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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas, Community Development Directoo '"'
PREPARED BY: Greg Smith, Associate Planner, ,
I
SUBJECT: Actions Relatingto o Property at 3950 Broad Street. Requests to approve a
subdivision and planned development rezoning to create a mixed-use shopping
center on the east side of Broad Street, between Industrial Way and Tank Farm
Road.
A. Planned Development Rezoning PD 191-92: A request to amend the
zoning map from C-S-S, C-N-SP, and R-2-SP to C-S-PD, and to approve
a preliminary development plan for a mixed-use shopping center.
B. Tract 2133 (City File No. TR 191-92): A request to subdivide a 17.2 acre
parcel into six lots.
CAO RECOMMENDATION:
Approve rezoning application PD 191-92 and tentative tract map application No. 2133
subject to appropriate findings and conditions.
REPORT IN BRIEF:
The staff report evaluates several important policy areas:
• Land use policies. The applicants propose a "hybrid" mixture of neighborhood and
service commercial uses. The Planning Commission has determined that the proposed
uses can be considered consistent with applicable General Plan policies, however.
• Traffic and circulation. The proposed project includes street widening projects and
installation of a traffic signal at the Broad/Industrial intersection. These and other
mitigation measures are needed to insure that the project will.not cause significant
adverse impacts on traffic safety and congestion levels.
Site planning. The service area of the project is located adjacent to a strip of land
zoned for low density residential uses. Special mitigation measures are needed to insure
that noise levels suitable for residential uses are maintained.
DISCUSSION
Background
The Council is considering two applications related to the proposed "Marigold Center" project.
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The Council has final jurisdiction over the PD rezoning and the tentative tract map. The
Planning Commission conducted a hearing on those applications on April 28, 1993. The
Commission recommends approval of the project, based on findings and conditions in the
attached draft ordinance and resolution. Minutes from the Planning Commission hearing are
also attached
In addition, the project must be approved by the.Architectural Review Commission (schematic.
approval granted on March 1, 1993). The CHC acts in an advisory role to the Council and
ARC on this project. The CHC's recommendation that an existing well house structure be
preserved on the site is inconsistent with.the proposed PD preliminary development plan.
Several separate actions related to mitigation measures for this project - including a "clean-up"
amendment to the Edna/Islay Specific Plan-will be processed in the near future. Refer to the
recommended mitigation measures.
Data Summary
Address: 3950 Broad Street
Applicant: Marigold Partners
Representative: RRM Design Group
Existing Zoning: C-S-S'(Service Commercial - Special Considerations), C-N-SP (Neighborhood
Commercial - Specific Plan), R-2-SP (Medium Density Residential - Specific Plan)
Proposed Zoning: C-S-PD (Service Commercial, Planned Development)
Environmental Status: Mitigated negative declaration approved by Director,
modified by Planning Commission.
Project Action Deadline: Tentative tract map - July 1, 1993.
PD rezoning - Not applicable to rezoning actions.
Site Description
The site is approximately 16.6 acres, excluding the stormwater detention basin at the southeast
comer. A wood frame house and well house currently occupy the site, along with several shed
buildings. No significant vegetation is found on the site. A boat shop is located near the
southwest comer of the site, but is not part of the site. The site slopes approximately 24 feet
vertically from the high point (northeast comer) to the low point (southwest corner); average
slope is approximately 2%. Various residential and service commercial uses surround the site.
Project Description
The shopping center would include a variety of uses and buildings; as summarized below. Refer
also to the PD application and the project data on Sheet ARC 2 of the blueprint plans; refer
to the Evaluation section of this report for analysis of the rezoning issues to be addressed.
Existing and Proposed Zoning. A narrow strip along the Tank Farm Road frontage of the site
is currently zoned C-N-SP and R-2-SP. The larger portion of the site was part of the recent
Broad Street Annexation, and was zoned C-S-S concurrently with annexation. The pre-zoning
ordinance for this annexation listed five special considerations:
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1. Regulation of vehicular access to Broad Street.
2. Securing public improvements, including utility extensions and street
improvements.
3. To address area-wide drainage problems..
4. To insure land use compatibility and appropriate land use buffers.
5. To insure safe and orderly development consistent with availability of water and
sewer services and necessary infrastructure.
The entire site is proposed to be rezoned to C-S-PD.
A strip of undeveloped property between the Marigold site and Poinsettia Drive is zoned for
R-1 development, and tentative maps for a total of 16 lots have been approved or are pending
approval. The owners of the Marigold project also own the R-1 strip.
Proposed PD Ordinance. The principal feature of the proposed planned development
regulations is the modified list of allowed uses. Numerous additions to and deletions from the
types of uses allowed or conditionally allowed in the C-S zone are proposed. Most notable
changes include deletion of most "heavy commercial" uses, such as auto sales and warehousing,
and inclusion of various office and specialty retail uses. The list of proposed uses is attached
to this report in the form of an annotated chart from the Zoning Regulations.
Proposed Buildings. The applicant proposes 13 structures, many of which would be
interconnected. The three largest buildings would house a grocery market (Building G, 57,435
sf); a drug store or other large retail use (Building J, 25,900 sf); and a home improvement
center (Building M, 44,050 sf plus 17,000 sf outdoor sales and storage)._ Prospective tenants for
the market and home improvement center have been identified as Von's/Williams Bros., and
Orchard Supply Hardware, respectively.
Four free-standing building pads are proposed near the Broad Street frontage. The three
smaller pads would be suited to fast food restaurants; the larger is intended for a video rental
business such as Blockbuster Video.
Approximately 30,000 square feet of small shops and offices would be located adjacent to the
three largest buildings.
The proposed buildings meet most standards for height and setbacks in the C-S zone. An
exception to allow a 12-foot high fence around the storage area between Building M and the
Tank Farm Road frontage is requested.
Related Zoning/Plan Amendments. Several related rezonings and amendments to the Land
Use Element and Edna/Islay Specific Plan are related indirectly to the applications filed for
the Marigold project:
oC'
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- Rezone existing Williams Bros. site from C-S-PD to C-S-S. Needed to implement
applicant's proposal to close existing market as soon a new market opens. The uses
allowed under existing PD zoning on that site - including the existing market -would not
be consistent with Zoning Regulations or General Plan policies, if they are duplicated
elsewhere in the neighborhood.
- Amend Edna/Islay Specific Plan to delete entire Marigold site from plan area.
Although the specific plan includes the Marigold site as a "Secondary Planning Area",
the Council did not include the "SP" designation when the site was annexed. The plan
should be amended for consistency.
- Amend zone map and Specific Plan to change designation of southeast comer of
Broad/Tank Farm from C-N-SP to C-S-SP. This change is needed to provide
consistency with LUE policies regarding location and number of neighborhood centers.
Application PD 51-93, recently filed by owner of that site, would implement this change.
These changes are discussed in more detail in Section 2 below, and in the attached initial study.
Relocation of Existing Market. The applicant proposes to close the existing Williams Bros.
market at the southeast corner of Broad and Capitolio as soon the market in the new Marigold
center is open. A development agreement or other covenant would insure that no new market
would open at the Capitolio site, and that plans for a shopping center at the old site would be
abandoned. \
Road Widenings and Other Infrastructure Improvements. The applicant will be responsible J
for widening Broad Street and Industrial Way adjacent to the site, and for installation of traffic
signals at the Broad/Industrial intersection. In addition, the applicant will enter into an
agreement with the City to provide a signal at the Broad Street driveway entrance, if one is
needed.
The applicant will provide a bus stop at the Broad Street frontage.
The plans include small on-site detention basins, and enlargement of the large basin at the
southeast corner of the site, to help control flooding on the site and downstream, as required
by the Broad Street Annexation EIR mitigation measures. No off-site drainage improvements
are needed.
EVALUATION
1.0 Land Use Policy Issues
The City's land use policies for the site are contained in the adopted General Plan, Edna/Islay
Specific Plan, and the Zoning Regulations. Further policy statements are contained in the draft
updates of the Land Use Element, Housing Element, and Circulation Element. Excerpts of
relevant policies from these documents are attached.
The proposed center would be a "hybrid" of various uses not usually allowed within any one
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zone by City policies. The Zoning Regulations for planned developments allow any
"combination of uses which conform with the General Plan." The uses proposed by the
applicant are indicated on an annotated copy of the matrix of allowed uses from the zoning
regulations (attached).
Analysis and recommendations by the Commission and staff are based on four criteria:
- Consistency with C-N and/or C-S land use policies.
- Compatibility with other uses proposed for the site.
- Suitability of proposed buildings to accommodate the use.
- Compatibility with adjacent residential uses.
In general, staff and the Planning Commission have concluded .that uses which are consistent
with policies for Service Commercial and/or Neighborhood Commercial districts can be found
consistent with the General Plan. Uses normally restricted.to Office or Retail Commercial
districts, however, are not consistent. A more detailed analysis of consistency issues is
contained in Section 1.1 below.
Staff and the Commission judged most of the uses proposed by the applicant to be consistent
with the criteria, with several exceptions:
- Auto Repair and Related Services
- Carwashes
- Retail Sales - Tires and Batteries
- Service Stations
Condition No. 20 of the draft PD ordinance would delete those uses from the list proposed by
the applicant. The applicant's representative indicated at the Commission hearing that there
was no objection to the recommended deletions.
1.1 Office Policies. The PD application includes a category of "Offices - Local Service". It
would include uses within the current category of "Offices (professional)", subject to approval
of an administrative use permit; and subject to maximum limits of 2,000 square feet per tenant
and 7,000 square feet cumulative total within the center.
The adopted Land Use Element includes several policies regarding appropriate locations for
office uses, including the following:
"Isolated office uses within residential areas or convenience centers should be
discouraged...Mhe dispersion of banks, real estate offices, financial institutions, medical
clinics, and doctors offices, and lawyers offices throughout the city is prohibited." (LUE
p. 17, attached:)
Policies in the draft LUE do not include specific prohibitions against office uses in
neighborhood or service commercial areas. However, the only type of office use which is listed
as appropriate in those areas is "[llarge offices having no substantial public visitation or need
for access to downtown government services", which may be appropriate in service commercial
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areas.
The Commission determined that the types and sizes of offices proposed by the applicant -
would be consistent with applicable policies.
1.2 Specialty Retail Uses. The applicant proposes to allow uses from the category of "Retail
Sales and Rental - Specialties", subject to square footage limits similar to those in C-N zones.
(Maximum floor area of 2,000 square feet per tenant, plus a cumulative limit on the retail
specialty square footage for the center; see PD condition No. 6.) An exception to the tenant
size limit is proposed for a 6,000 square foot video store.
LUE policies restrict retail uses serving City-wide or regional markets, to existing C-R or C-C
zones. The Commission determined that video store would be appropriate in this project, and
their recommendation is incorporated in condition No. 6.
2.0 Traffic and Circulation Issues
The traffic and circulation impacts of development in the Broad Street Annexation area were
evaluated in the EIR for the annexation. Additional analysis regarding the specific impacts
from the Marigold center was prepared by the same traffic consultant. The traffic studies
conclude that various mitigation measures are necessary to avoid both short term and
cumulative impacts. Those reports are summarized in the attached initial study for the
Marigold project. Council members' agenda packets also include the text of the Marigold
traffic study and the EIR mitigation measures. Appendices for the Marigold traffic study and
the complete EIR are available for review in the Community Development Department office.
2.1 Short Term Traffic Impact Mitigation. The studies noted above concluded that the
Marigold project would not have any significant short term impacts on traffic congestion or
safety, if minor modifications to the Broad Street entry drive are made, and if certain street
improvements are constructed concurrently with the shopping center:
-Widening of Broad Street and Industrial Way to accommodate additional turning lanes
and bicycle lanes.
-Installation of a traffic signal at the Broad/Industrial intersection, to be interconnected
with existing signals at the Broad/Tank Farm intersection.
The conclusions regarding short-term impacts are supported by City staff, Caltrans staff, and
the applicant. The applicant has agreed to install the improvements as recommended.
2.2 Cumulative Traffic Impact Mitigation. The City determined that development of the
annexation area, along with development of other areas near the south edge of town, would
generate significant cumulative traffic impacts. The following mitigation measure were included
in the resolution approving the Broad Street Annexation Area EIR:
- Cumulative development traffic impact fees will be adopted and implemented to
provide funding for area wide improvements.
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It is not clear whether the project will be affected by the pending Traffic Impact Fee Ordinance;
that will depend on the specific provisions of the ordinance and the timing of its adoption. The
EIR mitigation measure gives the City authority to require traffic mitigation fees independently
of the impact fee ordinance, however. PD condition No. 23 calls for payment of a $56,000, and
condition No. 22 refers to the possible application of the impact fee ordinance. It is likely that
the $56,000 fee and the cost of installing the Broad/Industrial signal would be credited toward
impact ordinance fees, if the future ordinance does apply to the project.
23 Additional Mitigation Measures Recommended by Air Pollution Control District. The staff
of the County Air Pollution Control District (APCD) has recommended various measures to
mitigate construction and traffic impacts on air quality.. Most of these recommendations have
been incorporated into the measures listed in the mitigated negative declaration and draft
resolution.
Two of the APCD's suggestions have not been included in the resolution, however, and staff
and the Commission do not recommend that they be adopted:
- Establish a private shuttle service for the site and neighborhood.
It is not clear to City staff that the shuttle service would be feasible, or that it would be
effective in significantly reducing total trips or vehicle miles traveled. Note that a City
bus stop will be provided at the Broad Street frontage of the center, and that City transit
service to the Edna Islay area will be expanded as the area develops further.
- Reduce the number of parking spaces provided on the site to encourage use of
alternative transportation.
The number of spaces provided on site corresponds to the number of spaces required
by City standards for the various uses proposed. Although the City has approved
reductions of up to 20% for other shopping centers, the applicant has not requested any
reduction for this project. Although staff would support a parking reduction for site
planning reasons noted below, it is not clear that a reduction would be necessary or
effective for emissions reduction.
A third measure which was not included in the APCD recommendations or traffic studies, but
should be adopted, is implementation of an employee trip reduction plan. The City has
required such plans in the past for PD rezonings. PD condition No. 21 would a plan to be
reviewed annually by the Community Development Director.
2.4 Impact on Tank Farm/Poinsettia Intersection. Neighborhood residents have raised
concerns about hazards to pedestrians attempting to cross Tank Farm Road at Poinsettia Street.
The complaints are typical of problems faced by residents who wish to cross arterial or collector
streets: intersections with four-way stop signs or signals which are spaced for optimum
pedestrian convenience, are too close together for optimum vehicular flow.
` Analysis of the Tank Farm/Poinsettia intersection by the City engineer and the traffic
consultant concludes that no modifications to the intersection are warranted, for several
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reasons:
- Traffic volumes at the intersection will not be significantly increased by the project.
Most of the traffic coming to the center from the east involves trips which now pass
through the intersection going to more remote locations via Broad Street or Tank Farm
Road.
-Traffic volumes on Poinsettia do not warrant the expense of signal installation, nor the
inconvenience to motorists using Tank Farm Road.
- Installation of a four-way stop would be likely to increase accident rates, by causing
motorists to stop in an unexpected location, and by giving pedestrians a false sense of
security.
Staff suggests that the neighbors' concerns be referred to the City Engineer and City Traffic
Committee for further study of possible solutions, independent of review of the marigold
project.
3.0 Site Planning Issues
Staff has identified several site planning issues, which are analyzed in the following sections.
Note that the Architectural Review Commission also reviews the project's site plan. That
commission granted schematic approval to the building design and site plan on March 1, 1993.
No specific direction was made regarding site plan revisions, although ARC members
commented that they anticipated that the PD review process would address site planning issues
related to neighborhood compatibility, such as noise impacts.
3.1 Site Plan Concept. The site plan concept is appropriate, in the judgement of the Planning
Commission,ARC,and staff. Driveway locations,on-site circulation,perimeter landscaping and
grading are consistent with site conditions and common shopping center development patterns.
The ARC and Planning Commission have not required provision of additional interior
landscape area, as recommended by staff in previous reports on the project. Staff would
support a slight parking reduction (+/- 5%), if needed, to implement such a requirement.
3.2 Noise Impacts from Service Area. This is perhaps the most significant site planning issue,
in staff's judgement. Truck traffic, loading activities, and trash trucks can generate noise levels
as high as 90 dB. Since the major service area for the center adjoins lots slated for future R-1
development, mitigation of these noise levels is an important concern.
Staff and the Planning Commission recommend a combination of mitigation measures intended
to reduce noise levels to acceptable levels for the adjoining residential lots, including:
- Limitations on hours of operations for deliveries and trash pickups.
- Construction of a noise wall between the shopping center and the R-1 lots.
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- Mitigation measures to be incorporated into the design of residences adjoining the
shopping center.
The applicant has indicated willingness to comply with the recommended measures. Refer to
the initial study for a more detailed evaluation of noise levels and mitigation measures.
3.3 Well House Removal. The proposed project involves demolition of a wood frame house on
the site and various accessory structures. A well house on the site is proposed for demolition
or relocation outside the City. The Cultural Heritage Committee - which acts in an advisory
capacity to the Council and ARC on this project - reviewed the project on March 22, 1993. The
CHC recommends that demolition of the house and other structures be approved, but that the
well house be preserved on the site.
Council action on the preliminary development plan will determine whether the well house is
preserved on-site or not. Since the well-house is not shown on the plan, a condition specifically
requiring preservation would have to be added if that option is favored by the Council.
Staff supports relocation of the building, as proposed by the property owner. Preservation on-
site is not appropriate because of problems with site plan modifications and contrasting
architectural styles. In addition, the well house could be considered incompatible with the
proposed commercial uses for the site.
3.4 Fence Height Exception. The applicant proposes a screen wall between the home
improvement storage area and the Tank Farm Road frontage of the site. The applicant has
indicated that a fence with a ten-foot height and eight-foot setback, as recommended by the
Planning Commission, would meet security needs. This is slightly lower than the applicant's
original proposal for a twelve-foot height and five-foot setback.
OTHER DEPARTMENT COMMENTS
Fire Department staff notes that public and private fire hydrants will need to be installed at
various locations on the site.
Engineering staff has been involved in the review of traffic studies, and support the mitigation
measures recommended the conditions of approval. A striping plan for Broad Street,extending
at least 300 feet south of Tank Farm, will be required as part of the tract improvement plans
required to be prepared by the developer. Additional, detailed studies of on-site drainage will
be necessary before building permit issuance.
Staff of the Utilities Department indicates that existing lift stations and sewer lines will not be
adequate to handle full development of the annexation area. Preliminary studies of possible
lift station improvements vs. installation-of a gravity-flow sewer main in Tank Farm Road have
not been completed, however. No immediate problems are anticipated as a direct result of the
project, however,and Utilities staff is not recommending mitigation beyond the Rockview/Tank
Farm lift station charges at the rate established by Council resolution in 1966.
CONCURRENCES
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PD 191-92
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As noted above, the Planning Commission's recommendation is reflected in the attached draft
PD ordinance and tentative map approval resolution.
Attached draft minutes from the Commission hearing reflect public testimony regarding the
project. Testimony from neighbors noted concerns with potential noise and traffic impacts, but
seemed to generally favor the construction of the shopping center.
FISCAL IMPACT
Approval of the proposed project would increase City revenues and expenditures in several
ways. Mitigation fees, property and sales tax increases would raise City revenues. The cost of
providing public services would also increase, however. Overall, staff expects revenues to
exceed costs.
ALTERNATIVES
The Council may also deny the applications, or grant approvals subject to modified conditions
of approval. Any action to approve must include a finding of no significant effect on the
environment (negative declaration). Specific additional findings are required by state law for
action on the tentative tract map, as noted in the draft resolutions.
RECOMMENDATION
Staff recommends the council pass to print the attached ordinance adopting a mitigated
negative declaration and approving rezoning application PD 191-92, and adopt the attached
draft resolution approving the vesting tentative tract map No. TR 2133.
Attachments:Draft PD Ordinance
Draft resolution for tract map approval
Draft resolution for PD and tract denial
Vicinity Map
Site Plan
Tentative Map
Applicant's Statement
Proposed Uses Chart
General Plan Excerpts
Initial Study
4/28/93 Planning Commission Minutes (Draft)
Estimated fees
Traffic Impact Study (distributed to Council only)
Final EIR for Broad Street Annexation (distributed to Council only)
ORDINANCE NO. (1993 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING REGULATIONS MAP TO
CREATE A SHOPPING CENTER ON THE EAST SIDE OF
BROAD STREET BETWEEN TANK FARM ROAD AND
INDUSTRIAL WAY FROM C-S-S, C-N-SP AND-R-2-SP TO
C-S-PD (APPLICATION PD 191-92)
WHEREAS, the City Council has held a hearing to consider the planned
development request PD 191-92; and
WHEREAS, the City Council makes the following findings;
1. The Planned Development will achieve the intent of conventional standards by exceeding
or substantially complying with property development standards provided in the Zoning
Regulations.
2. A negative declaration is approved for the project, based on incorporation of the
mitigation measures listed below into the project description.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. The Planned Development preliminary map PD 191-92 is hereby approved
subject to the following conditions:
1. The Community Development Director shall prepare a plan for monitoring effectiveness
of all mitigation measures. The applicant understands that the monitoring program may
require the Director to modify mitigation measures found to be physically infeasible or.
ineffective, and agrees to comply with such modifications as are determined necessary
by the Director to achieve the intent of the original measures.
2. Amend the Edna/Islay Specific Plan (FISP) to designate the entire Marigold Center site
for Service Commercial/Light Industrial uses.
3. Amend the EISP to designate the area at the southeast comer of the Tank Farm/Industrial
intersection for appropriate uses other than neighborhood commercial.
4. Subdivider shall enter into an agreement to provide for the rezoning of the property at
3570 Broad Street from C-S-PD to C-S-S, and for termination of the operation of the
existing market at that location, concurrently with the opening of the proposed market
at the Mangold project site. The agreement shall be in the form of a recorded covenant
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Ordinance no. (1993 Series)
Planned Development Rezoning PD 191-92
Page 2
running with the land, to the approval of the City Attorney and Community Development
Director.
5. Limit office uses to those allowed by the Land Use Element (e.g:, banks, offices larger
than 2,500 sf, engineers, and "Local Service Offices" in the list submitted by the
applicant).
6. Uses within the category of "Retail Sales and Rentals - Specialties" shall be limited to
a total of not more than 2,000 square feet per tenant, and to a cumulative total of not
more than 25,000 square feet of the gross floor area of the center. In addition to the
limits noted above, one video rental and sales use may be located in Building D, with a
gross floor area not to exceed 6,000 square feet.
7. Mitigation measures listed in the Traffic Impact Study for Marigold Center, pages 11-13,
are incorporated by reference.
8. Applicant shall dedicate sufficient right of way to provide a 54-foot traveled way within
a 75-foot right of way for Industrial Way east of the Broad Street intersection, to the
approval of the City Engineer.
9. Developer shall pay for "Opticom" traffic signal control device at Broad/Industrial
intersection. Developer shall pay for "Opticom" traffic signal control device at
Broad/project entry driveway, if that signal is eventually installed.
10. Applicant shall pay sewer hookup fees as required by City ordinances. The applicant
shall pay Rockview/Tank Farm Road sewer lift station fees in the amount of$6,709 prior
to issuance of a building permit or final map approval, whichever occurs first.
11. Noise Mitigation Measures
i. A continuous noise barrier shall be provided along the common property line
between the project site and adjoining residential property to the east. Barrier
shall consist of a grout-filled block wall and/or earth berm, and shall be at least
8 feet in Height as measured from the residence side.
ii. Heavy truck deliveries and trash pickups shall be prohibited between the hours
of 10 pm and 7 am.
iii. Residences on adjoining site shall be constructed to meet the following standards:
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_ Ordinance no. (1993 Series)
Planned Development Rezoning PD 191-92
Page 3
a. At least 250 square feet of useable, noise sheltered open space
shall be provided with each residence. Open space shall be
private, directly accessible from the residence, and shall have a
minimum dimension of 10 feet.in every direction.
b. Residences shall be constructed to provide a noise level reduction
(NLR) of at least 30 dB on north, west, and south facing walls.
C. Residences shall be limited to one story in height.
d. Exceptions to requirements a-c above may be made on a case-by-
case basis by the Community Development Director, upon
certification of an acoustic expert that alternative site-specific
mitigation measures have been incorporated into the design of a
particular residence which render the other mitigation measures
unnecessary.
iv. All mechanical equipment shall be installed in compliance with standards_ from
Chapter 9.12 of the Municipal Code, Noise Control Regulations.
12. Applicant shall comply with PM-10 mitigation measures during construction, as approved
by APCD staff prior to issuance of grading permits by the City.
13. Applicant shall comply with construction emission mitigation measures included in the
BSAEIR (see pages 2-23, 2-24).
14. Applicant shall comply with vehicle emissions mitigation measures included in the
BSAEIR (see pages 2-24, 2-25)..
15. Applicant shall install lockable bicycle lockers for use by project employees, in locations
convenient for employee use.
16. Applicant shall provide a bus turnout and transit shelter on the site.
17. Applicant shall comply with the Interim Archaeological Survey Procedures prepared by
the City's Cultural Heritage Committee (attached) prior to and during the construction
phase of the project. These guidelines require:
a. Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction activities on
the site.
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Ordinance no. (1993 Series)
Planned Development Rezoning PD 191-92
Page 4
b. Halting of construction activities if archaeological resources are discovered during
construction.
C. Implementation of a preservation plan prepared by a qualified archaeologist and
approved by the Community Development Director if significant archaeological
resources are discovered.
18. The preliminary development for the planned development is approved subject to the
mitigation measures noted above, and subject to the following additional conditions:
a. An exception to the fence height regulations is approved to allow a 10-foot high
screen wall/fence near the Tank Farm Road frontage of the site, subject to
provision of an 8-foot setback from the property line.
b. Landscaping, building design and site plan details shall be to the approval of the
Architectural Review Commission.
19. Except as otherwise noted in this ordinance, all regulations for the C-S zone shall apply.
20. The types of uses allowed or conditionally allowed shall be as provided in the list
submitted by the applicant (Exhibit A, attached), as modified by conditions Nos. 5 and
6 above, and as noted below:
The following uses normally allowed in the C-S zone are prohibited:
- Auto Repair and Related Services
- Carwashes
- Retail Sales - Tires and Batteries
- Service Stations
21. The applicant shall initiate a trip reduction plan approved by the Community
Development Director. The applicant shall create a property owners' association which
shall be empowered and required to implement the plan on a continuing basis.
22. Applicant shall pay a traffic mitigation fee, if applicable, in an amount to be approved
by the City Council.
23. Applicant shall pay $56,000 as the project's total contribution toward the Broad Street
Annexation's EIR mitigation measures, prior to issuance of a building permit or final
map approval, whichever comes first. Project specific mitigation measures, such as the
Industrial Way traffic signal, are not included as a part of this contribution. /1
Ordinance no. (1993 Series)
Planned Development Rezoning PD 191-92
- Page 5
24. Construction of the buildings and site improvements may be phased, in accordance with
a phasing plan approved by the Community Development Director as part of the PD final
development plan.
25. Applicant shall install necessary public and/or private sanitary sewer mains and services
in accordance with City standards, to the satisfaction of the City Engineer.
26. In conjunction with the traffic mitigation measures identified in Condition No. 7, the
applicant shall provide traffic signage and delineation plans to the approval of the City
Engineer and Caltrans. Plans shall be prepared for existing roadway 300 feet north and
south of the project site on Broad Street; Tank Farm Road to just east of Poinsettia
intersection; and Industrial way from 100 feet east of the project site to future
intersection with Prado Road extension. Plans shall include the proposed and existing
signal locations and proposed and existing street lighting.
27. Applicant shall pay $18,014 water line reimbursement fee to Southern California Gas
Company for pro rata share of Industrial Way water main extension, as required by prior
Council resolution.
SECTION 2. A synopsis of this ordinance, approved by the City Attorney,
together with the names of councilmembers voting for and against, shall be published once in
full, at least (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published
and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30)
days after its final passage.
Ordinance no. (1993 Series)
Planned Development Rezoning PD 191-92
Page 6
INTRODUCED AND PASSED TO PRINT by the Council of the City of San
Luis Obispo at its meeting held on the day of , 1993, on motion of
seconded by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
*idto e
B.Architectural Review Required. All requests shall Cha ter 17.'?
receive architectural review in accordance with the adopted M A916D f6
architectural review commission ordinance and guide- USE REGULATION
lines. The director shall determine, upon receiving
complete application,whether the project is declared Sections:
minor or incidental,or shall be forwarded to the archi-
tectural review commission for review. - 17.22.010 Uses allowed by zones. -
C. Application Contents. All proposed second unit
requests shall be by formal application for administra 17.22.010 Uses allowed by zones.
tive use permit and architectural review.
Uses within zones shall be as provided in the following
D.Additional Requirements. chart Symbols shall have these meanings:
1. Owners Agreement with the City. The owner shall A - The use is allowed;
enter into an agreement with the city, on a form ap- D - If the director approves an administrative use
proved by the city attorney,agreeing that the property permit as provided in Sections 17.58.020 through
will be owner-occupied. If owner occupancy is not 1758.080,the use may be established;
possible,then the use will terminate,and the structure PC- If the planning commission approves a use permit
will be returned to its original condition to the•satisfac- as provided in Sections 175&020 through 1758.080,
tion of the director. the use may be established;
AID-The use is allowed above the ground floor. If the
Property owners receiving approvals for second units director approves an administrative use permit,it
and establishing the use pursuant to this section shall may be established on the ground floor.
also agree to reimburse the city for costs of all necessary
enforcement actions. See also Section 1736.030 concerning uses which may
be established within public schools.
2.Recorded Agreement Affecting Use of Property. The
applicant shall submit an agreement that will provide Listed uses are principal uses. -Accessory uses are al-
constructive notice to all future owners of theproperty, Iowed with principal cues.
_.- of the use and owner occupancyrestrictions affecting the
property. Upon approval of the administrative cue Drive-through facilities are not allowed fru arty zone.
permit and architectural review,the applicant shall prepare
the final copy of the agreement for the directors review Where manufacturing is aLowed,incidental sale of items
in aformsuitableforrecordingintheofficeofthecounty made on the premises is allowed. When sale ofa particu-
recorder. lar type of item is allowed,craftsman-nrpe production of
such an.item for sale on the premises is allowed.
E Appeal. Appeal procedures for this section shall be
the same as set forth-for administrativeuse permits as Tlieseregulations are intended topermitsinilarrpesof
defined in the city zoning regulations. (Ord. 1004- I uses within each zone. The director, subject to the
(pan),1984: prior code-99.10) appeal procedures of Chapter 17.66, shall determine
whether uses which are rot listed shall be deened 11-
17.31.060 Periodic review-Violations. lowed or allowed.subject to use permit approval in a
certain zone. This interpretation procedure shall not be
A. Periodic Review. Use permits shall be subject to -used as a substitute for the amendment procedure as a
review after the first year and each three years thereafter. means of adding new types of uses to a zone.
It shall be the responsibility of the property owner to
initiate the review and pay applicable fees. Special notes, indicated by number in the following
chart,may be found at the end of the chart.
B.Violations. Violation of any of the provisions shall be O
basis for revocation of the use permit in accordance with
C per 17.72. (Ord.1004-l(part),1984: prior code: \'
J� 1/24/a 2
41
Table 9-Uses Allowed by Zone R-1 JR.2 I R-3 I R41 CIOS I Otr PF I C-IN I C-C I C-R I C-T LC--V M
Advertising and related services(graphic f
design,writing,mailing,addressing,etc) A I I-AID I A ( I-AI D
Agriculture-grazing and outdoor crops A A I A
Agriculture-greenhouse culture,
livestock feeding PC
Airports and related facilities I III I PCI I I PC
Ambulance services I I I PCI I I PC L A I D
Amusement arcades(video games,see
Chapter 552,Electronic Game Amuse-
ment Centers) PC ID D D
Amusement parks,fairgrounds I I I I I PC
Animal hospitals and boarding I I I I I D
Animal grooming A A I I D I
Antennas(commercial broadcasting)' I I I I PC I PC I I I I I D
Athleticand health clubs,gymnasiums, I I I I ( I I I I I
fitness centers,tanning centers D PC D PC II PC PC
Athletic fields,game courts I I I I I PC PC PCI D PC
Auto dismantling,scrap dealers, I I A
recstling centers I I I I
Auto repair and related services(body,
brake,transmissions,muffler shops;
painting,etc) D A A
Auto sound system installation I I I I I I Dr I DI-- I A I A
Banks and savings and loans;wtn tw I I I I I A I I Al I A A I p
F. PGFFIC11 M
Bars,taverns,etc(see Nightclubs) I ( I D I D I D I D X D
Barbers,hairstylists,manicurists, I I I I I
tanning center A I A I A I PCI D I
Boarding/rooming houses,dormitories
(See also Chapter 17.20) PC I D I I D I D I
Bowling alleys I I PC I PCI D I PCI PC
Broadcast studios I I A I A/D A A A
A-Allowed D-Dircctoesapproval required PC-Ptanningcommissionapproval required A/D-Director's approval on ground floor allowed above \
11e director shall determine it a proposed.unlisted usc.is similar to a listed use Numbered notes are at end of chart.
11/i41g2
Table 9-Uses Allowed by Zone 114 R-2 R3 R-41 CIOS 1011 1 PF I C-N I C-C I C-R I C-T I C-S I NI
Building and landscape maintenance I _
{ services 11 AID A -A
Bus stations I I I PCI A I
Cabinet and carpentry shops
Caretakers'quarters I A A I A I A I A I A I D I D I D I D I A D I D
Caln ash-mechanical I I I I I
PCI D I D
Cam-sh-self-service I I I I I I I D I D PCI I A I A
Catering services I III I I I I A I I A I A
Cemeteries,mausoleums,columbariums PCI PC PC PCI PC I PCI PCI PCI PCI PC I PC x
PC
Christmas tree sales{see Section
17.08.OIOD) I I I I D DID I D I D I DID ID I D
Churches,synagogues,temples,etc I PC D I D D I I A I D I D ( D I A
Circus,carnival,fair,festival,parades
(see Section 17.08.O10E) I I I I D IDI DID' DID D D
Computer services I I I I I A . IAID I A I I A I D
Concurrent sales of alcoholic beverages
and motor fuel(see Section 17.08.100) I I I D I 1 D I D
Construction activities(see Section
17.08.010G) A A A A A IAIA A AIAIA A
Contractor's yards I I I I I I I A
Convalescent hospitals ( I PCI PC D I PCI PCI I IDI
Convents and monasteries I I PCI A A I I D_ I L
Credit reporting and collection I I I I A I I I�.I_ A I A
'Cledirunions and finance companies I I I I I I A I I I A A
Delivery and private postal services I I i I I D I I I A I I A A
Detective and security services I I A M A I A I D
Drive-in theaters III I I ( PC
Dwellings A= I A A A I A I A3 A/D A/D A/D D
A-Allowed D-Direetoes approval required PC•Planninyeommission approval required ND-Dirw.oPs approval on ground floor,allowed above
The director shall determine it a proposed,unlisted use is similar to a listed use.Numbered nota are at end or chart. M
4,
EXHIF.Bj�
a
Table 9-Uses Allowed by Zone R-1 R-2 R-3 I R-41 C/OS I oil PF �'-N C-C C-R C-T C-S ( M
Educational conferences(see Section
17.08.010I-I) D D D D 1
EIectronic game'amuuement center, I I PC PC PCI PC
Employment agencies ( I I I A D IA/D I A Equipmentrentalrental I I I I I ( I I I I A A_
Exterminators and fumigators I I I III ( I A
Feed stores and farm supply sales I I I I I I I I PCI ( A A_
FlOri�Ls;I.UOXOMD Wt;iu.4 2s'1e - I I A I A I A
_ 'r
Fraternities and sororities I I PCI PC I I I I
Gas distributors-containerized(butane,
propane,oxygen,acterylene,etc) I I ) A
Government agency corporation yards I I PC I I ) I X1
A
Government agency offices and meeting
rooms I I I I I IPC D I DID
High occupancy residential use I DID
Home business<see Section 17.08.040)
Homeless shelters(see Section 17.08.110)I I I PC PC PC PCI PCI PCI PC PC PC
Hospitals I I ( PC PCI I I I . :: _
Hot tubs=commercial use I I I I I I PC4 I PC I PC I D I PC I PC
Insurance service-locaI I I I I A I I I I I A
Insurance services-regional office I I I I IA/D I A I
Laboratories(medical,analytical) I I I PC I I A I A I A
-- Laundry/dry cleaner
-cleaning plant A A
-pickup point A A A PC A A
-self-service A A A PC D
Libraries I PC I A' D I A
A-Allowed D-Dirssofsapproval required PC-P(anaingmmmissianapprovaircqui'red AID-Director's approval on ground ttoor•allowed above
The directorshall determine if a proposed.unlisted use is similar to a listed use Numbered notes are at end or chart.
4.4 -S1
Table 9-Uses Allowed by Zone R.I. I R-2 R-3 R-41 CLOS. 011 PF C-N I C-C C-R C-T C-S bS
Manufacturing-food,beverages;ice; _
apparel;electronic,optical,instrumen--
Jtation products;jewelry; musical instru-
ments;sporting goods;art materials A
Manufacturing-basic metals,chemicals, -
building materials,fabricated metals, -
textiles,paper and cardboard;machin-
ery,transportation equipment PC
Mineral extraction(see Section
17.08.020) PC( PC( PC PC PC PC PCI PC PCI PCI PC PC
Mobile home parks PCI PC PC PC I I I I I
Mobile home as construction office(see I I
Section 17.08.010C) D D D D D I D D D D D D I D I D
Mobile homes as temporary residence at
building site(see Section 17.08.010F I A T A A I A I A. I A I I A III
Mortuaries I I I D D I A
Motels,hotels,bed and breakfast inns I I I I I I I A A I A L
Museums I PCI I D .1 A 1 _. �
Nightclubs,discotheques,etc(see
Chapter 5.40,Adult Entertainment -
Establishments) D D D
Offices(contractors)-all types of general
and special building contractor's offices '' I A -IA/D I-A (
Office's(engineering)engineers and
industrial design I A AID A I Dto 10
^t. - ToruETrw
Offices �t�Lp (aatt�otorneys archi= p
1GCLS COtlnS, r53.tq.14 1�G I s NO
accountar��s,tnvestment brokers,reactors,
apoiYd`uei5 �sE eieeego z000 s.R A AID A x to
Organizations(professional,religions,
political,labor,fraternal,trade,youth,
etc)office's and meeting rooms D D A D A/D A D
Parking(as a principal use) PC"I D" IPC"I D" I D"
Parks A A A A D A I D I A A A I `
Pharmacies-'Wcw0E0 6%Tt4%4 A A A A
n fi� e.,
A-Allowed D-Directoe3apprvralrequired PC-Planning000smisticnapprova!required AID-Director'sappmralonground floor allowed above
'nc director shall dcterminc if a proposed,unatcd use is similar to a luted use.Numbered notes ate at end of chart. 11/2 y q Z
45
Table 9-Uses Allowed by Zone R-1 R-2 R-3 R-41 CIOS 1011 PF C-N I C-C C-R C-T C-S b1
Photocopy services; quick printers A I A A/D A A A
Photofinishing-retail A A A PCI A
I
Photofinishing-wholesale-,and blue- ---
printing and microfilming service PC I A I A:
1 I
Photographic studios I I I A I A I A PCI D
Police and fire stations and training
facilities I I I I I PCI I I I ...�
Pool halls,billiard parlors,etc I I I I I I I PC I D I D I D I i
Post offices and public and private
postal services
-under 2,000 square feet gross floor
area per establishment PC D A A A
2,000 square feet or more gross floor
area per establishment PCI A A I I A
I I I I
Printing and publishing I I I I I I D I D I I A T A
Produce stand(incidental sales of items I f I I I I I
produced on the premises I. I I I D I
Public assembly facilities(community
meeting rootrs,auditoriums,convention/
exhibition halls) PC D D D
Railroad yards,stations,crew facilities I I I I I I p'
Refuse hauling,septic tank and portable I I I I I A
toilet services I I I I I
Repair services-household appliances, I I I I D A A I IA I A
locksmiths,saw sharpening,shoe repair
Residential rare facilities-6 or fewer I
residents I A A I A A I A I A I JAJDJAJD I A/D I
D
Residential care facilities-more than 6
residents I PC PC D I PCI PCI I D
Restaurants,sandwich shops,takeout I IA I A I A I A I D
food,etc
iI I - IT 1 1111 . 11 ,
A-Allowed D-Directoes approval requited M-Planningeommission approval required A/D-Dice toes approval on ground door allowed above
The director shall determine if a proposed,unlisted use is similar to a listed um Numbered notes are at end of chart. 1'/Z46
y/9Z
EXHIONIT 0201 -
i
Table 9-Uses Allowed by Zone R-1 R-2., R-3 I R-4 C/OS 1 Ou PF (C-N C-C C-R C-T C-S] Ai
Retail sales-building and Iandscape mat-
erials(lumberyards,nurseries,floor and
wall coverings,paint,glass stores,etc) D A A A
Retail sales-appliances,furniture and _
furnishings,musical instruments;data
processing equipment,business,oface
and medical equipment stores;catalog
stores;sporting goods,outdoor supply A A D
Retail sales and repair of bicycles I Ag A A I A
PAtfiillialat*aad rental-autos,Mo, f
aa;a;cyskr, FV I's T7D
I I A }P C
Retail sales-auto parts and accessories
except tires and batteries as principal use I I I I IID A I I A IPC
Retail sales-tires and batteries I I I I I I I A I I A PC
Retail sales and rental-boats,aircraft,
mobile homes I I I I I I I I PC
Retail sales-groceries,liquor and `
specialized foods(bakery,meats,daily
items,etc) A A A PC I a
Retail sales-general merchandise(drug,
hardware,discount,department and
variety stores)
- 15,000 square feet or less gross floor
area per establishment A A F, I A
- 15,001 to 60,000 square feet gross floor
area per establishment PC A A
-more than 60,000 square feet gross
floor area per establishment PCI DPC
Retail sales and rental-specialties(shoe
stores,clothing stores,book/record/
videotape stores,cov stores,stationery
stores,gift shops 1-Amp- Al-CA(_t rsdY-Z0 Is
lX a.- Aa A A
Mnw- CO
Schools
-Nursery schools,child day rare PC PC D D A D D D D D
-Elementary,junior high,high schools;
schools for disabled/handicapped PC PC D D D D
-Colleges/universities D
A-Allowed D-Diroctor's approval required M—Planning commission approval required AID-Rirtzoes approval ortground floor,allowed above
The director shall determine if a proposed,unlisted use is similar to a listed use Numbcssd nota are at end or chart
47 p{-�3
EXHT .
I
Table 9-Uses Allowed by Zone R-1 I R-2 I R-3 I R-41 C/OS.. .011 PF C+N I C-C I C-R C-T I C-S I M"
-Business,trade,recreational,or other
specialized schoolsPC A/D A Ds. —
-Boarding schools and academies PC PC -!
Secretarial and related services(court
reporting,stenography,typing,telephone
answering,etc) A A/D A D
Service stations(see Section 17.03.030) I I I D D I D I A I A
Skating rinks I I I I I I PCI — I PC I D PC
Social services and charitable agencies I I A I D D A A I I I
Stadiums III I I I PCI I I I PC
Swap meets I I IPC
Swimming pools(public) I I I I I I PC I I PC I PC
Tallow works I I I I III I I I I PC
Telegram office I A I I A I A I I D
Temporary parking lots(see Section
17.08.O10D
Temporary real estate sales office in tract I
(see Section 17.08.010B) D D D D it II
Temporary sales(see Section 17.08.O1On I I ( D I D I D I D I D I D
Temporary uses-not otherwise listed in 11
Section 17.08.010K I D D D D D D D D I D f D D D 'D
Theaters(see Chapter 5.40,Adult
Entertainment Establishments I I IPC16IpC1+I D I D
Ticket/travel agencies I I I I 'A I I I A I A I PCI D
Tire recapping I I I I I I I I ( A
Tille companies I I A A A I I
Trailer rental I I I D I X A
Truckingitwd service I I I ( ( I A
Utility companies
-Corporation yards PC A
A-Allowed D-Director's approval required PC-Plannal on ground floor,alloumd a
The director shalldctcmine if a proposod,unlisted use is similar to a listed use Numbered nota arc at end of than. I/#q,
4 02 a2h�
WRIT
i
Table 9-Uses Allowed by Zone _ R-1 R-1 I R-3 I R-41 C/OS 10 1"PF C-N C-C C-R C-T C-S] bi
-Customer account services (bill paying
and inquiries) A D
-Distribution and transmission facilities-
see Section 17.08.050
-Engineering and administration offii= A/D A- D
-Payment drop points A A A p
Vending machines (see Section 17.03.080)1 11 1 1 A A I A I A A I
Veterinarians 11 AI A` I I D
Warehousing,ministorage,moving
company
I I I I A
P nY
Water and arastevvater treatment plans I I I I I I PCI I I
Water treatment services I I I I I IA
Wholesale and mailorder houses PC I I A 1 A
Zoos III I I PC I I III
A-Allowed D-Directoesapproval required PC•Planningmmmisston approval required A•D-Directoriapproval onground floor,,allowed above
The director shall determine if a proposed,unlisted use is similar to a listed use.Numbered notes are at cnd of chart.
49
Exff iT
Notes:
1.In the C-N zone,only branches of banks are allowed-no headquarters.
2.Except for condominiums,the development of more than one dwelling on a land parcel in the R-1 zone requires
approvai of an administrative use permit. R-1 density standards apply.
3. In the O zone, dwellings on a site occupied by residential uses only are allowed. Dwellings on a site with
nonresidential uses require approval of an administrative use pertnit.
4.In the C-N zone,hot tubs/spas for commercial use must be enclosed.
5.In the M zone,schools are limited to those offering instruction in fields supportive of allowed uses.
6.Ia the O,C-C and C-R zones,animals at veterinarian's facilities must be kept within a building.
7.In the C-N zone,branch libraries only are allowed.
&In the ON zone,the following types of uses are allowed provided that(1)the gross floor area of each establishment
shall not exceed two thousand square feet and(2)the combined floor area of such establishments within a shopping
center,or on a parcel which is not in a shopping center,shall not exceed twenty-five percent of the total floor area:
-retail sales and repair-bicycles;
-retail sales and rental-specialties.
9.In the C-T zone;carwashes are allowed only in conjunction with and incidental to servicestitions,and provided that
no other car wash is located within 1000 feet of the site.
10.Large professional office building which can include multiple tenants but with no single tenant space less than
2,500 square feet maybe established in the C-S and zones subject to the approval of a Planned Development(PD)
zoning application and compliance with findings specified in Section 17.62.040 C However,this provision notwith-
standing,the following types of office-related uses are prohibited in PD's approved for C-S and M zones: Banks,real
estate offices,financial institutions,medical clinics,doctor's offices,and lawyer's offices.
-11.An administrative use permit is required for the construction of nonresidential structures or the conversion of
residential structures to non-residentiai uses in the 0 zone. In order to approve a use permit the director must make
each of the following findings:
A.That the location,orientation, height,and mass of new structures will not significantly affect privacy in nearby
residential areas.
B.That the project's location or access arrangements will not significantly direct traf,5cto use local streets in nearby
residential areas.
C That the project includes landscaping and yards that adequately separate parking and pedestrian circulation areas
from sites in nearby residential areas.
12.In the C-Cand C-R zones,use permit review ofautomobile sound system installations should include consideration
of the following items: parking space displacement,noise from the operation,and appearance. Use permits may be
approved only when the use is accessory to a retail sales operation.
13.Where parking as a principal use is allowed,deviations to existing setbacks and building heights are permitted upon
approval of a use permit as required by Section 172010. All multi-level parking facilities shall require the approval
of a use permit by the Planning Commission.
14.Theaters is the C-N zone shall be limited to 4,000 square feet in size,a single screen,and restricted to shopping
center sites in the zone(See Section 17.04371).
10
50EXI 13
�
-#I GRANTING APPROVAL
RESOLUTION NO. (1993 Series)
_. A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 2133
LOCATED AT 3950 BROAD STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findin s. That this council, after consideration of the tentative
map of Tract 2133 and the Planning Commission's recommendations, staff recommendations,
and reports thereof, makes the following findings:
1. The design of the subdivision and proposed improvements are consistent with the
general plan.
2. The site is physically suited for the type and density of development allowed in the C-
S-PD zone.
3. The design of the subdivision is not likely to cause serious health problems,
substantial environmental damage or substantially and unavoidably injure fish or
wildlife or their habitat.
4. The design of the subdivision will not conflict with easements for access through (or
use of property within) the proposed subdivision.
5. The proposed project has been granted a negative declaration of environmental impact
based on various mitigation measures being incorporated into the project, as identified
in the ordinance approving Planned Development Rezoning PD 191-92.
SECTION 2. Conditions. The tentative map for Tract 2133 is approved subject to
the following conditions:
1. Subdivider shall obtain approval of rezoning application PD 191-92.
2. This vesting map shall confer a vested right to proceed with development in
accordance with the ordinances, policies and standards described in Section 66474.2
of the Subdivision Map Act, and including all provisions of the ordinance approving
Planned Development Rezoning PD 191-92. Environmental impact mitigation
measures identified in the ordinance approving Planned.Development Rezoning PD
191-92 shall be conditions of approval of this vesting tentative map.
3. Subdivider shall dedicate vehicular access rights along Broad Street, except for one
driveway located as shown preliminary development plan for PD 191-92.
Resolution No. (1993 Series)
Tract 2133 �)
Page 2
4. Subdivider shall provide common driveway and parking easements and agreements to
the City for approval and recordation. Agreements shall be consistent with the
preliminary development plan for PD 191-92, and in a form approved by the
Community Development Director.
5. All boundary monuments, lot corners and centerline intersections, etc., shall be tied
to the City's control network. At least two control points shall be used and a
tabulation of the coordinates shall be submitted with the final map. A 5-1/4"
computer floppy disk, containing the appropriate data for use in autocad for
geographic information purposes, is also required to be submitted to the City
Engineer.
6. Subdivider shall pay any applicable transportation impact fees adopted by the City
Council, which are anticipated to be adopted on or about July, 1993.
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 , 1993.
Mayor
ATTEST: APPROVED:
City Clerk it tom
r , ' DENYING APPLICATION
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING PD REZONING APPLICATION PD 191-92 AND
TENTATIVE TRACT MAP APPLICATION TR 2133
LOCATED AT 3950 BROAD STREET
BE IT RESOLVED by the Council of the City of San Luis Obispo as
follows:
SECTION L. That this council, after consideration of Rezoning
Application PD 191-92, the tentative map of Tract 2133 and the Planning Commission's
recommendations, staff recommendations, and reports thereof, denies both applications
based on the following findings:
1. The proposed planned development rezoning is not consistent with Land Use
Element policies for service commercial uses.
2. The preliminary development plan fails to provide an adequate buffer between
proposed commercial uses and adjoiniong residential uses.
3. The design of the proposed subdivision and improvements are not consistent with
the General Plan or Zoning Regulations.
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 ,
1993.
Resolution No. (1993 Series)
Tract 2133
Page 2
ATTEST: MAYOR PEG PINARD
City Clerk
APPROVED:
it tto y
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0 FF£7 1000 2900 3000 '
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VICINITY MAP R 191-92 NORTH
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R R N1 D E 5 1 G N G R O U P RECEIVED
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April 23, 1993 APR 2 31993
CITY OF SAN LUIS CeISPO
Mr. Barry Karleskint, Chairman COMMUNITYDEVELOPNEVT
Planning Commission
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
RE: MARIGOLD CENTER, PLANNED DEVELOPMENT FINDINGS
Dear Chairman Karleskint:
I have prepared this letter in order to provide background to the Planning Commission regarding
Marigold Center and to address the findings required for the "PD" Planned Development zoning
suffix being requested.
Background
Marigold Center is proposed on approximately 17 acres of land which is comprised of 3 existing
parcels. The individual parcels consist of two 6 acre parcels (Jones property) and one 5 acre
property (French property). Marigold Center does not include a strip of land approximately 100
feet deep which fronts along Poinsettia Street and is designated for residential lots. The Marigold
Center property was recently :,anexed to the City and zoned C-S-S. Marigold Center does not
include the boat yard property which was investigated but which is not reasonably available.
The request for "PD" zoning was made after filing an initial request for C-S-MU zoning. The
applicants considered for several months which designation to pursue and held several meetings
with City staff to try and understand the pros and cons of both. The decision to seek "PD" zoning
was based upon the following primary factors:
1. The administrative burden of use permits for each use whicn appears to be a requirement
of the "MU" zone, and
2. The fact that off-site housing is seen by the applicants and major tenants as more
appropriate than on-site housing which appears to be a significant consideration of the
"MU" designation.
As we expressed to staff on several occasions, and to which they agreed, these zoning designations
appear, on the surface, very similar and either could probably be appropriate.
The major tenants of the Cente* are proposed to be a Williams Bros. Market (Bldg. G), Orchard
Supply Hardware (Bldg. M), and a third major, hopefully a drug store (Bldg. J). Agreements are
in place with Williams Bros and Orchard Supply Hardware. Orchard Supply Hardware has been
seeking a site in San Luis Obispo for over 4 years. The existing Williams Bros store on Broad
Street will close upon the opening of the new store in Marigold Center. The site of the existing
Williams Bros store will also be rezoned. Another significant tenant is in progress with
commitment for building "D", Blo,,*buster Video.
w..Smdt Htc'n ra>trett.j,in Lws Obi sp..,Coliiorm.t.i;.lui ,$jc vyt-t,-y.y
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Mr. Barry Karleskint
Page 2
April 23, 1993
Marigold Center will widen and improve Broad Street and Industrial Way, including signalization
of the Broad Street/Industrial Way intersection. The project will include a bus tum-out and bus
shelter on Broad Street. It will be accessible for both pedestrians and bicyclists from the adjacent
neighborhood.
Marigold partners sponsored a neighborhood meeting at the City/County Library on March 25,
1993, inviting approximately 1,000 residents. We reviewed the project and asked for comments
regarding the project. A major existing topic of concern to the neighbors is traffic speed and
pedestrian safety when crossing Tank Farm Road.
Marigold Center is proposed to be subdivided to accommodate purchase of store sites and parking
by the major tenants. Parking is shared via easement and CC&R's. Management coordination is
accomplished by CC&R's and development agreements.
The following is a description of the findings for the "PD" designation of Marigold Center. This
evaluation addresses a total of 11 criteria outlined in Section 17.62.040 A. 1-6 and C. 1-5. The first
set of findings A. 1-6 are general in nature. The second set of findings C. 1-5, although seemingly
written to address large scale office uses,seem to be more appropriate for judging Marigold Center
which is a commercial project.
The fundamental purpose of the PD request (or MU as an alternative) is to remedy the problem
that the C-S zone does not appear to accommodate the 3 anticipated major tenants -- a grocery
store, drug store, and Orchard Supply Hardware. It does not appear that the CN zone would
accommodate these uses either depending on the use definition of Orchard Supply Hardware. In
addition, General Plan policies may preclude C-N centers in excess of 5 acres. However, the City
has approved centers in this zone in excess of this size limitation. The flexibility for uses within the
PD designation can resolve these issues and accommodate the proposed mix of commercial uses.
Marigold Center replaces a center approved by the County at the site of the existing Williams Bros
Market. Marigold Center will provide a superior location, superior planning, superior traffic
logistics, superior mitigation, and a superior mix of uses to serve the nearby residential areas.
Planned Develooment Findings:
A.1. Marigold Center proposes a mix of uses tailored to serve the needs of a new neighborhood
of the City (Edna/Islay ±1,100 homes) which presently does not have adequate or
convenient facilities available. It will also serve the existing country Club and Rolling Hills
area (±800 homes) which does not have commercial services available. Marigold Center
will provide superior accessibility to nearby residents in comparison to the County approved
center.
A.2. Not applicable.
i I '
Mr. Barry Karleskint —
Page 3
April 23, 1993
A.3. Marigold Center has offered a gift of $100,000 to the City Housing Authority. The
applicants have discussed the pro's and con's of on-site and off-site housing contributions.
In discussion with the Housing Authority staff and Board, the applicants, as well as the
Housing Authority, determined that a gift to the Housing Authority would provide a more
needed housing type, family units, than on-site housing likely to be occupied by single
tenants. Presently, the City has no ordinance requiring commercial development to provide
fees or housing mitigation.
A.4 The proposed project exceeds City setback standards by 3-4 times along the Broad Street
frontage, providing a generous landscape appearance. Both pedestrian and bicycle access
is provided into the Center from the adjacent residential area. The project architectural
design is compatible with the immediate area and Edna Valley entry to the City. The
Center contains covered canopy walkways and public seating/relaxation areas as a part of
the project design. The project includes public transit as a part of the Broad Street
improvements. ARC schematic approval was granted on March 1, 1993.
A.5. Project landscape irrigation is proposed to be by groundwater with drought tolerant
landscape. Energy systems will meet or exceed California Title 24 requirements. The
project is expected (per Broad Street annexation EIR) to reduce vehicle miles traveled and
hence reduce energy consumption by nearby residents seeking services closer to home. The
project also includes public transit facilities (bus stop and shelter).
A.6. The project provides generous landscape areas along the Broad Street frontage, a major
entryway to the City.
C.1. The project is compatible with other land uses in the area and includes mitigation measures
to buffer from adjacent residential use to the east.
C.2. The project access is directed primarily to Broad Street which is an arterial. Access is
available on Tank Farm Road (also an arterial) in order to provide convenient access to
nearby residents. A professional traffic analysis performed on the project indicated
mitigation measures needed which are incorporated into the project description. No vehicle
access is proposed on to residential frontage local streets.
C.3. The project includes all of the design measures listed in this criteria to buffer the residential
area to the east.
C.4. The project is primarily commercial, although limited (7,000 s.f.) locai.serving office uses
are proposed. The uses are limited to less than 2,000 s.f. individually,7.000 s.f. in aggregate
and represent ±4% of the total Center.
C.5. C-S zoned land exists as a very large portion of the City inventory of vacant land. Marigold
Center replaces a previously approved center which is also zoned C-S and will remain
available for C-S uses in a more suitable location than the Marigold Center site which is
well suited to the proposed commercial use.
Mr. Barry Karleskint
Page 4
April 23, 1993.
In summary, Marigold Center is well sited for the proposed uses to provide services needed by
nearby residents. The "PD" suffix allows a mix of uses which does not appear to be accommodated
by any single appropriate, commercial zone. Marigold Center will be superior to the center
approved by the County and inherited by the City. Major tenants are committed to this project and
anxious to provide facilities needed in this area of our community. Marigold Center incorporates
recommended mitigation measures well beyond the minimum standards and gives back to the
community as a good neighbor.
Please don't hesitate to contact me if you have questions (543-1794).
Sincerely,
RRM DESIGN GROUP
Z�l 2
Victor A
C ' Ex tive f er
J Ross tti
oe Prisk
m St art (Vons)
Harry Fisher (OSH)
G. Moylan, City Housing Authority
G. Smith, City SLO Planning
John Mack, RRM
Chris Ford, RRM
c/vm-marig.pc
Major arterial streets through residential areas shall provide only
limited private access or controlled street intersections, and
adjoining residential use should be spatially separated or otherwise
insulated from adverse noise and other traffic impacts. Residential
areas should be protected from encroachment by detrimental
commercial, industrial or agricultural activities, and existing
incompatible uses should be abated or mitigated. Nonresidential uses
which serve neighborhood needs (convenience shopping, schools, parks,
day care centers, churches, lodges, and similar public or semipublic
facilities) should, however, be considered conditionally compatible
with residential environs, subject to evaluation of site development
plans.
h. All residential development proposals should be designed to achieve
full use of special site potentials such as natural terrain, views,
vegetation, creek environs or other features, and to mitigate or
avoid special site constraints such as climatic conditions, noise,
flooding, slope instability, or ecologically sensitive surroundings.
They should be compatible with present and potential adjacent land
uses. Designs for residential uses should include: provisions for
privacy and adequate usable open space, orientation and design to
provide shelter from prevailing winds and adverse weather, yet enable
use of natural sunlight, ventilation and shade; provide pleasant
views to and from the development; provide safety, separate vehicular
and pedestrian movements and adequate parking for residents and
guests; and sufficient provision for bulk storage, occasional loading
and service or emergency vehicle access.
3. Commercial and Industrial Land Use Objectives
The policies, goals and implementation measures outlined in Growth
Management Objectives and in the Historical and Architectural Conservation
and Public Facilities Elements related to commercial and industrial land
uses should serve as general principles in the priority and review of
intensity and design of commercial and industrial development proposals.
Commercial and industrial uses should be developed in appropriate areas
where the natural slope of the Iand is less than 10 percent. Commercial
and industrial uses should have service access from the city's arterial
and collector street system so as to avoid the concentrated use of
residential streets for truck delivery and customer traffic.
a. Neighborhood Convenience Commercial Policies
1. The city should support the concept of neighborhood convenience
centers (2-5 acres depending on neighborhood size) whose service area
will require shorter automotive trip distances and will encourage
nonvehicular convenience shopping.
2.. Increased demand for neighborhood commercial facilities created
by infill and intensification of residential areas should be met by
making more efficient use of existing neighborhood centers and by
expansion of existing centers into adjacent nonresidential areas.
3. The city should evaluate the need for and desirability of
additions to existing neighborhood commercial centers as specific
development proposals are made. Criteria for evaluating such
proposals are:
(1) Uses are in fact those which will serve nearby residents, not
the community as a whole.
(2) Expansion areas have access from arterial streets.
(3) Expansion areas will reduce the area used by or designated for
offices or service commercial uses and not areas designated for
or used by residences.
4. New convenience centers within residential suburban expansion areas
•should be permitted only when it is clearly demonstrated that
population density and excessive commuter distances to existing
facilities would warrant such a development.
5. Convenience commercial centers should have direct service access from
the city's arterial and collector circulation system so as to avoid
the concentrated use of residential collector or local streets for
.....__.._ .__ truck delivery and customer traffic.
6. . Scattered, small-scale, convenience commercial stores within
established residential neighborhoods may be retained where their
operation has proven compatible with surrounding uses. Existing
stores should be evaluated as to the conditions and character of
their operations and encouraged to improve, where necessary, to
better integrate with surrounding residential land uses. Where
evaluations show compatibility and/or lack of market needs, the city
should prohibit the intensification and/or expansion of isolated
neighborhood commercial facilities and should provide for their
long-term replacement with land uses typical of the surrounding
neighborhood.
7. Scattered convenience commercial uses within retail or industrial
districts should be consolidated to form more efficient convenience
centers or relocated to more suitable sites adjacent to residential
districts.
g. Specialized retail stores, and recreational uses may be established
within neighborhood commercial areas so long as (1) individually,
their size would not constitute a major citywide attraction and (2)
cumulatively, they would not displace more general, convenience uses.
b. . Professional Office Policies
1. Professional office uses should be encouraged to develop in
peripheral areas of the Central Business District and other
- specialized centers such as medical complexes to (1) take advantage
of close proximity to governmental and retail uses in the downtown,
and (2) provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
:...._._.. .6
2. Isolated office uses within residential areas or convenience --
commercial centers should be discouraged. Top priority should be
given to infill of professional office development in areas adjacent
to the Central Business District. Continued use and limited
expansion of office areas outside the periphery of the Central
Business District may be provided for only when such areas (1) have
direct access from other than residential streets, and will not
.require or encourage circulation of commercial traffic through
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on an
established group of offices. Commercial or professional office uses
locating in such areas should be limited to those with no close
functional relationship to medical and legal-government-financial
centers elsewhere in the city. Large professional office buildings
which can include multiple tenants but with no single tenant space
less than 2,500 square feet may be established in service
commercial/light industrial areas subject to the approval of a
Planned Development (PD) zoning application and compliance with
criteria set forth in the zoning regulations. This last provision
notwithstanding the dispersion of banks, real estate offices,
financial institutions, medical clinics, and doctors offices, and
lawyers offices throughout the city is prohibited.
3.- Where historic or architecturally significant buildings are located
_ - in districts designated for office use, the city should encourage
their long-term conversion and conservation rather than replacement.
4. -The city should review all requests for conversion of residential
uses to professional office activities to ensure (1) their ability to
adequately function as office uses, compatible with the surrounding
neighborhood, and (2) the preservation of the historic and
architectural character of the structure where such features are
considered significant.
5. Professional office uses should be conditionally permitted within
comparison retail commercial areas of the Central Business District
and encouraged to utilize floor space above street level, thereby
avoiding interference with or the reduction of valuable ground-floor
retail activities.
6.- Primary access to professional office activities should be provided
from commercial arterial or collector streets and should avoid the
use of local residential circulation.
7. As an alternative to or as a transition in professional office areas,
medium-density residential uses may be conditionally considered.
8. - .—Regional administrative and financial offices shall be considered as
appropriate uses in certain comparison retail commercial areas and
shall not be allowed to disperse to convenience shopping, service
commercial/light industrial or professional office areas.
17
i �
C. Comparison Retail Commercial Policies
1. The city should allocate sufficient land resources suitable for
commercial use to enable the development of a "self-sufficient"
retail sector serving the existing and future needs of San Luis
Obispo.
2. The city should promote the expansion of existing commercial centers
and prohibit the proliferation of new or scattered comparison retail
locations.
3. The city should design appropriate land use and zoning controls which
will direct commercial expansion and intensification into existing
"underdeveloped" and/or committed commercial districts, avoiding
intrusions into stable residential areas.
4. The city reaffirms its support of the central business district as an
historic architecturally unique and economically essential part of
the community.
The city will promote the economic stability of the central business
district. To assure its stability, other major areas in the city
will not be rezoned for retail commercial use until a downtown
parking program has been adopted by the city. The city will take an
active role in encouraging the retention and expansion of county
courts and administration facilities in the downtown.
5. The central business district shall remain the principal location for
the greatest variety of comparison retail commercial activities in
San Luis Obispo..
6. The city encourages a whole range of comparison shopping in the
central business district and at Madonna Road. Additional retail
space at Madonna Road should augment the existing.shopping
facilities. Development may be phased but would include a
nondiscount department store and related shops which can intercept
expenditures of county residents who now shop out of the county. Any
new facilities shall be master planned to relate as closely as
practical with the existing Madonna Road Plaza Center.
Additional space in the central business district should reinforce
the role of downtown as a regional shopping area, while also serving
the needs of the community.
7. Existing service commercial uses (for example, automobile sales and
service facilities), both north and south of the central business
district, should be replaced with more intensive "shopping goods"
facilities to centrally serve the expanding needs of the community.
Conversion should be programmed in an orderly manner as a part of the
_ .Central Area Specific Plan.
-
18
245
e. Service Commercial/Light Industrial Policies
1. The allocation of land resources for service commercial/light
industrial uses should be periodically reviewed and revised as
necessary to reflect the realistic needs and opportunities of the
city of San Luis Obispo based on changes in work force and resource
availability.
2. The city should promote the infill and restructuring of existing
service commercial districts designated on the plan and should
discourage the proliferation of scattered service
commercial/industrial manufacturing uses in areas designated for
future conversion to other uses. The county should prevent service
commercial/light industrial uses within the rural industrial area.
3. The city shall prevent the development of water-intensive industries
or those which would significantly degrade or accelerate the
degradation of the area's air or water quality.
4. In designated service commercial/light industrial areas, the city
_ should support the concept of "planned unit" industrial developments
and subdivisions, where unified landscaping, signing, building
design, service capabilities and adequate circulation can be ensured
- - and thereby avoid compatibility conflicts created by piecemeal
development.
5. Where possible, access to service commercial areas should be provided
_ by industrial collector streets to (1) avoid the use of residential
streets or delivery routes which pass through residential areas, and
(2) minimize direct driveway access from individual parcels onto the
city's arterial street system.
6. All service commercial/light industrial areas shall be required to
make connections with the city's water and sewer systems. The
discharge of effluent from these areas into the city's sewer system
shall meet or exceed adopted standards for constituent
concentrations.
7. The city should emphasize the adequacy of landscaping, signing and
building design of service commercial uses which are situated along
entryways into San Luis Obispo. The county should refer and the city
comment on the site planning and design of rural industrial uses
Within the urban reserve along Highway 227, Tank Farm Road or South
Higuera Street.
8. Offices for engineering and industrial design, retail commercial,
convenience commercial and certain commercial recreation uses shall
be conditionally permitted within designated service commercial/light
industrial areas subject to discretionary review and issuance of a
use permit by the Planning Commission or Director.
Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large
professional office buildings which can 'include multiple tenants but
with no single tenant spaces less than 2,500 square feet may be
established in service commercial/light industrial areas subject to
the approval of a Planned Development (PD) zoning application and
compliance with criteria set forth in the zoning regulations.
f. Rural Industrial Policies
1. Rural industrial activities should (1) be situated on parcels not
less than five to ten acres in area, (2) be adequately served by
private on-site water and sewer systems, (3) be limited to activities
which are not employment-intensive(less than 25 employees each), (4)
be situated on parcels which have 300 feet or more frontage on
present county roads, and (5) not include any commercial or service
commercial/light industrial uses.
2. - Residential dwellings should generally be prohibited within rural
industrial areas-, rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
3. Owners of property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
_. acres or larger.
4. _ The city should consider the eventual discharge of treated effluent
from the city's sewage treatment plant at _Prado- Road to nearby rural
industrial/agricultural areas to encourage the continuation of
agricultural uses in these areas.
4. Public.Facility Land Use Objectives
City Hall will remain at its present location. County courts and legal
and general administrative functions (such as technical services,
assessor, planning, engineering, elections, board of supervisors staff,
clerk) should remain and expand as necessary in the downtown. County
hospital and health department should remain and if necessary expand on
county property on Johnson Avenue.
County Welfare (social Service Department), the California Employment
Development Department, and eventually Social Security should relocate to
a consolidated social services center on South Higuera. Street near Prado
Road. Probation should be located near courts or near the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities.
The city will locate its facilities and advocate location of other
_ agency's facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods.
21
= -72
i 1
_ 7Use lement Update Hearing�Drah
ga.,a..
COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
General retail
3.1 The City should have areas for general retail uses adequate to meet most demands
of City and nearby County residents. General retail includes specialty stores as
well as department stores, restaurants, and services such as banks. Not all areas
designated general retail are appropriate for the full range of uses.
3? The City should focus its retailing with regional draw in two locations: downtown'
and the area around the intersection of Madonna Road and Highway 101.
3.3 No substantial additional floor area should be added to the commercial area near
Madonna Road and Highway 101 until a detailed plan for the retail expansion
has been adopted by the City. The plan should describe the limits of'commercial
expansion, acceptable uses, phasing, and circulation improvements. Any
permitted expansion should be aesthetically and functionally compatible with
existing development in the area.
Further, the plan must follow an ng analysis demonstrating, that the proposed
commercial expansion is not likely to significantly impact existing retail areas, and ..
that the major components of the expansion cannot likely be _accommodated in
the existing retail areas.
3.4 Most specialty retail stores should locate downtown or in the Madonna Road
area; some may be located in neighborhood shopping centers so long as they are
a minor part of the centers and they primarily serve a neighborhood rather than a
citywide or regional market.
Neighborhood retail
35 The City should have areas for neighborhood retail uses to meet the frequent
shopping demands of people living nearby. Neighborhood retail uses include
grocery stores, laundromats, and drug and hardware stores. Neighborhood retail
centers should be available within about one mile of all residences. These
centers should not exceed about five acres, unless the neighborhood to be served
includes a significant amount of h gh.:density residential development. Specialty
stores may be located in neighborhood centers as long, as they will not be a major
citywide attraction or displace more general, convenience. uses.
3.6 New or expanded neighborhood commercial centers should:
A. Be created within, or extended into, adjacent nonresidential areas;
B. Provide uses to serve nearby residents, not the whole City;
;mD: L[l&COMLWP 29
Land Use Element Upda.,
Hearing Draft
C. Have access from arterial streets, and not increase traffic on local
residential streets; =
D. Have safe and pleasant pedestrian access from the surrounding service
area, as well as good internal circulation;
E. Provide landscaped areas with public seating;
F. Provide indoor or outdoor space for public use, designed t6-'p' rovide a
focus for some neighborhood activities.
3.7 The City should evaluate the need for and desirability of additions to existing
neighborhood commercial centers only when specific development proposals are
made, and not in response to rezoning requests which do no incorporate a
development plan.
3.8 Small, individual stores within established residential areas maybe retained when
they are compatible with surrounding uses. Other isolated commercial uses which
are not compatible with residential surroundings eventually should be replaced
with compatible uses.
OtFices
3.9 The City should have sufficient land for office development to meet the demands
of City residents and the specialized needs of County residents. Office
development includes professional and financial services (such as doctors,
architects, and insurance companies and banks) and government agencies. The
City should retain the regional offices of state and federal agencies. Not all types
of offices are appropriate in all locations. (See also the Public Facilities section,
page 39.)
3.10 All types of offices are appropriate in the downtown commercial area. Also, all
types of office.activities are appropriate in the surrounding office district, though
offices needing very large buildings or generating substantial traffic may not be
appropriate within that district, which provides a transition to residential
neighborhoods. Some types of offices may be accommodated in locations other
than downtown:
A. Medical services should be near the hospitals;
B. Government social services and the regional offices of state and federal
agencies should be near the intersections of South Higuera Street, Prado
Road, and Highway 101 (Figure 4);
C. Large offices having no substantial public visitation or need for access to
downtown government services may be in "services and manufacturing"
areas.
FID: Lvgcotin.wr 30
�d Use Element Update Hearing Draft r
3.11 Existing office buildings outside the areas described in policy 3.10 may continue= 73 =
to be used and may have minor expansions if they:
A- Have access directly from collector or arterial streets, not local residential J
streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have sigruncant adverse impacts on nearby uses.
significant buildings located in office districts should be
3.12 Historic or architecturally
conserved, not replaced.
Tourist commercial
3.13 The City should accommodate tourist commercial uses, those which primarily .
serve the travelling public, where such uses have already concentrated: along
upper Monterey Street; at the Madonna Road area; at certain freeway
interchanges; and in the downtown.
3.14 Tourist commercial areas should accommodate motels, restaurants, service
stations, and minor retail sales for the convenience of travellers. These areas
should not include offices, general retail stores, auto repair, or business services.
3.15 Site planning, building design, and types of activities for new tourist-commercial
development adjacent to residential areas should be carefully reviewed to assure
compatibility.
Services and manufacturing
3.16 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 wholesaling, building contractors, utility company yards, auto repair,
Printing, bakeries, and retail sales of large items and those often stored outdoors
(vehicles, building materials, plants). Areas reserved for these uses may also
accommodate convenience restaurants and other activities primarily serving area
workers.
3.17 The City's general plan previously designated "service-commercial/light=
industrial" areas. A "service commercial" (C-S) zone and a "manufacturing" (M)
zone have been applied to these areas. Each zone allowed a wide range of uses,
which are sometimes incompatible. The land-use map should be refined to show
where one or more of the following categories of uses would be appropriate.
A. Wholesaling, warehousing storage, and retail sales which do not have
many employees and do not generate significant customer traffic;
gmD: LUB-CONSWp 31
Land Use Element Updat-
Hearing Draft r
C. Retail sales of products which require outdoor areas or large floor areas
for display and storage, such as lumber and building materials, home
�- improvement items, furniture and appliances, and plant nurseries, and
which have many employees or generate substantial customer traffic;
D. Service centers for a variety of uses not generally suitable for other
commercial districts, including small outlets for items in. category C above,
repair shops, printing services, laundries, animal hospitals, sporting goods,
auto parts, and some recreation facilities, having relatively many employees
and generating significant traffic;
F. Light manufacturing and laboratories.
3.18 Auto sales should be encouraged near Auto Park Way. (See also policies 323
and 3.24).
3.19 New, general-retail stores or neighborhood shopping centers should not be
developed in service and manufacturing areas. However, existing uses such as .
supermarkets and drugstores may be retained or expanded if:
A They are compatible with nearby uses;
The expanded use will not divert trade from other general-retail or
- neighborhood-commercial areas which are better located to serve the
expected market area.
3.20 'Access to service-and-manufacturing areas should be provided by commercial
collector streets, to avoid customer traffic on residential streets or delivery routes
which pass through residential areas. Driveway access onto arterial streets should
be minimized
%21 Industries which would degrade air or water quality should not locate or expand
within San Luis Obispo or its airshed or watershed
322 Service and manufacturing uses should connect to the City water and sewer
systems, unless other means of providing service are identified in a City-adoptedplan.
Vehicle Sales
3.23 The.City intends to create around Auto Park Way an easily accessible and
attractive auto sales and service center. The City will reserve enough space
around Auto Park Way to accommodate the expansion of vehicle dealerships
(approximately in proportion to projected countywide population growth through
the year 2020), plus the relocation of vehicle dealers from other areas of the City
(about SO acres total, including dealers at Auto Park Way in 1991).
Pak r.irgcoi�wP 32
•--
Use Element Update Hearing Draft
- The areas shown for vehicle sales should be reserved for that use at least until
the anticipated year 2002 update of this element, when the amount of reserved-' M J
n T'?
land may be reconsidered. y�
3.241 Auto sales in areas of the Ciry other than Auto Park Way should be miniri Tett,
in order to reinforce the auto sales center and to maximize space for other_uses"' _„
in other locations. "—
Overall
324 New, major employers should contnbute to provision of child care and elder care
for their employees.
3.25 Convenience facilities serving daily needs, such as small food stores, branch
banks, and child and elder care, and amenities such as picnic areas, may be
allowed in centers of employment. They may be required within large
commercial and induitrial developments.
PROGRAMS
3.1 The City will amend the Zoning Regulations so the "planned development" -
approach can be used on any size parcel, in any commercial or industrial zone.
32 The City will evaluate its regulations for the C-S and M zones to determine
appropriate uses in each zone. The City will consider rezoning C-S and M areas
to refine the types of uses seen as appropriate in each location. Factors to be
evaluated include employee and traffic intensity, access, proximity to regional
transportation facilities, lot size and shape, compatibility with nearby uses
(including housing), the market to be served, and existing land-use patterns.
32 The Citywill rezone to neighborhood commercial existing C-S sites which have
become neighborhood convenience centers, if: (1) they primarily serve a
neighborhood rather than citywide market; and (2) they are appropriately located
considering access and compatibility with other nearby uses.
3.4 The City will consider establishing tourist information facilities near highway
entries to the City, to reduce demands for on-site and off-site advertising by
tourist- and general-retail uses.
3.5 The City will amend its Zoning Regulations to implement the commercial and
industrial policies.
gmD: LUE-COMIIMP 33
a-��
city of San lugs osispo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 3950 Broad Street APPLICATIONNO. ER 322-92
PROJECT DESCRIPTION Construction of a shopping center with 1.74 , 000 sq. ft. gross
floor area; demolition of existing structures on site; rezoning and sub
division of project site; rezoning of prev. approved shopping center site
APPLICANT Marigold Partners
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION 7MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT"REPORT REQUIRED
PREPARED BY Greg Smith, Associate Planner DATE MMaar�ch 19 , 1993.
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: ' �� DATE ,"L 5 M3
v
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
YES*
A. COMMUNITY PLANS AND GOALS ................................................... --
B. POPULATION DISTRIBUTION AND GROWTH......................................... NONE
C. LAND USE .................................._........................................
YES*
D. TRANSPORTATION AND CIRCULATION ............................................... YES*
YES*
E. PUBLIC SE .......................
RVICES ......... ............••••
NONE*
F. UTILITIES........................................................................_...
G. NOISE LEVELS .._..............._.................................._................
YES*
H. GEOLOGIC B SEISMIC HAZARDS S TOPOGRAPHIC MODIFICATIONS ......_....._........ NONE
I. AIR QUALITY AND WIND CONDITIONS...................._........................... YES*
J. SURFACE WATER FLOW AND QUALITY ........................... NONE*
K PLANT LIFE..........................................................................
NONE*
LANIMAL LIFE_........................................................................ NONE*
M. ARCHAEOLOGICAL(HISTORICAL ...................................................... NONE*
N. AESTHETIC ........_................................................................. NONE
O. ENERGY/RESOURCEUSE ............................................................. NONE
P. OTHER ..............................................................................
NONE
Ill.STAFF RECOMMENDATION
'SEE ATTACHED REPORT
ER 191-92
Page 2
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The applicant proposes to construct a shopping center on a large parcel
currently developed with a small house and mobile home, and various
storage sheds. The existing structures are to be demolished. As part
of the project proposal, the applicant would close an existing grocery
market on another nearby site, and abandon approved plans to construct
a shopping center on the existing market site.
In addition to structures, paving and landscaping on the Marigold Center
site, the proposed project involves widening of Broad Street and
Industrial Way and installation of traffic signals. Off-site
improvements to the sanitary sewer system serving the site will be made,
including extension of sewer mains and upgrading sewage pumping and/or
storage facilities.
The project description proposed by the applicant includes several
related changes to the land use regulations to two sites located in the
southerly portion of the city:
SITE: Proposed Marigold Existing Williams
Center Brothers Center
3950 Broad Street 3570 Broad Street
AREA 16 . 6 acres 11. 1 acres
(Excl. detention basin)
EXISTING ZONING C-S-S; C-N-SP; R-2-SP C-S-PD
Service Commercial - Service Commercial
Special Considerations; Planned Development
Neighborhood Comml. -
Specific Plan; Medium
Density Residential -
Specific Plan
PROPOSED ZONING C-S-PD C-S
Service Commercial- Service Commercial
Q Planned Development
EXISTING USE Vacant Market
(34, 000 sf)
APPROVED USE None Shopping Center
(137, 00 s€)
PROPOSED USE Shopping Center Unspecified
(Appr. 174, 000 sf
floor area, 19, 000 sf
outdoor sales, storage)
A third site is affected by mitigation measures recommended by this
initial study: a 6.2 acre site at the southeast corner of Broad Street
and Tank Farm Road would be rezoned from C-N-SP to C-S-SP or other
appropriate zone, and corresponding amendments to the General Plan and
J So
ER 191-92
Page 3
specific plan would be made. An application for rezoning to C-S-PD has
been filed by the owner of that property, and is scheduled for hearings.
in May of 1993 . That site is currently developed with a plant nursery.
The project and mitigation measures involve several types of
discretionary approval by the City, as listed on the attached chart.
Caltrans must approve the design of Broad Street improvements; no
discretionary approvals by other agencies are required.
Previous EIR
The Marigold Center project site and the existing market site are both
within the Broad Street Annexation Area, a 78-acre area which has been
partially developed with various residential. and commercial uses. In
conjunction with its annexation, a focused EIR was prepared and
certified by the City.
The Broad Street Annexation EIR (BSAEIR) addressed environmental impacts
related to:
- Development potential
- Traffic and circulation
- Water and sewer- service
- Drainage
- Air quality
The City determined that annexation and development of the annexation
area could have significant adverse impacts on traffic, drainage, and
air quality. The Council resolutions approving the EIR and the
annexation required various mitigation measures, and included findings
of overriding considerations for air- quality impacts.
Since the BSAEIR addressed general impacts of development of the
Marigold and existing market sites, this initial study focuses on
impacts related to differences between the BSAEIR development
projections, and the development proposed by the current project.
Generally, the different development scenarios mean that:
- Less intensive development of the existing market site than
assumed for the BSAEIR.
- More intensive development. of the Marigold site.
- More intensive total development on the two sites.
Thus, the initial study focuses on shifting impacts from the existing
market site to the Marigold site (e.g. , traffic) , and on increases in
impacts attributable to the increased level of total development (e.g. ,
mobile source emissions) .
II. POTENTIAL IMPACT REVIEW
A.. Community Plans and- Goals
Community plans and goals for the project site are stated in the General
Plan, Zoning Regulations and in the Edna/Islay Specific Plan. Further
policy statements are contained within the Draft Land Use Element and
:61
EP. 191-92 -
Page 4
Circulation Element Updates.
Existing plans and the Zoning Map include various land use designations
for different portions of the site. Inconsistencies between the
designations are described below; refer also to the referenced maps.
A. 1 Land Use Plans. Most of the site is zoned for Service Commercial
uses, and is designated for Service Commercial/Light Industrial use on
the Land Use Element Map of the General Plan. Those designations were
applied at the time of annexation hearings (1992-1993) . The proposed C-
S-PD designation would be consistent with those designations.
A narrow strip along the south edge of the site was not part of the
Broad Street Annexation. That strip is zoned C-N-SP and R-2-SP, and has
corresponding designations on the, Land Use Element Map and EISP Map.
Those designations would not be consistent with the proposed C-S-PD
zoning.
The Edna/Islay Specific Plan (EISP) designates approximately 4 . 6 acres
of the easterly portion of the site for Low Density Residential use, and
approximately 1. 3 acres for Medium Density residential use. Except for
the small R-2-SP segment at the south edge of the site, the current and
proposed zoning designations are not consistent with the EISP.
The change in the planned use for the east portion of the site was
implemented by the City's previous action on the Broad Street Annexation
pre-zoning application. A followup amendment to the EISP for %
consistency with the General Plan is pending, but will probably not be
acted upon prior to action on the Marigold project.
A. 2 Housina Policies. As noted above, easterly portions of the project
site are designated for residential use on City's Zoning Map and the
EISP land use map. However, the change from residential to commercial
use was approved by the Council as part of a previous project, the
annexation and pre-zoning of the Broad Street Annexation Area.
Although the elimination of potential housing units is not directly
attributable to the propose project, the applicant has proposed to
contribute $100, 000 to the Housing Authority, to be used for
construction of affordable housing units on other sites within the City.
The Housing Authority has voted to accept the proposed contribution,
which they estimate will enable them to provide 5 to 7 affordable
housing units within the city.
A. 3 Commercial and Office Land Use Policies.
The planned development (PD) overlay zone district may allow "any use or
combination of uses which conform to the General Plan" . It is not clear
that the uses proposed for the project are consistent with the Service
Commercial/Light Industrial LUE designation for the site.
The Zoning Regulations state that the Service Commercial (C-S) zone is
"intended to provide for storage, transportation, and wholesaling as 1
well as certain retail sales and business services which may be less
appropriate in the city's other commercial zones" . Policies in the
ER 191-92
Page 5
adopted and draft LUE's provide further clarification of limits on uses
considered appropriate in the C-S zone, including specific prohibitions
on most office uses and new general retail stores or neighborhood retail
centers.
The proposed project includes uses which are not clearly consistent with
policies in the adopted and/or draft Land Use Element, for service
commercial designations. Those consistency issues are summarized in the
attached chart. Note that the uses proposed by the applicants are all
allowed or conditionally allowed in the C-S zone, with the exception of
the various small office uses and retail sales and rental of specialty
items.
The proposed center would include commercial functions which Land Use
Element policies would normally consider appropriate only in two or
three separate zones: Neighborhood Commercial, Retail Commercial, and
Service Commercial.
The question of whether the consistency issues should be* considered a
significant adverse impact is a difficult one to evaluate. It is
important to note that the review process involves review by the
Planning Commission and City Council, and approval of the project will
require a specific finding of consistency with the General Plan. Note
also that the project proposes amendments to the zoning regulations, as
allowed under planned development procedures.
On balance, staff concludes that inconsistency issues would not
constitute ' a significant adverse impact if several mitigation measures
are adopted:
- Much of the function of the center will be as a neighborhood
shopping center. Provision of such a center in the Edna/Islay area
is consistent with general plan polices for the location of such
centers. Only one center is appropriate for each :neighborhood,
however. The proposed development agreement abandoning the
proposed neighborhood commercial development at the existing
Williams Brothers site, along with specific plan and zoning
amendments to change the designation of the existing C-N area at
the southeast corner of Broad/Tank Farm, would be necessary to
ensure that there would not be multiple centers serving the
Edna/Islay neighborhood.
- The scope of comparison retail activities anticipated at the site
would not conflict significantly with policies designating existing
C-R and C-C areas . as the only suitable locations for retail
activities serving citywide or regional markets. One space is
proposed to be as large as 6, 000 square feet; other shops are
designed for division into 1, 300 square-foot tenant spaces.
Further explicit regulations limiting maximum retail tenant floor
areas - similar to those recently adopted for C-N zones - are
appropriate. This would help to ensure that the center does not
accommodate larger retailers who would be inconsistent with the
j C-R/C-C policies.
The proposed office uses are clearly inconsistent with specific
w i
ER 191-92 _
Page 6
language in the Land Use Element, which prohibits most offices in
both the C-N and C-S zones. (Exceptions are allowed in the C-S
zone for offices related to engineering and industrial design, and _1
for large professional offices with no tenant smaller than 2 , 500
square feet. Neither type of exception would apply to the small
professional offices proposed for this project. ) Office uses as
proposed by the applicant cannot be considered consistent with
community plans and goals, unless and until such time as the Land
Use Element provisions are amended. Office uses other than those
allowed in the C-S district should be deleted from the center.
Potentially Significant Effects - Short Term
Inconsistent with adopted plans and goals for development patterns
within the city, unless mitigation measures noted below are adopted.
Potentially Significant Effects - Lona Term and/or Cumulative
See above.
Recommended Mitiaation Measures
Amend the Edna/Islay Specific Plan (EISP) to designate the entire
Marigold Center site for Service Commercial/Light Industrial uses.
Amend the EISP to designate the area at the southeast corner of the Tank
Farm/Industrial intersection for appropriate uses other than
neighborhood commercial.
Limit office uses to those not prohibited by the Land Use Element (e.g. ,
banks, offices larger than 2,500 sf, engineers, would be allowed; most
small professional offices would be prohibited) .
Rezone the property at .3570 Broad Street from C-S-PD to C-S, and
terminate the operation of the existing market at that location,
concurrently with the opening of the proposed market at the Marigold
project site.
Uses within the category of "Retail Sales and Rentals - Specialties"
shall be limited to not more than 2000 square feet per tenant, and to a
cumulative total of not more than 25% of the gross floor area of the
center.
B. Population Distribution and Growth
The proposed project is unlikely to result in creation of significantly
more jobs within the annexation area. Of the jobs created, a higher
proportion are likely to be local-area service and retail, types which
do not stimulate population growth.
Potentiallv Significant Effects Short Term
NONE
ER 191-9.2
Page 7
Potentially Significant Effects —Lona Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
C.. Land Use
Refer to discussion above under "Community Plans and Goals" , and below
under "Noise" . Also, refer to the BSAEIR Section 4 .2 .
D. Transportation and Circulation
Transportation and circulation effects of annexation and development of
the annexation area are addressed in the BSAEIR Section 2 . 3 and Chapter
7. Supplemental analysis by the BSAEIR traffic engineering consultant
is attached.
The supplemental analysis shows that the proposed project will not
result in more vehicle trips than projected by the BSAEIR, and may
result in fewer vehicle miles traveled. However, the project will shift
short term traffic impacts from the Capitolio/Broad intersection to the
Industrial/Broad and Tank Farm/Broad intersections. The supplemental
analysis recommends various street widenings and signal improvements to
mitigate short term impacts, consistent with the general mitigation
measures in the BSAEIR.
The supplemental analysis also recommends that traffic conditions at the
project's Broad Street driveway be monitored for a period of three to
five years after development, and that the developer be required to pay
for a signal, or restriping to prohibit left turns, if determined to be
necessary by the City and Caltrans. Although it seems likely that
signalization would be the preferred option, the City Engineer
recommends strongly that the turning prohibition remain as a feasible
and effective mitigation measure.
In addition to the measures recommended by the traffic consultant, the
City Engineer believes one additional measure is needed to avoid
significant adverse traffic impacts:
- Additional widening for Industrial Way, east of Broad Street
intersection. Preliminary lane designs indicate that the minimum
right of way for adequate functioning of the intersection will be
75 feet, or 8 feet more than shown on the project plans. The right
of way could transition to a narrower width approximately 100 feet
from the intersection.
Potentially Significant Effects - Short Term
Significant adverse impacts will occur, unless mitigation measures
identified in the Traffic Impact Study for Marigold Center are adopted,
_ and additional widening for Industrial Way.
ER 191-92 -
Page 8
Potentially Significant Effects - Lona Term and/or Cumulative
See above. --'
Recommended Mitigation Measures
Refer to the Traffic Impact Study for Marigold Center, pages 11-13 .
Additional mitigation measure:
Applicant shall dedicate sufficient right of way to provide a 54-foot
traveled way within a 75-foot right of way for Industrial Way east of
the Broad Street intersection, to the approval of the City Engineer.
E. Public Services
Public services can be provided to the project in accordance with
adopted standards, including fire and police service. Installation of
"Opticom" traffic signal control devices will be needed for the new
signalat the Broad/Industrial Way intersection, to insure compliance
with emergency fire response standards for the site and other areas of
the Edna/Islay neighborhood.
Potentially Significant Effects - Short. Term
New signal at Broad/Industrial intersection could cause emergency
response times to exceed standards for project site or other parts of --
Edna/Islay neighborhood.
Potentially Significant Effects - Lona Term and/or Cumulative
See above.
Recommended Mitigation Measures
Developer shall pay for "Opticom" traffic signal control device at
Broad/Industrial intersection. Developer shall pay for "Opticom"
traffic signal control device at Broad/project entry driveway, if that
signal.- is eventually installed.
F. Utilities
The City's safe annual water supply from all sources is not adequate to
meet the normal annual needs of users already connected to the municipal
water supply system. However, the City has adopted mandatory
conservation regulations which are intended to mitigate the effects of
new development on water use. Among other provisions, new water users
are required to offset their projected use of water by retrofitting
existing facilities within the city with water conservation devices.
The projected annual use for the Marigold project would be between 13
and 33 acre feet, depending on factors such as on-site irrigation wells,
type and number of restaurants, and the use factor assigned to the
market. This would result in a requirement to retrofit existing
facilities to produce an estimated savings of 26 to 66 acre feet -
ER 191-92
Page 9
equivalent to retrofitting approximately 400 to 1100 one-bathroom
residential units.
The City's wastewater treatment plant has adequate capacity to treat
wastewater produced by the proposed project. Pumping stations and
holding tanks which serve this section of. the city are operating close
to capacity, but will be able to handle the expected increase from the
project in the short term. Significant modifications to the collection
and pumping system will eventually be needed, however-, as the Broad
Street Annexation Area develops. Mitigation measures for the long term
impacts .were included in the BSAEIR. Refer to BSAEIR Section 2. 3 and
Chapter S.
Potentially Significant Effects - Short Term
NONE
Potentially Significant Effects- Long Term and/or Cumulative
Existing facilities for storing and pumping in the vicinity will become
inadequate to meet expected demand.
Recommended Mitigation Measures
Applicant shall pay sewer hookup fees as required by City ordinances,
and lift station replacement fees as approved by the City Council. (See
BSAEIR page 2-18. )
--J G. Noise Levels
The site is currently subject to a noise level of up to 70 dBA (Ldn) ,
generated by traffic on Broad Street. This level of noise is considered
normally acceptable for the proposed commercial use of the site,
according to standards in the city's General Plan Noise Element.
Existing houses and undeveloped R-1 property located to the east of the
site will be subjected to noise generated by truck traffic,
loading/unloading activities, and refuse pickup in the service area at
the rear of the project. Apartment and condominium units located near
the Tank Farm Road/Poinsettia Street intersection may also be affected.
It is likely that these activities will generate intermittent, short
term noise levels of up to 90 decibels (according to the Noise Element)
- as measured in the service area - throughout the day and occasionally
during nighttime hours. The highest levels would result from trash
trucks and parking lot sweeping equipment. Routine operations of heavy
diesel trucks - particularly those with backing maneuver warning devices
and/or externally mounted refrigeration units - would also generate
noise levels high enough to be clearly audible at the adjacent
residential property.
Noise generated by roof-mounted mechanical equipment is not expected to
-� be a significant factor. The City's noise regulations will require that
parapet screening or other methods be implemented to reduce noise from
these sources.
"s7
ER 191-92 i
Page 10
No estimate has been made of average noise levels affecting the
residential property, but it is clear that unmitigated peak noise levels
would be higher than normally considered acceptable for low or medium
density residential uses.
Analysis of future noise levels is complicated by several factors:
- Noise levels will depend to a great extent on the operation of
the center: the number, frequency, and time of day of deliveries is
difficult to predict accurately.
The topography varies significantly across the back of the
shopping center site. Adjoining residential building pads will be
from 3 to 8 feet above the shopping center's service driveway,
resulting in substantial variation in the effectiveness of noise
barriers.
- The configuration of houses to be built on lots between the
Marigold project and Poinsettia Street is unknown, making it
difficult to evaluate their effect on blocking noise.
- Noise generated by infrequent,.- relatively loud events is more
difficult to mitigate effectively with barriers than is lower
level, continuous noise.
- Much of the noise would be generated above the driveway level.
Exhaust stacks from diesel delivery trucks and top-loading garbage
trucks would generate noise 10 to 15 feet above the- level of the
service driveway.
- The rear walls of the Marigold buildings would reflect a
significant portion of the noise generated in the service area.
For existing houses located on the east side of Poinsettia Street,
existing topography and construction of houses on the west side of the
street will provide some attenuation of service activity noise. The
combined effect of the barrier created by future houses and distance
from the center will provide noise attenuation on the order of 10 to 20
decibels. This degree of noise reduction would result in peak noise
levels comparable to those associated with normal vehicle traffic.
Indoor noise levels would be further reduced for the houses east of
Poinsettia by their own exterior walls, as would outdoor noise levels in
their back yards.
Future houses located on the west side of Poinsettia Street will be
subjected to somewhat higher levels of noise. Staff estimates that
construction of a concrete block wall 8 feet in height (as measured from
the side facing the residences) , combined with distance from the source,
would result in noise reduction on the order of 5 to 10 dB at the rear
half of the lots. Peak noise levels (90 dB - 10 dB reduction = 80 dB)
would still be much louder than normally acceptable for low density
residential uses. Note that the above estimates are approximate, and
apply to ground floor levels; noise reduction for second stories of
houses would be on the order of 0 to 5 dB, due to distance from the l
source. -
ER 191-92
Page 11
A higher barrier - perhaps consisting of a series of stepped walls
combined with a berm - would be more effective, particularly with regard
to truck exhaust and garbage truck noise. Such a barrier would be
undesirable from an aesthetic point of view, however - the top of the
barrier would be nearly as high as the walls of the buildings.
Additional noise level reductions might be achieved for indoor noise
levels by using special construction methods for the houses. A
combination of mitigation measures are identified in the Acoustical
Design Manual section of the Draft Noise Element which might achieve a
noise level reduction of up to 30 dB. Effective application of these
mitigation measures (limiting window areas, use. of mechanical
ventilation systems so that windows facing the noise source may remain
closed, etc. ) would require expert .acoustic analysis of each proposed
structure, however.
Changing the location of the service area to the north side of the site
- where it would be 150 feet or more from residences, and where the
buildings would direct noise toward a public street and industrial uses,
would provide effective mitigation of noise impacts. This alternative
would require extensive revisions to the site plan.
Limiting the hours of operation for loading and trash pickup could
reduce the noise impacts from the center significantly. This approach
was used with the Laguna Village Shopping Center. The limitations -
when enforced - reduced complaints from neighboring residents. No
measurements of average or peak sound levels have been made at that
site, however, and it is not clear whether noise levels at the
- residences comply with standards in the Noise Element and Noise Control
Regulations.
Providing useable private open space on the east (noise sheltered) side
of future residences would provide outdoor use areas which had clearly
acceptable noise levels.
In summary, the level of noise generated, the variety and
unpredictability of noise sources, the level of sensitivity of
residential areas to noise, and the complex topography of the site make
it difficult to evaluate the feasibility and effectiveness of mitigation
noise impacts. However, it appears that a combination of measures may
be used to reduce the noise levels to levels which may be considered
insignificant.
Potentially Significant. Effects - Short. Term
Operation of the project will result in excessive noise levels for
future residents of property to the east of the site, unless the
mitigation measures listed below are adopted.
Potentially Significant Effects - Lona Term and/or Cumulative
See above.
ER 191-92
Page 12
Recommended Mitigation Measures
A. Site plan shall be revised to provide at least 150 feet of
separation between truck loading and trash storage areas, and
any future outdoor use area or residence located on adjoining
property to the east of the site. Additionally, a barrier at
least 8 feet in height as measured from the residence side
shall be provided at or near the common property line.
OR
B. Combined Mitigation Measures
1. A continuous noise barrier shall be provided along the
common property line between the project site and
adjoining residential property to the east. Barrier
shall consist of a grout-filled block wall and/or earth
berm, and shall be at least 8 feet in height as measured
from the residence side.
2 . Heavy truck deliveries and trash pickups shall be
prohibited between the hours of 10 pm and 7 am.
3 . Residences on adjoining site shall be constructed to meet
the following standards:
a. At least 250 square feet of useable, noise
sheltered open space shall be provided with each
residence. Open space shall be private, directly
accessible from the residence, and shall have a
minimum dimension of 10 feet in every direction.
b. Residences shall be constructed to provide a noise
level reduction (NLR) of. at least 30 dB on north,
west, and south facing walls.
C. Residences shall be limited to one story in height.
d. Exceptions to requirements a-c above may be made on
a case-by-case basis by the Community Development
Director, upon certification of an acoustic expert
that alternative site-specific mitigation measures
have been incorporated into the design of a
particular residence which render the other
mitigation measures unnecessary.
4. All mechanical equipment shall be installed in compliance
with standards from Chapter 9.12 of the Municipal Code,
Noise Control Regulations.
A. Geologic and Seismic_Hazards and Topographic Modifications
No unusual topographic or geologic conditions are known to exist in the
vicinity of the project site. Modification of the existing topography
as shown on the grading plan is not considered significant.
ER 191-92
Page 13
Potentially Significant Effects. - Short Term
NONE
Potentially Significant Effects - Lona Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
1. Air Quality and Wind Conditions
This section summarizes information from the BSAEIR (Section 2 . 3 and
Chapter 10) , and attached analysis by the SLO County Air Pollution
Control District (APCD) staff.
The proposed project does not involve significant point source
generation of air pollutants.
Construction activities on the site have the potential to generate
significant levels of pollutants from construction equipment and
airborne dust particles, if recommended mitigation measures are not
implemented during construction.
Pollutants from mobile sources associated with development of the Broad
Street Annexation area have been determined to be cumulatively
significant, and the City has determined that no feasible method is
available to reduce emissions to levels below the threshold of
significance. The BSAEIR includes mitigation measures which are
required for developments in the annexation area, and the City has
adopted a statement of overriding considerations in conjunction with
approval of the annexation. The BSAEIR mitigation measures referenced
are clearly feasible to apply to the. proposed project.
Potentially Significant Effects - Short Term
Construction related vehicle emissions and airborne dust.
Potentially Significant Effects - Long Term and/or Cumulative
Mobile emissions from automobile and truck traffic.
Recommended Mitigation Measures
Applicant shall comply with PM-10 mitigation measures during
construction, as approved by APCD staff prior to issuance of grading
permits by the City.
Applicant shall comply with construction emission mitigation measures
included in the BSAEIR (see pages 2-23 , 2-24) .
Applicant shall_ comply with vehicle emissions mitigation measures
included in the BSAEIR (see pages 2-24, 2-25) .
ER 191-92 _
Page 14
Applicant shall install lockable bicycle lockers for use by project
employees, in locations convenient for employee use.
i
Applicant shall provide a bus turnout and transit shelter on the site.
J. Surface Water Flow and Quality
The staff of the City Engineer has reviewed preliminary calculations
submitted by the applicant regarding on-site and off-site impacts
related to flooding. City staff has determined that on-site detention
basins on the site will safely accommodate runoff concentration due to
the proposed project. See also Section 2.3 and Chapter 9 of the BSAEIR.
Potentiallv Significant Effects - Short Term
NONE
Potentially Significant Effects - Long Term and/or Cumulative
NONE
Recommended Mitigation Measures
Complies with mitigation measures required by BSAEIR.
R. Plant Life
No significant vegetation is found on the site, with the exception of �\
landscaping within the Tank Farm Road right of way. Numerous trees will
be planted on the site, which will more than compensate for the removal
of a small number of existing trees for a driveway to Tank Farm Road.
Potentiallv Significant Effects - Short Term
NONE
Potentially Significant Effects - Long Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
L. Animal Life
The site is predominantly a grassy, open field, supporting non-native
species. This type of habitat is common in the vicinity of the project
site; no rare or endangered species are known to inhabit the site.
Potentially Significant Effects - Short Term
NONE
i
I. J
- ER 191-92
Page 15
Potentially Sianificant Effects. - Lona Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
M. Archaeological/Historical
Previous archaeological surveys within the Edna/Islay Specific Plan
area have studied the areas surrounding the project site to the north,
east, and south, although there is no record of a survey covering the
bulk of the site 'itself. The earlier surveys identified at least one
site which may have been occupied by Chumash or other native cultures.
The area was occupied and used for farming and ranching prior to the
19001s; an adobe ranch house remains in the area, in addition to the
wood frame dwelling and well house located on the project site.
Potentially .Significant Effects - Short Term
Construction activities proposed for the site would destroy or reduce
the value of any archaeological resources which may be present on the
site.
Potentially Significant Effects - Lona Term and/or Cumulative
See above.
Recommended Mitigation Measures
Applicant shall comply with the Interim Archaeological Survey Procedures
prepared by the City's Cultural Heritage Committee (attached) prior to
and during the construction phase . of the project. These guidelines
require:
- Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to commencing
construction activities on the site.
- Halting of construction activities if archaeological resources
are discovered during construction.
- Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development Director if
significant archaeological resources are discovered
N. Aesthetic
The project site has been used in the recent past as a staging and
storage area for construction activities on a nearby site. This is
considered a temporary alteration to its prior condition, as a largely
undeveloped open space. The visual character of the site will be
permanently altered by the construction of the proposed project.
0?�3
ER 191-92 --
Page 16
The project will be visible from existing residences located on the east
side of Poinsettia Street, east of the site. Impacts on views from
those residences is not considered significant, however. Residences
which are planned for the west side of the street will be more visible,
and will screen views of the proposed project. Substantial views of
distant scenic features - such as the South Street Hills - will remain.
A noise, wall along the east boundary of the site, proposed as a
mitigation measure in Section G above, will also affect views from the
adjoining R-1 property. A 10-foot landscaping easement will be required
on each side of the. wall by the EISP, and the wall is not judged to
constitute a significant effect.
No portion of the .site is identified as potential permanent open space
in the Open Space Element.
Potentially Significant Effects - Short Term
NONE
Potentially Significant Effects - Long Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
O. Energy/Resource Use
The project is not expected to consume unusual. quantities of energy or
other resources for construction or continuing operation. Refer to
Section F above concerning water use.
Potentially Significant Effects - Short Term
NONE
Potentially Significant Effects - Lona Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
P. Other
NONE
Potentially Significant Effects - Short Term
NONE
ER 191-92
Page 17
Potentially Significant Effects - Long Term and/or Cumulative
NONE
Recommended Mitigation Measures
NONE REQUIRED
III. STAFF RECOMMENDATION
Staff recommends approval of a mitigated negative declaration.. The
following mitigation measures should be incorporated into the project
description to avoid potentially significant effects, or reduce effects
to levels which are less than significant:
1. The Community Development Director shall prepare a plan for
monitoring effectiveness of all mitigation measures. The applicant
understands that the monitoring program may require the Director to
modify mitigation measures found to be physically infeasible or
ineffective, and agrees to comply with such modifications as are
determined necessary by the Director to achieve the intent of the
original measures.
2. Amend the Edna/Islay Specific Plan (EISP) to designate the entire
Marigold Center site for Service Commercial/Light Industrial uses.
3 . Amend the EISP to designate the area at the southeast corner of the
Tank Farm/Industrial intersection for appropriate uses other than
neighborhood commercial.
4. Rezone the property at 3570 Broad Street from C-S-PD to C-S, and
terminate the operation of the existing market at that location,
concurrently with the opening of the proposed market at the
Marigold 'project site.
5. Limit office uses to those not prohibited by the Land Use Element
(e.g. , banks; offices larger than 2,500 sf, engineers, would be
allowed; most small professional offices would be prohibited) .
6. Uses within the category of "Retail Sales and Rentals -
Specialties" shall be limited to not more than 2000 square feet per
tenant, and to a cumulative total of not more than 25% of the gross
floor .area of the center.
7. Mitigation measures listed in the Traffic Impact Study for Marigold
Center, pages 11-13, are incorporated by reference.
8. Applicant shall dedicate sufficient right of way to provide a 54
foot traveled way within a 75-foot right of way for Industrial Way
east of the Broad Street intersection, to the approval of the City
Engineer.
® 9. Developer shall pay for "Opticom" traffic signal control device at
Broad/Industrial intersection. Developer shall pay for "Opticom"
traffic signal control device at Broad/project entry driveway, .if
A
ER 191-92
Page 18
that signal, is eventually installed.
10. Applicant shall pay sewer hookup fees as required by City
ordinances, and lift station replacement fees as approved by the
City Council. (See BSAEIR page 2-18 . )
11. A. Site plan shall be revised to provide at least 150 feet of
separation between truck loading and trash storage areas, and
any future outdoor use area or residence located on adjoining
property to the east of the site. Additionally, a barrier at
least 8 feet in height as measured from the residence side
shall be provided at or near the common property line.
OR
B. Combined Mitigation Measures
i. A continuous noise barrier shall be provided along the
common property line between the project site and
adjoining residential property to the east. Barrier
shall consist of a grout-filled block wall and/or earth
berm, and shall be at least 8 feet in height as measured
from the residence side.
ii. Heavy truck deliveries and trash pickups shall be
prohibited between the hours of 10 pm and 7 am.
iii. Residences on adjoining site shall be constructed to meet
the following standards:
a. At least 250 square feet of useable, noise
sheltered open space shall be provided with each
residence. Open space shall be private, directly
accessible from the residence, and shall have a
minimum dimension of 10 feet in every direction.
b. Residences shall be constructed to provide a noise
level reduction (NLR) of at. least 30 dB on north,
west, and south facing walls.
C. Residences shall be limited to one story in height.
d. Exceptions to requirements a-c above may be made on
a case-by-case basis by the Community Development
Director, upon certification of an acoustic expert
that alternative site-specific mitigation measures
have been incorporated into the design of a
particular residence which render the other
mitigation measures unnecessary.
iv. All mechanical equipment shall be installed in compliance
with standards from Chapter 9. 12 of the Municipal Code,
Noise Control Regulations.
12 . Applicant shall comply with PM-10 mitigation measures during
' 1
ER 191-92
Page 19
construction, as approved by APCD staff prior to issuance of
grading permits by the City.
13. Applicant shall comply with construction emission mitigation
measures included in the BSAEIR (see pages 2-23 , 2-24) .
14. Applicant shall comply with vehicle emissions mitigation measures
included in the BSAEIR (.see pages 2-24, 2-25) .
15. Applicant shall install lockable bicycle lockers for use by project
employees, in locations convenient for employee use.
16. Applicant shall provide a bus turnout and transit shelter on the
site.
17. Applicant shall comply with the Interim Archaeological Survey
Procedures prepared by the City's Cultural Heritage Committee
(attached) prior to and during the construction phase of the
project. These guidelines require
a. Completion of a surface survey by a qualified archaeologist
approved by the Community Development Director prior to
commencing construction activities on the site.
b. Halting of construction activities if archaeological resources
are discovered during construction.
C. Implementation of a preservation plan prepared by a qualified
archaeologist and approved by the Community Development
Director if significant archaeological resources are
discovered.
GTSL:R19192..IS
DRAFT
f �
MINUTES - CITY PLANNING COMMISSION
CITY OF SAN LUIS OBISPO
APRIL 28, 1.993
CALL TO ORDER/PLEDGE OF ALLEGIANCE
PRESENT: Commissioners Brett Cross, Gilbert Hoffman, Fred Peterson, Charles Senn,
Mary Whittlesey, Dodie Williams, and Chairman Barry Karleskint
OTHER PRESENT: Arnold Jonas, Community Development Director;Ronald Whisenand,
Development Review Manager; Greg Smith, Associate Planner;
Wayne Peterson, City Engineer, Diane Stuart, Recording Secretary
PUBLIC COMMENT: There were no public comments.
PUBLIC HEARINGS:
2. Actions Relating to Property at 3950 Broad Street: Requests to approve a
subdivision and planned development .rezoning to create a mixed-use shopping
center; C-S-S zone; Marigold Partners, applicant.
a. Planned Development Rezoning PQ 191-92 A request to amend the
zoning map from C-S-S, C-N-SP and R-2-SP to C-S-PD to allow a mixed-use
shopping center.
b. Tract.2133 (City File No. TR 191-92): A request to subdivide a 17.2 acre-
parcel into six parcels.
Greg Smith, Associate Planner, presented the staff report, noting there are two formal
actions that must be taken. He felt the issues to be focused on were (1) whether or not
the various uses proposed for the shopping center are consistent with the General Plan,
(2) compatibility with neighboring residential land uses, and (3) environmental impacts.
He noted that staff feels most of the land uses are consistent with General Plan policies,
based on an interpretation that the center can function appropriately as a combination
service-commercial and neighborhood-commercial shopping center, and incorporating
uses found in either or both of those zones. Staff felt an initial study on environmental
impact should be prepared, recommending mitigation measures. Noise and traffic
mitigation measures are extensively addressed in conditions of approval. He affirmed that
the basic jurisdiction with regard to the specific dollar amounts of mitigation measures and
fees lies with the City Council.
Draft PC Minutes of April 28, 1993
Page 2
In response to a question from Commr. Whittlesey, Ron Whisenand clarified that the
applications for the rezoning and tract map are complete for processing. State law
requires that an action be taken on a complete application within six months. However,
in this case, a legislative change regarding the rezoning is being made, and the law states
that when there is a legislative act, the permit streamlining act deadlines of six months do
not apply.
Greg Smith further explained that since these lots are under common ownership, the
commission and council have the authority to mitigate noise by requiring an off-site
mitigation.
Commr. Hoffman responded that he had talked to the City Attorney and confirmed the
above explanation by Mr Smith.
In response to a question by Commr. Cross, Greg Smith responded that a second
neighborhood- commercial use in that center would not be consistent with the policies.
He felt that the time to determine whether an additional neighborhood center closer to the
residential uses in that area is necessary, would be at the time of development of the
Margarita and Airport areas. He noted that both the current adopted Land Use Element
Q and the Draft LUE continue to include language which discusses the speck role of-the
C-N zone.
Chairman Karleskint declared the public hearing open.
Victor Montgomery (R.R.M. Design Group), 3026 South Higuera Street, indicated he is
representing the applicants. He explained that this project has been in the planning
stages since 1991, and Orchard Supply has been looking fora site in SLO since 1990.
A complete traffic analysis has been completed, and a neighborhood meeting conducted.
One concern was the existing traffic conditions on Tank Farm Road, which was
addressed in the addendum to the traffic study.
Jim Stewart, Vice-President of the Von's Company, clarified that the entire Williams
Brothers site is owned by the Von's Company, and they are agreeable to closing that
store concurrent with the opening of the store on this property, and are also agreeable
to the property being restricted against use as a supermarket.
Vic Montgomery explained he feels the focus of these kinds of facilities is convenience
for the neighbors. He felt that, in very limited sizes, a real estate office, chiropractor,
optometrist, dentist, and a bank are appropriate. These uses should be limited to 7,000
square feet total area (about 4% total floor area).
"lo i
r
Draft PC Minutes of April 28, 1993
Page 3 �,
Regarding the condition dealing with "Retail Sales and Rentals - Specialties", Mr.
Montgomery said they are in agreement with the limitation relative to floor area, however
would request one exception for a particular building. He further explained that
Blockbuster Video wishes to locate into the building and utilize 6,000 square feet. He
clarified that the store would be strictly videos (no audio equipment and accessories
similar to Warehouse Sound).
Mr. Montgomery responded to the proposed condition requiring a fence around the
Orchard Supply Hardware use, stating that they could agree to a 10-foot high fence with
an 8-foot setback.
There was concern regarding proposed condition 20, prohibiting Auto Repair and Related
Services. Mr. Montgomery felt that auto parts would be an acceptable use, which
includes tires and batteries, and requested it be an allowed use. He clarified that the
principal operation of the business would not be tires and batteries.
Mr. Montgomery stated the conditions for the tract map were all acceptable as presented.
Commr. Cross noted that the commission had received a letter from Mr. and Mrs.
Douglas expressing concern regarding the orientation of Orchard Supply Hardware
building and the loading in the rear, which is adjacent to residential use.
Mr. Montgomery stated that in every layout possible, there is some type of loading area
along the Tank Farm Road frontage. He felt that OSH is the most appropriate for that
location. The fence will screen the loading area so there will be no visual problems.
In response to a question by Commr. Cross, Vic Montgomery explained the original
proposal; Using the Broad Street entry, there was a break in the entry median that would
allow left and right turns. He noted staff felt that with the median break, the potential for
cuing left tum movement to back into Broad Street exists. Therefore, staff recommended
closure, which the applicant agreed to, as shown in the revised plan.
Regarding the issue of bicycle lockers, Mr. Montgomery felt that bike racks are more
efficient, but have been told that for commuting workers, bicycle lockers are more
appropriate, and he felt 15-20 lockers would suffice. There was discussion regarding the
involvement of APCD in determining the number of lockers needed.
Commr. Whittlesey commented on noise mitigation. Mr. Montgomery responded that the
Tract 2100 homes provide a buffer to the existing Poinsettia Street and Santa Lucia
neighborhood. In addition, upon completion of the project, the northeast corner of the
site (Von's) will be approximately 8 feet lower than existing, which causes a substantial
grade break.
�ATL
Draft PC Minutes of April 28, 1993
!�• Page 4
Harry Fisher, Construction Manager for Orchard Supply Hardware, felt the customer yard
between Tank Farm and receiving will be a great sound buffer of the loading/receiving
dock. There are a number of items in the yard area which will also absorb sound. He
noted that trucks are received during the day and not on weekends. One trailer is left
at the dock and replaced with another trailer the next day. UPS deliveries will occur
during the day, as well as smaller deliveries to the nursery. On rare occasions, deliveries
may occur on the weekend, such as result from earthquakes or flooding situations.
Jim Maderis, 3954 Sunrose Lane, representing the Willow Creek Homeowners
Association, spoke in support of the project. He felt the OSH location is an entry to the
city from the south county, and had concerns regarding the visual appearance from
Broad and Tank Farm Road intersection. He also expressed concern regarding the truck
traffic at Tank Farm/Santa Lucia and its impacts on the lunch time traffic, and noted
concern of residents of the Poinsettia area of the speed of traffic as well as increased
volume and its impact on increased pedestrian traffic.
Chuck French, 2155 Augusta Court,.stated his support for this type of development, his
approval of the design, and his feeling that it would work well with the neighborhood.
Q Steven Barasch, 2602 EI Cerrito, cornmended the developers on a fine site plan and high
quality project that he felt is much needed in the area. He had concerns regarding
provisions to accommodate the projected additional traffic access to the center from
inside the county's jurisdiction.
Wayne Peterson, City Engineer, noted that the County is developing a land use plan for
the airport area which requires widening of Tank Farm Road by individual developers.
There are no conditions requiring improvements west of Broad Street on Tank Farm Road
Greg Smith responded that the city does not presently have mitigation measures
regarding the widening of Tank Farm Road within the county area. Cal Trans has
indicated they would support additional widening of the right-of-way and installation of turn
lanes as soon as possible, but certainly concurrent with development of the property
which immediately adjoins the Broad Street/Tank Farm intersection. He further noted that
the city has studied traffic impacts and mitigation measures within the Broad Street
annexation area very carefully, and at such time as someone makes any formal proposal
to the city for annexation of that property, the city would, through the environmental
impact report process, look at the appropriate right-of-way widths in that area. The city
will also continue to make recommendations to the county.
Steve Barasch asked if there is any provision for left turn pockets along the Tank Farm
Road entry or any stacking accommodation to avoid cars stacking on-site.
Draft PC Minutes of April 28, 1993
Page 5
Wayne Peterson responded that there is currently a left turn pocket (eastbound traffic) on
Tank Farm Road which allows the stacking of 10 to 20 cars.
Vera Brown, 805 Dahlia Lane, told of a scare that occurred this day, which was a possible
spill on Tank Farm Road which could have been detrimental to the health of residents,
so Tank Farm Road was closed off. She noted there are no alternate routes to get to the
businesses, and expressed concern over the increase in traffic, especially large trucks.
She said she supports the shopping center but felt alternate traffic routes for emergencies
(or during closure of Broad Street or Tank Farm Road) should be investigated.
Brian Christianson, 818 Pismo Street, had concerns with site development. He felt
additional landscaping within the interior of the project (up to 5%) and greater landscaping
on the perimeter areas should be required. Regarding compliance with the Land Use
Element, he noted the LUE indicates the Commercial-Service zone's purpose and intent
is to provide for storage, transportation, wholesaling and certain retail sales and business
services which are less appropriate in other commercial zones. He felt OSH is the only
use which fits in the C-S zone and the others fit more appropriately in the neighborhood-
commercial zone. He also felt the land use designation should be changed to
neighborhood-commercial, and noted the PD designation would have community benefit.
Jim Stewart,Von's representative, expressed his satisfaction at finding this property which
is the right size for a one-stop shopping center. He felt that by having property of this
size with good access, many concerns can be mitigated. He felt that by using local
architects, they would be aware of local problems and concerns.
George Moylan, Housing Authority, 2684 Johnson Avenue, stated his support for the
project. He noted the great benefit of the shopping center to the tenants of Poinsettia
Street.
Victor Montgomery noted that there will be much landscaped open space at the
entry/intersection, as well as the Broad Street frontage of the project. He felt they have
preserved the entry to the city as well as enhancing it, particularly with respect to the
present entry statement made on the property. Mr. Montgomery noted that the Marigold
Center is about 175,000 square feet. He also mentioned that there is an existing center
approved by the county just up the street at 125,000 square feet, which he feels does not
come close to providing the benefits to the city as this project does, particularly with
respect to mitigation.
In response to a question from Commr. Cross, Mr. Montgomery noted that the slope
facing Broad Street is 80 feet deep in landscaping. He indicated that the typical 2-foot
strips that connect the tree wells were deliberately omitted because they get trampled,
they can't be swept, they make it difficult to sweep the parking lot, and they get filled with
i
J•7�
Draft PC Minutes of April 28, 1993
Page 6
cigarette butts and trash, not to mention shopping carts getting stacked up against and
in them.
Responding to Commr. Hoffman's concerns regarding the exception for Blockbuster
Video, Mr. Montgomery suggested that it be handled as an exception to Building D only,
and that the area of the exception be clearly identified so it would not apply broadly to the
rest of the center. He also explained that getting appropriate tenants is difficult, and to
make this center successful, the addition of this AAA national tenant would be a benefit.
It was clarified by Mr. Montgomery that Phase I will consist of: Vons, two shop buildings
(H & 1), Orchard Supply Hardware, Building E (long, narrow building on side), Building D,
and Building F which is a group of shops.
Discussion ensued regarding wording changes to proposed Condition 10, and the
addition of a new Condition 23 designed as a mitigation measure of definable cumulative
impacts as a result of this development related to a specific project.
Ron Whisenand added that if traffic impact fees are assessed this project, the applicant
will be able to credit the fees spent for the traffic signals on Broad Street.
Commr. Karleskint declared the public hearing closed.
Commr. Williams felt the primary concern of the neighbors was traffic on Tank Farm Road
and getting across the street from one portion of the subdivision to the other side where
the park is located. She suggested that the developer and the Neighborhood Association
look into constructing and elevating a. pedestrian crossing, at a cost of approximately
$300,000. She felt the amount of Traffic Impact Fees would determine whether or not the
pedestrian crossing was feasible. An alternative would be a landscape median down the
center of the road which would allow children crossing the street a place to stop. She
further indicated her support of a bank facility in this center and felt a walk-through would
be a good idea. She noted she would not support a credit union.
Wayne Peterson opposed a mid-block pedestrian crossing. He felt a pedestrian overhead
was sensible since it could line up with the pedestrian walkway on either side. An
alternative is to put a median in the street which would give safe refuge to a pedestrian
who chooses to cross without standing in traffic or in the street waiting for cars to clear.
Commr. Peterson had concerns with Condition 22 regarding impact mitigation fees
because it is placing more of a burden on the business. He felt the long-term tax
revenues that will be brought into the city will outweigh the condition.
0
a-r3
Draft PC Minutes of April 28, 1993
Page 7
Commr. Whittlesey suggested phasing the traffic mitigation fees over a 5 to 10 year
period. Ron Whisenand interjected that he would recommend that this issue be dealt with
by the City Council. The condition exists as an informational note; if the traffic impact fees
do not apply, that condition is a moot point.
Commr. Senn expressed concerns with Conditions 5 and 6. He felt there is no question
that there is a market for the uses requested by the applicant. He also felt that a
precedent will be set on this project. He questioned whether the city wants to preserve
the downtown or cut down on driving. .He noted there is a need for a center to serve that
part of the city.
Commr. Senn moved to approve the Planned Development Rezoning, and associated
mitigation, for PD 191-92, with proposed finding 2 deleted, and subject to revised
conditions 5, 6, 10, 15, 18a, 22 and the addition of a new condition 23, as follows:
Recommended Findings
1. The Planned Development will achieve the intent of conventional standards by
exceeding or substantially complying with property development standards
provided in the Zoning Regulations. -\\
2. A negative declaration is approved for the project, based on incorporation of the
mitigation measures listed below into the project description.
Recommended Mitigation Measures
1. The Community Development Director shall prepare a plan for monitoring
effectiveness of all mitigation measures. The applicant understands that the
monitoring program may require the Director to modify mitigation measures found
to be physically infeasible or ineffective, and agrees to comply with such
modifications as are determined necessary by the Director to achieve the intent of
the original measures.
2. Amend the Edna/Islay Specific Plan (EISP)to designate the entire Marigold Center
site for Service Commercial/Light Industrial uses.
3. Amend the EISP to designate the area at the southeast corner of the Tank
Farm/Industrial intersection for appropriate uses other than neighborhood
commercial.
4. Rezone the property at 3570 Broad Street from C-S-PD to C-S-S, and terminate
the operation of the existing market at that location, concurrently with the opening
1
1
Draft PC Minutes of April 28, 1993
Page 8
of the proposed market at the Marigold project site.
5. Limit office uses to those allowed by the Land Use Element (e.g., banks, offices
larger than 2,500 sq. ft., engineers, and "Local Service Offices" in the list submitted
by the applicant).
6. Uses within the category of "Retail Sales and Rentals - Specialties" shall be limited
to a total of not more than 2,000 square feet per tenant, and to a cumulative total
of not more than 25,000 square feet of the gross floor area of the center. In
addition to the limits noted above, one video rental and sales use may be located
in Building D, with a gross floor area not to exceed 6,000 square feet.
7. Mitigation measures listed in the Traffic Impact Study for Marigold Center, pages
11-13, are incorporated by reference.
8. Applicant shall dedicate sufficient right of way to provide a 54-foot traveled way
within a 75-foot right of way for Industrial Way east of the Broad Street intersection,
to the approval of the City Engineer.
9. Developer shall pay for "Opticom" traffic signal control device at Broad/Industrial
intersection. Developer shall pay for "Opticom" traffic signal control device at
Broad/project entry driveway, if that signal is eventually installed.
10. Applicant shall pay sewer hookup fees as required by City ordinances. The
applicant shall pay Rockview/Tank Farm Road sewer lift station fees in the amount
of $6,709 prior to issuance of a building permit or final map approval, whichever
occurs first.
11. Noise Mitigation Measures
i. A continuous noise barrier shall be provided along the common property
line between the project site and adjoining residential property to the east.
Barrier shall consist of a grout-filled block wall and/or earth berm, and shall
be at least 8 feet in height as measured from the residence side.
ii. Heavy truck deliveries and trash pickups shall be prohibited between the
hours of 10 pm and 7 am.
iii. Residences on adjoining site shall be constructed to meet the following
standards:
Draft PC Minutes of April 28, 1993
Page 9
a. At least 250 square feet of useable, noise sheltered open
space shall be provided with each residence. Open space
shall be private, directly accessible from the residence, and
shall have a minimum dimension of 10 feet in every direction.
b. Residences shall be constructed to provide a noise level
reduction (NLR) of at least 30 dB on north, west, and south
facing walls.
C. Residences shall be limited to one story in height.
d. Exceptions to requirements a-c above may be made on a
case-by-case basis by the Community Development Director,
upon certification of an acoustic expert that alternative site-
specific mitigation measures have been incorporated into the
design of a particular residence which render the other
mitigation measures unnecessary.
iv. All mechanical equipment shall be installed in compliance with standards
from Chapter 9.12 of the Municipal Code, Noise Control Regulations.
12. Applicant shall comply with PM-10 mitigation measures during construction, as
approved by APCD staff prior to issuance of grading permits by the City.
13. Applicant shall comply with construction emission mitigation measures included in
the.BSAEIR (see pages 2-23, 2-24).
14. Applicant shall comply with vehicle emissions mitigation measures included in the
BSAEIR (see pages 2-24, 2-25).
15. Applicant shall install lockable bicycle lockers for use by project employees, in
locations convenient for employee use.
16. Applicant shall provide a bus turnout and transit shelter on the site.
17. Applicant shall comply with the Interim Archaeological Survey Procedures prepared
by the City's Cultural Heritage Committee (attached) prior to and during the
construction phase of the project. These guidelines require: .,
a. Completion of a surface survey by a qualified archaeologist approved by the
Community Development Director prior to commencing construction
activities on the site.
i
�-7�i
Draft PC Minutes of April 28, 1993
oPage 10
b. Halting of construction activities if archaeological resources are discovered
during construction.
C. Implementation of a preservation plan prepared by a qualified archaeologist
and approved by the Community Development Director if significant
archaeological resources are discovered.
Additional-.Recommended Conditions
18. The preliminary development for the planned development is approved subject to
the mitigation measures noted above, and subject to the following additional
conditions:
a. An exception to the fence height regulations is approved to allow a 10-foot
high screen wall/fence near the Tank Farm Road frontage of the site,
subject to provision of an 8-foot setback from the property line.
b. Landscaping, building design and site plan details shall be to the approval
of the Architectural Review Commission..
O19. Except as otherwise noted in this ordinance, all regulations for the C-S zone shall
apply.
20. The types of uses allowed or conditionally allowed shall be as provided in the list
submitted by the applicant, as modified by conditions Nos. 5 and 6 above, and as
noted below:
The following uses normally allowed in the CS zone are prohibited:
- Auto Repair and Related Services
- Carwashes
- Retail Sales- Tires and Batteries
- Service Stations
21. The applicant shall initiate a trip reduction plan approved by the Community
Development Director. The applicant shall create a property owners' association
which shall be empowered and required to implement the plan on a continuing
basis.
22. Applicant shall pay a traffic mitigation fee, if applicable, in an amount to be
approved by the City Council.
O
Draft PC Minutes of April 28, 1993
Page 11
23. Applicant shall pay $56,000 as the project's total contribution toward the Broad
Street Annexation's EIR mitigation measures, prior to issuance of a building permit
or final map approval, whichever comes first. Project specific mitigation measures,
such as the Industrial Way traffic signal, are not included as a part of this
contribution.
24. Construction of the buildings and site improvements may be phased, in
accordance with a phasing plan approved by the Community DevelopmentDirector
as part of the PD final development plan.
Commr. Peterson seconded the motion. After more discussion, Commr. Peterson
withdrew his second. At this time, Commr. Whittlesey seconded the motion.
VOTING: AYES: Commrs. Senn, Whittlesey, Hoffman, Williams, Karleskint
NOES: Commrs. Cross and Peterson
ABSENT: None
The motion passed.
Commr. Williams moved to recommend approval of Tract 2133 (City File No. TR 191-92)
to the City Council, based on findings and subject to conditions, as follows:
Findings
1. The design of the subdivision and proposed improvements are consistent with the
general plan.
2. The site is physically suited for the type and density of development allowed in the
C-S-PD zone.
3. The design of the subdivision is not likely to cause serious health problems,
substantial environmental damage or substantially and unavoidably injure fish or
wildlife or their habitat.
4. The design of the subdivision will not conflict with easements for access through
(or use of property within) the proposed subdivision.
5. The proposed project has been granted a negative declaration of environmental
impact based on various mitigation measures being incorporated into the project,
as identified in the ordinance approving Planned Development Rezoning PD 191-
92.
Draft PC Minutes of April 28, 1993
Page 12
Conditions
1. Subdivider shall obtain approval of rezoning application PD 191-92.
2. This vesting map shall confer a vested right to proceed with development in
accordance with the ordinances, policies and standards described in Section
66474.2 of the Subdivision Map Act, and including all provisions of the ordinance
approving Planned Development Rezoning PD 191-92. Environmental impact
mitigation measures identified in the ordinance approving Planned Development
Rezoning PD,191-92 shall be conditions of approval of this vesting tentative map.
3. Subdivider shall dedicate vehicular access rights along Broad Street, except for
one driveway located as shown preliminary development plan for PD 191-92.
4. Subdivider shall provide common driveway and parking easements and
agreements to the City for approval and recordation. Agreements shall be
consistent with the preliminary development plan for PD 191-92, and in a form
approved by the Community Development Director.
Commr. Hoffman seconded the motion.
VOTING: AYES: Commrs. Senn, Whittlesey, Peterson, Hoffman,
Williams, Karleskint
NOES: Commr. Cross
ABSENT: None
The motion passed..
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M: 1NG AGENDA
DATE 2-111 M
Q COPIES TO:
❑' Action �❑ FYI "
Council CDD DIR
CAO ❑ FIN.DIR.
'ACAO ❑ FIRE CHIEF
6�JfATTORt�1 ❑ FW DIR
cr1 C1 II2K/OR?G. ❑ POLICE CI-L
❑ MGb17.T'ui}-1_C)..REC.DIP.
❑��DFLc' ❑❑ LMLDIP,
May 3, 1993
To the City Council,
Enclosed are signatures from 150 households in our area of Santa Lucia Hills.
These signatures were in response to the original presentation of the Marigold
Shopping Center at a public meeting at the City Library.
Since that time, the developers (at a Planning Commission Hearing) , have added
a cement strip that will allow only right-hand turns onto Tank Farm Road in and
.out of the center.
THIS CHANGE SATISFIED MOST OF OUR CONCERNS.
CBut, I felt I would send these signatures on to you and your colleagues in case
there is a revision to the proposed "right-hand turn only."
r
MARY SHEEAN
REC;kii VEL)
MAY 17 1993
CITY SANLUIS CO ISPO, CA�
Dear Mayor Pinard and City Council , -
We, the undersigned are residents of Santa Lucia Subdivision.
We wish to express our concern over the entrance/exit onto Tank
Farm Road from the proposed Marigold Shopping Center.
Tank Farm .Road (between Broad Street and Orcutt Road) runs through
a purely residential neighborhood. Tank Farm Road is also the
route for our school buses , City Transit Line, and pedestrians.
The proposed center has designed three other entrances/.exits,
two off Industrial. Way and the main one or. Broad Street. Both
Broad Street and Industrial Way are situated in a "Commercial"
zone.
We ask that the entrance/exit onto Tank Farm Road be eliminated
for the following four very important reasons :
( 1 ) The safety of our pedestrians , especially children who
will need to cross to go to our newly developed neighborhood
park.
( 2 ) The noise and pollution from commercial vehicles (delivery
trucks ) .
( 3 ) The residential vehicular traffic on Tank Farm Road is
not compatible with large transit trucks with slow and -
:ard turning movements.
( 4 ) This is our neighborhood and wedo not want this exit/
entrance.
NA-14E prefer . ke ADDRESS PHONE
ru Mil er pedRlhY,uv, J\ `f(S3 Pokse.4c�z-
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NAME ADDRESS PHONE
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S-47-1r14
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Dear Mayor Pinard and City Council , -
We, the undersigned are residents of Santa Lucia Subdivision.
We wish to express our concern over the entrance/exit onto Tank
Farm Road from the proposed Marigold Shopping Center.
Tank Farm Road (between Broad Street and Orcutt Road) runs through
a purely residential neighborhood. Tank Farm Road is also the
route for our school buses , City Transit Line, and pedestrians.
The proposed center has designed three other entrances/exits ,
two off Industrial Way and the main one on Broad Street. Both
Broad Street and Industrial Way are situated in a "Commercial"
zone.
We ask that the entrance/exit onto Tank Farm Road be eliminated
for the following four very important reasons :
( 1 ) The safety of our pedestrians , especially children who
will need to cross to go to our newly developed neighborhood
park.
(2 ) The noise and pollution from commercial vehicles (delivery
trucks ) .
( 3 ) The residential vehicular traffic on Tank Farm Road is
not compatible with large transit trucks with slow and
awkward turning movements .
( 4 ) This is our neighborhood and we do. not want this exit/
entrance.
NAME r ADDRESS PHONE
tu
AZA (0 3T Ykomw C-1 oZ�
1iJxse� .J ey- sY�f-/oYG
2— 4 r
Dear Mayor Pinard and City Council ,
® We, the undersigned are residents of Santa Lucia Subdivision.
tie wish to express our concern over the entrance/exit onto Tank
Farm Road from the proposed Marigold Shopping Center.
Tank Farm Road ( between Broad Street and Orcutt Road) runs through
a purely residential neighborhood. Tank Farm Road is also the
route for our school buses , City Transit Line, and pedestrians.
The proposed center has designed three other entrances/exits ,
two off Industrial Way and the main one on Broad Street. Both
Broad Street and Industrial Way are situated in a "Commercial"
zone .
We ask that the entrance/exit onto Tank Farm Road be eliminated
for the following four very important reasons:
( 1 ) The safety of our pedestrians , especially children who
will need to cross to go to our newly developed neighborhood
park.
( 2 ) The noise and pollution from commercial vehicles (delivery
trucks ) .
( 3 ) The residential vehicular traffic on Tank Farm Road is
not compatible with large transit trucks with slow and
Cawkward turning movements.
( 4 ) This is our neighborhood and we do not want this exit/
entrance .
NAMFD ADDRESS PHONE
� G
q
73 L� � Com' f F
/ i I
e) /Y/ , ��
NAME ADDRESS PHONE
JAMES waa0 ES70 AI ssKm Ci--
L
i sy3-oy��
-«� 7 94> f Syi "333.2
6o3 !. ^ Ci(l /i CCS/'(F� 5 J l M,7b)
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0 NAME ADDRESS PHONE
si Sy3 - 35.sS
syl - 695 z
��3 ✓ �u��uh lie«— �5Y1 -3Cc�5
ice..
�-c
Dear Mayor Pinard and City Council ,
We, the undersigned are residents of Santa Lucia Subdivision. J
We wish to express our concern over the entrance/exit onto Tank
Farm Road from the proposed Marigold Shopping Center.
Tank Farm Road (between Broad Street and Orcut.t Road) runs through
a purely residential neighborhood . Tank Farm Road is also the
route for our school buses, City Transit .Line, and pedestrians.
The proposed center has designed three other entrances/exits,
two off Industrial Way and the main one on Broad Street. Both
Broad Street and Industrial Way are situated in a "Commercial"
zone.
We ask that the entrance/exit onto Tank Farm Road be eliminated
for the following four very important reasons :
( 1 ) The safety of our pedestrians, especially children who
will need to cross to go to our newly developed neighborhood
park.
( 2 ) The noise and pollution from commercial vehicles (delivery
trucks ) .
( 3 ) The residential vehicular traffic on Tank Farm Road is
not compatible with large transit trucks with slow and
awkward turning movements.
( 4 ) This is our neighborhood and we do not want this exit/
entrance.
NAME ADDRESS PHONE
"g y- 33Z
�kiZ
1 M g ,53 I,-71
987 13t,-y3
ZigS
MPMNG AGENDA
ITEM #
' COPIrSI�: F
R R A9 D E S 1 G N G R O U P n r,,�•„�ME= �j
irclritcdmt Planrrn 6r�ir eerie • lr;;rriors Lnnd iglu .ir'ihrh°ihrrc �" n
FYI
CDD DIR,
❑ FIN.PIR
May 19, 1993 ❑ FIRECHIEF
� ❑ FFV DIR.
WCLMIC/ORiG. ❑ POUCECIi
❑ MGMT.7Z AA IJ REC DIR.
Mayor Peg PinardO cyR£,�� ❑ UnL ba
City of San Luis Obispo ❑
990 Palm Street
San Luis Obispo, CA 93401 RECEIVED
RE: MARIGOLD CENTER, PLANNED DEVELOPMENT FINDINGS MAY 2 41993
Dear Mayor Pinard: CITY COUNCIL
SAN LUIS OBISPO, CA
I have prepared this letter in order to provide background to the City Council regarding Marigold
Center and to address the findings required for the "PD"Planned Development zoning suffix being
requested.
Background
Marigold Center is proposed on approximately 17 acres of land which is comprised of 3 existing
parcels. The individual parcels consist of two 6 acre parcels (Jones property) and one 5 acre
property (French property). Marigold Center does not include a strip of land approximately 100
feet deep which fronts along Poinsettia Street and is designated for residential lots. The Marigold
Center property was recently annexed to the City and zoned C-S-S. Marigold Center does not
include the boat yard property which was investigated but which is not reasonably available.
The request for "PD" zoning was made after filing an initial request for C-S-MU zoning. The
applicants considered for several months which designation to pursue and held several meetings
with City staff to try and understand the pros and cons of both. The decision to seek "PD"zoning
was based upon the following primary factors::
1. - The administrative burden of use permits for each use which appears to be a requirement
of the "MU zone, and
2. The fact that off-site housing is seen by the applicants and major tenants as more
appropriate than on-site housing which appears to be a:significant consideration of the
"MU" designation.
As we expressed to staff on several occasions, and to which they agreed, these zoning designations
appear, on the surface, very similar and either could probably be appropriate.
The major tenants of the Center are proposed to be a Williams Bros. Market (Bldg. G), Orchard
Supply Hardware (Bldg. M), and a third major, hopefully a drug store (Bldg. J). Agreements are
in place with Williams Bros and Orchard Supply Hardware. Orchard.Supply Hardware has been
seeking a site in San Luis Obispo for over 4 years. The existing:Williams Bros store on Broad
Street-will close upon the opening of the new "store in Marigold Center. The site of the existing
Williams Bros store will also be rezoned. Another significant tenant is in progress with
commitment for building "D", Blockbuster Video.
uc6 South I igurra Street,San Luis Misr-..California 91.101 Hui/;4i-1794
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Mayor Peg Pinard
Page 2
May 19, 1993
Marigold Center will widen and improve Broad Street and Industrial Way, including signalization
of the Broad Street/Industrial Way intersection. The project will include a bus tum-out and bus
shelter on Broad Street. It will be accessible for both pedestrians and.bicyclists from the adjacent
neighborhood.
Marigold partners sponsored a neighborhood meeting at the City/County Library on March 25,
1993, inviting approximately 1,000 residents. We reviewed the project and asked for comments
regarding the project. A major existing topic of concern to the neighbors is traffic speed and
pedestrian safety when crossing Tank Farm Road.
Marigold Center is proposed to-be subdivided to accommodate purchase of store sites and parking
by the major tenants. Parking is shared via easement and CC&R's. Management coordination is
accomplished by CC&R's and development agreements.
The following is a description of the findings for the "PD" designation of Marigold Center. This
evaluation addresses a total of 11 criteria outlined in Section 17.62.040 A. 1-6 and C. 1-5. The first
set of findings A. 1-6 are general in nature. The second set of findings C. 1-5, although seemingly
written to address large scale office uses, seem to be more appropriate for judging Marigold Center
which is a commercial project.
The.fundamental purpose of the PD request (or MU as an alternative) is to remedy the problem
that the C-S zone does not appear to accommodate the 3 anticipated major tenants -- a grocery
store, drug store, and Orchard Supply Hardware. It does not appear that the CN zone would
accommodate these uses either depending on the use definition of Orchard Supply Hardware. In
addition, General Plan policies may preclude C-N centers in excess of 5 acres. However, the City
has approved centers in this zone in excess of this size limitation. The flexibility for uses within the
PD designation can resolve these issues and accommodate the proposed mix of commercial uses.
Marigold Center replaces a center approved by the County at the site of the existing Williams Bros
Market. Marigold Center will provide a superior location, superior planning, superior traffic
logistics, superior mitigation, and a superior mix of commercial uses to serve the nearby residential
areas.
Planned Development Findings:
A.1. Marigold Center proposes a mix of uses tailored to serve the needs of a new neighborhood
of the City (Edna/Islay ±1,100 homes) which presently does not have adequate or
convenient facilities available. It will also serve the existing country Club and Rolling Hills
area (±800 homes) which does not have commercial services available. Marigold Center
will provide superior accessibility to nearby residents in comparison to the County approved
center..
A.2. Not applicable'
,
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Mayor Peg Pinard
Page 3
May 19, 1993
A.3. Marigold Center has offered a. gift of $100,000 to the City Housing Authority. The
applicants have discussed the pro's and con's of on-site and off-site housing contributions.
In discussion with the Housing Authority staff and Board, the applicants, as well as the
Housing Authority, determined that a gift to the Housing Authority would provide a more
needed housing type, family units, than on-site housing likely to be occupied by single
tenants. Presently,the City has no ordinance requiring commercial development to provide
fees or housing mitigation.
A.4 The proposed project exceeds City setback standards by 34 times along the Broad Street
frontage, providing a generous landscape appearance. Both pedestrian and bicycle access
is provided into the Center from the adjacent residential area. The project architectural
design is compatible with the immediate area and Edna Valley entry to the City. The
Center contains covered canopy walkways and public seating/relaxation areas as a part of
the project design. The project includes public transit as a part of the Broad Street
improvements. ARC schematic approval was granted on March 1, 1993.
C A.5. Project landscape irrigation is proposed to be by groundwater with drought tolerant
landscape. Energy systems will meet or exceed California Title.24 requirements. The
project is expected (per Broad Street annexation EIR) to reduce vehicle miles traveled and
hence reduce energy consumption by nearby-residents seeking services closer to home. The
project also includes public transit facilities (bus stop and shelter).
A.6. The project provides generous landscape areas along the Broad Street frontage, a major
entryway to the City.
C.1. The project is compatible with other land uses in the area and includes mitigation measures
to buffer from adjacent residential use to the east.
C.2. The project access is directed primarily to Broad Street which is.an arterial. Access is
available on Tank Farm Road (also an arterial) in order to provide convenient access to
nearby residents. A professional traffic analysis performed on the project indicated
mitigation measures needed which are incorporated into the project description. No vehicle
access is proposed on to residential frontage local streets.
C.3. The project includes all of the design measures listed in this criteria to buffer the residential
area to the east.
C.4. The project is primarily commercial, although limited (7,000 s.f.) local serving office uses
are proposed. The uses are limited to less than 2,000 s.f.individually,7,000 s.f.in aggregate
and represent ±4% of the total Center.
C.5. C-S zoned land exists as a very large portion of the City inventory of vacant land. Marigold
Center replaces a previously approved center which is also zoned C-S and will remain
available for C-S uses in a more suitable location than the Marigold Center site which is
well suited to the proposed commercial use.
_1
_J
Mayor Peg Pinard
Page 4
May 19, 1993
In summary, Marigold Center is well sited for the proposed uses to provide services needed by
nearby residents. The"PD" suffix allows a mix of uses which does not appear to be accommodated
by any single appropriate, commercial zone. Marigold Center will be superior to the center.
approved by the County and inherited by the City. Major tenants are committed to this project and
anxious to provide facilities needed in this area of our community. Marigold Center incorporates
recommended mitigation measures well beyond the minimum standards and gives back to the
community as a good neighbor.
Please don't hesitate to contact me if you have questions (543-1794).
Sincerely,
RRM DESIGN GROUP
Victor Montgo
Chief Exe ve cer
cc: Rossetti
e Priske
m Ste (Vons)
isher (OSH)
G. Moylan, City Housing Authority
G. Smith, City SLO Planning
John Mack, RRM
Chris Ford, RRM
City Council Members
c/vm-marig.pc