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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 j acjEnba RepoRt 1.Nembe. owl 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) �• 5 3 Attachment I wx Vy z� El ..nfy 4451 Broad St. N A 0 200 400 MMMMMOI 600 Feet ARC 80-01 _IDOS«j'yam2uma; 4 41 § | [ �Iftac n rig l;) ! ! ! ! I ! ? � . � crm Sit { ! � � Cn y . . LU uj | !!| ! . 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I1 e Ii,, ZVIAL 8 � g r M wi I 1 I d J If{ V IP Illi 1 Nuli NI Oq Q o a I < < W g a Z f i lye("*D nlT11 41�L11j�LI,J.}n LLL 1,U -� U Up i i U r i i U T Tom`U T T T I u _ I N J W ° c yL e a � a S n °a 9 i i i i a 9 ° tl C7 7 aq Z 3 � x o � J tuF N Z a J a w z y I O W , i U W W x V1 LLA H g W y_ Q to /-/3 saAwwsy9''Y*rY'SlPld'Q �alS u� Atta h ent 2 C�3 •`•� 3z®$ �j8 to 28a =F'=Iji g c'�a ggsB3J olzi fit �. H 1 xIi ;w i tqo t S a e s � i 3 0 2 Z O_ U W Y N r 6 � Q m Attachment 3, Minutes from the ARC Meeting on August 20, 2001, will be distributed under separate cover. A 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 Pat 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 ThIf tem Is kmr6hy aakndamd for OG I-ober_ a, oo MyAdWribbonaMoor osperanaet Had 0lltr derk,lorralnal) - R or\ W h,► 1200-p ( RECEIVED John Shop l s 4:l.lr, � 0 20111 .� aero t_oap SL0 CITY COUNCIL 5t g�c PLL tis t4UG-30-2001 02:24 PM MARK. VIGIL.SRiCCRM 805 481 2461 P. 02 cv 1-Ev�o.�� , ��io.� ous '� tom- ��► c�qNT \41 � � �;s �%ems � ► �.� l o� �o� � �l cues , e 0. nem n� MCO- 1 n n a.c.d o-ecess `�-o C&esL, �t�le, Q1 s a named �Cno� Q, b e�e�n Flo ,eo.S ��� �.c�orrne-d ones o,s well a..s �Q - ��h�o��►�� L ,ece. -ud t e s cox• d b`j ern°m ,-off 00. a cld Fess . ��- 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 PISMO BEACH QUADRANGLE ya CALIFORNIA-SAN LUIS OBISPO CO. aQ�ti 7.5 MINUTE SERIES (TOPOGRAPHIC) ' r13 1 210000 FEET SAN LUIS OBISPO 2.5 MI R.12 E. R 13 E 120037'30" Mr40 _ 3 5"15' ISpO • • • Gra Trader ;227'�0�� _,.�r-' Iri • • • • • Pits V Park -'" �, San` Luis Obispo - 3903 -Pumping 12< —Station ® _ Study Area ■, =�`\ ADY X12- 7 3902 COUNTY AIR T 158 22� BR 173 a East Santa I6- \ I 8 Sch ch \ 640 000 FEET ,ao ■ I -- ------ ---�3------- I /. ■ _'21; O 'so I I Q 150- �. .o Davenport -- -- ---- 7. t _ _ � ire ...�- .� -./• :; , — =G-——— i/�� •i •�G"I 3900 c` `moi--- -`�—• `` a `� .1 __ .\ - -- \�3 � • �, %/� iiia � 7 _- Ate. � _ ti / �• �I` Figure 1—Location of the project area in San Luis Obispo. �_3S, 6 Attachment 7 �d o ❑ r I ` CITY UM17 o � � t GTY UMfT � r � 1 /ylNp(pTIQM —� Aero53 f�6 SLO . 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S^' 7p, m w p yy �, wj n 0Op x9 O n O 'O w fD " 'Q IF RL 8 �,mp 0o nJi• C. �' �"' d e� S '.7 �yy P-i pi rLL00 p, CD .w.. v n p 0. n = ° 0 c o c y nn o 30 c 0.o 00 � o CO � oso o s `- � ' o CD o o o CO o a 3 w w o cy S E = ° e c ° o n p R o v S ?5 w c<o 0 00 p 3 < 00 .0 E CO e�• 5' 0 � � ° a� SRH y0.F = n p " yw m5. nngao° - o n R -,o o y�^. 3 _ ^' w �v o. o ° w y� 3, om w ? o o. 0O2L 2 9 c o cS eS w �•03E. f9 R o_o ' c c y o.y o = rST y LL YY /- 39 /�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 NOCAO ❑ FIN DIR B-ACAO ❑ FIRE CHIEF (; 0 2001 f�fORNEY 0 PW DIR Q-MERK1ORIQ.-- ❑ POLICE CHF SLO CITY CLERK OT DS—T— ❑ REG DIR C 3"�L ❑ UTIL DIR r C3 ❑ HR DIR Council mcmamndum SEP-27-2001 1.2 :.59 PM MARK. VIGIL. SReCCRM 805 481 2461 P. 01 I Fax Cover Sheet K VIGIL CHUMASH CULTURAL RESOURCES CHIEF OF THE SAN LUIS OBISPO COUNTY CHUMASH COUNCIL 1030 RITCHIE ROAD:GROVER BEACH,CA.93433 (FAX TRANSMITTAL) DATE: `t- FROM.t7 i, OL V ins TO: 4t't'P�CD�11 RS (�L.eeCc. Atli ) RE: opo�er-k- p� �NJ O-b a of PAGn w/COVER ME=. co ,v'rs: In 7 oVn 1p bon �-he- n or rJc� \il Oct ma ('U�f VTP� c, : 't—, *Kc a '►k uaoo l d n-t Kort, to 1ta�e_ c, 5sond `ook s i W-.e. hey l "C- elear�d %* ,e a-re.a_ w.d *ell, Sem more. � -MV, owner o..q cjzd, bot t-keo Ball ed bao�k ox-sd ot 4 ,/