ultimately be based on the types of uses occupying the
buildings. This proposed estimate of required parking is based on a rational projection of potential
uses of the buildings. However, given the range of uses allowed in the C-S zone, there may be
potential future tenants with higher parking demands that would not be appropriate here. To ensure
that the development does not become under-parked, the property owners will be responsible for
providing a running total of the site's parking requirements with the submittal of any building
permit for tenant improvements. It should also be emphasized that there are no guarantees that
parking will be available for future tenants as this is based on how the owners lease out the floor
space within the buildings.
A total of 37 bicycle spaces are required for the building: 29 long-term and 8 short-term spaces.
Plans show three bike racks with 18 spaces, but do not show the location of the required long-term
spaces. Locations for long-term bicycle parking are not shown and could be provided by exterior
lockers or designating an interior space in buildings. The Public Works Department is
recommending a condition requiring full compliance with the City's bicycle parking standards.
4. Building Architecture
The building's architecture can be described as a bold, post-modern building with angled wing
walls and a glass facade. The building will be about 35 feet high from the finish floor elevation.
The proposed colors for the buildings are: light gray for the wing walls and upper roof canopy,
slate gray for the lower roof canopy and the planter walls, burgundy for the window and door
frames, solar cool gray for the window glazing, and slate gray for the metal roofing. A color and
materials board will be available for review at the ARC meeting.
i
i -r9
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 5
Building design was evaluated for compliance with the Architectural Review Commission
Guidelines and the future Airport Area Specific Plan (AASP). The City's primary goal is to have
buildings whose architectural character contributes to the establishment of the Airport Area as an
attractive, high quality business center. It is the City's practice and policy to encourage: 1)
building design that is varied and distinctive while being in harmony in its context; 2) building
massing that adds visual interest, maintains human scale and express building function; 3)
building with clearly defined and highly visible entries; and 4) buildings with consistent exterior
materials and colors. The AASP does not recommend a particular architectural style or
character, but there is a strong interest in maintaining a connection to the area's rural, agricultural
heritage, and in avoiding standard industrial tract development.
Staff finds the project to be consistent with the building design guidelines. While the building
architecture does not reflect the area's agricultural heritage, it is not a standard industrial design
with tilt-up concrete or metal siding. The building design creates visual interest with angled
wing walls and raised planters. The design is consistent with the buildings that are under
construction, and it is representative of the larger scale structures in the surrounding area.
Mechanical screening is incorporated into the building design and situated at a non-obtrusive
location. Building height and massing are appropriate at this location given the size and scale of
the neighboring developments. The ARC needs to decide if the project is consistent with the
building design guidelines.
The draft Airport Area Specific Plan also notes that that building colors should be muted and that
reflective exterior finishes (i.e., glazed roof tiles, reflective glass and glossy vinyl coatings) are
discouraged. While the proposed building colors are not earth tones, staff finds the color scheme
to be consistent with the bold architectural design. The only concern is that the primary building
color may be too bright and could be slightly darker. The ARC needs to decide if the proposed
color scheme is acceptable.
5. Landscaping
Plans show landscaping adjacent to the building, within the parking lot and at the perimeter of
the site. The landscaping plan contains a variety of plant materials of different forms and sizes to
create an interesting three-dimensional presentation. The amounts and types of selected plant
materials should work well to screen parking lots from street views. Proposed street trees will
need to be approved by the City Arborist. A copy of the landscape concept plan is provided in
the project plans. The ARC needs to determine if the project is consistent with the landscape
development guidelines, or provide direction.
The City's Street Tree Planting Standards and the landscape requirements of the Parking and
Driveway Standards requires the placement of landscape planters (generally 1 planter per six
parking spaces) in all parking lots, and that five (5) percent of the parking lot surface be devoted
to landscaping. Project plan show a landscape planter after every six parking spaces and at the
end of parking rows. Staff finds that the landscape plan meets the standard for placement of
landscape planters and percentage of landscaping, but not the parking lot planter width
f-�
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 6
requirement. City Code requires planters with trees to be a minimum of eight feet wide and all
others to be a minimum of four feet wide. While many of the parking lot planters meet the
minimum width standard (8-feet), several do not and are only six feet wide. The ARC should
decide if a 6-foot wide planter is adequate (consistent with previous standards before metric
conversion), or if the plans should be revised to provide the right size planter(8-feet).
6. Site Furniture and Utilities
Lighting: The locations of parking lot lights are shown on the plans, but wall-mounted lights are
not. The applicant's submittal also does not include lighting details and illumination levels. The
ARC standard for site lighting is shielded-lights on poles with a maximum height of 20 feet
above grade (including the base) and an illumination range of 3 to 10 foot-candles. The Airport
Land Use Commission also requires that all lighting be shielded and directed downward. Given
this site's close proximity to the County Airport, it is recommended that final approval not be
granted until lighting is properly evaluated.
Mechanical equipment: Plans show roof-mounted equipment screened by the upper parapet walls.
Firerisers are not shown on the plans. The ARC standard is for firerisers to be designed on the
interior of the building or screened from public view. Plans also do not show the location of any
backflow prevention devices and double check assembly systems or demonstrate how they will
be screened. The ARC standards for these utilities is that they be located inside the building or
screened with a combination of structure and landscaping to the satisfaction of the ARC and the
City Fire Chief.
Trash Enclosure: The project is proposing two trash enclosures in the parking lot behind Building
"D/E." The enclosures would be constructed of concrete block with a plaster finish and a metal
gate. Staff supports the locations and design of the enclosures.
Signaze: Plans call out a concrete sign wall, but do not include signage details.. All new signage
must comply with City Signage Regulations and be approved by the ARC. Therefore, signage will
need to return to the Commission at a later date.
OTHER DEPARTMENT COMMENTS
The revised plans were routed to all City departments, including Public Works, Fire and Utilities.
The Public Works Department project memo highlights street right-of-way improvements, street
trees, bicycle parking requirements and flood zone requirements. Building Division has provided
comments on building code and site grading issues.
The Utilities Department identifies several Code requirements for water usage; backflow
prevention, water infrastructure, fire sprinkler requirements and recycling of construction waste.
According to the Utilities Department, a water allocation is required for the project due to the
additional demand on the City's water supplies. A water allocation can only be obtained through
the water retrofit program. They also note that the applicant is responsible for constructing a new
" �-LI
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 7
public water main in Aero Vista Drive.
The Fire Department notes that the curb returns and islands must be designed to accommodate
the turning radius of City fire apparatus, that additional on-.site hydrants may be required
depending on the proposed building size, use, construction type and location of existing hydrants;
and that the buildings must be protected by an automatic fire sprinkler system. The location of
fire protection equipment, valves, control panels and utilities will be reviewed and approved by
the Fire Department prior to installation.
ALTERNATIVES
A. Continue review of the project. Direction should be given to the applicant regarding desired
information or needed revisions to plans.
B. Deny the project. Action denying the application should include the basis for denial.
C. Grant final approval to the project, based on the following findings, and subject to the
following conditions:
Findings
1. The proposed project, with the recommended conditions and modifications, complies with
property development standards for the C-S zone.
2. The proposed scale and design of the building will be compatible with surrounding
commercial and industrial uses.
3. The proposed project is consistent with the City's General Plan, the City's Zoning Regulation
and the San Luis Obispo County Airport Master Plan.
Conditions
1. All applicable mitigation measures contained in the approved Mitigated Negative
Declaration, ER80-99, shall be incorporated into the final project design (see Attachment 3).
2. Plans submitted for a building permit shall be in substantial compliance with plans approved
by the ARC and all conditions of approval. Any questions of substantial compliance shall be
referred to the Community Development Director and, if need be, to the ARC for resolution.
3. All pictures, notes and project data shown on the approved plans shall become conditions of
approval. The final conditions of approval shall be clearly listed on a sheet of the
construction plans.
/-2Z
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 8
4. The width of all landscape planters shall be increased to be consistent with the City Parking
and Driveway Standards (P-DS). City standards require landscape planters with trees to be a
minimum of 2.4 meters (8 feet) wide and all other planters to be a minimum of 1.2 meters
(four feet) wide.
5. Provide outdoor break areas of varying sizes with seating adjacent to or near each building.
Replace the curbing around the public art display with a low seat wall.
6. All backflow prevention devices and double check assembly valves shall be located inside
the building or screened with a combination of structure and landscaping to the satisfaction of
the ARC and the City Fire Chief.
7. A 3-foot tall continuous earthen berm or hedge shall be planted along Aero Vista to screen
the parking area west of Building"C."
8. The Architectural Review Commission or the Community Development Director shall
approve site lighting prior to issuance of a building permit.
9. Signage shall return to the ARC or planning staff for approval at the time that working
drawings are submitted for a building permit.
10. The project shall comply with the conditions of approval imposed by the San Luis Obispo
County Airport Land Use Commission. Those conditions include: a) granting an avigation
easement to the County of San Luis Obispo; b) shielding and directing all lighting downward;
c) no transmission interference with aircraft operation; d) disclosing to all tenants that the
property is in an airport flight traffic zone and possible noise impacts may occur; and e)
providing soundproofing to reduce indoor noise.
11. The irrigation systems for common areas, parks; detention basins, and other large landscape
areas shall be designed and constructed in accordance with the standards for reclaimed water
use. Appropriately sized reclaimed water mains shall be constructed from the City's trunk
system to these irrigation areas. If reclaimed water is not yet available, the system shall be
designed and constructed to reclaimed water standards, and temporarily connected to the
City's potable water system in the area of the anticipated connection to the reclaimed water
system. Appropriate backflow protection shall be installed with this connection to the
satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can be reached at
781-5567.
12. Transit Improvements. The applicant shall create two curb-side transit stops, one on the
south side of Aerovista Place adjoining Building B and a second on the east side of Airport
Drive adjoining Building F. To create each transit stop, curb parking shall be precluded
through the application of 38 meters of red curb. The exact location of these transit stops
shall be to the approval of the City Transit Manager.
/-23
ARC80-01 Attachment 4
4451 Broad Street (Westpac)
Page 9
13. The applicant shall install at each transit stop a transit shelter that is integrated with the
architectural themes of the adjoining project, a transit stop sign, and a trash receptacle. The
transit shelter shall include a lockable display case. The final design of these facilities shall
be to the approval of the City Transit Manager. The applicant shall be responsible for
maintaining all transit stop facilities.
14. Transit "Flash Pass" Support. The applicant shall work with the City Transit Manager to
financially support and maintain a transit pass program for project employees. Options to
consider and details of this program shall be to the approval of the Transit Manager.
15. Bicycle Facilities. The applicant shall provide both short- and long-term bicycle-parking
facilities consistent with Section 17.16.060, Table 6.5 of the City's Zoning Regulations. The
location of bicycle racks shall comply with standards contained within Section IV of the 1993
Bicycle Transportation Plan.
RECOMMENDATION
Grant schematic approval with directions on lighting, site furniture and utility locations.
ATTACHMENTS
Attachment 1-Vicinity Map
Attachment 2-Reduced-Scale Plans
Attachment 3-Environmental Mitigation Measures and Code Requirements
Full size plans were distributed to the ARC and are available for review at the Community
Development Department.
JShoa1s/ARC/ARC80-01(Wcstpac)
/—.2q
k,UG-30-200.1 02t24- ;�M MARK. VIGIL. SR.,CCRM 805 481 2461 P. 01
ua/auiul 12:46 IrSor 'el 7106 SLO CITY BALL - X001/002
0lE6i.�maBaGelemd
APPEAL TO THE OTY COUNCIL
In aaoordance with the appeals procedure as epeCI ied in Title 1, Chapter 1,20 of the
San Luis Cblspo Muntdpal Code (attaohed),the undersigned hereby appeals the
dedslon of
0
-c,"f4lanxiion
rendered onwhich consisted of the
following(i.e., explai at you are gppealln9 and the 0 rounds for submitu th®
Use additional sheets es needed.) � appeal.
in
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The undersLgne discussed decision being pealed with:
'T CaU.ns 1 R ttt+ci\ I For iso... "is b:s pa Cp•+n'hj Cho rn4 C0%20,�
N rimont tp�l
The appellant agrees to appear and/or send 8 representative to appew on hiamer
behalf.
4 AppaHm"
msec'�3c�1 Cp
Nartte/Titie Malling Address and Zip Code g 33
(-MOMS Phone Work Phone
Representative. l�f
ve
Namerl-me Mailing Addre*s and Zlp Code
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John Shop l s 4:l.lr, � 0 20111 .�
aero t_oap SL0 CITY COUNCIL
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��- Attachment 6
John Shoals
Planner
City of San Luis Obispo
9/4/01
Dear John
Enclosed is a copy of the Archeological Report that was conducted by Heritage Discoveries, Inc. in June of
1999 for Annexation#56(Aerovista Business Park).After reading the report you will find that there are no
archeological sensitive areas on this site and Heritage Discoveries,Inc.required no more investigation.
I am concerned that the City of San Luis Obispo is allowing someone to appeal an ARC decision based on
an environmental issue that they do not have any bases for.The environmental issues where dealt with in
1999 when the property went through its annexation hearings. I believe that it is not appropriate to allow
someone to appeal an ARC decision on an issue that was dealt with more than two years ago and that is,in
my opinion,outside of ARC's preview.
If you have any further questions or require any further information I can be contacted at(805) 544-7343.
Yours Sincere]
amishM all
V�D elopment
WestPac Hawaii,LLC
,Ymak*H1
Westf%c Shelter Corp
SaaraBa,tWM CA
CITY OF SAN LUIS OBISPO WwtpwProperties,I
AZ
SEP:-- 42001
COMMUNIDEVELOPMENT
WestPac Investments,Inc.
1880 Santa Barbara Street,Suite F
San Luis Obispo,CA 93401
805/544-7343•FAX:80&W-Ur
Attachment 7
Phase 1 Archaeological Survey Of Annexation#56,
Aerovista Place & Airport Way,
San Luis Obispo, California
Prepared By: Thor Conway
Heritage Discoveries Inc.
793A Foothill Blvd., Suite #108
San Luis Obispo, CA 93405
(805) 545-0724
Prepared For: Mr. Hamish Marshall
Santa Barbara Street
San Luis Obispo, CA 93401
USGS Quad: Pismo Beach,Calif.
Key Words: Negative Surface Survey
June 2,1999
Attachment 7
Abstract
An archaeological surface survey was made at the Annexation #56 property located along
Highway 227 and at the comer of Aerovista Place and Airport Way in San Luis Obispo for the location
of new commercial development. A surface survey (ARI) made across the property did not reveal the
presence of archaeological materials. The literature search also confirms that this area does not have
previously recorded archaeological sites. Based upon the negative results from the field work and
literature search, it is recommended that further archaeological study should not be required.
i�9
Attachment 7
Table Of Contents
Abstract....................................................................................................................................ii
Introduction............................................................................................................................1
NaturalSetting................................................................................................:.......................1
CulturalSetting.....:................................................................................................................1
ResearchDesign & Methods................................................................................................2
Archaeological Resource Inventory..........................:......:......::..:.:....................................2
Discussion................................................................................................................................3
References....................................................................................:.........................:.................3
List Of Figures
Figure 1—Location of the project area near Broad Street in San Luis Obispo....................................5
Figure 2—Vicinity map showing the location of the study area at Highway 227............................6
Figure 3—Annexation #56 area surveyed for cultural resources.......................:................................7
Figure 4—View of study area looking east.........::..........................................................................8
/-30
Attachment 7 i
Introduction
In August, 1999, Heritage Discoveries Inc. was hired by Hamish Marshall of San Luis Obispo to
conduct an archaeological survey (ARI or Archaeological Resource Inventory) of several acres along
Highway 227 and at the comer of Aerovista Place and Airport Way in San Luis Obispo (Figures 1 & 2).
John Wallace & Associates have developed plans for commercial construction on the property which is
described as Annexation#56, Parcel 2 of PM COAL 90-130. Thor Conway of Heritage Discoveries Inc.
conducted an archaeological surface survey of the property during August 1999 and compiled a records
search.
Natural Setting
The study area is situated at the southern end of San Luis Obispo near the county airport and
Highway 227 (Figure 1). The area lies at 180 feet elevation. The eastern half of the property is an open
field. The western and southern parts of the property can be characterized as very disturbed,
previously developed areas with imported fill materials and past grading. The nearest fresh water
source is Middle Fork Creek and Lower Fork Creek which are about one—half mile northeast of the
study area. A few eucalyptus trees located near a large rock outcrop are the only remaining historic
vegetation.
Cultural Setting
San Luis Obispo County was home to the Northern Chumash, or Obispeno, for over 9,000 years.
Archaeologists have established a detailed cultural chronology based upon excavations and site
surveys across the county. Over 1,900 archaeological sites have been recorded in San Luis Obispo
County, although many of these heritage resources have been destroyed or damaged by development.
Starting in the late 1700's, the mission based community of San Luis Obispo grew into a town with a
multi—cultural heritage.
San Luis Obispo is a city with a rich history extending from the prehistoric era, when the
Chumash were the sole inhabitants, to the historic period in the late 1700's when Spanish and
Mexican influences greatly changed the aboriginal way of life. After the decline of the mission era in
the 1830's, San Luis Obispo gradually grew into a thriving town (Angel, 1883; Koher, 1972; Krieger,
1988).
The rich history of San Luis Obispo has begun to emerge through archaeological research in the
past decade. Various cultural resource management projects have documented prehistoric and early
historic Chumash settlements (Gibson, 1986), mission era settlement, the growth of the community in
the late 1800's, and related heritage themes (Conway, 1997; Bertrando, 1994; Singer et al., 1990 & 1993)
�-3/
Attachment i, 2
and local railroad heritage (Conway, 1996a & b). The extensive archaeological site containing cultural
remains from the San Luis Obispo mission, the Chumash living at the mission, Spanish adobes,
Chinatown, and the late 19th century saloon and brothel era is known as the Palm Street Historic site
(Conway, 1995).
Research Design&Methods
The research design for this project included a systematic surface survey of the Annexation #56
property (Figure 3). The survey was completed at two to three meter intervals and a literature and
records search was made for pertinent archaeological and historical information. The project area was
placed within prehistoric and historic settlement models using available data bases such as the
Central Coast Archaeological Information Center files of previously recorded archaeological sites and
the City of San Luis Obispo's heritage resource files and maps maintained by the Community
Development Department. The cultural resource management field work for this project and reporting
were done by Thor Conway of Heritage Discoveries Inc.
Archaeological Resource Inventory
This report follows the format and standards outlined in the City Of San Luis Obispo
Archaeological Resource Preservation Guidelines--An Amendment To The City Environmental
Guidelines, October 1995.
Heritage Discoveries Inc., a full service heritage consulting firm included on the City of San Luis
Obispo's list of firms qualified for Archaeological Resource Inventories (ARI), completed a detailed
field survey of the project area. Thor Conway, a SOPA (Society of Professional Archaeologists)
certified archaeologist, walked the project area as part of the surface examination (Figure 3).
Visibility was good to excellent with recent removal of vegetation. The property had been agricultural
land in the past. Previous impacts included a house, grading, driveways,other buildings and imported
fill materials. The only notable natural feature is a large rock outcrop (Figure 4). All soil exposures in
the fields were examined. Prehistoric cultural materials were not found.
The Archaeological Resource Inventory was supplemented with an examination of maps, data
bases, site records, and historical references relevant to the study area. In addition to retrieving
information about the project location, previous archaeological surveys and recorded archaeological
sites in the vicinity of the project area were identified to use in the formation of prehistoric and
historical settlement models.
/ -3Z
Attachment 7 3
The literature and records search noted the presence of prehistoric camp sites on the sides of hills a
mile distant from the study area. Sites have not been recorded at or immediately near the project area.
Surveys close to the study area have yielded negative results(Conway, 1997 a &b; 1999a & b).
Discussion
The.study area showed very low archaeological potential due to previous development of over half
of the property and the lack of special landscape features or resources attractive to prehistoric
settlement. The greater study area shows extensive past grading and changes in the landform from
development of the airport, agricultural use and local roads.
The study area produced negative results for heritage resources, and it is recommended that further
archaeological study should not be needed.
References
Angel,Myron
1883 History Of San Luis Obispo county, California. Reprinted 1966 by
Howell-North Books Berkeley from the original Thompson & West. Oakland.
Bertrando, Ethan
1995 Cultural Resources Monitoring Of The Nipomo Street Bridge Replacement, San Luis
Obispo, California. Report for the City Of San Luis Obispo Engineering Department.
Bertrando &Bertrando Research Consultants. San Luis Obispo.
Conway,Thor
1995 An Archaeological Investigation Of Historic San Luis Obispo, California (The Kozak
Parking Lot Project). City of San Luis Obispo, Public Works Dept. San Luis Obispo.
1996a An Archaeological Survey Of The Jennifer & Osos Streets Bridge Railroad Crossing
Project, San Luis Obispo, California. Report to the City of San Luis Public Works Dept.
San Luis Obispo.
1996b Phase 1 Archaeological Survey Of The Railroad Bike Path Project, San Luis Obispo,
California. Report to the City of San Luis Public Works Dept. San Luis Obispo.
1997a Phase I Archaeological Survey Of The Spice Hunter Property, Tank Farm Road, San
Luis Obispo, California. Report to Pults & Associates. San Luis Obispo.
19976 Phase 1 Archaeological Survey Of 3450 Broad Street, San Luis Obispo, California.
Central Coast Information Center. Santa Barbara.
1999a Phase 1 Archaeological Survey Of The Cowan Property, Aero Loop & Airport Drive,
San Luis Obispo, California. Central Coast Information Center. Santa Barbara.
1999b Phase I Archaeological Survey Of Tract 2289, Fuller Road & Goldenrod Lane Area,
San Luis Obispo, California. Central Coast Information Center. Santa Barbara.
/-33
- Attachment 7 4
Gibson,Robert
1986 Results Of Archaeological Monitoring & Limited Subsurface Testing For SLO-44,
Mustang II Project, San Luis Obispo, California. Report prepared for Mustang Village
and the City of San Luis Obispo.
Koher, Paul
1972 Mission San Luis Obispo de Tolosa—A Historical Sketch. Blake Printing. San Luis
Obispo.
Krieger, Daniel
1988 San Luis Obispo County—Looking Backward Into The Middle Kingdom. Windsor
Publications. Chatsworth.
Singer, Clay,John Atwood, Jay Frierman & Alex Kirkish
1990 Along The Banks Of San Luis Creek: Refuse Management In Late 19th Century San Luis
Obispo, California. Report for the City Of San Luis Obispo Engineering Department.
Singer & Associates. Cambria.
Singer,Clay,John Atwood &Jay Frierman
1993 It Came From Beneath The Streets: An Archaeological Report On The Expansion Of
The City Of San Luis Obispo Wastewater Treatment System. Report for the City Of
San Luis Obispo Wastewater Division. Singer & Associates. Cambria.
�3y
5
Attachment 7
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/�fto�.hmen� q
Draft Resolution "A"
RESOLUTION NO. (2001 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO DENYING AN APPEAL OF THE ARCHITECTURAL REVIEW
COMMISSION'S ACTION AND APPROVING A COMMERCIAL
DEVELOPMENT AT 4451 BROAD STREET,ARC 80-01.
WHEREAS, on August 20, 2001, the Architectural Review Commission conducted a
public hearing and approved project ARC 80-01 based on findings and subject to conditions; and
WHEREAS, Chief Mark Vigil Sr. filed an appeal of the Architectural Review
Commission's action on August 30, 2001; and
WHEREAS, the City Council conducted a public hearing on October 2, 2001, and has
considered testimony of the appellant, interested parties; the records of the Cultural Heritage
Committee hearings and action, and the evaluation and recommendation of staff; and
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 Architectural
Review Commission actions, the appellants' statement, staff recommendations and reports
thereof, makes the following findings:
1. The project was processed consistent with the California Environmental Quality Act and the
City's Archeological Resources Preservation Guidelines.
2. Based on the findings and recommendations of the Phase 1 Archeological Survey prepared
by Heritage Discoveries, Inc.,there is substantial evidence in the record that the site is not
historically significant and that the proposed project will not cause a significant adverse
archeological impact to this site.
3. The proposed project, with the recommended conditions and modifications, complies with
property development standards for the C-S zone.
/-yo
Resolution No. (2001 Series) Attachment 9
ARC 80-01,4041 Broad Street
Page 2
4. The proposed scale and design of the building will be compatible with surrounding
commercial and industrial uses.
5. The proposed project is consistent with the City's General Plan, the City's Zoning Regulation
and the San Luis Obispo County Airport Master Plan.
SECTION 2. Appeal Denied. The appeal of the Architectural Review Commission's action
conditionally approving the project is hereby denied, and that action is upheld subject to the
following conditions:
1. All applicable mitigation measures contained in the approved Mitigated Negative
Declaration, ER 80-99, shall be incorporated into the final project design (Exhibit"A").
2. Plans submitted for a building permit shall be in substantial compliance with plans approved
by the ARC and all conditions of approval. Any questions of substantial compliance shall be
referred to the Community Development Director and, if need be, to the ARC for resolution.
3. All pictures, notes and project data shown on the approved plans shall become conditions of
approval. The final conditions of approval shall be clearly listed on a sheet of the
construction plans.
4. The width of all landscape planters shall be increased to be consistent with the City Parking
and Driveway Standards (PDS). City standards require landscape planters with trees to be a
minimum of 2.4 meters (8 feet)wide and all other planters to be a minimum of 1.2 meters
(four feet) wide.
5. Provide outdoor break areas of varying sizes at optimal locations along the south and/or east
sides of buildings. Seating should be provided in break areas and in other appropriate areas
adjacent to or near each building. Some of the benches provided should have backs (1-2 per
building). Replace the curbing around the public art display with a low seat wall.
6. All backflow prevention devices and double check assembly valves shall be located inside
the building or screened with a combination of structure and landscaping to the satisfaction
of the Community Development Director and the City Fire Chief.
7. A 3-foot tall continuous earthen berm or hedge shall be planted along Aero Vista to screen
the parking area west of Building"C."
8. The Community Development Director shall approve site lighting prior to issuance of a
building permit.
1-y�
i
Resolution No. (2001 Series) Attachment 9
ARC 80-01,4041 Broad Street
Page 3
9. Signage shall return to the ARC for approval.
10. The project shall comply with the conditions of approval imposed by the San Luis Obispo
County Airport Land Use Commission. Those conditions include: a) granting an avigation
easement to the County of San Luis Obispo; b) shielding and directing all lighting
downward; c) no transmission interference with aircraft operation; d) disclosing to all
tenants that the property is in an airport flight traffic zone and possible noise impacts may
occur-; and e) providing soundproofing to reduce indoor noise.
11. The irrigation systems for common areas, parks, detention basins, and other large landscape
areas shall be designed and constructed in accordance with the standards for reclaimed water
use. Appropriately sized reclaimed water mains shall be constructed from the City's trunk
system to these irrigation areas. If reclaimed water is not yet available, the system shall be
designed and constructed to reclaimed water standards, and temporarily connected to the
City's potable water system in the area of the anticipated connection to the reclaimed water
system. Appropriate backflow protection shall be installed with this connection to the
satisfaction of the County Cross Connection Inspector, Henry Ruiz,who can be reached at
781-5567.
12. Transit Improvements. The applicant shall create two curb-side transit stops, one on the
south side of Aerovista Place adjoining Building B and a second on the east side of Airport
Drive adjoining Building F. To create each transit stop, curb parking shall be precluded
through the application of 38 meters of red curb. The exact location of these transit stops
shall be to the approval of the City Transit Manager.
The applicant shall install a City standard transit shelter on the Aero Vista Place frontage
and transit stop signing and a trash receptacle at both locations. The transit shelter shall
include a lockable display case. At the developer's option, a shelter that is integrated and/or
consistent with the architectural theme of the adjoining project may be installed,but would
need to be maintained by the developer. The final design of these facilities shall be to the
approval of the City Transit Manager.
13. Transit"Flash Pass" Support. The applicant shall work with the City Transit Manager to
financially support and maintain a transit pass program for project employees. Options to
consider and details of this program shall be to the approval of the Transit Manager.
14. Bicycle Facilities. The applicant shall provide both short- and long-term bicycle-parking
facilities consistent with Section 17.16.060, Table 6.5 of the City's Zoning Regulations.
The location of bicycle racks shall comply with standards contained within Section IV of the
1993 Bicycle Transportation Plan.
/-yz
Resolution No. (2001 Series) Attachment 9
ARC 80-01,4041 Broad Street
Page 4
15. Provide a pedestrian link between Buildings D & A.
16. Include additional street trees along Aero Vista plus place more of the proposed street trees
closer to the back of sidewalk to provide additional shading.
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 , 2001.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
om J e Jorgensen
JShoals/CHC/resoARC80-01
/43
Attachment 9
Environmental Conditions:ER80-99
1. Future site development approvals shall include the following conditions:
• Soundproofing shall be added to reduce indoor noise from airport operations, where
required by the City's Noise Element and the San Luis Obispo County Airport Land Use
Plan.
• The property owner shall grant an avigation easement for the protection of the San Luis
Obispo Airport, the City of San Luis Obispo and the County of San Luis Obispo.
• All project occupants and land uses shall comply with the compatible land use matrix of
the San Luis Obispo Airport Land Use Plan (ie. churches may not be allowed).
• Any and all use of Airport Drive is subject to review and approval by the County General
Services Department and the Airport Manager.
2. All exterior lighting shall be shielded down-lights that do not shine skyward or interfere with
aircraft flights or aircraft operations: Searchlights and strobe lights shall be prohibited.
3. A detailed soils engineering report shall be submitted as part of any grading and building permit
application. The soils report shall include data regarding the nature,distribution and strength of
the existing soils,conclusions and recommendations for grading procedures and design criteria
for corrective measures, when necessary. Grading and building must be designed and
performed in compliance with the soils engineering report and the City's grading regulations.
4. The applicant shall provide the Director of Public Works with a detailed hydraulic analysis,
which indicates how the project will be designed.to comply with the City's drainage policies.
The analysis must address and identify the existing public and private drainage facilities and
creek capacities in order to provide design criteria that meet City standards. The proposed
development shall not create a situation that increases the flooding potential downstream.
5. Any future development project shall include:
• bicycle parking located close to door openings of all buildings. One bicycle space for
every ten car parking spaces is considered appropriate;
• Bicycle locker and shower facilities for tenants;
• Label several optimal parking spaces within parking areas as "carpool only" to reserve
these spaces for employee carpool participants only.
• continued sidewalk along the property providing access to the nearby bus shelter;
• outdoor employee rest area to encourage employees to stay on site during the lunch hour;
• extensive tree planting in the parking areas to help reduce evaporative emissions from
automobiles;
• shade tree planting in parking lots to reduce evaporative emmissions from parked
vehicles;
• double paned windows, energy efficientinterior lighting, sodium parking lot lights; and
increased wall and attic insulation beyond Title 24 requirements.
Attachment 9
6. The applicant shall be responsible for providing a running total of the site's parking
requirements and allocations with the submittal of any business tax certificate,Planning or
Building permit for tenant improvements.
7. To reduce circulation impacts on Broad Street, the driveway on Broad Street shall be
eliminated.
8. To encourage pedestrian circulation on-site as well as off-site, the applicant.shall provide
walkways connecting on-site buildings as well as adjoining properties.
9. New buildings constructed on this site shall incorporate the following as feasible:
• Skylights to maximizenatural day lighting.
• Operable windows to maximize natural ventilation.
• Energy-efficient lighting systems for both interior and exterior use.
If these features are not included or feasible in the design of new buildings,the project architect
shall document why they were determined to be infeasible. The Community Development
Director shall review this document and make a final decision as to the feasibility of
incorporating these energy-conserving features.
10. All outdoor amenities including employee eating and recreation areas shall be located and
designed so that the building placement and distance from noise sources attenuates noise levels.
11. Future site development shall include a solid waste recycling plan for recycling discarded
building materials, such as concrete, sheetrock, wood, and metals, from the construction site..
The plan must be submitted for approval by the Community Development Director prior to
building permit issuance.
12. Existing and future site development shall incorporate convenient facilities for interior and
exterior on-site recycling. A description of current recycling efforts and any plans to expand
those efforts shall be submitted to the Community Development Department prior to City
Council review of the annexation request.
13. Exterior lighting shall be directed downward and not spill onto adjoining properties. The
maximum height of lighting equipment and supporting structures, including fixture(s),
standard and base, shall not be higher than 20 feet above the finished grade. Lighting levels
measured at finished grade directly beneath the fixture shall not exceed 10 footcandles.
14. Any future development shall be subject to the architectural review process to ensure against
negative aesthetic impacts and compliance with City development standards including the
Scenic Highways section of the Circulation Element.
I
15. Site and building modifications shall be made as necessary so that the Planned Development
complies with all City codes and policies including the Airport Area Specific Plan and the
City's Parking and Driveway standards.
}
Attachment 9
16. The final development plan shall provide bicycle parking and storage facilities as required by
the City's Zoning Regulations.
17. A lot-line adjustment is required prior to issuance of any building permits,if permits are issued
prior to filing anew subdivision map.
18. A hydrology study that analyzes the effects of the proposed development on adjacent and
downstream properties will be required. The development must be designed so as not to
increase flooding potential downstream;detention facilities will be required.
If the study identifies on-site areas subject to 100-.yr storm flooding, the developer 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 any development.
Any lots or building pads, identified in the hydrology study to be subject to flooding during a
100-yr storm shall be graded to provide minimum pad elevations of at least l foot above the
100-yr storm elevation.
19. The developer shall install street lighting and all associated facilities (conduits, sidewalk
vaults, fusing, wiring, luminaries; etc.)per City standards and to the satisfaction of the
Director of Public Works. The design of said lighting systems shall be coordinated by the
developer between the City and PG&E so as to minimize the amount of City-owned conduit
and wiring system, to the satisfaction of the Director of Public Works.
20. Buildings cannot be built across a property line. At a minimum, parcels 2 and 3 shall be
combined. Walls at buildings G, F, and single story storage building adjacent to property
lines shall be fire-resistive construction with no openings permitted.
21. Southern Driveway: Eliminate the southern driveway onto Broad Street and focus access to
and from Aero Vista Drive.
22. Sidewalks Along Broad Street: (existing c,g and sw)
23. Bicycle Parking: Both long- and short-term bicycle parking shall be provided as required by
Section 17.16.060, Table 6.5 of the Zoning Regulations. The location of short-term parking
(bicycle racks) shall be as stipulated by the Bicycle Transportation Plan (1993) — generally
close to the main public entrances to the proposed buildings.
24. Property lines beneath buildings must be eliminated prior to building permit issuance..
Buildings must comply with UBC requirements for fire ratings in relation to property lines.
As proposed several buildings are located along a property line. The UBC does not allow
openings along property lines, which means no windows or doors..
25. An accessible path of travel between individual buildings is required.
26. The applicant shall contribute to the cost of preparing the Airport Area Specific Plan and
constructing area-wide infrastructure improvements, according to the cost-sharing plan
�' /i
AA taachment 9
maintained by the City, with the fee amount reflecting the City's acceptance of a complete
annexation application.
27. The applicant shall coordinate with the City and the County on all frontage improvements.
Aero Drive is a public street and Airport Drive is a private street owned by San Luis Obispo
County.
/47
1
Attachment 10
Draft Resolution "B"
RESOLUTION NO. (2001 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL OF THE ARCHITECTURAL REVIEW COMMISSION'S
ACTION AND DENYING THE DESIGN OF A COMMERCIAL DEVELOPMENT AT
4451 BROAD STREET,ARC 80-01.
WHEREAS, on August 20, 2001, the Architectural Review Commission conducted a
public hearing and approved project ARC 80-01 based on findings and subject to conditions; and
WHEREAS, Chief Mark Vigil Sr. filed an appeal of the Architectural Review
Commission's on August 30, 2001; and
WHEREAS, the City Council conducted a public hearing on October 2, 2001, and has
considered testimony of the appellant, interested parties, the records of the Cultural Heritage
Committee hearings and action, and the evaluation and recommendation of staff, and
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 Architectural
Review Commission actions, the appellants' statement, staff recommendations and reports
thereof, makes the following findings:
1. Based on the information provided by the appellant, there is adequate evidence in the
record that the archeological site is historically significant and that the proposed project
will cause a significant adverse impact to this archeological site.
Council specifies findings
SECTION 2. Appeal Upheld. The appeal of the Architectural Review Commission's action is
hereby upheld and the project design denied.
��D
Resolution No. (2001 Series) J Attachment 10
ARC 80-01,4041 Broad Street
Page 2
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 2001.
Mayor Allen Settle
ATTEST:
Lee Price, City Clerk
APPROVED AS TO FORM:
City Attorney Jeffrey G. Jorgensen
JShoals/CHC/resoARC80-0 l
MEETING PIUMM
z --ITEM#
Q�Q community aEvetopment 6epaRtment
mcmomnaum
October 2, 2001
TO: Mayor and City Council
VIA: Ken Hampian, CAO
FROM: John Mandeville, Community Development Dired
SUBJECT: ARC Minutes for August 20, 2001 Ir
Unfortunately, our ARC note taker was unable to complete the minutes for the
ARC meeting of August 20t , which is an item on tonight's agenda. However,
attached is a copy our meeting update pertaining to this item, along with the
follow-up letter to the applicant noting the action taken at that meeting which
details the findings and conditions for approval.
I apologize for the inconvenience.
03-MUNCIL ��p
$eA0 ❑ FIN OIR
B-ACAO d FIRE CHIEF
04MRNEY ® PW nIR
C6tERK4RIO-� M POLICE CHF
❑ DEeT EA®® ® REC®IR
f�
W%bin
990 Palm Street RECEIVED
San Luis Obispo,CA 93401-3249 OCT 0 2 2001
(805) 781-7171 FAX(805) 781-7173
SLA CITY COUNCIL
i
Architectural Review C, -,mission Meeting Update
August 20, 2001
Page 2
Kindergarten School Building, a Master List structure on the park site. Individual
Commissioners had specific comments about components of the park design but the
Commission as a whole felt that these items could be addressed as individual park
improvement projects are brought forward.
2. 221 Madonna Road. ARC 25-01; Review of a proposal to redevelop the existing
Madonna Plaza shopping center site and review of the center's sign program; C-R
zone; Urban Retail Development, applicant. Pam Ricci
On a 5-1-1 vote (Commr. Novak voting no; Commr. Howard absent), the ARC granted
final approval to the project, based on findings, and subject to 22 conditions and 18
code requirements. Commission discussion focused on more detailed issues since this
was the third time that the project had been reviewed. Among the topics discussed
were the need to add more peninsular planters to the modified parking lot areas,
detailing on the Best Buy elevation, the hardscape and landscaping treatment of-the
plaza areas, and the need for landscaping on the freeway side of the project. A signage
program for the shopping center still needs to return to the ARC for review and
approval.
3. 4451 Broad Street. ARC 80-01; Review of three new commercial buildings totaling
75,000 square feet; Aero Loop, LLC, applicant. John Shoals
On a 6-0-1 vote (Commr. Howard absent), the ARC granted final approval to the
project, based on findings, and subject to 16 conditions. The main issues discussed
were street tree planting, pedestrian linkages, outdoor use areas, and benches.
4. Citywide. ARC 42-00; Review of draft design guidelines for warehouse retail and
I arge-scale commercial projects; City of San Luis Obispo, applicant. (Continued
from August 6, 2001) Pam Ricci (1 hour)
The ARC continued action on this item to a date certain October 1, 2001. The
Commission provided City and consultant staffs with direction on desired changes to
both the text and graphics.
COMMENT & DISCUSSION:
Pam Ricci provided an Agenda Forecast.
Rob Schultz asked that the ARC be informed about projects that the Commission
reviewed that then are appealed to the City Council.
The meeting adjoumed at 10:15 p.m. to a regular meeting scheduled for Tuesday,
September 4, 2001, at 5:00 p.m., in the Council Hearing Room at City Hall, 990 Palm
Street.
IIII II
• atY SPO
990 Palm Street, San Luis Obispo, CA 93401-3249
August 23, 2001
Hamish Marshall
Aero Loop LLC
1880 Santa Barbara Avenue, Suite F
San Luis Obispo, CA 93401
SUBJECT: ARC 80-01: 4451 Broad Street
Review of three new commercial buildings totaling 75,000 square
feet
Dear Mr. Marshall:
The Architectural Review Commission, at its meeting of August 20, 2001, granted final
approval to your project, based on the following findings and subject to the following
conditions:
Findings
1. The proposed project, with the recommended conditions and modifications,
complies with property development standards for the C-S zone.
2. The proposed scale and design of the building will be compatible with surrounding
commercial and industrial uses.
3. The proposed project is consistent with the City's General Plan, the City's Zoning
Regulation and the San Luis Obispo County Airport Master Plan.
Conditions
1. All applicable mitigation measures contained in the approved Mitigated Negative
Declaration, ER 80-99, shall be incorporated into the final project design (see
Attachment 3).
2. Plans submitted for a building permit shall be in substantial compliance with plans
approved by the ARC and all conditions of approval. Any questions of substantial
compliance shall be referred to the Community Development Director and, if need
be, to the ARC for resolution.
/O The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
v� Telecommunications Device for the Deaf(805) 781.7410.
ARC 80-01
Page 2
3. All pictures, notes and project data shown on the approved plans shall become
conditions of approval. The final conditions of approval shall be clearly listed on a
sheet of the construction plans.
4. The width of all landscape planters shall be increased to be consistent with the City
Parking and Driveway Standards (PDS). City standards require landscape planters
with trees to be a minimum of 2.4 meters (8 feet) wide and all other planters to be a
minimum of 1.2 meters (four feet) wide.
5. Provide outdoor break areas of varying sizes at optimal locations along the south
and/or east sides of buildings. Seating should be provided in break areas and in
other appropriate areas adjacent to or near each building. Some of the benches
provided should have backs (1-2 per building). Replace the curbing around the
public art display with a low seat wall.
6. All backflow prevention devices and double check assembly valves shall be located
inside the building or screened with a combination of structure and landscaping to
the satisfaction of the Community Development Director and the City Fire Chief.
7. A 3-foot tall continuous earthen berm or hedge shall be planted along Aero Vista to
screen the parking area west of Building "C."
8. The Community Development Director shall approve site lighting prior to issuance
of a building permit.
9. Signage shall return to the ARC for approval.
10. The project shall comply with the conditions of approval imposed by the San Luis
Obispo County Airport Land Use Commission. Those conditions include: a) granting
an avigation easement to the County of San Luis Obispo; b) shielding and directing
all lighting downward; c) no transmission interference with aircraft operation; d)
disclosing to all tenants that the property is in an airport flight traffic zone and
possible noise impacts may occur; and e) providing soundproofing to reduce indoor
noise.
11. The irrigation systems for common areas, parks, detention basins, and other large
landscape areas shall be designed and constructed in 'accordance with the
standards for reclaimed water-use. Appropriately sized reclaimed water mains shall
be constructed from the City's trunk system to these irrigation areas. If reclaimed
water is not yet available, the system shall be designed and constructed to
reclaimed water standards, and temporarily connected to the City's potable water
system in the area of the anticipated connection to the reclaimed water system..
Appropriate backflow protection shall be installed with this connection to the
satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can be
reached at 781-5567.
. ARC 80-01
Page 3
12. Transit Improvements. The applicant shall create two curb-side transit stops, one
on the south side of Aerovista Place adjoining Building B and a second on the east
side of Airport Drive adjoining Building F. To create each transit stop, curb parking
shall be precluded through the application of 38 meters of red curb. The exact
location of these transit stops shall be to the approval of the City Transit Manager.
The applicant shall install a City standard transit shelter on the Aero Vista Place
frontage and transit stop signing and a trash receptacle at both locations. The
transit shelter shall include a lockable display case. At the developer's option, a
shelter that is integrated and/or consistent with the architectural theme of the
adjoining project may be installed, but would need to be maintained by the
developer. The final design of these facilities shall be to the approval of the City
Transit Manager.
13. _Transit "Flash Pass" Support. The applicant shall work with the City Transit
Manager to financially support and maintain a transit pass program for project
employees. Options to consider and details of this program shall be to the approval
of the Transit Manager.
14. Bicycle Facilities. The applicant shall provide both short- and long-term bicycle-
parking facilities consistent with Section 17.16.060, Table 6.5 of the City's Zoning
Regulations. The location of bicycle racks shall comply with standards contained
within Section IV of the 1993 Bicycle Transportation Plan.
15. Provide a pedestrian link between Buildings D &A.
16. Include additional street trees along Aero Vista plus place more of the proposed
street trees closer to the back of sidewalk to provide additional shading.
The decision of the Commission is final unless appealed to the City Council within 10
days of the action.
While the City's water allocation regulations are in effect, the Architectural Review
Commission's approval expires after three years if construction has not started, unless
the Commission designated a different time period. On request, the Community
Development Director may grant a single one-year extension.
If you have questions, please contact John Shoals at (805) 781-7166.
Sincerely, cc: County of SLO Assessor's Office
Steven Pults, AIA
3450 Broad Street, Suite 106
San Luis Obispo, CA 93401
R ald Whis nand
Deputy Co munity Development Director
Development Review
MMIIoNG AGENDA
�uiuii�llll�lllllllll11°����IUI � 1TEM �
council mEmoRanc�urn DATE
Ci of San Luis Obisvo
DATE: October 1, 2001
TO: Mayor&Members of the City Council
VIA: Ken Hampian, CAO
FROM: Lee Price, City Clerk
SUBJECT: Request for Continuance: Appeal of the ARC Approval of the Aerovista
Business Park at 4451 Broad Street
The appellant has submitted a request to continue this item until October 16, 2001. Staff recommends
the continuance as it may provide a greater opportunity for the parties to resolve the issues prior to a
public hearing.
EYGOUNDL ®•eCD DIR RECEIVED
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Council mcmamndum
SEP-27-2001 1.2 :.59 PM MARK. VIGIL. SReCCRM 805 481 2461 P. 01
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Fax Cover Sheet
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1030 RITCHIE ROAD:GROVER BEACH,CA.93433
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