The URL can be used to link to this page

Home My WebLink About12/11/2001, PH 6 - CONSIDERATION OF AN AMENDMENT TO THE HIGUERA-COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS O council Mtt°° �.,z/„/o, j acEnoA RepoRt It..Nam6c C I TY OF SAN L U IS 0 B I S P O P FROM: John Mandeville,Community Development Directf/14 Prepared By: Michael Codron,Associate Planner SUBJECT: CONSIDERATION OF AN AMENDMENT TO THE HIGUERA- COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS IN THE SPECIAL INDUSTRIAL DISTRICT AND ENVIRONMENTAL REVIEW (SPA/ER 60-01). CAO RECOMMENDATION As recommended by the Planning Commission, adopt Resolution "A" approving the proposed specific plan amendment and Mitigated Negative Declaration. DISCUSSION Situation/Previous Review The applicant has proposed an amendment to the Higuera-Commerce Park Specific Plan that would allow health clubs in the Special Industrial District, which includes the southern 30 acres of the specific plan area (see Vicinity Map, Attachment 1). The applicant has also submitted a development plan for a 3.73 acre site on the corner of Tank Farm Road and Long Street. The City Council is being asked to take an action on the proposed specific.plan amendment and to consider the environmental document, with mitigation measures and monitoring programs (Attachment 7). On September 26, 2001, the Planning Commission voted 6-0 (Aiken absent) to recommend approval of the proposed specific plan amendment and environmental document. The Planning Commission also made recommendations to the Architectural Review Commission (ARC) to consider with their review of the development plan (see Planning Commission Resolution #5320-01, Attachment 4). On November 19, 2001, the ARC considered the Planning Commission's input and granted schematic approval to the proposed development plan (see ARC Action Letter, Attachment 6). If Council approves the proposed specific plan amendment, the development plan will return to the ARC for final review when required plan revisions have been submitted. Data Summary Address: Special Industrial District, Higuera-Commerce Park Special Industrial District Applicant: Kevin Kennedy Representatives: Hamrick and Associates Zoning: M-SP (Manufacturing- Specific Plan) General Plan: Services and Manufacturing —j Council Agenda Report SPA/ER 60-01 (Kennedy) Page 2 Environmental status: A revised Mitigated Negative Declaration was approved by the Community Development Director on November 11, 2001. Site Description The Special Industrial District of the Higuera-Commerce Park Specific Plan area includes approximately thirty acres of land bordered by South Higuera Street and Tank Farm Road. Lot sizes in the area range from two acres to six acres. The land is mostly flat and suitable for development. Existing development in the Special Industrial District includes the Hind building, the Tribune building,and the San Luis Sourdough building. Pro iect Description The proposed project is an amendment to the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District. In conjunction with this request, the applicant has submitted development plans to build a health club on a 3.73 acre site within the specific plan area. The health club proposal includes development of two buildings for an approximate total of 47,000 square feet. Outdoor recreational facilities include a pool and spa, a rock climbing tower and a sand volleyball court. Site improvements include parking for 204 vehicles and landscaping in the parking lot and along the project frontage. Evaluation Staff has evaluated the proposed project with three principle questions in mind. Is the project consistent with the General Plan? Is the project consistent with the intent of the Specific Plan? Is the project compatible with surrounding land uses? The evaluation below is intended to answer these questions and includes an overview of the proposed development plan and the environmental document prepared for the project. A. General Plan and Specific Plan Consistency The Special Industrial District is designated Services and Manufacturing on the General Plan Map, and the property is zoned M-SP (Manufacturing-Specific Plan). Land Use Element (LUE) Policy 3.5.1 states that "areas reserved for (services and manufacturing) may also accommodate convenience restaurants and other activities primarily serving area workers." Athletic and health clubs, fitness centers and game courts are an allowed use in Manufacturing zones citywide because they serve area workers as well as local residents. These uses were added to the City's zoning matrix after the Higuera-Commerce Park Specific Plan was adopted in 1979. The amendment is also consistent with LUE goals for Society and Economy because it provides a sought after amenity. Staff research indicates that recreational outlets are becoming increasingly important to the viability of business park type developments. The proposed project could have positive economic impacts by making development of surrounding property more attractive and by providing an amenity for existing area employees (See Attachment 8). r2 Council Agenda Report SPA/ER 60-01 (Kennedy) Page 3 The Special Industrial District consists of large lots that are designated for a range of industrial uses. The Specific Plan states that the area is intended to accommodate primarily "clean, light industries — such as research and development, laboratories, precision manufacturing - which require substantial space as well as City services, and which will draw most of their employees from the local labor market." Presently, the specific plan allows recreational facilities if they are incidental or in support of other allowed uses. This provision may have been developed with the thought that individual employers would develop individual recreational facilities for their employees. Staff believes that the proposed amendment is a logical extension of the current provision, which will result in convenient access to a large recreational facility for those area employees that choose to join the health club. B. Development Compatibility It is important to consider the overall compatibility of the proposed land use with other development in the Specific Plan area and beyond. As previously mentioned, health clubs are an allowed use in Manufacturing zones. One reason for this is that the larger properties found in Manufacturing zones are well suited for health clubs. The proposed facility has a swimming pool, basketball court, two racquetball courts, a sand volleyball court and a 30-foot tall rock climbing wall. The Special Industrial District includes property that can accommodate this scope of development. The Special Industrial District is also compatible with the proposed use because the area is situated between arterial streets and can accommodate additional traffic. The proposed health club would likely serve area workers as well as City residents. Staff believes that the proposed location for the health club will serve both groups of users well. The site is also located along a logical route between Highway 101 and residential neighborhoods in the Edna/Islay Area. As a result, the project will not divert traffic through business districts or residential neighborhoods. The project is compatible with adjacent development also because of its potential to promote alternative transportation by area employees. Health club members who bike or run to work in the Specific Plan Area, at the TK development, and in the Airport Area would have the opportunity to use the locker and shower facilities developed with the project. After using the . health club facilities, employees would have a short walk or ride to work. The City requires showers and bike lockers with most new commercial development projects, however many of the buildings in the area were developed prior to this standard and do not have such facilities. C. Architectural Review of the Development Plan The ARC reviewed the proposed project on November 19, 2001. The ARC granted schematic approval to the project and provided direction to the applicant regarding plan changes necessary for the Commission to grant final approval to the project design. As part of their review, the ARC considered five recommendations made by the Planning Commission regarding the development plan (see Planning Commission Action Letter, Attachment 4). The most significant recommendation was to relocate the proposed buildings up to their street frontages. 6-3 Council Agenda Report J1 SPA/ER 60-01 (Kennedy) Page 4 Staff reported the recommendations of the Planning Commission to the ARC and provided an evaluation of site plan alternatives in the ARC Agenda Report (Attachment 5). In the ARC Agenda Report, staff did not support relocation of any structure to the Tank Farm Road frontage because of the presence of contaminated soil in this area. A condition of approval and mitigation measure from the subdivision approval of the project site prohibits buildings or other structures from being constructed over the contaminated soil. The staff recommendation was also based on additional analysis on the nature of the-soil contamination that exists on the site (see pages 2-4 of the ARC Agenda Report, Attachment 5). Most of this information was not available to the Planning Commission when it made its site plan recommendation to the ARC. The ARC based their decision to grant schematic approval to the project on information contained in the ARC Agenda Report, as well as testimony provided by the applicant's representative, the City's Fire Marshall, representatives from Unocal, and other interested parties. The approval applies to the major components of the project, including the site plan. Specific direction was provided to the applicant on required plan revisions (See ARC Action Letter, Attachment 6). D. Environmental Review The attached initial study and Mitigated Negative Declaration (Attachment 7) identifies potentially significant impacts in the areas of air quality, hazardous materials, and solid waste. Mitigation measures and monitoring programs are recommended to reduce these impacts to less than significant levels in each issue area. Additional evaluation in the areas of energy resources and hydrology was recommended by the Planning Commission. As a result, staff revised the initial study with additional analysis in these areas. A synopsis of the revisions is included on page 2 of the revised initial study(Attachment 7). The following is a summary of the potentially significant impacts of the project. In each case, mitigation measures are recommended to reduce impacts to less than significant levels Air Oualitv A mitigation measure is recommended to implement a note on the recorded final map for the project that requires employers to develop trip reduction plans with their projects. The plan would include designation of a coordinator, carpool and transit information, and incentives to employees to use alternative transportation means. The Air Pollution Control District (APCD) recommends use of energy efficient interior and exterior lighting, and planting of shade trees along the southern building exposure and in the parking lot to reduce evaporative emissions from parked vehicles. These recommendations have also been incorporated as mitigation measures. Hazardous Materials In the event that oily soil is encountered during construction, a mitigation measure is recommended to insure the development of a Health and Safety Plan specific to this project. The Health and Safety Plan must be reviewed and approved by the City's Fire Department before any permits can be issued for construction at the project site. �-y Council Agenda Report SPA/ER 60-01 (Kennedy) Page 5 Solid Waste A mitigation measure for solid waste is intended to insure that recycling facilities are developed on the project site for the use of employees and health club members. The purpose of the mitigation measure is to insure that recyclables are diverted from the landfill, consistent with the objectives of AB 939,the Integrated Waste Management Act of 1989. CONCURRENCES Project plans have been evaluated by Public Works, Utilities, Fire and Building Division Staff, and comments have been incorporated as conditions of approval or code requirements of the ARC action. As noted in Attachment 8, the Economic Development Manager also strongly endorses the project, based on its compatibility with our goal of promoting the retention/expansion of local businesses. ALTERNATIVES 1. The Council may deny the project if it is determined that the proposed specific plan amendment is not consistent with the General Plan or with the Higuera-Commerce Park Specific Plan. 2. The Council may continue discussion if additional information is needed. Direction should be given to staff and the applicant. Attachments: Attachment 1: Vicinity Maps Attachment 2: Project Plans Attachment 3: Planning Commission Agenda Report and Minutes from the 9-26-01 meeting Attachment 4: Planning Commission Action Letter from 9-26-01 and Resolution#5320-01 Attachment.5: Architectural Review Commission Agenda Report and Minutes from the 11-19-01 meeting Attachment 6: ARC Action Letter from 11-19-01 Attachment 7: Initial Study of Environmental Impact and Mitigated Negative Declaration Attachment 8: Memo from Shelly Stanwyck, dated May 15, 2001 Attachment 9: Application materials submitted by applicant Attachment 10: Draft Resolution"A"approving the project (with Specific Plan Amendment Exhibit attached) Attachment 11: Draft Resolution `B"denying the project Provided for Council: Full-Size Development Plan Copies of the Higuera-Commerce Park Specific Plan 6-s- Attachment 1 CO ^- — City Limit Line v - - TANK FARM - LOS oos VAL c"Vn� Map SPNER 60-01 0 400 800 1200 Feet A 210 Tank Farm Road -11111 ��X1111 Al Jill I WOMEN /111111111111 0 a""�iiiilll�ll � or +� •��.A ;ice^• - llwwN R "5; �, . �� vvis{;. ®Iwk� F _ � •�� 3e•M1n-• a /\ ifh��. a r�lR_ isf 5 i AP • 111 i �■� • 'INN Z. .¢II °saw/ ;� 'rI■■■,I ■ IIID. 117-71 7^. Attachment 2 5 Y�§ c a 6 . c . a �O1fp��yr r ® � a . fir A — � a W s 0 0 - - a v i W �,: Z Attachment 2 �J s 6 I v '; A09ti80L•LO s y<4 u � 6 -------------------; ----------- -------: T 0 P lltl I t 0 0 0`• i ; I I 1 ' ' I p o 10s q [ I 7 \VI 7 ! ' i D o• IL iI § .....m.................. T i ww � II P I U ; II . I LLLLD � TI T 1 O li C O TII a J i ............_ ............. cc T � I 'A c \\ '°•� -'- ' p III �'+ � I T . ®� \ --------- \� I Attachment 2 G 2G —fl fill a ...... CID 0 0 a %o ------- o ........ ...... o TA, 0", IM C� LO 16 C%j �) Attachment 2 b C X� 7 6 - B $® ---- ---- ------ ----- ---- ---- a s O O LL O < u _OD d c -------' -' -.. r Attachment 2 Al IIL �n b s ww W sii f�q jf, _ : : t m W w � c s C Co LU E #A Q 6 3 , 1' � x w ,° W M a v CR Nx a2 UL a d ° s° e m 3 CL Ck Co Jy-L4 C6l G-�3 Attachment 2 § �\ -14< u LE k � � � � � � � � \ ) � � � � | � e _ | • � � ƒ � | � � ` ! ) || - k / - _ � ^ § � | | $ : j � � . ` � (�� k k IM b Co 43 © ®� �� / ` / \ e. — k MAL I Attachment 2 Q Lp CMD --------------- ------. ........ ------------ ----------------- --------------- ------------------------------ ................ II I Lo HIM HIMIoI OR In 7z P ------------------ ......................... r - -- -------- C .................. cc cc CO C U! ------------------------- ........................... ------------------- Attachment 3 CITY OF SAN LUIS OBISPO PLANNING COMMISSION AGENDA REPORT ITEM #2 FROM: Ron Whisenand, Deputy Direct MEETING DATE: September 26, 2001 Prepared by: Michael Codron, Associate Planner (781-7170w./.& FILE NUMBER: SPA, ER 60-01 PROJECT ADDRESS: Higuera-Commerce Park, Special Industrial District (210 Tank Farm Road) SUBJECT: Request to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the special industrial district and environmental review. RECOMMENDATION Adopt the attached Resolution recommending approval to the City Council of the proposed change to the Higuera-Commerce Specific Plan and recommend adoption of the proposed Mitigated Negative Declaration of Environmental Impact for the project. BACKGROUND Situation The applicant has proposed an amendment to the Higuera-Commerce Park Specific Plan in conjunction with a development plan for a 3.73 acre site in the Special Industrial District of the Specific Plan area. Staff has evaluated the request and prepared an Initial Study of Environmental Impact and Mitigated Negative Declaration for the project. The Initial Study is an evaluation of the proposed specific plan amendment and specifically addresses the potential environmental effects of the proposed development. This staff report includes an evaluation of the proposed specific plan amendment in terms of consistency with City goals and policies, and an evaluation of the proposed project in terms its compatibility with existing land uses in the area. Amendments to specific plans require review by the Planning Commission and approval by the City Council. Data-Summary Address: 210 Tank Farm Road, Higuera-Commerce Park - Special Industrial District Applicant: Kevin Kennedy Representative: Hamrick Associates, Inc. Zoning: Manufacturing Specific Plan (M-SP) General Plan: Services and Manufacturing Environmental status: The Community Development Director approved a Mitigated Negative Declaration of Environmental Impact for the project on September 19, 2001. Project action deadline: Specific plan amendments are not subject to permit streamlining requirements. 6-I to Attachment 3 SPA 60-01 (Kevin Kennedy, Applicant) Page 2 Site Description The Special Industrial District of the Higuera-Commerce Park Specific Plan area includes approximately thirty acres of land bordered by South Higuera Street and Tank Farm Road. Lot sizes in the area range from two acres to six acres. The land is mostly flat and suitable for development. Existing development in the Special Industrial District includes the Hind building, the Tribune building, and the San Luis Sourdough building. The proposed development project would combine two undeveloped lots on 210 Tank Farm Road. Other lots in the District include the Long-Bonetti Ranch House property on the comer of South Higuera Street and Tank Farm Road, a 2 acre parcel at 120 Tank Farm adjacent to the Ranch House property, and a 3 acre parcel on 140 Hind Street. Plans have been approved for a new industrial warehouse building and an office building on 140 Hind, although a building pemiit application has not been submitted for that proj ect. Project Description The proposed project is an amendment to the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District. A map of the District and an exhibit showing the proposed revision to the Specific Plan are attached to this report (Attachments 1 and 2). In conjunction with this request, the applicant has submitted development plans to build a health club on a 3.73 acre site within the specific plan area. The health club proposal includes development of two two-story buildings. The primary health club includes 40,183 square feet. The second building is called out on the project plan as a clubhouse, or meeting room, and offices and includes a total of 4,000 square feet. Outdoor recreational facilities include a pool. and spa, a rock climbing tower and a sand volleyball court. Site improvements include parking for 204 vehicles and landscaping in the parking lot and along the project frontage. EVALUATION The proposed amendment to the Higuera-Commerce Park Specific Plan would allow health clubs in the Special Industrial District of the plan area (Attachment 1). This area consists of large lots that are designated for a range of industrial type uses. The Specific Plan states that the area is intended to accommodate primarily "clean, light industries — such as research and development, laboratories, precision manufacturing - which require substantial space as well as City services, and which will draw most of their employees from the local labor market." Existing large employers in the District include the Tribune, RRM Design Group and San Luis Sourdough. The Specific Plan includes a list of uses that are allowed to locate in the District by right. These include a wide range of business types;advertising, broadcast studios, computer services, certain types of manufacturing and laboratories for technical research, offices for architects, and publishing firms are all allowed. Attachment 2 is an exhibit showing the applicant's proposal to add health clubs to this list of allowed uses. Presently, recreational facilities are allowed only if incidental or in support of other allowed uses. Attachment 3 SPA 60-01 (Kevin Kennedy, Applicant) Page 3 Staff supports the proposed specific plan amendment for three primary reasons. First, staff believes that the project is consistent with the General Plan designation for property, which is Services and Manufacturing. Second, the proposed use is well suited to the area and is compatible with other land uses in the southern part of the City. Third, the project will not significantly deplete land designated for industrial uses in the City or region. The following evaluation provides a detailed discussion of these and other issue areas. Is the Proiect Consistent with the General Plan? The purpose of the Services and Manufacturing general plan designation is described in the Land Use Element(LUE) of the City's General Plan as follows: The City should have sufficient land designated for Services and Manufacturing to meet most demands of the City, and some demands of the region, for activities such as business services, wholesaling, building contractors, utility company yards, auto repair, printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants). Areas reserved for these uses may also accommodate convenience restaurants and other activities primarily serving area workers (LUE Policy 3.5.1). The Services and Manufacturing designation is implemented in the City's Zoning Ordinance by the Service-Commercial and Manufacturing zoning districts. The Higuera-Commerce Park Specific Plan provides more precise implementation of the Services and Manufacturing designation by determining the layout of streets, the size of lots and the provision of utilities in the Specific Plan Area. These aspects of the Specific Plan have had a significant effect on the types of business that have located in the area(for instance retail uses are notably absent). Athletic and health clubs, fitness centers and game courts are an allowed use in the Service Commercial and Manufacturing zones citywide. These uses are recreational facilities and allowing them to be in proximate location to areas of employment makes them convenient for area workers. Characteristics of these projects, such as the provision of showers and locker rooms, and the overall health ethic that is promoted through membership in health clubs, seem to promote other goals in the General Plan, such as alternative transportation. The shower facilities in Kennedy Fitness Center's downtown location are often used by employees in the downtown who bike to work. LUE Policy 3.6.2 provides overall direction for the provision of convenience facilities in commercial and industrial areas, as follows: Convenience facilities serving daily needs, such as small food stores, branch banks, and child and elder care, and amenities such as picnic areas, will be allowed in centers of "f'Y Attachment 3 SPA 60-01 (Kevin Kennedy, Applicant) Page 4 employment. Space for such amenities may be required within large commercial and industrial developments. In 1979, when the Higuera-Commerce Park Specific Plan was originally adopted by the City, the Southern Industrial District was the only area within the City planned to accommodate large- scale industrial development. The landscape of the City has changed significantly since that time, most notably with the Broad Street Annexation, which occurred in 1993. Incremental annexation of property in the Airport Area has also added to the City's stock of land available for development with the industrial and business park type projects envisioned by the Specific Plan. These changes provide for the possibility of having a more varied range of uses in the Special Industrial District, an area that already accommodates a diverse group of businesses. Staff believes that this use is consistent with the General Plan because the project will serve area workers by providing a convenient recreational facility that may also serve to promote alternative transportation goals by encouraging biking to work. Furthermore, staff believes that the change will enhance the viability and economic health of surrounding commercial development, consistent with LUE goals for the Society and Economy, by providing a sought after amenity such as a health club (see Attachment 3, a memorandum from Shelly Stanwyck, City of San Luis Obispo Economic Development Manager). Land Use Compatibility As discussed in the previous section, staff believes that the increase in industrial land under City jurisdiction should have an effect on the types of uses that may be considered appropriate for the Higuera-Commerce Park Specific Plan area. In addition to the commercial and industrial land that has been annexed since the Plan was adopted, a significant amount of residential development has occurred in the southern part of the City that would benefit from the proposed amendment. The location of the Special Industrial District along South Higuera Street and Tank Farm Road, two major arterial streets, will allow people who live in this part of the City to access a health club facility in this area without significantly diverting their trips. As evidenced by the development plan submittal, the design of the subdivision in the Special Industrial District is well suited to the proposed health club use. The site proposed for development would have access from Long Street and from Tank Farm Road. No significant changes to area circulation are necessary to accommodate the development plan. The proposed specific plan amendment and the development plan for the project have been brought before the Airport Land Use Commission (ALUC) for their input on two separate occasions. First, when the project was in the conceptual phase, the applicant brought the project to the ALUC for direction. After the application was received by the City, the project was routed to the County so that the ALUC could formally review the project proposal. On June 20, 2001, the ALUC determined that the project is consistent with the Airport Land Use Plan. Discussion focused on the occupancy level of the building, which was decided to be similar to a medium- size office building. Noise was not considered to be a significant issue because of the type of use. i Attachment 3 SPA 60-01 (Kevin Kennedy, Applicant) Page 5 Loss of Industrially Zoned Land Staff has prepared an exhibit (see Attachment 4) showing land that is currently in the City limits that would accommodate the same types of uses allowed in the Special Industrial District. This includes land in both the Service-Commercial and Manufacturing zoning districts. The exhibit highlights parcels that are undeveloped or substantially underdeveloped. Staff has concluded that there is over 3,000,000 square feet (approximately 75 acres) of undeveloped land along the Broad Street corridor, on Orcutt Drive and contained in smaller undeveloped lots off of Sacramento Drive, that could be developed with the types of uses allowed in the Special Industrial District of the Higuera-Commerce Park Specific Plan area. Although a some of these lots are zoned Service-Commercial, and could potentially be developed with retail uses that are not allowed in the Special Industrial District, recent planning applications and development trends indicate that retail development would not constitute a significant percentage of the development along this corridor. This is particularly true in the Airport Area where the focus is on development that would be compatible with a business park zoning designation. Overall, staff believes that the loss of industrial land due to the proposed specific plan amendment is negligible. As previously discussed, the amendment will provide for development that would be considered by many to be complimentary to existing light manufacturing and office land uses in the vicinity of the proposed project. Since there is other land available for industrial development of the type anticipated by the Specific Plan, it may make sense to allow development to occur in the Specific Plan area in the manner proposed. ENVIRONMENTAL REVIEW The Community Development Director has approved a Mitigated Negative Declaration of Environmental Impact for the project. The Initial Study (Attachment 5) evaluates both the specific plan amendment and the proposed development project, although all of the impacts identified relate to the development project. Potentially significant impacts have been identified in the areas of Air Quality, Hazards and Hazardous Materials, and Utilities and Service Systems. The Mitigated Negative Declaration includes mitigation measures and monitoring programs to insure that the impacts identified in the Initial Study will be mitigated to less than significant levels. If the specific plan amendment is approved by the City Council, the Architectural Review Commission will review the proposed development plan for compliance with City architectural standards and required mitigations. ALTERNATIVES 1. Continue consideration of the proposed specific plan amendment if more information is needed, and provide direction to staff and the applicant regarding additional materials or data necessary to act on the project. (0'W Attachment 3 SPA 60-01 (Kevin Kennedy, Applicant) Page 6 2. Recommend denial of the proposed specific plan amendment to the City Council. If the proposed amendment is denied, the applicant would need to find another location to develop the proposed health club facilities. Denial should be based on findings if the Commission determines that the proposal is inconsistent with the General Plan or the Higuera-Commerce Park Specific Plan. OTHER DEPARTMENT COMMENTS The project was reviewed by the City's Fire Department, Public Works Department, Utilities Department, and the Building Division of the Community Development Department. Comments have been incorporated as mitigation measures of environmental impacts where appropriate. Other comments relate directly to the development project and will be evaluated as part of the Architectural Review process for the proposed development plan. Attachments: Attachment 1: Map of the Special Industrial District and Proposed Project Site(o,4- Attachment 2: Exhibit to Amend the Higuera-Commerce Park Specific Plan6-)o. Attachment 3: Memorandum from Shelly Stanwyck, City Economic Development Maria er(KV V F!, Attachment 4: Map Exhibit Showing Other Land Available for Industrial Development Attachment 5: Initial Study of Environmental Impact and Mitigated Negative Declaration(vjc4 i•-r i,., �; Attachment 6: Application Materials Submitted by Applicant with Project Description and Justification Attachment 7: Draft Resolution with Staff Recommendation to Approve Proposed Amendment"r» «.r Included: Higuera-Commerce Park Specific Plan Development Plan for 210 Tank Farm Road Attachment ORCUTT To /r O G9 - . CO TANK FARM Vacant or Underdeveloped Industrial Land Generalized Zoning and Statistics C-S (Service Commercial) -M (Manufacturing) 2,449,754 sq. ft. 920,838 sq. ft. 56 Acres 21 Acres N Planning Application Approved 500 0 5001000 Feet for Site Development (v'ZZ - � Attachment 3 Draft Planning Commission'', rtes September 26, 2001 Page 4 AYES: Commrs. Cooper, Loh, Caruso, Osborne, Boswell, and Peterson NOES: None. ABSENT: Commr. Aiken The motion carried 6-0. 2. 210 Tank Farm Road. SPA and ER 60-01; Specific Plan Amendment request to modify the Higuera Commerce Park Specific Plan to allow health clubs in the Special Industrial District; and environment review; M-SP zone; Kevin Kennedy, applicant. Associate Planner Michael Codron presented the staff report, recommending that the Planning Commission forward a recommendation to the City Council to approve the proposed change to the Higuera-Commerce Specific Plan and to adopt the Mitigated Negative Declaration of Environmental Impact for the project. Commr. Osborne asked when the property was annexed into the City. Planner Codron replied the specific plan was originally adopted in 1979, and this included the special industrial district. He stated he was unsure when the exact date the property was annexed. Commr. Osborne expressed his concern with how much water will be used by this project, and felt the City should consider how much water they have left. He asked what the policy is for annexing properties in relation to what the remaining water is. Gary Henderson, Water Division Manager, stated there is 284 acre feet of water available. Commr. Osborne when the reclaimed water from the water reclamation facility would be available. Mr. Henderson replied the current schedule for the water reuse project estimates that they will have water deliveries by the end of 2003. Commr. Osborne asked if it was over a 1000-acre feet. Mr. Henderson stated when the project is initiated, they will make available for projects only that amount that is actually offsetting potable water use, which is estimated at 110- acre feet of water. Commr. Caruso asked if they were acting on a change to the specific plan. Planner Codron replied the Commission is only making a recommendation to the City Council for approval of this specific plan amendment and for adoption of the mitigated negative declaration for the project. 6-23 Attachment 3 Draft Planning Commission hh., tes September 26, 2001 Page 5 Planner Codron noted the ARC will be reviewing the development plan, and asked if the Commission had any recommendations for them. Commr. Caruso felt something should be done to help improve or control the run-off . He asked if contamination from the former tank farm is this one of the reasons why the parking lot is located in the front of the site. Associate Planner Codron replied yes. Commr. Caruso stated that the responsible party should clean up the site so the applicant can locate a building where it is supposed to be built, adjacent to the street frontage. Commr. Cooper noted the applicant feels that because there are no publicly funded facilities out in this area, this project will fill the void of recreation facilities. He asked if the City believes that it would no longer have to provide publicly funded recreation facilities in this part of town. Associate Planner Codron replied the project would have no affect on the City's General Plan Policies for the ratio of parkland to residents. Commr. Cooper asked about the extent of sewer treatment for the pool water. Planner Codron stated the City has existing policies for pre-treatment of industrial waste and the applicant would be required, through the normal building permit process, to coordinate disposal of the pool water with the Industrial Waste Coordinator at the City's water reclamation facility. Commr. Cooper asked about the initial study, which did not address energy or mineral resources. Associate Planner Codron replied they would provide further analysis in these areas. Commr. Boswell asked who provided the number that 12-acre feet of water would be used for annual water usage. Planner Codron stated that the City has standard water use factors for this type of development. Commr. Boswell asked if the pool is a large portion of this number. Associate Planner Codron replied it is the size of the facility and not the pool. There were no further comments or questions and the public comment session was opened. Attachment 3 Draft Planning Commission 1.,,,Butes _ September 26, 2001 Page 6 PUBLIC COMMENT Warren Hamrick, Hamrick Associates, stated they were constrained on the site planning from the plume of contaminated soil that was on the property and they did not want to put a building in the middle of it. He felt the mitigation monitoring program, along with recommended conditions of approval was something they could all work with. Commr. Osborne asked if the showers would be a major use of water. Mr. Hamrick replied yes. Commr. Osborne asked if they would consider using solar heating for the pool. Mr. Hamrick deferred this question to Mr. Kennedy, and Mr. Kennedy replied that he would consider using solar heating for the pool. Commr. Osborne felt this project would be over-parked and asked if they would consider reducing the amount of parking. Mr. Hamrick felt the zoning ordinance standards underestimate parking demand for facilities such as these. Commr. Boswell noted this is a large project and asked if they see this project serving largely the southern portion of the City or whether they see it as a citywide draw and asked if they would close their existing facility downtown in supporting this.one. Mr. Hamrick replied the intent right now is to leave the downtown facility open. He commented that this new facility is targeting people out by Laguna and Islay Hill and businesses within the area. Vice-Chairwoman Loh asked if they would be willing to work closely with other planning staff to work out exactly how much water they will need. Kevin Kennedy, (applicant) 1050 Osos Street, San Luis Obispo, stated this piece of property is ideal for the use and he doesn't think there will be much argument over it. He stated the water issue is a concern of theirs and they are always trying to figure out ways of trying to conserve and water restriction devices in showers is something they are in tune to. He noted that solar heating is something they would consider. Commr. Osborne asked how many days they anticipate running out of parking if they complied with the requirements rather than exceeding the parking requirements. Mr. Kennedy replied the impact on parking is hard to estimate because of the different busy times. Mary Beth Schroder, 2085 Wilding Lane, San Luis Obispo, asked if they realize how much water it takes and every time the population increases where is the water going to come from. :2S Attachment 3 Draft Planning Commission N wtes September 26, 2001 Page 7 Seeing no further speakers come forward, the public session was closed. COMMISSION COMMENTS Commr. Cooper asked staff if they are treating this as Service-Commercial zoning because under C-S health clubs are allowed, and would it not be reasonable given the increasing scarcity of water to require a PC use permit. Associate Planner Codron stated that it is the purview of the Commission to require a use permit for the health club. He commented this doesn't change the zoning of the site, or the general plan designation. Commr. Cooper recommended the adoption of the attached resolution recommending approval to City Council of the change to the Higuera Commerce Specific Plan and adoption of the proposed mitigated negative declaration of environmental impact for the proiect with the following modifications: the initial study shall address potential impacts in the areas of Energy Resources and Hydrology, with respect to heating of the pool and runoff from the site. Vice-Chairwoman Loh stated other things they were talking about needed to be included, such as parking, and locations of the buildings. Chairperson Peterson suggested they should first handle Commissioner Cooper's motion and then they can do follow up motions addressing those other issues. Vice-Chairwoman Loh agreed. AYES: Commrs. Cooper, Osborne, Caruso, Loh, Boswell, and Chairperson Peterson NOES: None. ABSENT: Commissioner Aiken The motion carried 6-0. Chairperson Peterson asked if they were to make a comment on the amount of parking would that being going to a Council. Development Director Mandeville stated this would be an issue that could go to Council, when it comes to the site planning issues a recommendation would have to be made to the ARC. Vice-Chairwoman Loh asked if they could make a recommendation to the Council about the building location. Development Director Mandeville replied that they could make a recommendation, but it is the ARC that is going to be acting on the site plan. Attachment 3 Draft Planning Commission . . 'Utes September 26, 2001 Page 8 Commr. Caruso asked the proper form for the site planning or design issues would be a recommendation to ARC. Development Director Mandeville replied this is correct. Commr. Caruso made a recommendation to the ARC that the buildings be brought up to the street frontages; that the ARC take a look at this proiect in light of the solar recommendation for screening of potential collectors; that the ARC look at. phasing-in some of the parking in the back; Seconded by Vice- Chairwoman Loh. Commr. Boswell suggested direction should be sent to the ARC that they take a look at onsite management of storm water and consider implementing some small scale BMPs for the site. Commr. Caruso stated this is 4 acres of impervious surface and this is a substantial amount for any commission to wrestle with and believes it should be addressed. Vice-Chairwoman Loh commented on the water runoff and street trees for this project, adding to the motion that the ARC consider these project components with their review of the development plan. Associate Planner Codron stated that the drainage from this portion of the City empties into San Luis Creek and there are no requirements typically for projects in this area to retain water. Development Director Mandeville stated the City's Public Works Department is currently working on best management practices for drainage that will be incorporated citywide. Commr. Caruso stated the regional board has real good standard design practices he feels everyone should be paying attention to. Commr. Osborne asked if they recommend that the site plan be changed by relocating the buildings, would that relocation then require clean up of the petroleum hydrocarbon contamination. Associate Planner Codron replied that he would like to have more information overall on the extent of the contamination so the Planning Commission could make this decision. Assistant City Attorney Gil Trujillo stated in previous projects the agreement has been that Unocal Corporation would clean up as development occurred and the City department who is responsible for that is the Fire Department, who would certify that the clean up has been performed to their standards. AYES: Commrs. Caruso, Loh, Osborne, Cooper, Boswell, and Chairman Peterson NOES: None. ABSENT: Commissioner Jim Aiken '�j Attachment 3 Draft Planning Commission N„ utes September 26,2001 Page 9 The motion carried 6-0. Chairperson Peterson suggested they address the contamination issue and suggest it be remediate so the building can be located better and also address the over parking issue. Development Director Mandeville stated if there is an interest on a motion maker and a maker of a second to include an additional recommendation to the Council on modifying the specific plan or further discussion of environmental impact there should be a motion, a second, and then be followed by a discussion and a vote on the outcome of the discussion. Chairperson Peterson asked for a separate motion rather than going back to modify the motion relative to the speck plan. Chairperson Peterson moved to make a motion that the underground pollution be remediated so the buildings can be located more appropriately to the street rather than having the buildings located away from the contamination plume. Seconded by Commissioner Loh. Commr. Cooper stated this issue is being overdone and asked if the Fire Department is responsible for remediating the plume. Development Director Mandeville stated if the moving of the building creates an impact associated with the soil contamination then the process would call for the identification of mitigation measures. Chairperson Peterson asked if his motion would accomplish this. Development Director Mandeville replied that another motion on this particular topic is not necessary because it has already been recommended that the building be flip- flopped. Chairperson Peterson made a recommendation that. parking not exceed what. is required in the zoning standards but there be an area reserved for additional parking if monitoring showed that it is necessary. Seconded by Commissioner Loh. Commr. Boswell stated parking standards were established with some logic based on minimum and not maximum and it becomes difficult to think about dealing with parking standards that are set with a minimum idea and treating them as maximum. Commr. Cooper stated this deserves discussion on the part of the ARC and feels the PC did not raise this issue adequately with the applicant, and the applicant has not had an opportunity to respond. G-2 Attachment 3 Draft Planning Commission %...,utes September 26, 2001 Page 10 Chairperson Peterson stated setting the numbers of parking is a Planning Commission issue and the design of the parking lot on where it is located and how much landscaping is in it is an ARC issue. Commr. Boswell stated they asked the applicant about parking and they did provide some justification. Commr. Cooper felt the Commission is not addressing the issue procedurally correct. Commr. Osborne commented on how it seems that City Council would like PC to consider the number of parking spaces. Commr. Cooper made a request to the Chairperson to ask the applicant to come forward to respond to this issue, which he has not had an opportunity to respond to. He asked the applicant to explain why they need the parking they have provide. Mr. Kennedy replied they did not bring numbers but based on their historical evidence they have always needed more than the 300 square feet per parking space that is required by the zoning ordinance. Commr. Boswell stated it is the applicant's responsibility to justify the numbers and bring them to the ARC and the City Council and explain to them why they need parking above the City's minimum requirements. Chairperson Peterson stated what he is trying to address with the motion is a shift in thinking that was taken place lately is that minimum parking standards are not as affective because over parking is a problem. AYES: Chairperson Peterson, Vice-Chairwoman Loh NOES: Commrs. Caruso, Osborne, Cooper, Boswell ABSENT: Commissioner Aiken. The motion fails 2-4. Commr. Osborne asked the applicants opinion about the suggestion of putting the building right on the corner of Long Street and Tank Farm Road. Mr. Hamrick replied they purchased the property knowing there was a plume on the land that they could not build on. 2. 642 Monterey Street. 0 118-01; Appeal of the Community Development Director's denial of a request for two tandem parking spaces in conjunction with a future two-bedroom dwelling unit; 0-H zone; David Hannings, applicant. Associate Planner Tyler Corey presented staff report for a request for two tandem parking spaces in conjunction with a future two bedroom dwelling at 642 Monterey Street. Attachment 4 IIIIIIIIIIII�I� luis oBispoa o s 990 Palm Street, San Luis Obispo, CA 93401-3249 October 1, 2001 Kevin Kennedy 3534 EI Camino Real Atascadero, CA 93442 SUBJECT: SPA and ER 60-01: 210 Tank Farm Road Specific Plan Amendment request to modify the Higuera Commerce Park Specific Plan to allow health clubs in the Special Industrial District; and environmental review. Dear Mr. Kennedy: The Planning Commission, at its meeting of September 26, 2001, recommended that the City Council approve the project, based on the information 'noted in the attached resolution. The action of the Planning Commission is a recommendation to the City Council and, therefore, is not final. This matter has been tentatively scheduled for public hearing before the City Council on November 6, 2001. This date, however, should be verified with the City Clerk's office (805) 781-7102. The Planning Commission also made a follow-up motion recommending that the ARC consider the following five issues during their review of the development plan. 1. The primary health club building, and possibly the secondary building, should be brought up to their street frontages. 2. The ARC should review any proposal for solar heating the pool to insure that the placement of solar panels does not create aesthetic impacts. 3. The project should not be over parked. The ARC should consider a landscaping treatment for an area behind the building that could be converted to extra parking if monitoring shows that the additional parking is necessary. 4. The ARC should consider the street tree choice along Tank Farm road to insure a consistent treatment along this section of the street.. �� The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805)781.7410. 3� Attachment 4 SPA and ER 60-01 Page 2 5. The ARC should consider requiring implementation of small scale Best Management Practices for on-site management of storm run-off to reduce pollution in the creek. One example would be designing the site drainage to flow through landscape areas to provide a natural filter prior to storm water entering the storm drain system and the creek. If you have any questions, please contact Michael Codron at (805) 781-7175. Sincerely, V �tGl Pam Ricci Acting Deputy Community Development Director cc: County of SLO Assessor's Office Warren Hamrick 1609 Costa Brava Shell Beach, CA 93449 Strasbaugh Development Corp. P.O. Box 1248 San Luis Obispo, CA 93406-1248 G -3/ - PLANNING COMMISSION Attachment4 RESOLUTION NO. 5320-01 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO RECOMMENDING APPROVAL TO THE CITY COUNCIL OF A PROPOSED AMENDMENT TO THE HIGUERA- COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS IN THE SPECIAL INDUSTRIAL DISTRICT APPLICATION NO. SPA 60-01 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on September 26, 2001, for the purpose of considering Application No. SPA 60-01, a request to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District; and WHEREAS, said public hearing was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission reviewed and considered the Mitigated Negative Declaration of environmental impact and the mitigation monitoring program prepared for the project; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Commission makes the following findings: 1. The proposed specific plan amendment is consistent with the General Plan because the project will serve area workers by providing a convenient recreational facility that may also serve to promote alternative transportation goals by encouraging biking to work. 2. The proposed specific plan amendment and development project will not harm the general health, safety or welfare of people working or living in the vicinity of the project site because health clubs are a land use that is suited to the lot size and lot configuration, in proximity to arterial streets, that are typical of the Special Industrial District of the Specific Plan Area. 3. The proposed health club is compatible with adjacent land uses and land uses in the area because it will be easily accessible from arterial City streets and will provide facilities such as showers, locker rooms and long-term bicycle parking to 6 -�L Attachment 4 Resolution No. 5320-01 Page 2 meet the needs of their customers, many of whom will live or work in the vicinity. 4. The Initial Study of Environmental Impact and the Mitigated Negative Declaration adequately evaluate and address all of.the potential impacts of the proposed project. The proposed mitigation measures will reduce potential impacts to less than significant levels. Section 2. Environmental Review. The Planning Commission does hereby recommend that the City Council adopt a Mitigated Negative Declaration for the project, with the following mitigation measures and monitoring programs, and with direction to staff to provide further evaluation of potential impacts in the areas of Energy Resources and Hydrology. 1. Final map shall note that trip reduction plans and implementation programs will be required as part of development review of new projects on all lots. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2) carpool and public transit information; 3) incentives for employees to use alternative transportation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit, and other measures to the approval of the Community Development Director. Monitoring Program: This mitigation measure will be monitored by Community Development Department and Public Works staff through the building permit plan check process. Prior to the issuance of construction permits for the project, a trip reduction plan shall be submitted to the Community Development Department. The plan will be evaluated by the Community Development Director and the City Transit Manager to insure substantial compliance with the approved mitigation measure. On-going monitoring of employee use of public transit and other alternative transportation modes will be provided by the City Transit Manager through a subsidy program that will insure a reasonable level of transit use among project employees, and through documentation to be provided by the trip reduction plan coordinator. 2. Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. Monitoring Program: This mitigation measure will be monitored through the Architectural Review process and through the building permit plan check process. In general, sodium fixtures for exterior lighting are considered to be the most energy efficient. Interior lighting should include fluorescent lighting in large, open areas. Other means of energy conservation, such as through the use of natural day light, are encouraged and will be evaluated for compliance with this mitigation measure. r Attachment 4 Resolution No. 5320-01 Page 3 3. Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles Monitoring Program: Compliance with this mitigation measure will be monitored through the Architectural Review process and through the review and approval of the landscape plan for the project. Plans submitted with the building permit application must include landscape and irrigation plans in substantial conformance with the landscape plan approved by the ARC. 4. A site and task specific Health and Safety Plan shall be prepared and submitted to the Fire Marshall for review and approval prior to any excavation or construction on the project site. The plan shall be in substantial conformance with the general Health and Safety Plan prepared by England and Associates, 1997. Monitoring Program: This mitigation measure will be monitored by the City Fire Marshall and Community Development Department Staff as part of the building permit plan check process. Approval of the Health and Safety Plan is required prior to permit issuance for any work on the project site. 5. All contractors, subcontractors and utility workers shall have knowledge of and access to the Health and Safety Plan before commencement of their work at the project site. The plan is to serve as a notice of the contamination to all contractors working on the project. Monitoring Program: This mitigation measure will be monitored by the City inspectors from the Fire Department and the Building Division of the Community Development Department. The Notice provided as part of the England report will be required to be re-printed on the title page of the working drawings approved for construction on the project site. 6. The final project shall be designed to include several convenient locations for the collection of recyclable materials within the project for health club users and adequate room within the garbage enclosures to accommodate a recycling service from the local garbage company. Monitoring Program: This mitigation measure will be monitored through the building permit blue card inspection process. Prior to issuance of occupancy of structures on the project site, Community Development Department staff will inspect the overall project for compliance with project conditions of approval and mitigation measures. At the time of the blue card inspection, the garbage enclosure with recycling facilities and the collection bins throughout the project must be in place or occupancy will not be granted. Section 3. Recommendation. The Planning Commission does hereby recommend to the City Council approval of Application No. SPA 60-01, a request to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District. Attachment 4 Resolution No. 5320-01 Page 4 On motion by Commr. Cooper, seconded by Commr. Osborne, and on the following roll call vote: AYES: Commrs. Cooper, Osborne, Loh, Boswell, Caruso and Peterson NOES: None REFRAIN: None ABSENT: Commr. Aiken The foregoing resolution was passed and adopted this 26th day of September, 2001. sa—enoEec�- Ronald Whis and, Secretary Planning Commission by: Pam Ricci G- 3 S� Attachment 5 CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT ITEM # cj BY: Michael Codron, Associate Planner (781-7175) MEETING DATE: November 19, 2001 FROM: Ron Whisenand, Deputy Director of Community Development FILE NUMBER: ARC 113-01 PROJECT ADDRESS: 210 Tank Farm Road SUBJECT: Architectural review of a proposed health club. SUMMARY RECOMMENDATION: Grant schematic approval to the project. BACKGROUND: Situation/Previous Review The City has received an application from Kevin Kennedy to develop a new health club facility on the corner of Tank Farm Road and Long Street, in the Higuera-Commerce Park Specifc Plan area. Architectural Review Commission approval is required for all new commercial development in the City. The project also involves a specific plan amendment and environmental review. On September 26, 2001, the Planning Commission reviewed the proposed specific plan amendment. During their discussion, they approved a motion to recommend some specific design considerations to the ARC (see Attachment 6). Staff has forwarded the project to the ARC at this time so that the ARC can consider the Planning Commission's recommendations. City Council approval of the specific plan amendment and the mitigated negative declaration for the project are required before the ARC can grant final approval to the project. Data Summary Address: 210 Tank Farm Road Applicant: Kevin Kennedy Representative: Hamrick Associates, Inc. Zoning: M-SP (Manufacturing— Specific Plan) General Plan: Services and Manufacturing Environmental Status:A mitigated negative declaration of environmental impact was approved by the Community Development Director on September 18, 2001. Site Description The project site is bordered by an industrial building with research and development and manufacturing uses to the north, the Tribune building to the northwest, the Long/Bonetti Ranch house property to the west and a business park with light manufacturing and service uses to the east, which is outside of the City. (The project site borders the City limit line on the east.) To G -3G ARC 113-01 (2 10 Tank F&.__-.) Attachment 5 Page 2 the South, across Tank Farm Road, are additional industrial buildings, with service and commercial uses. The project site is relatively flat and frontage improvements were installed with the subdivision of the land. Proiect Description The applicant has submitted development plans to build a health club on a 3.73 acre site within the Higuera Commerce Park Specific Plan Area. The health club proposal includes development of two two-story buildings. The primary health club includes 40,183 square feet. The second building includes approximately 7,000 square feet for offices and a clubhouse or meeting room. Outdoor recreational facilities include a pool and spa, a rock climbing tower and a sand volleyball court. Site improvements include parking for 204 vehicles and landscaping in the parking lot and along the project frontage. EVALUATION The most significant issue to be dealt with at this time is the site plan and the proposed location of the main health club building. Soil contamination is a significant constraint for site planning, as detailed in this report, resulting in a building setback from Tank Farm Road of 83 feet. The Planning Commission was particularly concerned with this aspect of the project. The ARC should focus its discussion on site planning issues first and building design and other considerations second. A. Planning Commission Recommendations The Planning Commission made five recommendations for consideration by the ARC. The applicant has not revised the project plans based on the recommendations, but is agreeable to most of the Planning.Commission's input. Specific concerns remain regarding building in the area where soil contamination from a Unocal crude oil pipeline release has been identified. The following evaluation will focus on each of the Planning Commission's recommendations, which are printed in italics. Location of the Primary Health Club Building 1. The primary health club building, and possibly the secondary building, should be brought up to their street frontages. The Planning Commission discussed the site plan because the proposed building setbacks do not promote pedestrian oriented development. In addition, if moved forward to the street frontages, the buildings would help to screen the large parking lot. This direction is consistent with the Higuera-Commerce Park Specific Plan, which states that "Vehicle parking at front of lot between building and street should be avoided" (see Attachment #3, Architectural Guidelines for Higuera Commerce Park). Although the Planning Commission's recommendation is sound from a design perspective, soil contamination at the Tank Farm Road street frontage is a significant development constraint. A condition of approval and mitigation measure adopted with the subdivision of the property states that "No buildings, septic systems, roads, utilities, or other structures shall be constructed above 6-37 ARC 113-01 (210 Tank F�_t) �� Attachment 5 Page 3 the approximate area of contamination" (see Attachment #5, Director's Action No. 97-01, Condition No. 2). The Fire Department is responsible for monitoring this mitigation measure and it is their policy not to allow any buildings to be constructed over the contaminated soil in this area. The location of the contaminated soil is now well documented and the proposed site plan is consistent with City practice to prohibit construction over the contaminated area. Since no building may be constructed over the contaminated soil, the only alternative available to bring the buildings up to the Tank Farm Road frontage is to actually remove the contaminated soil, a project on the scale of the Avila Beach clean-up, if not greater. The nature of the contamination, in combination with the character of the soil, is such that the contamination is considered unrecoverable by gravity drainage, sparging or other less invasive methods. City staff strongly opposes excavation and removal of the contaminated soil for three principle reasons. First, the Regional Water Quality Control Board (RWQCB), an agency with authority to require soil remediation, has determined that the nature of the contamination is not a threat to ground-water, and that "water quality issues related to Unocal's petroleum hydrocarbon releases should not be considered a major factor when making planning and permitting decisions on the development proposal for this property" (see letter dated 2-10-97 from Roger Briggs, Executive Officer of the RWQCB, attached to the Initial Study). RWQCB had an opportunity to require removal of the contaminated soil prior to the recordation of the final parcel map for the subdivision. RWQCB did not require the soil remediation at that time; a decision that was based on information contained in a study prepared by England and Associates, 1996. Specific information regarding the health impacts of the contamination are contained in the Health and Safety Plan, 1997, prepared by England and Associates, and attached to the Initial Study for this project. Second, removing the soil would have significant environmental impacts, including impacts to human health, whereas leaving the contaminated soil in the ground would create no human health impacts. Some factors are listed below to help the Commission understand the nature of the contamination. • Contaminated soil on the project site is located 15 feet below the surface at a minimum, and well below that depth in some areas. • The crude oil in the ground is characterized by low volatility and low solubility, meaning that it does not dissolve into ground water and is very immobile. • The only risks identified to humans are associated with direct contact and the material is relatively non-toxic. A mitigation measure is recommended to insure that a site and task specific health and safety plan is prepared and in effect in the event that human contact with oily soil does occur during the construction phase of the project. • Well tests intended to draw down ground water that is in contact with the contamination have been unsuccessful, meaning that the aquifer is not threatened by the surface ground water that is in contact with contaminated soil. ��3 Attachment 5 ARC 113-01 (2 10 Tank F` ') Page 4 The experience of the Avila Beach clean-up also provides a window through which the environmental cost/benefits of excavating and disposing of the contaminated soil can be evaluated. Although the Avila Beach clean-up resulted in a net environmental benefit, it was a project that involved significant disruption to people and the environment. Many of the human factors are well reported. Less reported is information from the Air Pollution Control District regarding the Avila clean-up, during which over 3,000,000 truck miles were driven between Avila and the disposal location in Kern County, and more diesel fuel was consumed by earth moving equipment than contaminated soil was removed from the ground. The third reason that staff does not support excavation of contaminated soil is that the proposed site plan represents a viable alternative to the clean-up, while providing for reasonable development of the project site. The current City practice to prohibit building over contaminated soil applied to development of the TK, Spice Hunter, and Erb Stoesser properties and would likely apply to development of the Sonic Cable, and Farm Supply properties (see Attachment #4 for a delineation of the contaminated area and adjacent properties). In conclusion, staff believes that the soil contamination present on the site should be considered equivalent to other site development constraints typically factored into site planning, such as topography, creeks and wetlands, heritage trees or geologic formations. The Planning Commission did not have the above evaluation to consider when they made their recommendation regarding the site plan. In fairness to the applicant, the ARC should consider the Planning Commission recommendation in light of the fact that the applicant's testimony did not address site planning, since it was not anticipated that the Planning Commission would discuss these issues. The applicant believes that the proposed site plan is well suited to the proposed health club use because of specific operational reasons related to the pool and the need to control entry to the private facility. The decision regarding the site plan is the sole jurisdiction of the Architectural Review Commission. However, if the ARC's decision is appealed, then the City Council would consider the ARC action, Planning Commission recommendation, and the site planning issues discussed above during their review of the project. Secondary Building Location Staff believes that the secondary building proposed on the site, a 9,000 square foot office building with meeting rooms, could be relocated to the Long Street frontage without encroaching on areas of soil contamination. Staff is recommending that the ARC direct the applicant to explore alternative site plan designs that would allow for relocation of the secondary building, which would partially implement the Planning Commission's recommendation. Other Planning Commission Recommendations 2. The ARC should review any proposal for solar heating the pool to insure that the placement of solar panels does not create aesthetic impacts. Staff has researched solar heating alternatives. Recently, the City's swimming pool at Sinsheimer Park had its solar water pre-heating system decommissioned. This decision was made partly because the additional energy needed to pump the water through the solar heating 6 -3� Attachment 5 ARC 113-01 (210 Tank F Page 5 panels significantly reduced the overall energy savings of the system. Maintenance costs of the pumps and panels was another significant consideration. As a result of the City's decision to decommission its own solar heating facility, staff does not believe that it would appropriate to require this applicant to install a solar system for pre-heating pool water. However, the applicant has expressed an interest in incorporating solar technology into the project. Staff is recommending that the applicant be required to explore installation of a photo-voltaic system to offset overall energy demand from the grid. The applicant has discussed installation of such a system, if it makes economic sense to do so. 3. The project should not be over parked. The ARC should consider a landscaping treatment for an area behind the building that could be converted to extra parking if monitoring shows that the additional parking is necessary. The project is over parked by 22 spaces. The applicant is agreeable to landscaping an area on the project site that could be converted to parking in the future. The applicant could monitor parking demand at the facility by some means acceptable to the Community Development Director, and if monitoring shows that additional parking is necessary, the applicant could then convert the landscaped area to parking. The City has some recent experience with health club uses that has shown they can be parking intensive, perhaps more intensive than the City's 1/300 parking space requirement. The ARC should provide direction to the applicant regarding a suitable location for the potential future parking. 4. The ARC should consider the street tree choice along Tank Farm road to insure a consistent treatment along this section of the street. The project has over 500 feet of frontage along Tank Farm Road. The applicant is proposing to use Bradford Pear (Pyrus calleryana) exclusively as the street tree. The parking lot planters adjacent to the Tank Farm Road frontage also include flowering plum and jacaranda. Staff is recommending that the applicant be required to develop a street tree plan with the City Arborist that is consistent with some of the ideas contained in the Draft Airport Area Specific Plan. In general, the draft specific plan encourages clustering of street trees, as opposed to regular spacing, in order to maintain view corridors of the Santa Lucia range. .i. The ARC should consider requiring implementation of small scale Best Management Practices for on-site management of storm run-off to reduce pollution in the creek. One example would be designing the site drainage to flow through landscape areas to provide a natural filter prior to storm water entering the storm drain system and the creek. The applicant is agreeable to revising the landscape plan per this recommendation. Staff is recommending a condition that would direct the applicant to revise the landscape plan to include one or more BMP's for site drainage. A revised landscape plan is also necessary to meet a standard in Higuera-Commerce Park Architectural Guidelines, that states, "All parking areas shall be screened from public streets with 3-foot high continuous berm and/or shrub/hedge planting" (see attached Guidelines, C.1.) Attachment 5 ARC 113-01 (2 10 Tank Page 6 B. Property Development Standards The property development standards for the Higuera-Commerce Park Specific Plan Area are contained in the Specific Plan. Where the Specific Plan does not have its own standard, then the Zoning Regulations standards for the Manufacturing Zone apply. Staff has evaluated the plans for compliance with these requirements and has determined that the ARC must specifically approve the proposed building height of 42' and two logo signs that are proposed above the second level of the building. As discussed in Section C of this report, staff believes that proposed building height is appropriate for the architectural roof features that serve to cap the vertical elements in the building design. Staff does not support the proposed logo signs above the second story, as this would be precedent setting and is not consistent with the goals of the sign regulations. A specific calculation of landscaping that does not include walkways is being prepared by the applicant (15% of total lot area is the minimum standard). Otherwise, the project meets all of the property development standards for the Specific Plan Area, as detailed in Table 1. Table 1: Property Development Standards STANDARD CODE REQUIREMENT PROPOSED Street Yards • All 10 feet 10 feet Other Yards • All 0 feet 0-5 feet 35 feet to cornice Building Height 35 Feet; up to 50 feet for architectural 42 feet to top of architectural features with ARC approval roof feature Max. Lot Coverage 50% 21.2% Parking • Health Club 1@300 ft.2=134 Total of 205, 22 more than • Clubhouse 1@100 ft.2 = 38 required • Office 1@300 ft.2 = 11 Landscaping Landsca in >15% total lot area Not calculated Signage 1 Free Standing Sign, 12' tall, 72 ft. 1 Rock monument sign 1 wall sign, 100 ft.2, below 2nd level 1 wall sign above entrance 2 logo signs above 2"d level C. Building Design The proposed building is aesthetically pleasing with many recesses and textural changes. The second level parapet is capped with a cornice detail. There are two primary vertical elements incorporated into the building design, at the entrance and at the Long Street elevation. Each is capped with a hipped, metal roof. South and west facing windows are shaded by metal awnings. 4-V --� Attachment 5 ARC 113-01 (210 Tank 1, .) Page 7 The primary finish material of the building is stucco, with horizontal scoring at the first level to add interest. Metal frame windows are divided and operable to provide for natural ventilation in some areas. Colors and materials will be presented to the Commission during the public hearing. The clubhouse building has many of the same architectural treatments, including metal awnings and a hipped metal roof. A chimney adds character to the basic structure. Overall, staff supports the proposed building design and believes that it is consistent with the guidelines contained in the Higuera-Commerce Park Specific Plan, particularly Guideline B.2. which states, "Building design should be unified and emphasize single, large scale structures rather than multiple small, detached structures on site." The following is a list of specific guidelines that the ARC should direct the applicant to address prior to submitting plans for final approval of the building design. A. Site Plan 3. Provide defined pedestrian access from street and parking lot to major buildings. 6. Site plan should encourage water conservation (i.e. by minimizing runoff and retention of on-site drainage). C. Landscape Development 1. All parking areas shall be screened from public streets with 3-foot high continuous berm and/or shrub/hedge planting. 4. Plantings should be selected and placed to reinforce and enhance pedestrian scale and character along interior street frontages. Trees which provide shade canopies or seasonal color are encouraged. 5. Plantings shall be selected for their natural (unpruned) ability to screen undesirable views and wind, control and direct solar exposure, and complement functional needs of site. D. Environmental Review V iewshed The project site is located along a road of high scenic value. Staff believes that views of the Santa Lucia range along Tank Farm Road are preserved with the proposal. This is largely due to the setback of the building along Tank Farm Road, which maintains a wide viewshed for vehicles and pedestrians traveling east. If the building were built adjacent to the sidewalk on Tank Farm Road, the building design would need to be modified to provide view corridors to the hillsides beyond. The applicant has prepared a mock-up of a building built adjacent to the sidewalk for consideration by the Commission (see Attachment #8). &_qZ1 Attachment 5 ARC 113-01 (210 Tank Page 8 ARC Review of Mitigation Measures The Initial Study of Environmental Impact and Mitigated Negative Declaration are attached to this staff report for the ARC's review. The mitigation measures listed below are implemented through the ARC process. The ARC should direct the applicant to address each of these mitigation measures with plans submitted for final project approval. Mitigation Measure 92: Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. Mitigation Measure #3: Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles. In addition to these two mitigation measures, the applicant will be revising the landscape plan to incorporate small scale Best Management Practices for water.quality concerns related to storm water runoff. These will likely include design of landscape areas to allow for natural filtration of storm water flows, and installation of clarifiers or oiUsand separators where this is not feasible. Any installation of photo-voltaic cells visible from adjacent rights-of-way or properties will require review by the Commission. CONCURRENCES The project plans were routed to all City Departments for review. Comments have been communicated to the applicant as appropriate, and will result in conditions of approval or code requirements. The Fire Department is particularly concerned with the Planning Commission's recommendation regarding the placement of the health club building and the Fire Marshall will be at the ARC meeting to address any questions or concerns of the Commission. ALTERNATIVES: 1. Continue review of the project. Direction should be given to the applicant regarding desired information or needed revisions to plans. 2. Deny the project. Action denying the application should include the basis for denial. RECOMMENDATION: Grant schematic approval to the proposed building location and design, based on findings and with direction on changes and additional information to accompany plans submitted for final approval. Findings: 1. Schematic approval, with direction, is appropriate at this time because the site plan is consistent with Director's Action 97-01, which prohibits construction of any buildings above areas of contaminated soil. ��3 ARC 113-01 (210 Tank F ^ ,, Attachment 5 Page 9 2. The project substantially complies with the Architectural Guidelines contained in the Higuera-Commerce Park Specific Plan. ARC direction is intended to address those areas that require further review for consistency with the Specific Plan. ARC Direction: Note: Where the applicant is asked to explore an alternative, compliance with ARC direction shall constitute presentation of the alternative plan or design to the Commission and an explanation of the applicant's decision to include or not include the alternative in the revised project proposal. 1. The applicant shall explore an alternative site plan with the clubhouse building brought up to the Long Street frontage. 2. The applicant shall explore installation of a photo-voltaic system to offset overall energy demand at the facility. If such a system is economically feasible, the revised plans shall include an exhibit to show how the solar array would be shielded from public view. 3. The project shall not be over parked. The applicant shall revise the site plan to include a landscaped area that could be converted to parking in the future if monitoring warrants. Monitoring of parking shall be performed by the applicant according to a method to be approved by the Community Development Director. If the landscaped area is converted to parking in the future, it shall meet the City's Parking and Driveway standards, including standards for landscaping. 4. The landscape plan for the project shall be revised to include Best Management Practices including natural filtering of storm water flows and the use of clarifiers or sand/oil separators where necessary. 5. The applicant shall address each of the following design criteria with revised plans: A. Site Plan 3. Provide defined pedestrian access from street and parking lot to major buildings. 6. Site plan should encourage water conservation (i.e. by minimizing runoff and retention of on-site drainage). C. Landscape Development 1. All parking areas shall be screened from public streets with 3-foot high continuous berm and/or shrub/hedge planting. 4. Plantings should be selected and placed to reinforce and enhance pedestrian scale and character along interior street frontages. Trees which provide shade canopies or seasonal color are encouraged. 5. Plantings shall be selected for their natural (unpruned) ability to screen G-�l�{ ARC 113-01 (210 Tank F. ; Attachment 5 Page 10 undesirable views and wind, control and direct solar exposure, and complement functional needs of site. 6. Plans submitted for final approval shall be accompanied by a written explanation of how the following mitigation measures will be complied with: Mitigation Measure #2: Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. Mitigation Measure #3: Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles. 7. The applicant shall work with the City Arborist to develop a street tree plan to provide for tree clusters, instead of regular spacing of trees, in order to maintain view corridors to the Santa Lucia range. 8. No signs may be located above the second level of the building, as dictated by the Higuera- Commerce Park Specific Plan. Code Requirements: The following code requirements are included for information purposes only. They are intended to give the applicant an idea of other City requirements that apply to the project. This is not intended to be an exhaustive list. Additional requirements that apply to the project will be identified during the building permit plan check process. 1. Street trees shall be installed to City standards, to the approval of the City Arborist. 2. Compliance with the City's Inclusionary Housing Requirement is required prior to issuance of building permits for the project. 3. Compliance with the City's Public Art Requirement is required prior to issuance of building permits for the project. 4. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of$150 per bathroom retrofitted. 5. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) serving the property, with appropriate credit given for prior service. 6. Industrial waste/wastewater pretreatment requirements apply. The project shall be coordinated with the City's Industrial Waste Coordinator for specific requirements. /� ARC 113-01 (210 Tank I, �> ( Attachment 5 Page 11 7. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. Attachments: Attachment 1: Vicinity map(Jcr� Attachment 2: Reduced Scale Project Plans(11-4QA_1r(it-c"u) /� Attachment 3: Architectural Guidelines for the Higuera Commerce Park SPA6plica• Attachment 4: Site plan showing areas of crude oil contamination along Tank Farm Roade-z" J< 1t1) Attachment 5: Director's Action 97-01 od) Attachment 6: Planning Commission Action Letter, and Resolution 5320-0(Nn� 9, f Attachment 7: Planning Commission Minutes, September 26, 20016µ4 D_p6�t") Attachment 8: Mock-up of site plan alternative relative to Tank Farm Road viewshed Cz.A J1 a.,O Attachment 9: Initial Study of Environmental Impact and Mitigated Negative Declaration(;a„} O,,P��.J, Enclosed: Project Plans (D -TCP Attachment 5 G Z • e� i$ O No '� zdi ti LL LL to n 00 x - _ m B fd LLIw CL g`, g,n R o� la I LL LLm W 8m YO O � m• � J ZJ =• N N WO m• e�pl b� . d 8 °� w i • •m V 4 go oa o 3qMM s 1 V P 1 D o e•e^' Za 0` 1 I I N o 9 om•�•I�• =K J� I. So — m W MO 'o V 1 a'W OP Y V I IS WO JN I 1 C, I O N• �[o a II ' F b$ F • x •.6• 5•I • a• moo/ b 0! I •I • • In •_ 3 o b _ . 9'35 a' e--------- ---------- •^401 I N • i 1 , L o l u • S _ Ij , jjO, o , I 6 a z .�\ ' '•I O 11 al •� j •g • ' W ••� S it I 0Wg1g z as u, ' Attachment 5 DIRECTOR'S ACTION NO. 97-01 AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE MAP FOR MINOR SUBDIVISION NO. MS 74-96 (SLO 96-057) LOCATED AT 3897 SOUTH HIGUERA STREET BE IT RESOLVED by the Community Development Director of the City of San Luis Obispo, as follows: SECTION 1. Findings. That the Community Development Director, after consideration of the tentative map of Minor Subdivision MS 74-96 (SLO 96-057) and the staff recommendations and reports thereon, makes the following findings: 1 . The design of the tentative map and proposed improvements are consistent with the general plan and with the Higuera Commerce Park Specific Plan. 2. The site is physically suited for the type and density of development allowed in the M-SP zone as described by the Higuera Commerce Specific Plan. 3. The design of the tentative map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, providing mitigation measures outlined in the mitigated negative declaration (ER 74-96) are incorporated into the project. 4. The design of the tentative map will not conflict with easements for access through, or use of property within, the proposed subdivision. SECTION 2. Conditions. That the approval of the tentative map for Minor Subdivision MS 74-96 (SLO 96-057) be subject to the following conditions: 1 . Under direction of the Fire Department, soil contamination must be removed prior to development of the affected lots and in no-case later than the initial expiration of the tentative map for the subdivision. The clean up level shall be (p-7 - ? Attachment 5 O DA 97-01 Page 2 100 ppm (parts per million) unless otherwise specified by the Regional Water Quality Control Board. 2. No buildings, septic systems, roads, utilities, or other structures shall be constructed above the approximate area of contamination unless otherwise approved by the Regional Water Quality Control Board and the City Fire Chief. 3. All conditions established with Minor Subdivision SLO 91-152 shall apply to this subdivision. All conditions of MS 91-152 shall be satisfied and that parcel map shall be recorded prior to recordation of a Parcel Map for Minor Subdivision 96-057. (Note: MS 91-152 expires November 7, 1997. Two additional one-year time extensions may be requested.) 4. Vehicle access from Parcel 1 (at the corner of South Higuera Street and Tank Farm Road) to Tank Farm Road shall be prohibited. Vehicle access at driveways serving parcels 2, 3, and 4 shall be restricted to right-turn-in and right-turn-out only along, Tank Farm Road. Parcel 4 shall have access to Long Street via an easement 'across the northern portion of parcel 3 or the adjacent northerly property (parcel 3, SLO 91-152). 5. The subdivider shall prepare a landscape planting plan for the parkway along Tank Farm Road. This plan shall provide a tree, shrub and ground cover planting scheme to be followed upon development of each parcel, to the satisfaction of the Public Works Director. Parkway landscaping shall be maintained by the respective adjacent property owners. 6. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of five or more acres. Storm water discharges of less than five acres, but which is part of a larger common plan of development, or'sale, also require a permit. Permits are .required until the construction is complete. 7. All boundary monuments, lot corners and centerline intersections, BC's, EC's, etc..., shall be tied to ,,the City's Horizontal Control Network. At least two control points shall ba used and a tabulation of the coordinates shall be submitted with the final map or parcel map. All coordinates submitted shall be based on the City coordinate system. A 3.5" diameter computer floppy disk, containing the appropriate data compatible with Autocad (Interchange Format, DXF) for Geographic Information System (GIS) purposes, shall be submitted to the Public Works Director. C � Attachment 5 DA 97-01 Page 3 8. The final map, public improvement plans and specifications shall use the International System of Units (metric system). The English System of Units may be used on the final map where necessary (e.g. - all record data shall be entered on the map in the record units, metric translations should be in parenthesis) to the approval of the Public Works Director. The foregoing document was passed and adopted this 17th day of January, 1997. 60 nity Deve pment Director Arnold B. Jonas By Ronald Whisenand, Hearing Officer -SSU -.,. :_..,�: �, .. �. , .__ L h, -� ,. . ', � , �x '. 7 , ` � ,: . f _ � ,, 'a�: � ,. _ ,: '�j, i ,� ►,.; ` ,, . . � 1 ;,, , :�;; ,` .-.,, � ._ s, - ., - :.. . � � �.' t•' � � � t.� � ,'` • ... . � � � `�� 'r,� � - � i �1 ! � i � • 4 ` � _ �:� t , �, 1 ,: �. �� - � t - ',;. - . . ;, ` ` �, , . t �. j � ,,� . � �, ✓ -. 'l�1}Jf ice`":,. a�A` Attachment 5 "t 1 LM �. . ul � 1 memo >>rr 1 S 1 f.r - Attachment 5 DRAFT SAN LUIS OBISPO ARCHITECTUAL REVIEW COMMITTEE MINUTES NOVEMBER 19, 2001 ROLL CALL: Present: Commrs. Rob Schultz, Michael Boudreau, Mark Rawson, Zelijka Howard, Hana Novak, Vice-Chair Lopes, and Chairperson Charles Stevenson Absent: None Staff: Associate Planners, Philip Dunsmore, John Shoals, and Michael Codron PUBLIC COMMENTS: There were no comments from the public. PROJECT: 5. 210 Tank Farm Road. ARC 113-01; Review of proposed health club, including two structures totaling 47,000 sq. ft. and outdoor recreation facilities; M-SP zone; Kevin Kennedy, applicant. Michael Codron, Associate Planner, presented the staff report, recommending schematic approval of the proposed building design. He noted eight items that the applicant must address for final approval, which include considering relocating the clubhouse building to the Long Street frontage, designing a landscape area that could be converted to parking in the future, and a revised landscape plan to include provisions for run-off and a street tree plan that would help preserve views of the hillside east of the City. Warren Hamrick, applicant's representative, stated the Planning Commission requested they explore locating the building to the corner of the site at Tank Farm Road and Long Street. He noted that people need to access this building from the front. If the building was located near the street with parking in the rear, the main fagade of the building would be facing the rear parking lot. He noted that access us provided from the street. Mr. Hamrick noted that the project would not be over parked, noting they always calculate parking at a minimum. Mr. Hamrick stated they would like to retain the logo signs. He felt there would be no problem developing a street tree plan and providing shade trees in the parking lot, as well as energy-efficient interior and exterior lighting. He stated they would be open to l�-S"3 Attachment 5 Draft ARC Minutes (Item 5)�,� Page 2 putting berms and hedges along Long Street and Tank Farm Road to help screen the parking. Commr. Howard asked for the location of the contaminated area on the site. Mr. Hamrick referred to a document which identifies the contaminated area. He explained the contamination is a tar substance that is down a minimum of 15 feet. Commr. Novak asked if they could provide a concrete area around the exercise pool for people to sunbathe. Kevin Kennedy, applicant, noted there is a concrete deck proposed. Chairperson Stevenson questioned why the Planning Commission was unaware of the contaminated site. Planner Codron noted the information was contained in the initial study. The staff report did not include an evaluation of site plan alternatives because it was not anticipated that the Planning Commission would discuss these issues. Vice-Chair Lopes asked if native palms were proposed. Mr. Hamrick replied yes. Commr. Schultz asked how tall the climbing apparatus would be. Mr. Kennedy replied around 30-feet. Chairperson Stevenson commented on staffs recommendation of improving water quality of water from the parking lots and storm water run-off issues. He noted he would like to see best management practices implemented and referred staff and the applicant to a publication on the subject. Mr. Hamrick stated they would be open to this. PUBLIC COMMENTS: Bill Almus, Unocal Representative, stated he supports the project as described in the staff report. He stated their interest in this project is related to their extensive land holdings along Tank Farm Road. He introduced Mike Rendina, the professional geologist that has worked on this project on behalf of Unocal for the last 10 years. Chairperson Stevenson asked if Unocal is the current owner of this property. Mr. Almus replied no. Attachment 5 Draft ARC Minutes(Item 5) 0 Page 3 Vice-Chair Lopes asked if the contamination is part of the easement that Unocal has. Mr. Almus replied that the contamination parallels an old pipeline that runs under Tank Farm Road. Kim Hatch, Steven Pults and Associates, stated that all the projects he has been involved with on Tank Farm Road have been set back away from the plume. He stated it has been easier to deal with the construction and it has not affected the design qualities of the projects. Chairperson Stevenson discussed the setback from Tank Farm Road to the Weyrich Building. The public comment was closed. COMMISSION COMMENTS: Vice-Chair Lopes noted the staff report suggests that the clubhouse be moved closer to Long Street, but that he disagreed with this approach. He stated that the different elements of the site plan work as a group and shouldn't be separated. He suggested clustering the palm trees instead of spacing them, and that each tree well in the parking lot could accommodate two or more trees. Commr. Boudreau asked if the restrooms in the small building are open to everyone, and questioned whether or not a fence is proposed. Mr. Hamrick noted a Health Department requirement that there must be a fence around the pool. Commr. Rawson complimented the applicant on the project. He asked the applicant about alternatives to screen the pool from wind and to provide additional solar access to the pool area. Commr. Novak asked if the applicant had any objection to solar heating the pool. Mr. Kennedy replied they would go that route if it is economically feasible. Chairperson Stevenson commented on the bicycle parking and noted that the long-term is not lockers. Mr. Hamrick explained the area is covered. Planner Codron said that he would do additional research on the code requirement for long term bicycle parking for when the project returns to the ARC. Draft ARC Minutes (Item 5), ! Attachment 5 Page 4 _ Chairperson Stevenson suggested eliminating the last two vehicle parking spaces at the northeast corner of the parking lot so there is more back-up room. Commr. Lopes moved to grant schematic approval based on findings and subiect to conditions as noted in the ARC Action Letter. Seconded by Commr. Howard. AYES: Commrs. Lopes, Howard, Novak, Boudreau, Schultz, Rawson, and Stevenson NOES: None. ABSENT: None. The motion carried 7-0. Attachment 6 lilll�l I III � �� IIlll�llll II,��pl��► II ccity o lulsan is oBispo i 990 Palm Street, San Luis Obispo, CA 93401-3249 November 26, 2001 Kennedy Fitness Club Kevin Kennedy 3534 EI Camino Real Atascadero, CA 93442 SUBJECT: ARC 113-01: 210 Tank Farm Road Review of proposed health club, including two structures totaling 47,000 sq. ft., and outdoor recreation facilities Dear Mr. Kennedy: The Architectural Review Commission, at its meeting of November 19, 2001, granted schematic approval to the above project (which means the item will come back to the ARC for final review), based on the following findings, and with the following direction: Findings 1. Schematic approval, with direction, is appropriate at this time because the site plan is consistent with Director's Action 97-01, which prohibits construction of any buildings above areas of contaminated soil. 2. The project substantially complies with the Architectural Guidelines contained in the Higuera-Commerce Park Specific Plan. ARC direction is intended to address those areas that require further review for consistency with the Specific Plan. ARC Direction Note: Where the applicant is asked to explore an alternative, compliance with ARC direction shall constitute presentation of the alternative plan or design to the Commission and an explanation of the applicant's decision to include or not include the alternative in the revised project proposal. 1 . The applicant shall explore installation of a photovoltaic system to offset overall energy demand at the facility. If such a system is economically feasible, the revised plans shall include an exhibit to show how the solar array would be shielded from public view. 2. The landscape plan for the project shall be revised to include Best Management Practices including natural filtering of storm water flows, as discussed by the Commission, and the use of clarifiers or sand/oil separators where necessary. OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805) 781.7410. / ft7 i7 ARC 113-01 ( Attachment 6 Page 2 3. The applicant shall address each of the following design criteria with revised plans: a. Site Plan: 1 . The site plan should encourage water conservation (i.e. by minimizing runoff and retention of on-site drainage). b. Landscape Development 1 . All parking areas shall be screened from public streets with 3-foot high continuous berm and/or shrub/hedge planting. 2. Plantings should be selected and placed to reinforce and enhance pedestrian scale and character along interior street frontages. Trees which provide shade canopies or seasonal color are encouraged. (The ARC provided direction that additional shade trees are needed in the parking lot planters.) 3. Plantings shall be selected for their natural (unpruned) ability to screen undesirable views and wind, control and direct solar exposure, and complement functional needs of site. 4. Plans submitted for final approval shall be accompanied by a written explanation of how the following mitigation measures will be complied with: Mitigation Measure #2: Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. Mitigation Measure #3: Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles. 5. The applicant .shall work with the City Arborist to develop a street tree plan to provide for tree clusters, instead of regular spacing of trees, in order to maintain view corridors to the Santa Lucia range. 6. No signs may be located above the second level of the building, as dictated by the Higuera-Commerce Park Specific Plan, except for logos that identify the use. 7. Two parking spaces shall be eliminated from the back row of parking to provide additional room to maneuver adjacent to the northern property line. 8. Public art is encouraged to be developed as part of the project. Code Requirements: The following code requirements are included for information purposes only. They are intended to give the applicant an idea of other City 6-SF Attachment 6 ARC 113-01 Page 3 requirements that apply to the project. This is not intended to be an exhaustive list. Additional requirements that apply to the project will be identified during the building permit plan check process. 1 . Street trees shall be installed to City standards, to the approval of the City Arborist. 2. Compliance with the City's Inclusionary Housing Requirement is required prior to issuance of building permits for the project. 3. Compliance with the City's Public Art Requirement is required prior to issuance of building permits for the project.. 4. A water allocation is required, due to the additional demand on the City's water supplies. Currently, a water allocation can only be obtained through the water retrofit program. The City's Water Conservation division can help in determining the needed allocation and the necessary number of retrofits. Water Conservation can be reached by calling 781-7258. The cost of retrofitting is directly credited against the project's Water Impact Fees, at a rate of $150 per bathroom retrofitted. 5. Water and Wastewater Impact Fees shall be paid at the time building permits are issued. Both the Water and the Wastewater Impact Fees are based on the size of the water meter(s) serving the property, with appropriate credit given for prior service. 6. Industrial waste/wastewater pretreatment requirements apply. The project shall be coordinated with the City's Industrial Waste Coordinator for specific requirements. 7. By ordinance, the applicant is required to prepare a recycling plan for approval by the City to address the recycling of construction waste for projects valued at over $50,000 or demolition of structures over 1000 square feet. The recycling plan shall be submitted to the Building Department with the building plans. The City's Solid Waste Coordinator can provide some guidance in the preparation of an appropriate recycling plan. If you have questions, please contact Pam Ricci at (805) 781-7168. Sincerely, cc: County of SLO Assessor's Office William Almas, Unocal Michael Rendina / Jim Buttery Ronald Whisenand Warren Hamrick Deputy Community Development Director 1609 Costa Brava Development Review Shell Beach, CA 93449 IIII G Attachment 7 11111111 111111� city o santuis oBispo 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER 60-01 and ARC 113-01 (Revised) 1. Project Title: Kennedy Club Fitness, SLO 2. Lead Agency Name and Address: City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 3. Contact Person and Phone Number: Michael Codron, Associate Planner (805) 781-7172 4. Project Location: 210 Tank Farm Road (NE corner of Tank Farm and Long) 5. Project Sponsor: Warren Hamrick 1609 Costa Brava Shell Beach, CA 93449 (805) 773-9377 6. General Plan Designation: Services and Manufacturing 7. Zoning: M-SP (Special Industrial District in the Higuera-Commerce Park Specific Plan area) 8. Description of the Project: The project is a request to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the southern thirty acres of the plan area (Special Industrial District). In conjunction with this request, the applicant has submitted development plans to build a health club on a 3.73 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Telecommunications Device for the Deaf(805) 781-7410. & C, Attachment 7 acre site within the specific plan area. The health club proposal includes development of two two-story buildings. The primary health club includes 40,183 square feet. The second building is called out on the project plan as a clubhouse, or meeting room, and offices and includes a total of 4,000 square feet. Outdoor recreational facilities include a pool and spa, a rock climbing tower and a sand volleyball court. Site improvements include parking for 204 vehicles and landscaping in the parking lot and along the project frontage. 9. Surrounding Land Uses and Settings: The project site is bordered by an industrial building with research and development and manufacturing uses to the north, the Tribune building to the northwest, the Long/Bonetti Ranch house property to the west and a business park with light manufacturing and service uses to the east, which is outside of the City. (The project site borders the City limit line on the east.) To the South, across Tank Farm Road, are additional industrial buildings, with service and commercial uses. 10. Project Entitlements Requested: The applicant has requested an amendment to the Higuera-Commerce Park Specific Plan, which requires the approval of the City Council. If the Specific Plan amendment is approved, approval of architectural plans is required by the City's Architectural Review Commission. 11. Other public agencies whose approval is required: None. Revisions The Planning Commission recommended adoption of this Initial Study and Mitigated Negative Declaration to the City Council on September 26, 2001 (PC Resolution 5320-0I). As part of their recommendation the Planning Commission directed staff to provide additional analysis in the areas of Energy Resources and Hydrology to address the heating requirements of the pool and Best Management Practices for runoff from the parking lot, which drains to San Luis Creek. Staff has provided additional analysis as summarized below. ' Energy Resources: The City operates a similar aquatics facility at Sinsheimer Park. According to pool maintenance staff, covering the pool when it is not in use is an essential component of energy savings. The proposed pool will be covered and no further mitigation is required. The applicant has also discussed using a photo-voltaic solar system to reduce overall energy demand at the health club, if it proves financially feasible. Hydrology: Best Management Practices to insure that polluted run-off does not impact San Luis Creek include using landscaping to provide a natural filter for run-off, and installation of clarifiers where this is not feasible. These practices will be implemented as conditions of approval through the Architectural Review process. Attachment 7 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. Aesthetics Geology/Soils Public Services Agricultural Resources X Hazards& Hazardous Recreation Materials X Air Quality Hydrology/Water Quality Transportation&Traffic Biological Resources Land Use and Planning X Utilities and Service Systems Cultural Resources Noise X Mandatory Findings of Significance Energy and Mineral Population and Housing Resources FISH AND GAME FEES There is no evidence before the Department that the project will have any potential adverse effects on fish X and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish and Game fees pursuant to Section 711.4 of the California Fish and Game Code. This initial study has been circulated to the Califomia Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more X State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073)(a)). Attachment 7 DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and X agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant" impact(s) or "potentially significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. November 11,2001 gnatur Date Ron Whisenand, Deputy Community Development Director Community Development Director Printed Name for Attachment 7 EVALUATION OF ENVIRONMENTAL IMPACTS: I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each issue should identify the significance criteria or threshold, if any, used to evaluate each question. 3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made,an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section 17, "Earlier Analysis," may be cross-referenced). 5. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3) (D) of the California Administrators Code. Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Attachment 7 Issues, Discussion and Suppo _..gig Information Sources Sources P, illy Potentially Less Than No E�II � IIIIIII ^VIII II III I Significant "ficantficantIssues pact MMIR 'qI w �47 or L fe p9iWftim Street, San Luis Obispo, CA 93401-3249 a) Have a substantial adverse effect on a scenic vista? I X b) Substantially damage scenic resources, including, but not limited X to,trees,rock outcroppings,open space,and historic buildings within a local or state scenic highway? c) Substantially degrade the existing visual character or quality of X the site and its surroundings? d) Create a new source of substantial light or glare which would X adversely effect day or nighttime views in the area? Evaluation a) The Circulation Element of the General Plan identifies Tank Farm Road as a road of high scenic value along the project site frontage. There is no scenic vista near the project site, but the views of the Santa Lucia range looking east from the project site are relatively unobscured. A significant effect would occur if the proposed development blocks these views, or otherwise limits them significantly. Based on staffs evaluation of the project plans and visits to the project site, it does not appear that these views would be substantially blocked. Photos of the viewshed taken from the vicinity of the project site are attached to this Initial Study for reference. The proposed development is set back significantly(approximately 80 feet) from the Tank Farm Road corridor.. This setback will insure that views to the Santa Lucia range will be maintained for pedestrians and vehicles traveling along this portion of Tank Farm Road. The proposed building height of 35 feet complies with the standards in the Higuera-Commerce Park Specific Plan. Architectural plans indicate that architectural roof features, which also serve to screen mechanical equipment, extend to a height of 42 feet. The Higuera-Commerce Park Specific Plan states that the Architectural Review Commission can approve such architectural features up to a maximum height of 50 feet. b), c) The project site is primarily flat, vacant land. There are no trees, rock outcroppings or other significant types of scenic resources on the property. The project site is part of a recent subdivision in an area designated for industrial development. Development is subject to review by the City's Architectural Review Commission, which regularly reviews projects and makes changes to project proposals to insure that new structures are architecturally compatible with building sites and with existing structures on adjacent properties. d) The project includes outdoor recreation facilities that will be lit at night. The parking lot will also be lit at night. The City's standard for parking lot lighting provides for maximum illumination levels of 10 foot-candles at the base of the light and prohibits light in excess of one foot-candle from spilling over the property line. Glare light is typically reduced through standard requirements to shield lights and recess light sources within light fixtures. The Architectural Review process will be used to insure compliance with this standard. Conclusion The project is proposed along a scenic corridor as identified in the Circulation Element of the General Plan. Staff believes that the setback proposed for the building, approximately 80 feet from the Tank Farm Road property line, will insure that views along the Tank Farm Road corridor are preserved. Architectural Review is required to approve the proposed building height of 42 feet. The Architectural Review Commission will also evaluate the applicant's lighting proposal and will establish conditions of approval to insure that City standards are met and that glare and spill light are reduced to a minimum. Planning staff routinely uses the building permit plan check process to insure compliance with ARC approval and City standards. No further mitigation is required. /O/ft 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. - . Attachment 7 Issues, Discussion and Suppol , Information Sources Sources Pr tly Potentially Less Than No Sig.—int Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated 2. AGRICULTURE RESOURCES. Would theproject: a) Convert Prime Farmland,Unique Farmland;or Farmland of Statewide Importance(Farmland), as shown on the maps 2,3 X pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agricultural use,or a Williamson Act contract? X c) Involve other changes in the existing environment which,due to their location or nature,could result in conversion of Farmland, X to non-agricultural use? Evaluation a) The project site has soils that are considered Prime Farmland when irrigated. However, this project will not convert the land from a non-agricultural use because the land is not irrigated or used as farmland. The Farmland Mapping and Monitoring Program of the California Resources Agency classifies the project site as Urban or Built-Up Land, which is defined as"land occupied by structures with a building density of at least 1 unit to 1.5 acres,or approximately 6 structures to a 10-acre parcel." b) The property is within the Higuera Commerce Park Specific Plan area. The specific plan was adopted in 1979 and the project site has been planned for development with industrial uses since that time: The property was subdivided in 1996. At the time of the subdivision, frontage improvements, including sidewalks,curbs and gutters were installed. The site was rough graded in anticipation of development. There is no Williamson Act contract in effect on the project site. c) Agricultural uses have not occurred on the property since the site was subdivided. There are no other changes caused by the project that could result in conversion of adjacent Farmland to non-agricultural uses. All of the undeveloped areas in the vicinity of the project site are within other special planning areas such as the Margarita Area and the Airport Area, or are zoned for conservation. The continuation of agricultural uses in these areas will be evaluated as part of the planning process for those areas. This project is not precedent setting in any way that might entitle agricultural land to be developed with urban uses. The specific plan amendment proposed by the applicant would allow health clubs in the whole Special Industrial District of the specific plan area, but there is no agricultural land in this area. Conclusion The Farmland Mapping and Monitoring Program of the California Resources Agency classifies the project site as Urban or Built-Up Land. The project site has been inside the.City Limits of San Luis Obispo and designated for development for over 15 years. There are no Williamson Act contracts that would be effected by the development proposal or by the specific plan amendment. No further mitigation is required. 3. AIR QUALITY. Would theproject: a) Violate any air quality standard or contribute substantially to an 4 X existing or projected air quality violation? b) Conflict with or obstruct implementation of the applicable air 4,5 X quality plan? c) Expose sensitive receptors to substantial pollutant 4 X concentrations? d) Create objectionable odors affecting a substantial number of 4 X people? e) Result in a cumulatively considerable net increase of any criteria 4,6 X pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed qualitative Attachment 7 Issues, Discussion and Suppol ,' Information Sources Sources PC 9y Potentially Less Than No Sig.._-ant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated thresholds for ozoneprecursors)? Evaluation a, b,e) San Luis Obispo County is a non-attainment area for the State ozone and PM io(fine particulate matter 10 microns or less in diameter)air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5%per year until the standards are attained. The 1995 Clean Air Plan(CAP) for San Luis Obispo County was developed and adopted by the Air Pollution Control District (APCD)to meet that requirement. The CAP is a comprehensive planning document designed to reduce emissions from traditional industrial and commercial sources,as well as from motor vehicle use. Land Use Element Policy 1.18.2 states that the City will help the APCD implement the Clean Air Plan. One way the City helps the APCD implement the Clean Air Plan is through the development review and environmental review processes. According to the Air Pollution Control District's(APCD)"CEQA Air Quality Handbook," land uses that cause the generation of 10 or more pounds per day(PPD)of reactive organic gases,oxides or nitrogen,sulfur dioxide,or fine particulate matter have the potential to affect air quality significantly. Based on trip generation data on health clubs from the Institute of Transportation Engineers,Trip Generation Manual, the City's Associate Transportation Engineer has determined that the project could generate 1,720 Average Daily Trips. This number of trips exceeds the first tier emissions threshold defined by the"CEQA Air Quality Handbook"(emission levels of reactive organic gases, oxides or nitrogen, sulfur dioxide,or fine particulate matter between 10 and 25 lbs/day)and would require mitigation. Parcel Map SLO 91-152 (which created the current configuration of the project site and bordering properties)was recorded on November 5h, 1998. One of the City requirements of the map approval is referenced by Note 4 on the final map(attached for reference). The note relates to transit support and trip reduction requirements for any new development of the parcels created by the map. It reads as follows: Final map shall note that trip reduction plans and implementation programs will be required as part of development review of new projects on all lots. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2) carpool and public transit information; 3) incentives for employees to use alternative transportation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit, and other measures to the approval of the Community Development Director. The above requirement is recommended as a mitigation measure of the proposed development. The project plans already include significant components of the trip reduction requirement because showers,dressing rooms and bike lockers are inherent to the health club use. Staff has discussed potential mitigation measures with Larry Allen from APCD who determined that the above requirement will adequately mitigate potential air quality impacts with a program to promote transit use by employees. In addition,the APCD recommends the use of energy efficient interior and exterior lighting and planting of shade trees along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles. c) During project construction, there will be increased levels of fugitive dust associated with construction and grading activities,as well as construction emissions associated with heavy-duty construction equipment. The City has addressed these construction related impacts through standards in the Grading Ordinance. Compliance with these standards is monitored during the building permit plan check process and by field inspections conducted by Building Division inspectors. d) Outdoor activities proposed as part of the development project include an outdoor swimming pool. Although some odors are generally associated with chlorine use in such facilities, staff does not believe that these odors would be concentrated or objectionable. The prevailing wind pattern at the project site in not likely to carry chlorine odors to residential areas or to places where people congregate. G '(07 -, Attachment 7 Issues, Discussion and Suppor, Information Sources Sources Pol ;y Potentially Less Than No Sigh...,;ant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation incorporated Mitigation Measures: 1. Final map shall note that trip reduction plans and implementation programs will be required as part of development review of new projects on all lots. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2)carpool and public transit information; 3) incentives for employees to use alternative transportation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit,and other measures to the approval of the Community Development Director. 2. Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. 3. Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles. Conclusion Compliance with the dust management practices contained in Municipal Code Section 15.04.020 V. (Sec. 3307.2) will adequately mitigate short-term impacts relative to construction generated fugitive dust. This section of the Municipal Code is monitored and enforced by the Building Division of the Community Development Department during routine sites visits and inspections at the construction site. A prior approval on the project site requires a trip reduction plan for this development. The requirement is recommended as a mitigation measure for this project.Compliance with the proposed mitigation measures will reduce long-term air quality impacts to less than significant levels. No further mitigation is required. 4. BIOLOGICAL RESOURCES. Would theproject: a) Have a substantial adverse effect,either directly or indirectly or through habitat modifications,on any species identified as a candidate,sensitive,or special status species in local or regional X plans, policies,or regulations,or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect,on any riparian habitat or other sensitive natural community identified in local or regional plans,policies,or regulations,or by the California.Department 7 X of Fish and Game or U.S. Fish and Wildlife Service? c) Conflict with any local policies or ordinances protecting biological resources,such as a tree preservation policy or 8 X ordinance(e.g. Heritage Trees)? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors,or impede the use of X wildlife nursery sites? e) Conflict with the provisions of an adopted habitat Conservation Plan,Natural Community Conservation Plan,or other approved X local,regional, or state habitat conservation plan? f) Have a substantial adverse effect on Federally protected wetlands as defined in Section 404 of the Clean Water Act (including, but not limited to,marshes,vernal pools,etc.) X through direct removal, filling, hydrological interruption, or other means? Issues, Discussion and Suppoi. Information Sources Sources P6, ly Potentially 7 Sign„.cant Significant Significant Impact ER X60 O1 Issues Unless Impact Mitigation Incorporated Evaluation a, b,c, e, f) The project site is devoid of any significant vegetation and has recently been graded as part of improvements to a subdivision approved in 1996. The site is not within a riparian corridor and there are no creeks on the property. No endangered, threatened or other protected species have been found on the project site. There are no local ordinances or habitat conservation plans that affect the property or that identify the site as potential habitat for any protected species of plant or animal. Conclusion The project does not have the potential to impact biological resources. 5.CULTURAL RESOURCES. Would the ro'ect: a) Cause a substantial adverse change in the significance of a 9 X historic resource?(See CEQA Guidelines 15064.5) b) Cause a substantial adverse change in the significance of an 10 X archeological resource?(See CEQA Guidelines 15064.5) c) Directly or indirectly destroy a unique paleontological resource 1 I X or site or unique geologic feature? d) Disturb any human remains, including those interred outside of 12 X formal cemeteries? Evaluation a) The project site was originally part of the Lon,Bonetti Ranch. The Long-Bonetti Ranch House is located approximately 600 feet from the project site, on an 88,000 square foot parcel. A previous Initial Study of Environmental Impact (City of SLO Planning Application No. ER 38-89) specifically addressed potential impacts to the ranch house, a Master List Historic Resource. The Initial Study evaluated a tentative map to subdivide the southern 21 acres of the Higuera-Commerce Park Specific Plan Area. Mitigation measures that were adopted as part of the subdivision approval included a requirement to modify the ranch house lot to include a minimum area of two acres, a note on the Final Map designating the lot as a sensitive site, a requirement to preserve and protect the site's historic resources through implementation of a restoration and stabilization plan,submission of an adaptive reuse plan for the ranch house lot, and through the establishment of a restoration and preservation fund for the Long-Bonetti Ranch. These mitigation measures were determined to be sufficient to mitigate potential impacts to the historic resource. The subdivision resulted in the development of Long Street, which separates the project site from the Long-Bonetti Ranch House. The development now proposed for the project site, in terms of the type and scale of improvements, was anticipated during the prior environmental review. The proposed amendment to the Higuera-Commerce Park Specific Plan would have a significant impact to the Long-Bonetti Ranch House if the amendment provided for the development of health clubs on the ranch house site. However, the Higuera- Commerce Park Specific Plan includes specific uses for the ranch house property, and those will not change with the proposed amendment to the specific plan. b), c), d) The project site itself has been substantially altered through the development of Long Street, frontage improvements on Tank Farm Road and site grading as part of the required subdivision improvements, and the project does not represent a sensitive archeological site. There are no known paleontological resources or unique geologic features on the project site. The project site consists of rough graded dirt and no vegetation and is substantially bordered by urban uses. The project site is outside of the areas designated on the City's Burial Sensitivity Map as potential burial sites. Attachment 7 Issues, Discussion and Suppor, Information Sources Sources Po, dy Potentially Less Than No Significant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated Conclusion Impacts of development of the subdivision to the Longi Bonetti Ranch House were evaluated as pan of ER 38-89. Approval of the subdivision included a requirement to preserve the ranch house on a minimum 2-acre parcel and restricts the range of allowed uses on the historic property. The size and scope of development proposed with this project was anticipated with the prior environmental review. No potential impacts have been identified. No further mitigation is required. 6. ENERGY AND MINERAL RESOURCES. Would theproject: a) Conflict with adopted energy conservation plans? 13 X b) Use non-renewable resources in a wasteful and inefficient 14 X manner? c) Result in the loss of availability of a known mineral resource X that would be of value to the region and the residents of the State? Evaluation a) The project does not conflict with adopted energy conservation plans or with the Energy Conservation Element. It is anticipated by the developer that the project location will facilitate bicycle use among area employees because of the locker and shower facilities that are provided to health club members. b) The size of the project will trigger compliance with the City's construction debris recycling ordinance. Compliance with this ordinance will require the applicant to prepare a plan to show how significant amounts of construction debris will be diverted from the landfill. The ordinance also requires reporting on compliance with theapproved plan, which is verified by area recycling companies and through the provision of receipts for recycled materials. Heating of the pool is an area where energy use should be as efficient as possible. Experience from operations of the City's aquatics center at Sinsheimer Park indicates that the best method for reducing the amount of energy needed to heat the pool is by covering the pool when it is not in use, and especially at night. The applicant has proposed to cover the proposed pool and no mitigation is necessary to address this issue. Use of alternative, renewable energy resources would also reduce reliance on traditional non-renewable resources. One of the most efficient methods now available to take advantage of solar energy is through installation of a photo-voltaic system. The applicant has discussed researching and installing such a system if it proves economically feasible. Other measures to help reduce demand for non-renewable energy resources are implemented as part of the Air Pollution Control District's recommended mitigation measures for air quality impacts. These include a trip reduction program, a requirement to use natural day-lighting within the facility and a requirement to use energy efficient lighting inside proposed structures and in the parking lot. No further mitigation is required. c) The project site includes no known mineral resource that would be lost due to the construction of the project. Conclusion No potential impacts have been identified and no further mitigation is required beyond compliance with City established energy conservation standards and the construction debris recycling ordinance. 7. GEOLOGY AND SOILS Would theproject: a) Expose people or structures to potential substantial adverse 15 X effects, including risk of loss, injury or death involving: 1. Rupture of a known earthquake fault,as delineated in the 16 X most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area,or based on other Attachment 7 Issues, Discussion and Suppol, Information Sources Sources Pi Yly Potentially Less Than No Sigonrcant Significant Significant Impact ER #60 O1 Issues Unless Impact Mitigation Incorporated substantial evidence of a known fault? II. Strong seismic ground shaking? 15 X 111. Seismic related ground-failure, including liquefaction? 15 X IV. Landslides or mudflows? 15 X b) Result in substantial soil erosion or the loss of topsoil? X c) Be located on a geologic unit or soil that is unstable,or that 15 X would become unstable as a result of the project, and potentially result in on or off site landslides, lateral spreading, subsidance, liquefaction,or collapse? d) Be located on expansive soil,as defined in Table 18-1-B of the X Uniform Building Code(1994),creating substantial risks to life or property? Evaluation a)San Luis Obispo County, including the City of San Luis Obispo, is located within the Coast Range Geomorphic Province, which extends along the coastline from central Califomia into Oregon. This region is characterized by extensive folding, faulting,and fracturing of variable intensity. In general, the folds and faults of this province comprise the pronounced northwest trending ridge-valley system of the central-and northern coast of California. Under the Alquist-Priolo Special Studies Zones Act,the State Geologist is required to delineate appropriately wide special studies zones to encompass all potentially and recently-active fault traces deemed sufficiently active and well-defined as to constitute a potential hazard to structures from surface faulting or fault creep. In San Luis Obispo County,the special Studies Zone includes the San Andreas and the Los Osos faults. The edge of this study area extends to the westerly city limits line,near Los Osos Valley Road. According to a recently conducted geology study (source 16),the closest mapped active fault is the Los Osos Fault, which runs in a northwest direction and is about one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time (the last 10,000 years), portions of the Los Osos fault are considered"active". Other active faults in the region include:the San Andreas, located about 30 miles to the northeast,the Nacimiento, located approximately 12 miles to the northeast,and the San Simeon-Hosgri fault zone, located approximately 12 miles to the west. Although there are no fault lines on the project site or within close proximity,the site is located in an area of"High Seismic Hazards",which means that future buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. The City of San Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during the life of proposed structures. Structures must be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone 4. To minimize this potential impact,the Uniform Building Codes and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake. b), c), d) The project will not result in the loss of topsoil as most of the site will be covered by impervious surfaces or planted with vegetation. The Safety Element of the General Plan indicates that the project site has a high potential for liquefaction, which is true for most of the City. The soils engineering report that is required to be submitted for each proposed structure will include recommendations for foundations that are intended to withstand settlement. The site does not include expansive soils, as defined in Table 18-1-B of the Uniform Building Code(1994). Conclusion Development of the site will not alter the site's seismic hazards. Future development will be required to comply with the Uniform Building Codes and City Codes which require new structures to be built to resist shaking and to remain standing in an earthquake, and proper documentation of soil characteristics for designing structurally sound buildings is required as part Attachment 7 ---------------- Issues, Discussion and Support_ nformation Sources Sources Pote ! Potentially Less Than No Signi--at Significant Significant Impact Issues Unless. Impact ER 1160-01 Mitigation Incorporated of the building permit process. No further mitigation is required. 8. HAZARDS AIYD HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment X though the routine use,transport or disposal of hazardous materials? b) Create a significant hazard to the public or the environment 17 X through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely 7 X hazardous materials,substances,or waste within one-quarter mile of an existing or proposed school? d) Expose people or structures to existing sources of hazardous 17, 18 X emissions or hazardous or acutely hazardous materials, substances,or waste? e) Be located on a site which is included on a list of hazardous 17 X materials sites compiled pursuant to Government Code Section 65962.5 and,as a result, it would create a significant hazard to the public or the environment? f) For a project located within an airport land use plan,or within 19 X two miles of a public airport,would the project result in a safety hazard for the people residing or working in the project area? g) Impair implementation of, or physically interfere with,the X adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of lose, injury, I S X or death, involving wildland fires, including where wildlands are adjacent to urbanized areas or where residents are intermixed with wildlands? Evaluation a) The project does not involve the routine use of hazardous materials other than chlorine for the pool. The development of the pool will be coordinated with the Public Works Department, Industrial Waste Coordinator, through the building permit plan check process. This coordination will insure that there is an adequate means of disposal of pool water. This means that the pool must be able to be drained into the City sewer system as opposed to the storm drain system, which is connected to San Luis Creek. b), c), d), e) A leak from a pipeline serving the Unocal Tank Farm area has resulted in the contamination of soil and ground water on the project site and in the vicinity. A Health and Safety Plan for crude oil hazard and materials handling has been prepared on behalf of Unocal to guide development in the Tank Farm Road area. The areas of contamination have been delineated and the applicant has submitted a site plan showing the area of contamination on the property relative to the proposed improvements (attached). According to the Health and Safety Plan prepared by England and Associates; an environmental engineering firth, in 1997, "Detailed assessments of the contamination have established that the crude oil does not pose a threat to human health or to the environment." The full contents of the study are attached to this report. The Regional Water Quality Control Board has determined that remediation of the oil is not required at this time. The recommendations of the Health and Safety Plan include a requirement fora site and task specific health and safety plan to be prepared. The purpose of the site and task specific plan is to develop specific procedures in case contaminated soil is encountered during construction. The plan is also to serve as a notice of the contamination to all contractors working on the project. The general Health and Safety Plan provides detailed information regarding the nature of the contamination and &-7 Z_ Attachment 7 Issues, Discussion and Suppoi. j'lnformation Sources Sources Pc, i Ily Potentially Less Than No Sigi....cant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated provides clear direction on the required contents of the site specific and task specific plan. The site and task specific plan submitted by the applicant must be evaluated and approved by the City Fire Marshall prior to the issuance of any development related permits on the project site. f) The project site is within Airport Land Use Plan Area 3 and is listed as a conditionally compatible use. The Airport Land Use Commission reviewed the development proposal for this site and recommended approval with the condition of soundproofing and a requirement to use non-reflective materials for buildings and signs. The Commission believed that the use was similar in nature to a medium size office building, in terms of the density of people on the site at any one time. The Commission's concerns were mitigated by the fact that the project site is much larger than a typical office site and there is much more open area on the lot. The recommended Airport Land Use Commission conditions can be implemented through the Architectural Review process and by planning staff as part of the building permit plan check process. g) The project has been reviewed by the Fire Marshall and will not conflict with any emergency response plan or emergency evacuation plan. h) The Safety Element of the General Plan identifies the site as having a low potential for impacts from wildland fires. Mitigation Measures: 4. A site and task specific Health and Safety Plan shall be prepared and submitted to the Fire Marshall for review and approval prior to any excavation or construction on the project site. The plan shall be in substantial conformance with the general Health and Safety Plan prepared by England and Associates, 1997. 5. All contractors,subcontractors and utility workers shall have knowledge of and access to the Health and Safety Plan before commencement of their work at the project site. The plan is to serve as a notice of the contamination to all contractors working on the project. Conclusion The project site is in an area that contains contaminated soil from a crude oil leak. The Regional Water Quality Control Board determined in 1997 that the oily soil on the project site did not need to be removed. Prior to the commencement of any construction related activity on the project site, a site and task specific Health and Safety Plan must be prepared by the applicant and distributed to everyone working on the project site. The use of chlorine for the pool will be permitted through the City's Industrial Waste Coordinator to insure that chlorinated water is not discharged into the storm drain system. The project has been reviewed and approved by the Airport Land Use Commission with standard safety requirements that will be implemented during the building permit plan check process. No further mitigation is required. 9. HYDROLOGY AND WATER QUALITY. Would theproject: a) Violate any water quality standards or waste discharge X requirements? b) Substantially deplete groundwater supplies or interfere X substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(eg.The production rate of preexisting nearby wells would drop to a level which would not support existing land uses for which permits have been granted)? c) Create or contribute runoff water which would exceed the X capacity of existing or planned storm-water drainage systems or provide substantial additional sources of polluted runoff. d) Substantially alter the existing drainage pattern of the site or X area in a manner which would result in substantial erosion or 60 73 Hnacnment 7 Issues, Discussion and Suppor, ,'Information Sources Sources Po iy Potentially Less Than No Signr,,cant Significant Significant Impact ER #60 O1 Issues Unless Impact Mitigation Incorporated siltation onsite or offsite? e) Substantially alter the existing drainage pattern of the site or X area in a manner which would result in substantial flooding onsite or offsite? f) Place housing within a 100-year flood hazard area as mapped on 20 X a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which X would impede or redirect flood flows? h Otherwise substantially degrade water quality? X Evaluation a) The project has been evaluated by the City Utilities Engineer and can be adequately served by the City's Water Reclamation Facility. All pool water will have to disposed of through the sewer system,as opposed to the storm drain system, under the supervision of the Utilities Department pretreatment program. This will be coordinated through the building permit plan check process. b) The project will be served by the City's sewer system and run-off is required to be directed to an approved point of disposal, in this case a storm drain. The project will be served with water by the City's Utilities Department and will not use or otherwise deplete groundwater resources or substantially degrade water quality. c), d) Future development of the site will increase the amount of impervious surfaces on the site and affect the absorption rate,drainage patterns and the amount and rate of surface runoff. To assure that potential drainage impacts are minimized to a level of insignificance, any future development of the site will be required to be designed to meet all applicable City codes, including City grading and drainage standards. Site drainage will be evaluated with the grading plans as part of the required Architectural Review process. A safe overflow route in the event of a 100 year storm is required to be incorporated into site development plans. e),f),g) The project site is not within the boundaries of an area subject to inundation from flood waters in a 100-year storm. h) The project site is within the San Luis Creek watershed and drains into the creek through the City's storm drain system. In order to insure water quality in the creek, the Planning Commission has recommended implementation of small-scale Best Management Practices to reduce pollutants in storm water flows before they are released from the site. Staff has identified two such practices, which can be implemented through the normal Architectural Review process for the project. These include revising the project landscape plan to allow some site drainage to flow through landscaped areas prior to entering the storm drain. Where this is not feasible, clarifiers or oil/sand separators can be installed at drain inlets in the parking lot. Installation of such devices are routine and require coordination with the City's Industrial Waste/Pretreatment Division of the Utilities Department. Conclusion The project does not have the potential to significantly impact hydrology or water quality. The project site is not within a 100-year flood zone and drainage in the area is adequately conveyed to area creek channels, such as San Luis Creek. Coordination will be required as part of the building permit plan check process to insure that the pool is able to be drained to the sanitary sewer system. This is required by the existing policies and procedures of the Utilities Department. No further mitigation is required. (O'7y Attachment 7 Issues, Discussion and Suppori Information Sources Sources Pot y Potemiauy tessTnan No Sigm..-unt Significant Significant Impact ER #60 O1 Issues Unless Impact Mitigation Incorporated 10. LAND USE AND PLANNING - Would theproject: a) Conflict with applicable land use plan, policy, or regulation of 21 X an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? b) Physically divide an established community? X c) Conflict with any applicable habitat conservation plan or natural X community conservationplans? Evaluation a) The General Plan land use map designates the site as Services and Manufacturing. The Land.Use Element states that the City should have sufficient land designated for services and manufacturing,to meet most demands of the City and some demands of the region. The Land Use Element also states that areas reserved for these uses may also accommodate uses and activities primarily serving area workers. The Service-Commercial Zone and the Manufacturing Zone are intended to implement General Plan policy for areas designated Services and Manufacturing. The City's Zoning Regulations allow health clubs by right in both of these zoning districts. The proposed amendment to the Higuera-Commerce Park Specific Plan will not conflict with any land use plan, policy or regulation adopted for the purpose of avoiding or mitigating and environmental effect. b) The project will not physically divide an established community. It would allow for the development of approximately 4 acres of land within an existing subdivision of commercial land. c) The project will not conflict with any applicable habitat conservation plans or natural community conservation plans. Conclusion The project will be developed with the type of improvements anticipated by the General Plan and Zoning Regulations and will not create any impacts to land use and planning. No further mitigation is required. 11. NOISE. Would the project result in: a) Exposure of people to or generation of"unacceptable"noise X levels as defined by the San Luis Obispo General Plan Noise 22, 23 Element,or general noise levels in excess of standards established in the Noise Ordinance? b) A substantial temporary, periodic,or permanent increase in X ambient noise levels in the project vicinity above levels existing without the project? c) Exposure of persons to or generation of excessive groundbome X vibration or groundborne noise levels? d) For a project located within an airport land use plan, or within X two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise levels? Evaluation a) The Noise Element of the General Plan provides standards for acceptable levels of noise exposure for certain noise sensitive uses. The closest use listed in the Noise Element to the proposed use is a playground. Development of playgrounds may be permitted without specific noise studies or mitigation if the Community Noise Exposure equivalent is less than 70Db (Ldn or CNEL). According to the Noise Guidebook, which provides Community Noise Exposure predictions along major arterial roads in the City, the 70Db noise contour extends 43 feet from the centerline of Tank Farm Road between Broad Street and South Higuera Street at build-out. The outdoor use areas proposed with this development are well over 100 feet from the centerline of Tank Farm Road. As a result, the noise exposure associated with this project should be considered Attachment 7 Issues, Discussion and Suppor. ;Information Sources Sources Po ly Potentially Less Than No --- Sigt,._ .ant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated acceptable. b), c) The project will not raise ambient noise levels in the project vicinity substantially. There are no noise sensitive uses immediately adjacent to the project site. The normal operations of the project do not involve heavy machinery or generators other aspects that could expose people to excessive groundbome vibration or noise levels. d) The project is within the Airport Land Use Plan area, but will not expose people to excessive noise levels from aircraft operations. The Airport Land Use Commission has reviewed and approved the project proposal, providing standard conditions of approval for the development that will be implemented as part of the Architectural Review process. Conclusion Noise levels generated by transportation noise sources will not expose people to unacceptable levels of noise. Users of the facility will not be subject to excessive noise levels generated by aircraft operations. No further mitigation is required. 12. POPULATION AND HOUSING. Would theproject: a) Induce substantial population growth in an area, either directly X (for example by proposing new homes or businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing or people X necessitating the construction of replacement housing elsewhere? Evaluation a), b) The proposed health club can be considered a service or recreational use. The health club will not create a substantial number of new professional jobs that would induce substantial population growth in the area. The project will not displace existing housing or people. Conclusion The projects presents no impacts in terms of population and housing. 13. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision,or need,of new or physically altered government facilities,the construction of which could cause,significant environmental impacts, in order to maintain acceptable service ratios,response times, or other performance objectives for any of the public services: a) Fire protection? X b) Police protection? X c) Schools? X d) Parks? X e) Roads and other transportation infrastructure? X f) Other public facilities? X Evaluation a), b), c), d), e), 0 The characteristics of the project do not present situations or conditions that would create potentially significant impacts to services for fire, police, schools, parks, roads or other public facilities. The project has been evaluated by the City's Fire Marshall, the Chief Building Official, the Public Works Department, and the Utilities Department and no resource deficiencies have been identified. �p—/l0 \ 1 Issues, Discussion and Suppor. Information Sources Sources Po; ly Potentially Less Than No -- Sigtt---ant Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated Conclusion The project will not have an impact on the City's ability to provide public services. 14. RECREATION. Would theproject: a) Increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical X deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities,which might have an adverse X physical effect on the environment? Evaluation a), b) The project will not increase the use of existing neighborhood or regional parks because it is health club where members can go to meet several recreational needs. The potential adverse physical effects of the project are evaluated as part of the this Initial Study and where potentially significant impacts are identified, mitigation measures are proposed to reduce potential impacts to less than significant levels. Conclusion The project will not increase the use of existing parks. This initial study is intended to eliminate any adverse effects of the project through mitigation measures and monitoring programs. No further mitigation is required. 15. TRANSPORTATION/TRAFFIC. Would theproject: a) Cause an increase in traffic which is substantial in relation to the 6 existing traffic load and capacity of the street system? X b) Exceed,either individually or cumulatively,a level of service standard established by the county congestion management I X agency for designated roads and highways? c) Substantially increase hazards due to design features(e.g.sharp curves or dangerous intersections)or incompatible uses(e.g. X farm equipment)? d) Result in inadequate emergency access? X e) Result in inadequate parking capacity onsite or offsite? X f) Conflict with adopted policies supporting alternative transportation(e.g. bus turnouts,bicycle racks)? X g) Conflict with the with San Luis Obispo County Airport Land Use Plan resulting in substantial safety risks from hazards, noise, X or a chane in air trafficpatterns? Evaluation a) The project has been evaluated by the City's Associate Transportation Engineer who determined that the Average Daily Trips (ADT) generated by the project is 1,720. This figure is a conservative estimate and it doesn't take into consideration the fact that many of these trips are not true destination trips, but are a stop on the way to an ultimate destination, such as work. The project design also accommodates people using alternative transportation by providing bike lockers, showers and a locker room. The project will not increase traffic substantially-in relation to the capacity of Long Street or Tank Fane Road. 6-77 Attachment Issues, Discussion and Support, information Sources Sources Pod ; Potentially Less Than No -- Sign..__-nil Significant Significant Impact Issues Unless Impact ER a6O-01 Mitigation incorporated b) Peak rush hour trips to and from the site are different than for offices or other uses that generate the most significant amount of traffic at the start and end of the normal work day. The traffic generated by this project is dispersed more randomly over the course of a day, with a heavy lunch crowd similar to restaurants. Based on the number of trips anticipated, the project will not reduce or significantly contribute to reduced levels of service on adjacent roads. c) The project is proposed on a lot that has been approved as part of a recent subdivision. The subdivision was planned, with respect to the Long Street/Tank Farm Road intersection, to provide for safe maneuvering from the collector street to the arterial street. The project includes a primary driveway on Long Street and another entrance, approximately 500 feet from the Long/Tank Farm intersection, on Tank Farm Road. This configuration has been evaluated by the City's Principal Transportation Planner who determined that the configuration will not present any operational problems on Tank Farm Road. d) The project has been evaluated by the City's Fire Marshall for emergency access. The Fire Marshall determined that the project meets design standards for access by emergency response personnel. The project will be further evaluated for proper exiting and for fire sprinkler system design during the building permit plan check process. e), f) The project provides more parking than currently required by the City's Zoning Regulations by approximately 22 parking spaces and will not result in parking deficiencies. Alternative transportation will be supported through the project design as well as through participation in an incentive program for employees that use transit, as required by the recommended Air Quality mitigations and the parcel map approval for the subdivision. g) The project will not conflict with the normal operations of the County Airport. The project has been evaluated by the Airport Land Use Commission,which approved the proposed use. Conclusion The proposed health club will not have a significant impact on traffic or transportation systems. The project is bordered by a commercial collector street and major arterial thoroughfare and the streets are designed to accommodate the anticipated additional trips generated by the project. The heaviest times of use of the health club are expected to differ from the heaviest A.M. and P.M. peak traffic hours. There are no unsafe design features of the project, as Long Street has recently been developed as part of the subdivision of the property. No significant impacts have been identified. 16. UTILITIES AND SERVICE SYSTEMS. Would the ro'ect: a) Exceed wastewater treatment requirements of the applicable X Regional Water Quality Control Board? b) Require or result in the construction or expansion of new water treatment,wasterwater treatment,or storm drainage facilities, 24 the construction of which could cause significant environmental X effects? c) Have sufficient water supplies available to serve the project from existing entitlements and resources,or are new and X expanded water resources needed? d) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate X capacity to serve the project's projected demand and addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity to X accommodate the project's solid waste disposal needs? f) Comply with federal, state,and local statutes and regulations X related to solid waste? Auacnment Issues, Discussion and Support. Information Sources Sources Pot{ ; Potentially I Less Than No Sigm:._unt Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated Evaluation a), b) This project has been reviewed by the Utilities Department staff. Comments note that the project is subject to water impact fees which were adopted to ensure that new development pays its fair share of the cost of constructing the water supply,treatment and distribution facilities that will be necessary to serve it. c) The City has adopted Water Allocation Regulations to insure that increased water use by new development and land use changes do not jeopardize adequate water service to current and new customers. To receive an allocation, the developer will need to retrofit the plumbing of existing structures to save twice as much water as the projected annual demand. Compliance with the provisions of the Water Allocation Regulations and the water impact fee program is adequate to mitigate the effects of increased water demand. The City Water& Wastewater Management Element projects the City water needs at its ultimate build-out of 56,000 people. The project site is included in the anticipated build-out, because it was in the Urban Reserve at the time the element was adopted. Water usage for a health club with aquatics is estimated at..26 acre feet per 1000 square feet of gross floor area(per year). For the total project, the annual water usage is estimated at 12.22 acre feet (.26*47). The 2001 Water Resources Report indicates that there is currently 142 acre feet of water available to allocate to in-fill development(development within the 1994 City Limits). d) The City wastewater treatment plant has adequate capacity to serve this development. The existing sewers in the vicinity have sufficient capacity to serve the development. Impact fees are collected at the time building permits are issued to pay for capacity at the City's Water Reclamation Facility. The fees are set at a level intended to offset the potential impacts of the project. e), f) Background research for the Integrated Waste Management Act of 1989 (AB939)shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90%of this waste goes to landfills,posing a threat to groundwater, air quality,and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50%(from 1989 levels)by 2000. To help reduce the waste stream generated by this project,consistent with the City's Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application.The project should include facilities for both interior and exterior recycling to reduce the waste stream generated by the project consistent with the Source Reduction and Recycling Element. The size of the project will trigger compliance with the City's construction debris recycling ordinance. Compliance with this ordinance will require the applicant to prepare a plan to show how significant amounts of construction debris will be diverted from the landfill. The ordinance also requires reporting on compliance with the approved plan, which is verified by area recycling companies and through the provision of receipts for recycled materials. Mitigation Measures 6. The final project shall be designed to include several convenient locations for the collection of recyclable materials within the project for health club users and adequate room within the garbage enclosures to accommodate.a recycling service from the local garbage company. Conclusion No impacts have been identified relative to water service or supply, wastewater service or capacity at the Water Reclamation Facility,or storm drainage. Potentially significant impacts have been identified relative to solid waste disposal. The City has recently adopted a construction related recycling ordinance to insure recycling of construction debris. In addition to the ordinance requirements,mitigation measures are recommended to insure the provision of on-site recycling facilities to reduce the waste stream generated by the project. Affachment 7 Issues, Discussion and Support., .'nformation Sources Sources PoteI Potentially Less Than No Sigm..�(t Significant Significant Impact Issues Unless Impact ER #60-01 Mitigation Incorporated 17. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to degrade the quality of the X environment,substantially reduce the habitat of a fish or wildlife species,cause a fish or wildlife population to drop below self- sustaining levels,threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Without mitigation, the project could have the potential to have adverse impacts on all of the issue areas checked in the Table on Page 3. b) Does the project have impacts that are individually limited,but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of the past projects, X the effects of other current projects,and the effects of probable futureprojects) The impacts identified in this initial study arespecific to this project and would not be categorized as cumulatively significant. c) Does the project have environmental effects which will cause substantial adverse effects on human beings,either directly or X indirectly? With the incorporation of mitigation measures,the project will not result in substantial adverse impacts on humans. G -�o Attachment 7 18. EARLIER ANALYSES. Earlier analysis may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or more effects have been adequately analyzed in an earlier EIR or Negative Declaration. Section 15063 (c) (3) (D). In this case a discussion should identify the following items: a) Earlier analysis used. Identify earlier analyses and state where they are available for review. This Initial Study has referenced a prior Mitigated Negative Declaration for ER 38-89, which included mitigation measures for the preservation of cultural resources, notably the Long-Bonetti Ranch House, a Master List Historic Resource. The prior initial study evaluated the potential impacts of the subdivision that created the lots which are now proposed for development. b) Impacts adequately addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. Impacts to the historic Long-Bonetti Ranch House were adequately evaluated as part of ER 38-89. Mitigation measures which were adopted with that review have been fully satisfied. The property that contains the historic resource is now separated by Long Street from the project site and the project site is under different ownership. c) Mitigation measures. For effects that are "Less than Significant with Mitigation Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions of the project. No mitigation measures have been incorporated from an earlier environmental review. 19. SOURCE REFERENCES 1. City of SLO General Plan,Circulation Element,on file in the Community Development Department 2. USDA, Soil Conservation Service, Soil Survey of San Luis Obispo County,on file in the Community Develo ment.De artment 3. Website of the Farmland Mapping and Monitoring Program of the California Resources Agency: htt onsrv.ca. ov/dl /FMMP/ 4. CEQA Air Quality Handbook, APCD, 1995 5. Project comments from Larry Allen, Air Pollution Control District, Air Quality Specialist 6. Institute of Transportation Engineers,Trip Generation Manual,6' Edition,on file in the Community Development Department, Health Club data attached 7. City of San Luis Obispo, Land Use Inventory database, public terminal in the Community Development Department lobby 8. City of San Luis Obispo Municipal Code,on file in the Community Development Department and on-line at: http://www.slocity.org 9. City of San Luis Obispo, Historic Resource Preservation Guidelines, on file in the Community Development Department 10. City of San Luis Obispo,Archeological Resource Preservation Guidelines,on file in the Community Development Department 11. City of San Luis Obispo,CEQA Reference Maps,on file in the Community Development Department 12. Burial Sensitivity Map,on file in the Community Development Department 13. City of San Luis Obispo, Energy Conservation Element,on file in the Community Development Department 14. City of SLO Source Reduction and Recycling Element, on file in the Utilities Department 15. City of San Luis Obispo Safety Element, on file in the Community Development Department 16. San Luis Obispo Quadrangle Map,prepared by the State Geologist in compliance with the Alquist-Priola Earthquake Fault Zoning Act,effective January 1, 1990, on file in the Community Development Department 17. Health and Safety Plan—Crude Oil Hazard and Material Handling—Tank Farm Road Pipeline Leak Site,on file in the Fire Department and attached to this report. 18. Letter from Regional Water Quality Control Board Executive Officer, Roger Briggs, dated February 10, 1997, attached to this report 19. Airport Land Use Commission Notification of Action on proposed development,attached 20. Flood Insurance Rate Map(Community Panel 0603100005 C)dated July 7, 1981 —on file in the Public Works Department Attachment 7 21. City of San Luis Obispo Land Use Element,on file in the Community Development Department 22. City of San Luis Obispo Noise Element, on file in the Community Development Department 23. City of San Luis Obispo Noise Guidebook, on file in the Community Development Department 24. 2001 City of San Luis Obispo Water Resources Report,on file in the Utilities Department Attachments: Attachment 1: Circulation Element, Figure 6, Scenic Roadways Map Attachment 2: Digital photos of scenic corridor adjacent to project site Attachment 3: Health club trip generation data from the ITE Trip Generation Manual Attachment 4: Health and Safety Plan for Crude Oil Hazard and Material Handling Attachment 5: Letter dated 2-10-97 from RWQCB regarding remediation of contaminated soil on the project site. Attachment 6: Reduced scale site plan showing general area of contamination relative to the proposed improvements on the project site Attachment 7: Airport Land Use Commission Notification of Action on proposed development REQUIRED MITIGATION AND MONITORING PROGRAMS 1. Mitigation Final map shall note that trip reduction plans and implementation programs will be required as part of development review of new projects on all lots. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2) carpool and public transit information; 3) incentives for employees to use alternative transportation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit, and other measures to the approval of the Community Development Director. • Monitoring Program: This mitigation measure will be monitored by Community Development Department and Public Works staff through the building permit plan check process.. Prior to the issuance of construction permits for the project, a trip reduction plan shall be submitted to the Community Development Department. The plan will be evaluated by the Community Development Director and the City Transit Manager to insure substantial compliance with the approved mitigation measure. On-going monitoring of employee use of public transit and other alternative transportation modes will be provided by the City Transit Manager through a subsidy program that will insure a reasonable level of transit use among project employees, and through documentation to be provided by the trip reduction plan coordinator. 2. Mitigation Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. Attachment 7 e Monitoring Program This mitigation measure will be monitored through the Architectural Review process and through the building permit plan check process. In general, sodium fixtures for exterior lighting are considered to be the most energy efficient. Interior lighting should include fluorescent lighting in large, open areas. Other means of energy conservation, such as through the use of natural day light, are encouraged and will be evaluated for compliance with this mitigation measure. 3. Mitigation Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles e Monitoring Program: Compliance with this mitigation measure will be monitored through the Architectural Review process and through the review and approval of the landscape plan for the project. Plans submitted with the building permit application must include landscape and irrigation plans in substantial conformance with the landscape plan approved by the ARC. 4. Mitigation A site and task specific Health and Safety Plan shall be prepared and submitted to the Fire Marshall for review and approval prior to any excavation or construction on the project site. The plan shall be in substantial conformance with the general Health and Safety Plan prepared by England and Associates, 1997. e Monitoring Program: This mitigation measure will be monitored by the City Fire Marshall and Community Development Department Staff as part of the building permit plan check process. Approval of the Health and Safety Plan is required prior to permit issuance for any work on the project site. 5. Miti ation All contractors, subcontractors and utility workers shall have knowledge of and access to the Health and Safety Plan before commencement of their work at the project site. The plan is to serve as a notice of the contamination to all contractors working on the project. e Monitoring Program: This mitigation measure will be monitored by the City inspectors from the Fire Department and the Building Division of the Community Development Department. The Notice provided as part of the Attachment 7 England report will be required to be re-printed on the title page of the working drawings approved for construction on the project site. 6. Mitigation The final project shall be designed to include several convenient locations for the collection of recyclable materials within the project for health club users and adequate room within the garbage enclosures to accommodate a recycling service from the local garbage company. • Monitoring Program: This mitigation measure will be monitored through the building permit blue card inspection process. Prior to issuance of occupancy of structures on the project site, Community Development Department staff will inspect the overall project for compliance with project conditions of approval and mitigation measures. At the time of the blue card inspection, the garbage enclosure with recycling facilities and the collection bins throughout the project must be in place or occupancy will not be granted. Attachment dr Circulation Etenvent i 1 Figure 6 - Scenic Roadways Map f i i 1 t i • EE t i ( C .. S F V s 1 V t V N l V Vista f ® Roads of high scenic value city Of San LUIS OBISPO Roads of moderate scenic value community development department .••••• Roads of high or moderate t scenic value outside the city limits 9 c t i city of san Luis ogispo - csneizal plan Ofcsst G S� � � a 1 L4• .n,J " 1 K y .1 '.: t h �+V�^s^n")�,' tot.:, �.• '� t S y •S'rS?� )} r1`*5 ,,.i -k rJ �N h J r.. V • ��t at�i � 'Q �EC 1 T ` ) vy }_ �� _ ��-J'!T"•'��.'Y��4�I y )•.wl S tray r L_ Yt. �{ a[. .i..1 ' '�',.ntY �>�r t o S a"^ t an-- y a.•., r a L' titiro- �At.rst. r i i + 4 .P '— � �tAti•+P'�ly- k ,n,yw•'� t rr �t-y�X � N "09 ` ■■FFg+,�rY 45 .' _ . � � • �� 3' ar 1Gy'� ..^ tYPA(.�..1 Lr 2+F' t ) z i ': ... �/ �- . - . 'rp •C4.SY"q F.SP vS �1 a°.i r �° SeP. S. r1 r - ./` Y 5 ��''�•'c•.F Ln=��'�'y`Y�2a+.•+ t x�+• d.}t '^r ... ? •'- f.rpt � -ry.9�.7.✓dx.Jbl..:5 r � .. r yf ( l• t r c;r ! Y r ♦ \e r rr \ r f Cr YS titi�S wk Nw yy �. Y` 1 y, r'aY ,.wy ~fir yC4 . . : Fc S . 1 .. p Jv j �y . F Fit ;r ' ii . # t{t x %,1. �. i Y ' :. r Y + *'_ ` ? i e �Mn �� K :1r" £{ 7, Y t ,, Y~^ �� L Sv. , Y Y '.!. 0' F^/ f'w i r .d► i .1 4# - .1r'. 11 �.�1.! "^ >, 4.r r t., c 1 r v q^� 2 � `lJ�t . , I " � 4 �c I AT Y z +. y C •♦ 1 ( Jl v h • Y J V Y h y 1 t ` 1 IF T �' t y Y H ' -ai i7 � l 't f h - l ) W F } F' T 3 W - p Y `.'r} N j �:.L _ "' -.r: tin �:•. ♦1 t E .: - -1 c e •-. c - X z 'r Y r . ' .., + Y. J._ j 'r y Nr',.�r. c naA p� R �jJ ,•rt . r r+�-'•' Jam. .. .., % ♦ M YY.. ' * "y 3 J A .f ! "4 �t ...� �t - . ('�. r 5. x C �• , _ .r Ir _ Al \ � r Y r c ' '} S y w � i! I . i d ti i "1 {r : r r s 3 .. �' ' .. c F. i x .. 1 . . a)1� - J h yS }. 1 trt { Sa r \ . r `u�fj Y'1f L'. l ,t , •'�`1 I . .F ? 3 .1 w :. • ; J .. Attachment 1 Land Use: 493 Health Club Independent Variables with One Observation The following trip generation data are for independent variables with only one observation. This information is shown in this table only; there are no related plots for these data. Users are cautioned to use these data with care because of the small sample size. Trip Size of Number Generation Independent of Independent Variable Rate Variable Studies Directional Distribution 1,000 Square Feet Gross Floor Area Weekday A.M. Peak 0.30 43 1 46% entering, 54% exiting Hour of Adjacent Street Traffic Weekday P.M. Peak 4.30 43 1 61% entering, 39% exiting Hour of Adjacent Street Traffic Weekday A.M. Peak 0.30 43 1 46% entering, 54%exiting Hour of Generator Weekday P.M. Peak 4.30 43 1 61% entering, 39%exiting Hour of Generator Trip Generation,6th Edition 769 Institute of Transportation Engineers 6-S Attachment Land Use: 493 Health Club Description Health clubs are privately owned facilities that may include swimming pools; whirlpools; saunas; tennis, racquetball and handball courts; exercise classes; weightlifting and gymnastics equipment; locker rooms; and a restaurant or snack bar. Additional Data The site was surveyed in 1986 at a 43,000 gross square foot facility. Source Number 253 Trip Generation,6th Edition 788 Institute of Transportation Engineers �' 0 Attachment Environmental Engineering January 10, 1997 Project No 147-1 Mr. Spencer Meyer Fire Protection Specialist City of San Luis Obispo Fire Department 748 Pismo Street San Luis Obispo, California 93401 Transmittal HEALTH AND SAFETY PLAN CRUDE OUL HAZARD AND MATERIAL HANDLING Tank Farm Road Pipeline Leak Site San Luis Obispo, California Dear Mr. Spencer: On the behalf of Unocal, attached please find three (3) copies of the Health & Safety Plan for Crude Oil Hazard and Material Handling at the Tank Farm Road Pipeline Leak Site, San Luis Obispo, Californi(L Pursuant to our telephone conversation on Friday, December 27, 1996, I have addressed your concerns regarding adding emphasis to the importance of protective clothing and contractor responsibilities. These concerns are addressed in both the body of the report as well as in the "Notice" attached to the cover of each report. I believe the "Notice" is a significant improvement over the draft version of this report you reviewed, because it concisely states the situation, purpose and contractor responsibility. Furthermore, this "Notice" could be used by the City/County Engineering and Planning Departments as a reminder of the Health and Safety Plan. I hope that this document fulfills your requirements. If you have any questions, please do not hesitate to call. Sincerely, . I chael A Rendina, C.E.G Project Manager .-attachments cc Mr John Liung Unocal COS Santa Maria (3 copies) 5375 3arranca Parkway. Suite F-106 • Irvine. California 92618-2207 • (714) 453.8085 • FAX (714) 453.0733 (,, g - Attachment 7 January 7, 1997 ' NOTICE To: Contractors Applying for Excavation Permits ' Where: 100± feet North and South of Tank Farm Road, between Long Street and Unocal's Tank Farm, San Luis Obispo, California The area for which you are applying for an excavation permit may have been impacted by a release of crude oil. Although thorough testing has demonstrated that the hazard posed by this crude oil is negligible, a Health and Safety Plan was prepared at the request of the City of San Luis Obispo Fire Department which includes recommendations for safe work practices and soil ' handling in the event oily soil is encountered. It is recommended that you read this document prior to initiating work in the affected area, inform your ' employees of the existence and contents of this document, and include this document as part of your project-specific health and safety plan. I I I I (o •cjZ � Attachment '7 HEALTH & SAFETY PLAN. t notal Tank Farm Road Pipeline beak]i(e l ae• �an Luis Ubie ,.C'allfu rnl• .lanuan 199- 1.0 INTRODUCTION AND OBJECTIVES Crude oil leakage from a pipeline serving Unocal's San Luis Obispo Tank Farm resulted in contamination of soil and ground water underlying Tank Farm Road and adjacent areas Detailed assessments of-the contamination have established that the crude oil does not pose a threat to human health or the environment. Even the risk to utility workers, the only group who may potentially be exposed to the crude oil during excavation, was studied and shown to be insignificant Since the potential exists for crude oil-impacted soil to be exposed during future construction, a representative of the City of San Luis Obispo requested that a generalized Health and Safety Plan (HASP) be prepared to provide contractors with a source of information on health and safety issues and recommended soil handling practices. It is the objective of this document to: Provide appropriately trained, licensed contractors with chemical hazard information for the crude oil impacted soil. This information was developed with the intent that it be attached as an addendum to a contractor's siteltask-specific HASP, thus aiding in the protection of the health, safety and welfare of workers who may potentially encounter oily soil, Provide contractors with the information necessary to fulfill State and Federal hazard communication (HAZCOM) requirements for workers who may potentially be exposed to oily soil, and Nlinimize any funher threat to the environment due to inappropriate handling ol'oil) soil, ii' encountered 2.0 LIMITATIONS The information contained in this HASP is provided for guidance purposes only and is not intended as a substitute for the development of a site/activity-specific HASP which should be prepared by ani' entity conducting work in any area. Firms requiring workers to excavate within the described vicinity must ensure that: I) the work is conducted in accordance with all Federal, State, County and Cite requirements; and 2) their employees are working under, and in accordance with, the Firm's Injury K Illness Prevention Program (IIPP), Codes of Safe Practice, Hazard Communication Program t f iAZCON1), and Emergency Response Plan. These health and safety programs, codes and plans are the minimum required of an excavation contractor by Cal/OSHA pursuant to Title 8 of the California Code of' Regulations. Whereas the Codes, IIPP and HAZCOM documents are task specific (site generic), the Emergency Response Plan is a site specific document We recommend that this HASP he included as an addendunt to a site-specific health and safetp document (i.e., Emergenc}' Response Plan). Attachment HEALTH & SAFETY PLAN I no.al I ank harm Road Pipeline Leal.ille Vage i San Luis Obiepo,California .lanuan 7, 1491. -1-his HASP focuses upon chemical and ancillary hazards associated with the oily soil and material handling procedures in the event such soil is encountered. Implementation of the procedures contained herein are at the sole discretion of the entity conducting the excavation work It does not address any other health and safety issues which may be related to an entities' or individual's area of expertise and contains no guidance regarding excavation procedures or techniques England & .-associates will not be responsible for implementation of this HASP and strongly suggests that appropriate safety professionals (i.e., industrial hygienist) prepare and implement a safety program which directly addresses the work to be preformed (i.e., a site/activity-specific HASP) 3.0 BACKGROUND Approximately 60 years ago, a release of heavy crude oil from Unocal's pipeline beneath Tank Farm NRoad in San Luis Obispo County resulted in crude oil contamination of soil and ground water under the road and adjacent property. The extent of oily soil, free oil on ground water and dissolved hydrocarbons in ground water have been delineated in several studies (Brown and Caldwell, 1988, 1989; Dames & Moore (D&M), 1990; Earth Systems Consultants (ESC), 1996a, 1996b). Recent investigations by Earth Systems Consultants have improved the definition of the area in which hydrocarbon concentration exceeds 100 mg/kg in the soil within the San Luis Obispo Cite limits tESC. 1996a, 1996b). Figure I (attached) shows the site location and the approximate extent of impacted soil The top of oily soil ranges from 8 feet deep near Tank Farm Road to 15 feet deep near the northern and southern plume margins (ESC, 1996a, 1996b, 1996c). Soil impacted by crude oil typically displays an olive gray color - as opposed to brown which is common elsewhere. The impacted soil generally has a discernable hydrocarbon odor and heavily impacted areas may exhibit small drops of dark brown oil in the soil pores. 3.1 Chemical Hazard ",-fit substances are poison; there is none which is not poison. the right close c/rfferentiotes o poison from a retnecd),"(Paracelsus, 1493-1541 ) Risk is a function of toxicity and exposure For a toxic substance to pose a threat, the potential for exposure must exist If there is no probable route of'exposure, there is no risk Potential routes of exposure include ingestion, inhalation, dermal absorption and injection Crude oil is a naturally-occurring (i e , unrefined), complex liquid consisting almost entirely of it\diucarhons (i e , varying mixtures of the elements hydrogen and carbon (hy(trocarbun) The phvsical proper-ties and chemical composition (toxici(y) of crude oil vary markedly, depending on us J Attachment HEALTH & SAFETY PLAN 1 n.Kal Dank tAm, Hoad PipeUne Leak lne .lanuan '. I97- ian Luis Obi> ).Callrornla source The pnmary constituents of crude oil fall into three major categories paraffins, naphthenes, and aromatics Niany crude oil components, such as paralllns and naphthenes, are gencrally nes( considered to be highly toxic (.Amdur et al , 1991 Clayton and Clayton, 1981 ) and are not typicalk included as chemicals of concern in assessments of health hazard The constituents of primary concern for hazard assessment are contained in the aromatic iractiorl The most toric known compounds found in the aromatic fraction are benzene and the suspected carcinogenic polynuclear aromatic hydrocarbon (PAN) compounds (carcinogens are chemicals thought capable of causing cancer if administered in large or long-lasting doses) N'oncarclnogenlc compounds that may also be of concern include toluene, ethylbenzene, xylenes, naphthalene, and other noncarcinogenic PAH compounds. In addition to their potential toxic effects, benzene, toluene, ethyl benzene and xylenes (BTEX) compounds are of concern because of their volatility and mobilitV in the environment, properties that increase the Likelihood of exposure. BTEX compounds have been detected only infrequently in soil, and where they have been de[ected, their concentrations have been very low (BTEX. <0.04, <0. 18, <0.07 and <0 34 mg'kg) (Dames Moore (D&M), 1990). A more recent investigation found no detectable BTEX in ten samples with measurable crude oil concentrations (Earth Systems Consultants, 19%). These very lo\\ concentrations are not considered sufficient to pose significant health and/or safety hazards to utili(\ \\orkers (England & Associates, 1996a). Air quality monitoring for volatile hydrocarbons durin, construction is not necessary. Monitoring for air quality concerns unrelated to the crude oil problem (i e., oxygen deficiency, etc.) are the responsibility of the entity conducting the work. Of eight soil samples analyzed for PAHs, twelve PAH compounds were detected (D&M, 1990) f Seen of these are suspected human carcinogens and five are not. PAHs have very low vapor pressures and adsorb strongly to soil. Therefore, inhalation of vapors is not a likely route of exposure. Potential routes of exposure to PAHs involve ingestion of soil, absorption through the skin (dermal absorption), and injection (dirty cuts or puncture wounds). Although it has been shown that the PAH concentrations in soil are too low to constitute a significant health threat, safe work practices and good personal hygiene can substantially reduce the potential for even low levels of exposure to PAHs. Follo\\in, is a complete list of hydrocarbon constituents detected in the crude oil impacted soil, (hell associated Chemical Abstract Service Number (C A S. No.) and maximum observed concentration In soil ?nIl \Iniimum Cur:en u-.it in t ,.\,:_ ♦u Cumrwund(C.nnnwn$,numnu) Cnrc11- rnlr(Y.s?u) ml'!I`Yl Xcenaphthene I al ] Benzene Yes Benzo(a)anthracene Attachment HEALTH & SAFETY PLAN I, n,.:d rani. Farm Road Pipeline Leak.Site I'�Qe a ,;An I ub Obis Po Callronnia .. P; t3ttuo(b)nuorvn(henc to U IX 9 13e o(lc)f7uorsnthene 1'es U OG) 13tv.u(E,h.l)penlene .\o 0 32 Ch nine Yes 0%: °6 'UJ Dibem.(a,h).an(h"cene Yes 0 27 iJv-1I-a E(h)l benzene No 007 :'•6.-+u0 Fluo mnthe n No 2 X "9-GU.) Ind en (11.3 t.dI p,re n Yes 47 .0-01 3 Phenanthrene 1`0 18 ::9-.1.i-•i P-rene No I S ;%.XS.i Toluene(\leth\l b%tuenc, B%-tv.•ne.melts r) No UIS .3 3.:•. ' Xclene(o-.m .p- isomers) NO 0 34 Unocal has provided a Material Safety Data Sheet (MSDS) to cover sweet crude oil (Attachment A, following the text). The MSDS is very broad to cover a wide range of crude oils and is therefore eery conservative. Furthermore, the crude oil at the Tank Farm Road site has been in the ground for at least 60 years and has undergone extensive weathering. The effects of weathering are most profound on the low-molecular weight fraction of the petroleum, selectively removing/reducing the more volatile and soluble constituents Therefore, the weathered crude oil does not possess the flammability hazards described in the NISDS. 3.2 Human Exposure Hazard Analysis .a Health Risk Assessment (HRA [E&A, 1996a]) was conducted to address the potential for adverse health affects as a result of worker exposure to oily soil during utility construction The HRA considered the potential threats to worker health associated with inhalation of vapors and air-borne particulates and direct contact (incidental ingestion and dermal contact) with oily soil durinu construction The risk appraisal assumed conservatively high levels of exposure (worst-case soil concentrations) for ten (10) days (much longer than is typically required for utility installation) so as to not underestimate the threat. The results of the HRA indicate that the site is safe for utility workers under the conditions considered. Both potential carcinogenic risk and noncarcinogenic hazard are considered acceptable under California Department of Toxic Substance Control and United States Environmental Protection .-agency guidelines. It is important to note that the assumptions and approaches used in developing- the HRA were designed to ensure that potential risks were not underestimated. For example, risk assessments typically utilize average concentrations to estimate chronic risks associated with loni'- term exposures, however, the maximum reported concentrations of hydrocarbons in soil were used in the calculation of potential risks. Any actual risks associated with the Tank Farm Road Pipeline site are likely to be much less than estimated in the HRA analysis, and may, in fact, be zero 4.0 RECONINIENDATIONS IN THE EVENT OILY SOIL IS ENCOUNTERED In the e\ent oily soil is encountered we recommend that the following measures be in)plen)ented f _ Attachment-7 HEALTH & SAFETY PLAN L nw'a1 1 ink Farni Road Pipeline I.aak Ske Page C .lumen'7, 199- �an Luis tibio ,California Notify Unocal: Notify Unocal immediately at (805) 348-31.26. Be prepared to provide an accurate work area location (i.e., nearby intersections, property address or map page and grid location) and description of the work being performed Unocal may, at its discretion, provide a technician to document the conditions encountered and oversee soil segregation and siockpilinl; Establish Designated Work Arens: Access to work areas surrounding an exca\ation exposinu oil\ soil and the oily soil stock pile should be controlled by erecting temporar} barriers Only authorized «orkers wean.ng approved personal protective equipment shall be permitted within the designated work area Eating, drinking and smoking should be discouraged within the designated work area Persuntd Protective Equipment: Although the health risk assessment demonstrated that the potential for adverse health effects as a result of construction in the oily soil area is negligible, personal protective measures should be implemented to minimize contact with oily material. To achieve this voaJ all work shall be conducted in Level D personal protective equipment (PPE). Level D PPE includes long pants and long-sleeved shirts, steel-toed boots, gloves, hard hat and safety glasses Personal Hygiene: To avoid accidently ingesting oily soil, eating, drinking and smoking should be discouraged within the designated work area. Oily soil may be transferred to food by dirty hands or air-borne dust may settle on food containers (i e., soda cans) resulting in unintentional ingestion Pnor to eating, drinking or smoking and at the end of the work day, thoroughlt leash hands and face with soap and water. tlininiiLe Lvposure: To the extent possible, minimize physical entry into any trench or pit exposim, oil". soil Material Handling: Minimize the amount of oily soil excavated. Excavate only what is necessan, to complete the task at hand. Visibly oily soil should be stockpiled separately from other excavated material. The material should be stockpiled onto plastic sheeting and covered by securely anchored plastic sheeting. The purpose of covering the oily soil is to minimize the potential for human contact, not to suppress vapors (since volatile constituents are not present) Therefore, if the oily soil is to be mo,,ed later the same day, covering may be unnecessary. Oily soil should not be placed back into anv excavation without written authorization. �.0 OTHER REQUIRED PLANS As was pointed out previously, the purpose of this document is to provide chemical hazard and material handling information for parries excavating within the area of impacted soil The document is not intended as a substitute for the development of a site/activity-specific HASP as required by Cal OSHA It is strongly recommended that ant? entit) considering excavation in any area prepare ,u1d implement a health and safety plan that addresses the physical hazards associated \viih the specific, Attachment HEALTH & SAFETY PLAN L n,...1 1.nk Fa. Ro.d Plpetine I,enl:Site P.Qe 6 1.n Luie Obispo,California .Innu.n 7 1"1 k�ork to be performed (task-specific health and safety plan) bask-specific health and salety plans Should include site-specific pre-emergency planning (Emergency Response Plan) includin<„ but nor limited to personnel roles, lines of authority and communication, emergency contacts and phone numbers, emergency alerting and notification procedures, route to the nearest hospital, • Fist of required safety and first aid equipment (i e , fire extinguishers), • and other information as appropriate for the task and site This document should be provided to the City/County of San Luis Obispo agency(ies) responsible for issuing construction/excavation permits The City/County should provide copies of this document to contractors applying for excavation permits in the affected area Moreover, contractors bidding on public works projects should be provided a copy of this document together with the other bid documents and the bid documents should be written so as to require contractors to include this plan in their task project-specific health and safety plan. 6.0 SELECTED REFERENCES \dnrtrr, X1.0., Doull, J., and Klaasen, C D., (Eds.) 1991 , Cassarett and Doull's Toxicology The Basic Science of Poisons, 4th ed New York, Pergamon Press. Bio\�n and Cald\.ti'ell, 1988 Final Site Investigation Report, Unocal 1atnk farm 1?00d])I-Opertie%. San Luis Obispo, California. September 20, 1988 , 1989. Site Investigation Report, Unocal Tank Farm Road Properties, San Luis Obispo, California. May 11, 1989 Clayson, G.D., and Clayton, F.E., (eds.) 1981, Patty's Industrial Hygiene and Toxicology Volume 2B - Toxicology. 3rd Ed. New York, John Wiley & Sons Dames & Nloore, 1990. Soil and Ground Water Investigation & Remedial Aliernatires, Unocai Tank Farm Road Pipeline, San Luis Obispo, California. Dames & Moore Job No. 001 1 1 266-042, Santa Barbara, California. January 9, 1990. Fzrth Systems Consultants, 1996a. Results of Site Assessment, Timm-Kreutzkampf Development Site, Tank Farm Road, East of Higuera Street, San Luis Obispo, California. Project No. NGL-07558-01 . Report dated April 22, 1996, 7pp. G-� Attachment 4. Cal/EPA February 10, 1997 �p Pete coLk Central Coast Mr. John Ljung Regional Water Unocal Corporation Quality Control 3201 Airpark Drive, Suite 104 Board Santa Maria, CA 93455 81 Higuera Street Dear Mr. Ljung: Suite 200 San Luis Obispo,CA 93401-5427 SLIC -TANK FARM ROAD, SAN LUIS OBISPO, UNOCAL PIPELINE; STRASBAUGH (805)549-3147 PROPERTY FAX(805)543-0397 We have reviewed Unocal's December 10, 1996 "Report of Hydrogeologic Evaluation Strasbaugh Property Tank Farm Road Pipeline Leak Site," prepared by England and Associates. Based on this report,we have concluded: • at this time, this Board will not require Unocal to remediate its petroleum hydrocarbons in soils located beneath the Strasbaugh property and Tank Farm Road (as depicted on Figure 1 of the December 10 report); and, • water quality issues related to Unocal's petroleum hydrocarbon releases should not be considered a major factor when making planning and permitting decisions on the development proposal for this property. If you have any questions, please call Frank J. DeMarco at (805) 542-4638. Sincerely, 4oger . Briggs 1Ixecutive Officer cs: Spencer Mever Citv of San Luis Obispo Fire Deparaneia 2160 Santa.Barbara Ave. San Luis Obispo, CA 93401 John Schultes County of San Luis Obispo Division of Environmental Health 2156 Sierra Way San Luis Obispo, CA 93401 FJD\Y:\FRANK\Ink I-I 4.doc Task: 302-51 File:Tank Farm Rd, San Luis Obispo, Unocal Pipeline n�a Recycled Paper Our mission is to preserve and enhance the quality of California's water resources,and ''�� ensure their proper allocation and eycient use for the benefil of present and furum generations. Attachment - J � I p mrK ,w-moxa i II I 1 e� i 1 _ ..__2r—_�_ 1 gg � D 0mall sl , I 007 .a �Q � rr-� `- � I .................. rlll � li I ' I I D I p I e � S I � i (.� 1 I •I ._I 1 I—�i j-J� � �� I II z ± I I �D I I III o�-�----- I Irl I (� ( � —"i I i_ I S 1 Q �11 x`71 11 1��- 7 F7777I I _4 I1 D i 1 , 1 -4? 11 1. , II ' 1 � 1 2 I I <1. 1Vi I L Jo i l I CLr.A I �, _ : I Zd Wd£S:TO TOOZ £Z '6r*d 'ON XUd S31tfIJOSSH >016WdH WOMB 6 -(60 Attachment XN LUIS OBISPO COUNTY i DEPARTMENT OF PLANNING AND BUILDING VICTOR HOLANDA, AICP DIRECTOR BRYCE TINGLE, AICP ASSISTANT DIRECTOR NOTICE OF AIRPORT LAND USE COMMISSION ACTiliG ONMENTAL COORDINATOR FORREST WERMUTFI ALUC 2001-014 CHIEF BUILDING OI rICIAI HEARING DATE: JUNE 20, 2001 RECOMMENDATION TO: CITY OF SAN LUIS OBISPO SUBJECT: KEVIN KENNEDY - to modify the Commerce Park Specific Plan to allow Health Clubs. The site is located on the at the corner of South Higuera Street and Tank Farm Road, in the city of San Luis Obispo; in the Airport Land Use Zone 3. On June 20, 2001, the Airport Land Use Commission determined that the above referenced project is CONSISTENT with the Airport Land Use Plan, and is referred back to the City of San Luis Obispo ( Michael Codron, Planner). Copies of the Airport Land Use Commission recommendations are attached. If you have any questions regarding this matter, please contact me at (805) 781-5718. �Sincerely, �.x.o Chris Macek, Secretary Airport Land Use Commission (Planning Department Use Only) Date NOFA Mailed July 2 2001 Mailed Hand-delivered Enclosed: X Airport Land Use Commission Recommendations COUNTY GOVERNMENT CENTER • SAN LUIS OBISPO CALIFORNIA 93408 • (805)781-5600 1-800-834-4636 EMAIL: ipcoping®slonet.org • FAX: (805)781-1242 WEBSITE: http://www.sionet.org/vv/ipcoping 6 -lo I Staff Report San Luis Obispo Coun"irport Land Use Commission DATE: JUNE, 2001 TO: AIRPORT LAND USE COMMISSION (ALUC) FROM: BILL ROBESON, DEPARTMENT OF PLANNING AND BUILDING REFERRING AGENCY: CITY OF SAN LUIS OBISPO APPLICANT: KEVIN KENNEDY SUBJECT: MANDATORY DETERMINATION OF COMPATIBILITY/ INCOMPATIBILITY FOR A SPECIFIC PLAN AMENDMENT TO MODIFY THE COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS IN THE SPECIAL INDUSTRIAL DISTRICT. PROJECT AND SITE DESCRIPTION Location: The project is located at the northeast corner of South Higuera Street and Tank Farm Road, in the City of San Luis Obispo. (APN# 053-251-051&052) Existing Uses: vacant single family dwelling, undeveloped land and row crops Site Area: approximately 4 acres ALUP CONSISTENCY CONSIDERATIONS The proposed project is located in Area 3 of the San Luis Obispo County Airport. At commission's March 21" meeting this Specific Plan Amendment proposal was a discussion item. Occupancy was the main issue and it was determined that the health club use was similar(possibly less people) to a medium density office use. In, addition there will be a large amount of open space on the property after the project is complete. Noise was not a significant issue due to the type of use (health club). The requested modification to the existing Commerce Park Specific Plan is proposing to add one allowable use to the Special Industrial District portion of the Specific Plan, The allowable uses list submitted by the City is as follows: advertising, public relations, agricultural uses including cultivation of field, vine or tree crops, pasture or grazing and other outdoor agricultural activities, broadcast studios, computer services, credit reporting and collection, delivery, mailing, and postal services, detective and security services, electronic, optical, pharmaceutical and other precision products, parts, instruments or equipment, or similar manufacturing laboratories, other technical facilities for research, testing and processing, medical, and analytical, offices (architects, engineers, industrial design), printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilities serving the employees of allowed uses,public utility, attachment KENNEDY STAFF REPORT-JG`_ 20,2001 1 Page 2 construction engineering, soils testing and similar design, health clubs and recreational facilities. A separate use permit will be required to allow the building of the health club facility which is a "conditionally compatible" use. The applicant has submitted information regarding this facility with this specific plan amendment application. The planned strucutres are a 38,000 square foot, two story building that would house the indoor fitness facilities such as racquet ball, basket ball, weight training rooms, locker rooms etc.. An adjacent 5,000 square foot building would include an open pavilion type structure designed for audio visual presentations and entertainment with private Kennedy Club Fitness offices above. The two buildings would surround swimming pool and other uses. This development has over 200 parking spaces.. Your Commission will only review this project once for a mandatory determination of compatibility or incompatibility which will refer to the use (health clubs and recreational facilities) being added to the Commerce Park Specific Plan. The proposed health club use and the individual use permit will come before you at a later date, however, there is some concern regarding the open pavilion floor area (i.e. number of people, frequency of functions, noise issues etc.). STANDARD CONDITIONS The Airport Land Use Plan specifies certain standard conditions which may be applied to proposed land uses such as office buildings (the most similar use) in Areas 3 of the ALUP. The ALUC may apply these as it deems applicable and may require such other conditions as it finds necessary to ensure that the "Conditionally Compatible" uses will be compatible with present and future airport operations. Standard conditions for retail store uses in Area 3 are: 1. sound proofing to reduce noise to acceptable levels 2. low density- to preclude large numbers of people for congregating 3. nonreflective material to be used on buildings and signs. Land uses designated as "Conditionally Approvable" are not compatible with current and projected airport operations unless certain well-defined actions are taken by the Airport Land Use Commission. The requirements which must be met in order for a "Conditionally Approvable" use to be rendered "Compatible" are specified by the Airport Land Use Plan and are the following: a. The Airport Land Use Commission must examine the proposed use prior to approval, and b. The Airport Land Use Commission must determine appropriate conditions for development which will render the "Conditionally Approvable" use "Compatible". Criteria which must be considered by the Airport Land Use Commission in determining appropriate conditions with regard to "Conditionally Approvable" land uses include, but are not limited to: G�o3 KENNEDY STAFF REPORT NE 20,2001 Attachment 1 Pas,3 a. The location of the proposed use in.relation to the airport (answer: The subject site is approximately 6500 feet northwest of the end of Runway 29. b. The density of population generated by the proposed (answer: during peak hours approximately 120- 200 will utilize the proposed businesses) c. The noise zone in which the use is situated (answer: the entire property is located within the 55-dB CNEL airport noise contour, however the proposed retail stores are not noise sensitive uses) d. The location in relationship to flight paths.(answer: not determined) RECOMMENDATION ' Staff recommends that the Airport Land Use Commission determine that the proposed project be consistent with the San Luis Obispo County Airport Land Use Plan because it is designated as a" Conditionally Compatible" use and can be made "Compatible" with conditions. The following requirements are imposed as conditions of any building or use permit: 1. Sound proofing to reduce noise to acceptable levels per City of San Luis Obispo requirements 2. Nonreflective materials to be used on buildings and signs. 3. The allowed uses can be established in this Special Industrial District portion of the Commerce Park Specific Plan and shall be limited to the following: advertising, public relations, agricultural uses including cultivation of field, vine or tree crops,pasture or grazing and other outdoor agricultural activities, broadcast studios, computer services, credit reporting and collection, delivery, mailing, and postal services, detective and security services, electronic, optical, pharmaceutical and other precision products,parts, instruments or equipment, or similar manufacturing laboratories, other technical facilities for research, testing and processing, medical, and analytical, offices (architects, engineers, industrial design), printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilitiesserving the employees of allowed uses, public utility, construction engineering, soils testing and similar design, health clubs and recreational facilities. 6-10� Attachment 8 ��►►�� ,�►��►►� m em o pa n bum city of san lis oBispo, a6mmistrzation Oepantment DATE: May 15, 2001 TO: Michael Codron, Associate Planner FROM: Shelly Stanwyck, Economic Development Manager SUBJECT: 210 Tank Farm Road U I wanted to officially comment on this project. The project was discussed at the May Development Overview Committee meeting and I think the consensus from that group, which includes Ken Hampian, CAO, was to make health clubs and recreational facilities an allowed use in the Higuera Commerce Park PD. While it is true there is a shortage of industrially zoned properties in the community, and this use would "take up" one of the few remaining so zoned parcels, there are other factors that must be considered. First, it would be a complimentary use in the area now, and in the future when the Airport Area Annexation occurs. Second, the existing large companies in the Tank Farm/South Higuera area would be well served by such a facility, as would the Edna Islay neighborhood and South Higuera Street neighborhood. Third, such a facility will help us to attract high tech companies to the area because these are exactly the type of amenities they expect near or adjacent to a business park. Finally, and most significantly, this will allow us to retain and help expand a local business that has been an active participant in our community for almost 20 years. Business retention and expansion is the key to our economic viability and stability. Dommcm7 6 -16 Attachment 9 KENNEDY CLUB FITNESS April 22, 2001 To: City of San Luis Obispo Community Development Department RL: Planning Application General Plan Description of Business Kennedy Club Fitness has been in business in the county for twenty years. It currently is the only health/fitness club in the County with multiple locations. Officially, the business started in Atascadero in June 1981 as Kennedy Nautilus Center. Kennedy Nautilus Center opened its second location in San Luis Obispo in 1982 and its third in Arroyo Grande in 1984. The general partners and managers of the business have always been Kevin and Barbara Kennedy and Brett Weaver. The name was changed from "Kennedy Nautilus Center" to "Kennedy Club Fitness" in 1995 to better describe and market its changing and progressing facilities. Kennedy Club Fitness of San Luis Obispo has purchased the Northeast, four acre corner of Tank Farm and Long Street (APN: 053-251-051 & 052) for the purpose of expanding its services to what is known in the Fitness Industry as a "multipurpose athletic club". The development would be similar in size and varied uses similar to the existing KCF Atascadero location. The planned structures are a 38,000 square foot, two story building that would house strength and cardiovascular training fitness areas, a physical therapy/wellness clinic, 3 racquetball courts, a full court basketball gym, executive style locker rooms, pro shop, snack bar and sports lounge/lobby area. An adjacent proposed 5000 square foot structure would include an open pavilion type building designed for audiovisual presentations and entertainment with private KCF corporate offices above. The two buildings would surround a 50-meter x 50- foot swimming pool, spa and "Sportrock" climbing structure. The development has over 200 parking spaces and very lush landscaped areas planned. Access to public transportation is very convenient. We also know that with the convenience of locker rooms and showers, that many employees of surrounding businesses would choose to ride bikes to work. KCF began in the City of San Luis Obispo in 1982 in the Creamery on Higuera St. It then moved to its current location at 1050 Osos St. in 1992. KCF has been the (805)466-6775 (805)781-3488 (805)481-2888 3435 EI Camino 1050 Osos St 188 Station Way Atascadero,CA San Luis Obispo,CA Arroyo Grande,CA 93422 93401 93420 G -/v� ^, Attachment 9 "Downtown athletic club" for nearly twenty years and intenus to keep its current successful location even with this future proposed development. KCF has and will continue to promote and educate the public to healthy lifestyles. With the planned facilities our age demographic has no barriers. Children's programs as well as senior programs will be marketed. Currently the San Luis Obispo Club has approximately 2,300 members. Our intention is to build that number to approximately 5,000 members with many nonmember services, programs and events also offered. We feel this site is perfectly suited for this much desired use for two reasons: 1. Easy access from five main SLO traffic arteries; Tank Farm Rd, Higuera and Broad Streets, Los Osos Valley Road and Highway 101. It also has easy alternate access routes through Hind and Long Streets. And 2. Many of the larger corporate employee based businesses already existing or planned for the future in this area. This type of facility has become common place in most metropolitan areas, but is rather unique in San Luis Obispo. It would be a tremendous drawing card for businesses and the surrounding community. Thank you for your consideration of this development in the "Specific Plan" area. (805)466-6775 (805)781-3488 (805)481-2888 3435 EI Camino 1050 Osos St 188 Station Way Atascadero,CA San Luis Obispo,CA Arroyo Grande,CA 93422 93401 93420 �'�V7 Attachment 9 HOW THIS SPECIFIC PLAN AMENDMENT CARRIES OUT THE EXISTING POLICIES OF THE GENERAL PLAN Applicant: Kennedy Club Fitness, April 23, 2001 The following are excerpts from the General Plan and associated Elements. Each statement and response supports the concept of amending the Specific Plan to include health clubs as an approved land use at this location. GENERAL PLAN, LAND USE ELEMENT (page 9): Community's Goals: Provide a wide range of parks and sports and recreational facilities for the enjoyment of our citizens. Providing a recreational facildy in this location is just one more step in a larger network of steps the City can take to accomplish this community goal. The residents and nearby businesses support the idea of a recreational facility at this location. (page 8): Community's Goals: Retain existing businesses and agencies, and accommodate expansion of existing businesses, consistent with other goals. Kennedy Club Fitness has an established record of service in this city. As an existing business, KCF is committed to promoting health and natural lifestyles for local residents of all ages. (page 13): Growth Management Policies:The natural environment and air quality will be protected. Providing a health dub in the center of an office/industrial area will result in less trips to other parts of the city. In addition, cycling to and from work would be encouraged because of on-site shower and locker rooms which may not otherwise be available. (page 44): Commercial and Industrial Development Policies: Areas reserved for these (services and manufacturing) uses may also accommodate convenience restaurants and other activities primarily serving area workers. Providing a health club at this location would be convenient for all workers as well as local residents ZONING REGULATIONS (page 9) Purpose: To guide the development of the city in an orderly manner, based on the adopted General Plan, to protect and enhance the quality of the natural and built environment and to promote the public health._... Providing a health club in this area would promote public health for workers and local residents.. CIRCULATION ELEMENT (page 6): Transportation Goals: Reduce the need for travel by private vehicle 1 Attachment 9 through land use strategies.............. This is a strategic location for a health dub because it promotes the idea of cycling to and from work. Changing rooms and showers are generally not available in most work places, however those facilities are available in the health club. NOISE ELEMENT (page 23): Ideally, to be consistent with the Noise Element, the Land Use Element would show acceptable land uses in relation to existing and projected noise levels.. A health dub is not a noise sensitive use. The level of inside equipment noise screens the impact of adjacent traffic noise. (page 15) Noise Contours: The noise contours for this property are 60-65 db. The source is road traffic. Offices, which are more noise sensitive than health clubs are being built nearby. CONSERVATION ELEMENT Reduced trips will promote Air Resource Conservation. ENERGY CONSERVATION ELEMENT This project will be designed to perform beyond the requirements of the Tile 24 energy requirements. PARK AND RECREATION MASTER PLAN (page 1) Vision: The city should provide a park and facility network that includes ......sports fackies designed to meet current demands.. (page 1) Vision: Each residential neighborhood shall have walking access to a park that includes elements designed to enhance the social experience. A health dub in this part of town would be within walking distance from a residential neighborhood and a commercial neighborhood and would provide that social experience. (page 2) Executive Summary: Despite increasing demands for recreation services, theitat<oabiilbincreasin of local government to meet these is gjy constrained by fundin A pmate health dub in this area would meet that demand. (page 11) Statement of Goals: The City's parks and recreation goal is to enable all citizens to participate in fun heaM, or enrichment activities which enhance the quality of life in the community. A health dub in this location would enable citizens to participate in healthful activities and greatly enhance the quality of life for local residents and workers. 2 Attachment 9 (page 11) Statement of Goals: Recreation facilities shall be developed and operated and services delivered in the most efficient and economical methods os Studies have demonstrated that a private health club provides services in the most efficient and economical method possible. (page 11) Statement of Goals: Recreation services shall be designed and administered to avoid duplicating commercial, private and universfty recreation S@NICPS. If this dub is developed, no publicly funded facilities would be necessary in this area for the foreseeable future.. (page 14) Unmet needs: The park and recreation system has a shortoge of space and facilities to meet both current and projected needs.....The data indicates the most critical needs are for:... gymnasiums and indoor recreation facilities. This dub will provide a gymnasium, indoor recreation fadlides and a swimming pool. (page 16) Policy: There will be adequate gymnasiums in SLO to meet the demonstrated program demands of the community. This health club will be one more step in meeting the demands of the community. (page 28) Implementation: Gymnasiums- There are over 1,800 individuals in the City who use gymnasiums for city sponsored programs such as: basketball, volleyball and exercise. To meet these needs there is one City gymnasium. Youth teams participating in sports such as basketball must practice outdoors in the winter. The inability to practice indoors keeps many children from participating in the program. Without assistance from another funding aQengy it is doubtfull that the City could construct a gymnasium that would meet the existing_need. This facility would meet the needs of the individuals in this area. 3 /I0 -� Attachment 9 HOW THE SPECIFIC PLAN AMENDMENT CARRIES OUT THE EXISTING POLICIES OF THE SPECIFIC PLAN Applicant: Kennedy Club Fitness, April 23, 2001 Included in the list of approved uses on page 5 of the Specific Plan reads the following: Printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilities senrinat, th employees of allowed uses. For a variety of reasons, limited space, expertise, or liability, most of the local businesses are unable to provide recreation facilities as incidental uses for their employees. They would however, enjoy the benefits (reduced stress, low absenteeism, self confidence) that fitness brings to their employees and they would encourage and support a program which offered these benefits. The City does not have the resources to provide for the recreational needs of this large amount of users in this area. Kennedy Club Fitness is in position to meet this demand and also the intent of the Specific Ian and the General Plan which encourages public health, protected air quality through reduced auto trips and a social enrichment experience. We encourage you to amend the Specific Plan for Higuera Commerce Park to allow health dubs in the Special Industrial District. �i Draft Resolution "A" Attachment 10 RESOLUTION NO. (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING AN AMENDMENT TO THE HIGUERA-COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS IN THE SPECIAL INDUSTRIAL DISTRICT APPLICATION NO. SPAIER 60-01 WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing on September 26, 2001, for the purpose of formulating and forwarding recommendations to the City Council regarding Application No. SPA 60-01, a request to amend the Higuera- Commerce Park Specific Plan to allow health clubs in the Special Industrial District; and WHEREAS, the City Council conducted a public hearing on, December 11, 2001, and has considered testimony of the applicant, interested parties, the evaluation and recommendation of staff and the records of the Planning Commission hearing and action; and WHEREAS, the City Council finds that the project is consistent with the City of San Luis Obispo General Plan; and WHEREAS, the City Council has considered the Mitigated Negative Declaration of Environmental Impact as prepared by staff and revised at the direction of the Planning Commission. THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: Section 1. Findings. Based upon all the evidence, the Council makes the following findings: 1. The proposed specific plan amendment is consistent with the General Plan because the project will serve area workers by providing a convenient recreational facility that may also serve to promote alternative transportation goals by encouraging biking to work. 2. The proposed specific plan amendment and development project will not harm the general health, safety or welfare of people working or living in the vicinity of the project site because health clubs are a land use that is suited to the lot size and lot configuration, in proximity to arterial streets, that are typical of the Special Industrial District of the Specific Plan Area. 3. The proposed health club is compatible with adjacent land uses and land uses in the area because it will be easily accessible from arterial City streets and will provide facilities such as showers, locker rooms and long-term bicycle parking to meet the needs of their customers, many of whom will live or work in the vicinity. 4. The Initial Study of Environmental Impact and the Mitigated Negative Declaration adequately evaluate and address all of the potential impacts of the proposed project. The proposed mitigation measures will reduce potential impacts to less than significant levels. Attachment 10 Resolution No. (2001 Series) Page 2 Section 2. Environmental Review. The City Council does hereby adopt a Mitigated Negative Declaration for the project, with the following mitigation measures and monitoring programs. 1. Mitigation A trip reduction plan and implementation program is required. Such plans and programs may be submitted by individual employers or coordinated into a cooperative transportation management program by several or all property owners in the subdivision. Plans shall include: 1) designation of a coordinator to administer the program; 2) carpool and public transit information; 3) incentives for employees to use alternative transportation, such as secured bike storage, showers and dressing rooms, employer-paid subsidies to employees using public transit, and other measures to the approval of the Community Development Director. • Monitoring Program: This mitigation measure will be monitored by Community Development Department and Public Works staff through the building permit plan check process. Prior to the issuance of construction permits for the project, a trip reduction plan shall be submitted to the Community Development Department. The plan will be evaluated by the Community Development Director and the City Transit Manager to insure substantial compliance with the approved mitigation measure. On- going monitoring of employee use of public transit and other alternative transportation modes will be provided by the City Transit Manager through a subsidy program that will insure a reasonable level of transit use among project employees, and through documentation to be provided by the trip reduction plan coordinator. 2. Mitigation Energy efficient interior and exterior lighting, including the use of natural day light in interior spaces, is required to reduce air quality impacts at the source. . Monitoring Program: This mitigation measure will be monitored through the Architectural Review process and through the building permit plan check process. In general, sodium fixtures for exterior lighting are considered to be the most energy efficient. Interior lighting should include fluorescent lighting in large, open areas. Other means of energy conservation, such as through the use of natural day light, are encouraged and will be evaluated for compliance with this mitigation measure. 3. Miti ag tion Shade trees shall be planted along southern building exposures to reduce summer cooling needs and in parking lots to reduce evaporative emissions from parked vehicles Attachment 10 Resolution No. (2001 Series) Page 3 • Monitoring Program: Compliance with this mitigation measure will be monitored through the Architectural Review process and through the review and approval of the landscape plan for the project. Plans submitted with the building permit application must include landscape and irrigation plans in substantial conformance with the landscape plan approved by the ARC. 4. Miti ag tion A site and task specific Health and Safety Plan shall be prepared and submitted to the Fire Marshall for review and approval prior to any excavation or construction on the project site. The plan shall be in substantial conformance with the general Health and Safety Plan prepared by England and Associates, 1997. • Monitoring Program: This mitigation measure will be monitored by the City Fire Marshall and Community Development Department Staff as part of the building permit plan check process. Approval of the Health and Safety Plan is required prior to permit issuance for any work on the project site. 5. Miti ag tion All contractors, subcontractors and utility workers shall have knowledge of and access to the Health and Safety Plan before commencement of their work at the project site. The plan is to serve as a notice of the contamination to all contractors working on the project. • Monitoring Program: This mitigation measure will be monitored by the City inspectors from the Fire Department and the Building Division of the Community Development Department. The Notice provided as part of the England report will be required to be re-printed on the title page of the working drawings approved for construction on the project site. 6. Miti ag tion The final project shall be designed to include several convenient locations for the collection of recyclable materials within the project for health club users and adequate room within the garbage enclosures to accommodate a recycling service from the local garbage company. • Monitoring Program: This mitigation measure will be monitored through the building permit blue card inspection process. Prior to issuance of occupancy of structures on the project site, Community Development Department staff will inspect the overall project for compliance with project conditions of approval and mitigation measures. At the time of the blue card inspection, the garbage enclosure with recycling facilities and the collection bins throughout the project must be in place or occupancy will not be granted. Attachment 10 Resolution No. (2001 Series) Page 4 Section 3. Action. The City Council does hereby approve Application No. SPA 60-01, a request to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District, as shown in the attached Exhibit A. 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: it o ey�&e/G. Jorgensen VX Exhibit A The Service-Commercial District Attachment 10 The service-commercial district provides for most uses allowed or conditionally allowed by the C-S (service-commercial) zone. Most of these uses will be conducted within a building with related storage yards adequately landscaped and screened from prominent street views. Uses in this sub-area shall be allowed or conditionally allowed, as provided in the Zoning Regulations, C-S zone; exception: those uses listed previously in this specific.plan as prohibited uses shall not be allowed. Special Industrial District The southern 30 acres of the specific plan area are designated "special industrial." This sub-area is intended to accommodate primarily clean, light industries -- such as research and development, laboratories, precision manufacturing -- which require substantial space as well as City services, and which will draw most of their employees from the local labor market. Allowed Uses: • advertising, public relations • agricultural uses including cultivation of field, vine or tree crops, pasture or grazing, and other outdoor agricultural activities • broadcast studios • computer services • credit reporting and collection • delivery, mailing, and postal services • detective and security services • electronic, optical, pharmaceutical and other precision products, parts, instruments or equipment, or similar manufacturing • laboratories and other technical facilities for research, testing and processing, medical, and analytical • offices (architects, engineers, industrial design) • printing and publishing firms, accessory offices, machine shops, cafeterias, recreation rooms and similar incidental uses or support facilities serving the employees of allowed uses • public utility, construction engineering, soils testing and similar design. ° H�'ifLTEt CC.UBS A-ip J'l�GfL�q-�/ON� (� �AGI� l7"l� 5 Attachment 11 Draft Resolution "B" RESOLUTION NO. (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN AMENDMENT TO THE HIGUERA-COMMERCE PARK SPECIFIC PLAN TO ALLOW HEALTH CLUBS IN THE SPECIAL INDUSTRIAL DISTRICT APPLICATION NO. SPA/ER 60-01 WHEREAS, the City Council conducted a public hearing on December 11, 2001, and has considered testimony of the applicant, interested parties, and the evaluation and recommendation of staff, and the records of the Planning Commission hearing and action; and WHEREAS, the City Council finds that the proposed specific plan amendment is not consistent with the [General Plan], and/or [other City goals or applicable ordinances]. THEREFORE, 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 project SPA/ER 60-01, makes the following findings: [Council specifies findings] SECTION 2. Denial. The Specific Plan Amendment to amend the Higuera-Commerce Park Specific Plan to allow health clubs in the Special Industrial District is hereby denied. Upon motion of seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was adopted this day of 2001. 641/7 Attachment 11 Resolution No. (2001 Series) Page 2 Mayor Allen Settle ATTEST: Lee Price, City Clerk APPROVED AS TO FORM: Jeffrey G. Jorgensen, City Attorney