HomeMy WebLinkAbout07/17/1990, 2 - GP/R 1455: GENERAL PLAN AND ZONING MAP AMENDMENTS TO CHANGE A PORTION OF A ONE-THIRD-ACRE SITE ON T J yr
MEETING DATE:
��� i �uIiIIII��p� 11 city o� San tuffs OBISPO - 117-q6
ITEM NUMBER:
COUNCIL AGENDA .REPORT
FROM: Arnold Jonastommunity Development Director
BY: Judith Lautne , Associate Planner
SUBJECT: GP/R 1455: General plan and z ping map amendments to change
a portion of a one-third-acre site on the southwest corner
of Dana and Nipomo Streets from Medium-high-density
residential (R-3-H) to Retail Commercial (C-C-H) .
CAO RECOMMENDATION
1. Adopt a resolution approving the general plan amendment from Medium-
high-density residential to Retail Commercial;
and
2. Pass to print an ordinance amending the zoning map from R-3-H to C-
C-H-S;
as recommended by the Planning Commission.
0
Report-in-brief
The applicants want to preserve a historical building on their property.
The building was constructed as a warehouse, and was apparently used as
part of a brewery and as a Soda Works bottling company. It has recently
,' been used primarily for storage, and is currently vacant.
The barn-like structure is a commercial building, 'built to the street
property line on Nipomo Street, and has its foundation in the creek. The
property also contains two unreinforced brick residences, slightly newer,
than the barn, and a non-conforming wooden structure housing a fired
extinguisher business. The property is currently designated medium-
high-density residential, allowing apartments at a maximum density of 18
dwelling units (two-bedroom dwellings) per acre.
The applicants believe the best use for the building is commercial,
because of the design of the building. The site borders the Central
Commercial (C-C) , Office (0) , and Medium-high-density Residential (R-3)
zones, and therefore may be considered consistent with the Land Use
Element if maintained as residential or rezoned to Office or Central
Commercial.
Any use of the building will have impacts on traffic, parking, noise, and
fire safety. Office and residential uses would have fewer impacts on
traffic and noise than retail commercial..
To use the structure for anything other than storage, significant
structural repairs must be made and an approved exit corridor created.
The general plan and zoning map changes will not in themselves be an
approval of building plans. However, the land use designation approved
by the council will have an effect on how the building is remodelled.
The building could be used for offices or residences with creation of an
interior fire-rated corridor. A retail commercial use of the building
may require, however, a different type of exit. The applicants' current
City of San WIS OBISPO
COUNCIL AGENDA REPORT _
GP/R 1455
1o15 Nipomo Street
Page 2
plans show a walkway cantilevered over the creek.
The Planning Commission recommended a change to Central Commercial as
providing the best opportunity for rehabilitation and use of the
building. The commission was concerned about the cantilevered walkway,
and recommended the "Special Considerations" (S) overlay zone be
attached, specifically for review of impacts on the creek. The "S"
designation would require the applicants to obtain approval of a Planning
Commission use permit for any development plans.
BACKGROUND
Situation
The applicants want to change the general plan and zoning designations
for their property to allow them to renovate the existing "Soda Works"
building on the site into commercial shops. Their current request is to
change the map designations for a portion of the site only, including the
Soda Works building and a portion of the creek. The remainder of the
parcel would retain its R-3 designation.
Previous Review
In August 1987, the Cultural Heritage Committee (CHC) reviewed a request
to demolish the Soda Works building, and recommended that it not be
demolished.
On October 5, 1989, the CHC reviewed the applicants' request to change
the general plan and zoning maps for the entire lot from Medium-high-
density residential (R-3-H) to Retail Commercial (C-C-H-PD) , with a
planned development. That committee supported the applicants' request.
On March 14, 1990,. the Planning Commission reviewed the request to change
the site's designation to Retail Commercial with a planned development.
The commission wanted to see floor plans and sections of the proposed
remodel of the Soda Works building, and plans for the "ultimate" use of
the residential portion of the site, assuming that the existing brick
residential buildings, and a non-conforming commercial structure, would
eventually be torn down.
On May 23, 1990, the Planning Commission continued the request without
discussion.
On June 13, 1990, the Planning Commission discussed amended applications
by theapplicant: to change a portion of the property, containing the
Soda Works building, to the Retail Commercial designation, and to rezone
it from R-3-H to C-C-H. The commission recommended approval of a change
from R-3-H to C-C-H-S, including the "Special Considerations" overlay
zone.
City of San lues OBISPO
COUNCIL AGENDA REPORT
GP/R 1455
1015 Nipomo Street
Page 3
Data summary
Address: 1015 Nipomo Street
Applicants/property owners: Michael Leitcher and Mary Mitchell-Leitcher
Representative: Marshall Ochylski
Zoning: R-3
General plan: Medium-high-density residential
Environmental status: Negative declaration of environmental impact
with mitigation granted by the director
October 11, 1989
Project action deadline: No deadline for general plan amendments or
rezonings.
Site description
The one-third-acre parcel on the corner of Dana and Nipomo contains a
barn-like structure, which appears to have been used originally for a
bottling company and brewery. This building is listed in the city's
Historical Resources Survey Completion Report, and is considered
"ineligible for the National Register but locally significant" . The
foundation for the southerly wall of this structure is in the adjoining
San Luis Obispo Creek. Built up against the northerly- wall of this two-
story wooden building is a brick residence. Another brick residence is
located west of the first. All three buildings were constructed around
the turn of the century or earlier. A fourth building, constructed of
wood and now housing a fire extinguisher store, fronts on Dana Street and
is of more recent vintage. The brick residences have been modified and
wooden additions have been made to them. They are currently being
rented. The barn is vacant, and because of its proximity to the creek
and the residential uses, has limited access off Nipomo Street.
Small concrete walks lead from Dana Street to the residences and to the
former bottling company. Several fruit and avocado trees shade the
walkways and residences.
The site is across the creek from commercial development (C-C-H zone) and
across Dana and Nipomo from an Office zone (O-H) . The remainder of the
southerly side of Dana Street is residential (R-3-H) , developed with
large and small homes and high-density apartments.
Project description
The applicants want to change the general plan land use element map from
Medium-High-Density Residential to Retail Commercial, and change the
zoning map from R-3-H to C-C-H, for about half of the parcel, to allow
commercial use of the Soda Works building. The remainder of the site,
containing the non-conforming commercial structure housing the fire
extinguisher business, and the two residentail structures, would retain
the current designations. The applicants have submitted a written
description of the requested amendment, a site plan, building sections,
j- as
������►�►►��IIIIIII�I ���U City of San Luis OBISpo
COUNCIL AGENDA REPORT
GP/R 1455
1015 NipomO street
Page 4
floor plans, and elevations of the Soda Works building.
The council should note that the project description has changed since
the environmental initial study was written. Since the previous proposal
was for a more intense use of the property, the Community Development
Director determined that an amendment to the initial study is
unnecessary.
EVALUATION
1. Map boundary. As noted above, the applicants are applying for a map
change for only a portion of the property. The boundary would extend
along the northerly wall of the Soda Works building.
Normally, the city discourages (but does not prohibit) land use
boundaries that split parcels. This is a case where .such a boundary
could make sense. The reason for the proposed land use change is to
facilitate rehabilitation of an existing historical structure. As the
intent is to preserve the structure and to not disturb the other
existing uses on-site, the boundary .is coincident with the northerly .
building wall.
2. Land use. The site is at the edge of an established older residential
neighborhood. It is across the street from office zones and adjacent
(across the creek) to the C-C-H zone (the Creamery) . As such, it
could be designated office, commercial, or residential and likely be
found to be consistent with the Land Use Element (LUE) . However,
policies in the LUE and in the Housing Element discourage changes from
residential to commercial land uses. The reason for the element's
emphasis on residential land is that the city currently has an
abundance of commercial as compared to residential land, and the
city's goal is to obtain and maintain a better jobs-housing balance.
On the other hand, the proposed rezoning would allow commercial use
of the Soda Works building only, and would maintain the residential
use of the remainder of the property. The Soda Works building is not
large enough to be converted to a significant number of apartments.
From the point of view of depletion of housing supply, the effect of
this change would be insignificant.
The city's historical guidelines call for the preservation of
historically significant buildings. In the present case, the Soda
Works building has been found to be of local importance and worth
retaining. Therefore, the applicants have the following options:
a. Ask for approval to demolish the building and build apartments
on the site.
.��������►iuVillllll(IP° 9111 city O� San LUIS OBISPO
COUNCIL AGENDA REPORT
GP/R 1455
1015 Nipomo Street
Page 5
The Cultural Heritage Committee (CHC) has reviewed a request
to demolish the building and recommends that the request be
denied and the building retained. (CHC recommendation
attached)
b. Remodel the building into apartments, a church, or another use
allowed in a residential zone.
No general plan or zoning change would be required. The
building does not conform to current standards for yards in
the medium-high-density residential zone. When the cost of
remodelling a nonconforming building exceeds 50% of the
value of the building before remodelling, then the building
must be made to conform to the regulations. The proposed
rebuilding of the Soda Works building would exceed the 50%
value, and therefore would be required to conform.
To retain the building in its present shape and location,
and to provide no parking for it, the applicant would need
approval of a variance. Variances can be granted only if
three findings can be made: that there are circumstances
applying to the site that do not apply to other similarly-
zoned property in the vicinity; that the variance is not
an entitlement that would not be granted to other sites in
similar circumstances; and that the variance would not
cause harm to the health, safety, or welfare of persons in
the vicinity. Variances have been granted for similar
situations - where the "special circumstances" are the
existence of a historical resource on the site. SImilar
grounds could be considered for this request.
The building would also be required to meet building codes,
but could be remodelled under the code for historical
buildings, which allows some relaxation of normal standards.
It is likely that additional openings in the building would
be required, for adequate light and air. Otherwise, the
building could be reconstructed to look very nearly as it
did when new.
C. Remodel the building for some other use.
The applicants have chosen a retail commercial use. Other
possible uses include using the remodelled building for
recreational purposes similar to the Jack House or the
Dallidet Adobe, limited by the design of the building and
the availability of parking; or converting the building to
offices (which would require a land use map change to
Office) .
4�4:500
lillfi��JJlllJ�J city of san tins oBispo
COUNCIL AGENDA REPORT
GP/R 1455
1015 Nipomo Street
Page 6
The LUE says that "residential neighborhoods should be buffered from
incompatible nonresidential uses. " The proposal would move a
commercial zone right up against residential uses. The commercial
uses may cause traffic, noise, and light-glare problems. Noise issues
could be mitigated by the locations of entries, the types of uses
allowed, and the hours of operation. Lighting could be required that
does not create glare beyond the property lines. But traffic and
parking problems would be exacerbated by the lack of on-site or nearby
parking.
3. Traffic and parking. The project, including ground-floor retail,
second floor office, and the remainder of the site as is, is expected
to generate a total of 271 trips per day.
If the Soda Works building were converted to four 1608-square-foot
apartments, traffic generation would be reduced to 37 trips per day.
If it were converted to offices, the number of trips per day would be
about 170. Therefore, another use would likely generate less traffic
than the proposed ground-floor retail use.
4 . cantilevered walkway. The applicants' plans show an access walkway
that cantilevers over the creek. The applicants believe this walkway
is the best way to enter the building without interfering with the
adjacent residences and to maximize usable interior space.
Approval of a general plan and zoning map change for the property does
not constitute an approval of the walkway. However, building and fire
codes require protected exits. The different options for exiting this
building have implications for the types of uses that may
appropriately locate here.
Exits must lead to a public right-of-way. If the residents on the
site are to be protected from interference by employees and customers
of the businesses in the Soda Works building, then there should be no
entrances on the northwesterly side of the building (near the
residences) .
Therefore, there are two options for exiting: An entrance through
the existing Nipomo Street door would require creation of a fire-
protected hallway to access all uses, which the applicants feel would
limitthe available interior space too much. Further, if the use were
retail commercial, a fire-rated corridor would be a significant
drawback, as no unprotected openings are allowed. This means that any
glass would be required to be wireglass, and doors must remain closed.
If the use were either office or residential, however, access through
a fire-protected corridor would be less of a concern.
The second option is the cantilevered walkway. Staff's primary
concern with the cantilevered walkway is the effect it may have on
future applications near creeks. While it may have little impact on
city of San tuts OBISPO
COUNCIL AGENDA REPORT
GP/R 1455
1015 Nipomo Street
Page 7
wildlife in the area, given the building is already partially in the
creek, it may set a precedent, making it easier for other developers
to obtain similar exceptions to the city's creek setback policies.
The Planning Commission recommended approval of the retail use, but
added the "S" (Special Considerations) overlay recommendation
specifically to address treatment of the creek. Some commissioners
felt that use of a cantilevered walkway in this case would be
justified by unusual circumstances: the existence of a historical
building already built within the creek, with limited access options.
Other commissioners felt that some types of retail uses may be able
to operate with a fire-protected corridor, or perhaps one user could
rent the entire lower floor. The commission's action, then, was to
recommend the "S" overlay zone to allow Planning Commission review of
development plans for the building, to assure the effects of the
proposal on the creek are evaluated.
5. CHC review. The Cultural Heritage Committee (CHC) reviewed the
proposal in October 1989, and found that the zone change and
commercial use of the Soda Works building were in character with the.
historic district and historic use of the buildings, and supported the.
proposed renovation of the building. (Minutes are attached. )
ALTERNATIVES
The council may approve the general plan and zoning amendments as
requested by the applicants, or as recommended by the Planning
Commission. The applicants will be able to convert the existing Soda
Works building into retail and office space.
The council may deny the request. A denial would require the applicant
to consider other uses for the building.
The council may continue consideration of the request. In this case,
direction should be given to staff and the applicant. If the council,
prefers a general plan change other than that requested by the
applicants, the application should be continued to allow advertising and
further analysis of the alternative.
RECOMMENDATION
1. Adopt a resolution approving the general plan amendment from Medium-
high-density residential to Retail Commercial;
and
2. Pass to print an ordinance amending the zoning map from R-3-H to C-
C-H-S;
as recommended by the Planning Commission.
��������ii��lllllllllli jhllll city of San LUIS OBISPO
COUNCIL AGENDA REPORT
GP/R 1455
1015 Nipomo Street
Page 8
Attachments
Draft resolutions
Draft ordinance
vicinity map
Reduced site plan
Applicants' statements
Environmental initial study
CHC minutes
PC minutes
ORESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING AN AMENDMENT TO THE GENERAL PLAN -MAP, FROM MEDIUM-
HIGH-DENSITY RESIDENTIAL TO RETAIL COMMERCIAL, FOR A PORTION
OF A LOT AT 1015 NIPOMO STREET
(GP/R 1455)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the general plan amendment
request GP 1455, the Planning Commission's recommendation, the
Cultural Heritage Committee's recommendation, staff
recommendations and reports thereon, makes the following findings:.
1. The proposed amendments will not adversely affect the
health, safety or welfare of persons living or working at
the site or in the vicinity.
2. The proposed amendments are appropriate at the proposed
location and will be compatible with surrounding land uses.
3. The proposed amendments conform to the general plan text
and meet zoning ordinance requirements'.
4. The Community Development Director has determined that the
proposed general plan and zoning map amendments will not
have a significant effect on the environment and has
granted a negative declaration.
SECTION 2 . The general plan amendment GP 1455 is hereby
approved.
Resolution no. (1990 Series)
GP 1455
1015 Nipomo Street
Page 2.
On motion of
seconded by , and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
ity Ad inistrative Officer
C
tt n
t
Community Devel� ent Director
CI
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A GENERAL PLAN MAP AMENDMENT FOR PROPERTY ON THE
SOUTHWEST CORNER OF NIPOMO AND DANA STREETS (GP 1455)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the general plan map amendment
application GP 14551 the Planning Commission's recommendation,
the Cultural Heritage Committee's recommendation, staff
recommendations and reports thereon, makes the following' finding:
1.- The map amendment is inconsistent with the general plan
policies for maintenance of residential neighborhoods.
C SECTION 2. The request for an amendment to change the
property's designation from Medium-high-density Residential to
Retail Commercial is hereby denied.
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 1990.
Resolution No. (1990 Series)
GP 1455
1015 Nipomo Street
Page 2
Mayor
. ATTEST:
City Clerk
APPROVED:
ty Adm nistrative Officer
At or
Community Develljpment Director
Jzl:res\gpl455no.wp
OORDINANCE NO. (1990 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OB''ISPO
AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE
AN AREA ON THE SOU'T'HWEST CORNER OF DANA
AND .NIPOMO STREETS AS CENTRAL COMMERCIAL, WITH A
HISTORICAL AND SPECIAL CONSIDERATIONS OVERLAY (C-C-H-S)
(GP/R 1455)
WHEREAS, the City Council has held a hearing to consider
the zoning map amendment request GP/R 1455; and
WHEREAS, the City Council makes the following findings;
Findings•.
1. The proposed zoning map amendment will not adversely affect
the health, safety, or welfare of persons living or working
in the vicinity.
2. The map amendment is appropriate at the proposed location and
will be compatible with surrounding land uses.
3 . The map amendment conforms to the general plan and meets
( 1
zoning ordinance requirements.
4 . The Community Development Director has determined that the
proposed map amendment will not have a significant effect on
the environment and has granted a negative declaration of
environmental impact.
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The Zoning map amendment GP/R 1455 is hereby
approved.
SECTION 2. This ordinance, together with the names of
councilmembers voting for and against, shall be published once in
full, at . least (3) 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.
O
Ordinance , no. (1990 Series)
GP/R 1455; 1015 Nipomo Street
Page 2
INTRODUCED AND PASSED TO PRINT by the Council of the City
of San Luis Obispo at its meeting held on the day of
1990, on motion of , seconded
by and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
APPROVED:
City Adm'nistrative Officer
At or
Community Devel p ent Director
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General Plan Amendment
1015 Nio
San Luis Obispo, California
Prouosed Amendment:
The proposed amendment would amend the City of San Luis Obispo
General Plan Land Use Map by changing the designation of a portion of the
parcel located at the southwest comer of Nipomo and Dana Streets (APN M-
402-15) from Medium High Density Residential to Retail Commercial. A re-
zoning application has been submitted to rezone that portion of the site from
Medium High Density Residential (R-3) to Central Commercial - Historic (CC-
H) for concurrent consideration.
Site Description:
The parcel is a unique site due to its location, historical background and its
unique combination of architectural uses and styles. It is characterized by a
large two-story barn structure which is used for storage, two brick houses used
as rental units, and a commercial building which houses a fire extinguisher
sales and service facility. The site.has street frontage on Nipomo and Dana
Streets, and is adjacent to San Luis Creek.
There is a paved driveway to access the rear of the fire extinguisher facility
and the rear of the bam.
There are some smaller areas of landscaping which do, not contain any signif-
icant plant materials.
Adiocent Uses
The site is bordered by San Luis Creek on-the south, residential structures on the
west, a mortuary on the north and a vacant commercial building on the east.
Develol2ment Intent:
The barn is an existing legal non-conforming use. A previous application to the
City to demolish the building was denied on the basis of historical significance.
In order to preserve and restore the bam, reconstruction of the structural sup-
ports, wood framing, siding and roofing is necessary. Because of the extent of
the work required, reconstruction would not be allowed by the City's Non-
Conforming Use Regulations. The amendment and rezoning is the best alter-
native to facilitate the required restoration.
(Revision 2) 1
I •
The proposed amendment and rezoning would allow the sensitive design
and reconstruction of an historical building which reflects a significant era of
San Luis Obispo's history.
The present redevelopment proposal does not increase the density or lot
coverage and requests approval of plans to redevelop the existing barn
and site.
Historical Background:
Although the exact date of the building's construction is unknown, historical
records indicate it may have been constructed as early as 1869. Its design is
characteristic of the simple barns and warehouses of the period. It is one of
the last examples of a wood frame barn remaining in the City.
The first recorded use of the barn was in 1883 when it was used as a storage
barn for wine and liquor. The structure was later used as a bottling or soda
works which produced beer, wine and soda water. From 1929 to 1940, the
barn was used as a church, at which time Beno's occupied it and operated
an army surplus store until 1942. Since that time, the born has been used by a
variety of tenants for storage and warehousing. ,
Summary:
This Amendment would allow the property owners to redevelop the barn in
accordance with community expectations as expressed in General Plan
goals and policies. It will beneficially affect the area by restoring a structure
which is a dominant visual image in that area.
(Revision 2) 2 _� l�
0740-OSC
No.
State of California—The Re ->gencv N q 5 SHL Loc—
Slate .HAGS_ HAER
DEPARTMENT OF PARKS AN 10/712320/390627
U7 A
C C - D -
HISTORIC RESOURCES INVENTORY
IDENTIFICATION Crown Soda Works
.1. Common name:
2. Historic name:
C� c S da :Qorks/EIIter^r3515G Brewing COIiIDdn'✓
3. Street or rural address:
S r et -
zip 83401- _County San Luis Obispo
Ci
4. Parcelnumber: - -
on
Address: 469 Dana Street
5. Present Owner: t `{
c-n Ttiis Obisun
Zip 93401 Ownership is: Public.
Private
City -
- Original use: n rt 1 i no Co /Brewery
6. Present Use: n d nti a1 /Vac D 9 '
DESCRIPTION
7a, Architectural style: False Front
description of the site or structure and describe any major alterations from its
7b. Briefly describe the presentPhysrcal
original condition:
Crown Soda Works is a False Front, wooden structure next to 1015 here
Street. It has a steeply pitched roof behind the. false frontwhich is a narrow, . eThun4
are six openings on the fa�here was ane fwindow on the other side of the
C; sash window. Or
door, and the facade was symmetrical. There was also a small office
on the south end of the structure that overhung the creek. The residential
structure attached to the north end of the soda works appears to have been
altered, though the basic form of the building remains today.
S. Constructi1900- Factual
Estimated
Unknown
9. Architect
Unknown
` \ 10. Builder
K�
11. Approx. procertY size (in feet)
Frontage 120' Depth 150
or approx. acreage_---"�
�.i — - — hotograPnisl
r 12. Date October enclosed82
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REVISED
city of San lues OBIspo__ -
I�+++►���Ilt�llillllli'°`�liiil INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 0 �n� �N1 Q C H 0 S T. APPLICATION NO.
Efl 1
PROJECT DESCRIPTION �"C N -KAL PLAN F `�nN/00, Mme' CPAAL 73
A L.L OW 1ZCC6pNSr('ucT7o0 or t(L, raeccn�, Inc P6, D61jDt,I y7&-t' e)f WIJ-Co�uf
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who ocnc��Icfsln ct -
APPUCANT MI�1J/�FL LG rT/ u�YL �V' N M1 T<{IF1! LE7tr ffFJL
STAFF RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REOUIRED _ENVIRONMENTAL IMPACT REPORT REOL'•RF.O
PREPARED BY Jy D IT I+ (-�4 U'I-llE12 DATE_
COMMUNITY DEVELOPMENT DIRECTORS ACTION: DAT - �—
ne5,,qriyF DFCCAT70/+/
Cl SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL,SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS....................................................
S. POPULATION DISTRIBUTION AND GROWTH......... Nt7N£'
. ..............................._
C. LAND USE ....................................................................... NO1U
D. TRANSPORTATION AND CIRCULATION .... ............... NONE''
. . .....................
E. PUBLIC SERVICES ................. ....
. ............................................
NDN
• G. NOISE LEVELS ................................ f 1 0 N
. ..........
H. GEOLOGIC 3 SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS .................... NDN
I. AIR QUALITY AND WIND CONDITIONS........................................ ND
J. SURFACE WATER FLOW AND QUALITY .................. N Dm
K PLANT LIFE..................._.................................._................ 10 0
L ANIMALLIFE......... NO
. . .............................................................._..
M. ARCHAEOLOGICAL/HISTORICAL .....................................................- NDIC1
N. AESTHETIC .............. )O IJ 6'
O. ENERGY/RESOURCEUSE ........................................................... . .
P. OTHER ..........................................................................
No
tit.STAFF RECOMMENDATION
-NtF674pv(5 PLA-00d ) Lo rp-� M1-n6��fl6�j
*SEE ATTACHED REPORT
ER 48-89 ,
Page 1
DESCRIPTION.OF PROJECT AND ENVIRONMENTAL SETTING
SrrE DESCRIPTION:
The one-third-acre site on the corner of Dana and Nipomo contains a barn-like
structure, which appears to have been used originally for a bottling company and
brewery. This building is listed in the city's Historical Resources Survey Completion
Report, and is considered "ineligible for the National Register but locally significant".
Built up against the northerly wall of this two-story wooden building is a brick
residence. Another brick residence is located west of the first. All three buildings
were constructed around the turn of the century. A fourth building, constructed of
wood and now housing a fire extinguisher store, is of more recent vintage. The brick
residences have been modified and wooden additions have been made to them. They
are currently being rented. The barn is vacant.
Small .concrete walks lead from Dana Street to the residences and to the.former
bottling company. Several fruit and avocado trees shade the walkways and residences.
The site is across the creek from commercial development (C-C zone) and across
Dana and Nipomo from an. Office zone. The remainder of this side of Dana. Street
is residential, developed with large and small homes and high-density apartments.
PRo.TEcr DESCRIPTION:
The applicants want to change the general plan land use element map from Medium-
high-density residential to Retail commercial, and change the zoning map from R-3-H
to C-C-H-PD. The "H" indicates the property is in a historical preservation district
Planned Development rezonings must include development plans that are approved
along with the zoning change. The applicants have submitted a written description of
the plan, a site plan, and modified photographs of the Soda Works building.
The applicants propose a three-stage development:
Phase 1: The existing two-story building would be reconstructed and remodeled for
office and retail use. A cantilevered creek walkway from Nipomo Street is proposed
to provide the main entry to the building.
Phase 2: The fire extinguisher building would be demolished and replaced by a two-
story commercial building extending along the westerly property line from the bottling
works, creating an L-shaped configuration.
Phase : The existing brick residences would be rehabilitated and returned to a state
.approaching their original size and shape. They would continue to be used as
residences until this use became "financially infeasible", according to the owner. At
that time the owner would apply for conversion of the homes to commercial use.
A �i
CER 48-89
Page 2
POTENTIAL IMPACTS
C:OMMUNM PLANS AND GOALS
General Plan Land Use element:
The property lies at the edge of a residential zone, adjacent on one side to a retail
commercial zone and on the two remaining sides to an office zone. In general, city
policies discourage changes from residential to commercial uses. Policies in the land
use element that apply to this project are:
C2.g. Residential neighborhoods should be buffered from incompatible nonresidential
uses
The proposal is projected to be a combination of residential and commercial, possibly
becoming all commercial ultimately. The land use change would make the site the
edge of a commercial zone that borders on a residential zone.
In phase 1, only the Soda Works building would be used commercially, and its access
would be from Nipomo. In phase 2 a two-story commercial building is to be
constructed on the westerly property line, extending from the Soda Works building to
the Dana Street property line. This building is proposed to be built in the same style
as the Soda Works building and to be the same height. The westerly wall, facing the
residences on Dana Street, is to have no openings. According to the representative,
the two-story wall is intended to act as a buffer for the residences from the
commercial activities.
Conclusion: May be significant
C3.a3. The city should,-direct commercial expansion and intensification into existing
"W derdeveloped" and/or committed commercial districts, avoiding 4ntrusions into stable
residential areas
The project may be seen as conflicting with this policy, as it appears to be intruding
into a stable residential area. However, the site is bordered on three sides by
commercial zones, and therefore may also be seen as a logical extension of one of
these zones. ,
Conclusion: May be significanL
Mitigation measures:
C
The new commercial building shall be eliminated from the proposal.
The existing Fire Extinguisher building shall be continued to be used for
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ER 48-89
Page 3
similar non-intensive commercial uses, or shall be replaced by a residential
building.
The existing residences may not be converted to commercial use.
Monitoring:
The planned development approval shall include conditions
prohibiting conversion of the residences. Review of the new
commercial building will be made through the plan check process.
Circulation element: One goal of the circulation element is:
"...to reduce noise and pedestrian safety problems caused by heavy auto traffic and
trucks in residential areas."
No parking will be provided on-site. Staff believes traffic on Dana Street will
increase as a result of this project because some people will be looking for parking
spaces on the street, as well as in the surrounding area. The increased traffic may
increase noise and pedestrian safety problems. (See 'Transportation and Circulation, .�
below, for.estimates of total traffic generation from this project.)
Conclusion: May be significant.
Mitigation measures: Same as under "Land use element", above.
Housing element: The following goals, policies, and programs relate to the project:
Goal Conservation of existing housing and least displacement of current occupants
Policy. The city will encourage replacement of detrimenta4 nonconforming uses in
residential neighborhoods, to provide additional housing and improve neighborhood
qualuy.
Programs-.
#16: Changes from residential to non-residential land-use designations will be minimized
#27.• The city will require and consider an assessment of any proposal to designate
additional land for commercial or industrial use, to identify impacts on housing demand,
cost, and supply.
The project calls for the conservation of existing housing (except that additions to
residences would be removed) until such time that maintaining the residential use is
h_hJ
ER 48-89
Page 4
"financially infeasible". For the purposes of this study, staff assumes that the
residences will be converted to businesses eventually. The present zone would allow a
maximum of six two-bedroom residences to be built on the site. Therefore, the
project means a loss of up to six residential units (including potential units) in the
downtown area.
The commercial businesses, at the end of phase 3 (not including the residences on the
site), are expected to employ approximately 37 people. This figLkre is based on
employee generation rates of one employee per 450 gross square.feet of retail space,
4.25 employees per 1000 square feet of office area, and 5 employees per 1000 square
feet of restaurant space. The project description does not define the expected division
of types of commercial uses that may locate at the site. The description does say
there will be a combination of office and retail uses, and discussions with the
representative indicate restaurants will be among the retail uses.
Staff has therefore assumed the total commercial floor area would be split evenly
among offices, retail stores, and restaurant uses. If. the residences are converted to
retail stores, the number of employees would be increased to 42. The actual types of
businesses that may-occupy the project are not known.at this time, so the number of
permanent employees may vary from this estimate.
Based on the assumed office-retail mix, and assuming that most of the retail sales
businesses will be small, owner-run stores (rather than national outlets), staff estimates
that 1/3 of the employees will be in lower-skill service, clerical, and sales positions.
It is unlikely that these employees would relocate for these jobs. Also, there exists a
large pool of low- and moderately-skilled workers in the immediate area that could
fill these positions without requiring new residences, including students and
unemployed workers.
The remaining 28 employees are likely to hold management and professional
positions. The pay level of these positions would be sufficiently high to warrant the
relocation of households. If all of these employees relocate to San Luis Obispo, and
each represents one household, the increase in housing demand from this project
would be 28 homes.
The loss of six homes on the site and the potential demand for 28 would mean a
potential maximum demand for 28 + 6 = 34 homes as a result of the project. This
represents 4% of the existing vacant housing supply, 0.1% of the total existing housing
supply, and 10% of the total new dwellings expected to be built in one year in the
1990's, based on the city's Growth Management Ordinance.
OConclusion: Not significant, given the available and projected housing supply..
Noise element: Residents in the two brick homes on the site are expected to
experience greater noise levels during construction and on completion of each phase
ER 48-89 J
Page 5
of the project than they are currently. The Noise element says that noise levels in
residential areas should not exceed 60 decibels average, while in commercial areas the
levels should not exceed 75 decibels. Without knowing the types of retail uses
expected to occupy the bottling works building, we cannot estimate the extent of the
increase.
Any exceptional noise problems that develop at the site will likely be related to the
commercial uses rather than to any piece of equipment or structure. Such noises can
usually be modified by removing the use, limiting hours of operation, or remodelling.
Conclusion: No evidence is available that indicates noise levels will be unacceptable
for the residences. If they are, the city's noise ordinance can be enforced to assure
levels decrease. No mitigation measures are required.
Goals for Downtown:
The "Goals" publication was adopted in 1979. It was intended to serve as a guide for
development of the downtown and surrounding areas. Changes suggested by this
document are to be made in the Land Use Element, Zoning Regulations, Circulation
Element, and other.relevant city documents.
The document contains a land-use map for the downtown area that shows the site
remaining residential, and also shows the land across Dana Street, now shown
designated for offices on the Land Use Element map, as residential as well.
The proposal may be considered inconsistent with this map. However, the "Goals for
Downtown" manual is advisory in nature, not having the statutory authority of a
general plan element or zoning ordinance.
Conclusion: Not significant.
Historical Preservation Program Guidelines
The guidelines say that "the city promotes the long-term maintenance and restoration
of designated .Historical Resources and buildings in Historic Districts. The city wants
to work with property owners to explore alternatives to demolition, such as
rehabilitation and reuse of the building, use of the alternative building code's
provisions to make rehabilitation more feasible, or possible relocation of the structure
to a more suitable site."
The project is one alternative for preserving a historical structure. The guidelines call
for review by the Cultural Heritage Committee (CHC). This review will determine if
the project is consistent with these guidelines. J
Conclusion: Not significant.
.c h l
C . ER 48-89
Page 6
POPULATION DISTRIBUTION AND GROWM
The project is expected to employ up to 42 persons. If two-thirds of the employees
moved to the city, the result would be an increase in population of approximately 28
X 2.39 = 67 persons, or an increase of about 0.2% over the current population. The
city expects to accommodate increases of 1% per year in the population throughout
the 1990's. The project could therefore account for (at worst).-20% of one year's
increase.
Conclusion: Not significant.
LAND USE
The project will involve a change from a mix of non-intensive commercial (storage
and.fire extinguisher sales) and residential uses to a mix of retail, office and
residential uses. The change will mean a shift from predominantly residential use to
predominantly (or entirely) commercial. For the site, the change will be significant.
For the surrounding area, the largest impacts may be:
a "domino effect" on Dana Street: The owner of the adjacent lot, and the lot
adjoining that lot, and so on, may wish to apply for a general plan and zoning
change also. Once properties are contiguous to a different zone, the
justification for changing that zone increases.
Staff feels the site is unique in the neighborhood, in that it contains two
nonconforming commercial buildings, one of which is of historical value. The
"planned development" rezoning is a type of rezoning that can be conditioned, and
can be approved on the basis of historical preservation. A similar finding would be
difficult to make for other properties on the block.
the increase in foot and automobile traffic in the neighborhood.
Traffic and circulation impacts are discussed further below, under 'Transportation and
Circulation."
Conclusion: Not significant.
TRANSPORTATION AND CIRCULATION
The project is expected to generate 525 vehicle trips per day; with 52 during each
evening peak hour. The totals can be reduced by approximately 25% to reflect use
by patrons who are already in the downtown area, or who work in the project. The
resulting levels of 394 trips per day or 39 per peak hour period, will add to traffic
h �9
ER 48-89
Page 7
levels in the area, particularly affecting levels on residential parts of Nipomo and
Peach Streets.
Traffic will reach the project from Nipomo Street, and to a lesser extent from
residences on Dana Street. Other roads likely to be used in reaching the project are
Palm, Monterey, Peach, and Higuera Streets. There is .no provision for parking
spaces on the site. .The downtown area already experiences a considerable amount of
traffic congestion from motorists circulating in search of curbside parking spaces or
spaces in a community parking lot. Until a third parking garage is built in the area
to relieve some of this congestion, the streets surrounding the site are likely to be
impacted heavily.
Conclusion: The project will have a significant negative impact on traffic and
congestion in the area.
Mitigation measures:
* Bicycle racks will be provided for use by customers. Racks shall accommodate
a minimum of 20 bicycles. _
* Bicycle storage facilities shall be available to all employees, free of charge.
These facilities must be located in an area that, minimizes the possibility of
theft, must be lockable, and protected from the weather.
Monitoring: Plans will be reviewed through the plan check
procedure. Installation of racks or lockers will be checked at the
time of occupancy inspection. Monitoring of "free of charge"
stipulation will be on a complaint basis.
Responsibility: Community Development Department
* The applicant shall provide a permanent transportation bulletin board, coupled
with a literature display in a prominent location in the "bottling works"
building. The literature and bulletin board shall describe alternative
transportation available, to the approval of the Transit Manager.
Monitoring: Staff will review plans through the plan check process,
to assure the location of the bulletin board is shown. Installation of
the board and literature will be checked at the time of occupancy.
The Transit Manager will be asked to check the display prior to
occupancy being granted'.
Responsibility: Community Development Department
A �Q
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ER 48-89
Page 8
The project size shall be reduced (see mitigation measures under "Land use",
above).
UTILITIES
Water. The city is currently experiencing its third year of a drought situation. The
city has adopted regulations to control increases in water .use due to development, and
to help correct the current imbalance between water use and supply. The regulations
limit issuance of building permits, and are expected to mitigate water-use impacts.
The city is currently limiting issuance of building permits to those projects that had
been submitted for discretionary review prior to March 15, 1989. This project was
submitted on July 14, 1989. No building permit can be issued for it until the city's
current drought situation is relieved, either by adequate rainfall or by a substantial
new water supply, unless the applicant chooses to offset water use impacts. The city
will allow the project to .proceed if the applicant retrofits plumbing fixtures in the city
to save approximately twice the amount of water the project would use.
This project is expected to,use 3.52 acre-feet per year, 100% from city water sources -
- about 0.05 percent of current safe annual yield. The applicant is not proposing any
water-saving features, in addition to those normally required by the city.
Mitigation measures: None required. The Water Management Regulations, along
with the Landscape Guidelines, Will assure that this project will have no adverse
impact on the city's water supply.
NOISE
See discussion under "Noise element", above.
PLANT AND ANINxAL LIFE
The site contains several fruit trees. The applicant is considering removing some of
these trees, which provide amenities for residents, and some habitat value and shade
for other plants. All tree removals would be reviewed by the City Arborist and
Architectural Review Commission. This review will assure that the project does not
have a negative effect on plant or animal life.
Conclusion: Not significant.
Mitigation measure: None required.
O ARCHAEOLOGICAL,/HISTORICAL
The site is considered of historical value, as most of the buildings were constructed
ER 48-89 �
Page 9
around the turn of the century, and are representative of the city's heritage. The
proposal includes reconstructing the bottling works building. The shape and location
of the building would remain the same, although its condition requires that most of
the materials be replaced. The developer proposes leaving the original concrete
retaining wall and foundation, but adding new footings for the actual support of the
building. Some of the materials, including the roofing, are to be replaced with other
types of materials. Therefore, the reconstruction will not be exact, but should look
almost as thebuilding did when it was new.
The brick residences are to be restored to a condition closer to the original than now
exists. The additions would be removed and repairs made as necessary. The fire,
extinguisher building, which does not appear to have any historical significance, is to
be replaced with a new two-story building. The new building would be attached to
the bottling works building, creating an "U.
The proposal will therefore affect existing historical resources. The city's Cultural
Heritage Committee will review the project for consistency with the city's historical
guidelines, and make recommendations to the other commissions and council
reviewing the
project.
Conclusion: May be significant.
Mitigation measures: None required. Normal review process should assure that the
historical integrity of the site is maintained.
OTHER IMPAM
The site is bounded by San Luis Obispo Creek on the south. The bottling works
building is built. right into the creek, with its foundation forming a wall below the
building, within the creek channel. The proposal includes adding a cantilevered
walkway extending along the side of the building, over the creek.
As it is to be on the south side of the building, it would not have a significant effect
on shading of the creek However, the creek walkway would encourage pedestrian
traffic in an area that is now inaccessible. This traffic may bring with it noise, trash,
and other elements that are disturbing to animal life, and may increase pollution of
the creek. Further, its approval may stimulate similar cantilevered solutions elsewhere
along creek banks, which could further degrade the natural habitat value of these
areas.
Conclusion: Not significant. Alternatives to the walkway will be discussed with the
Planning Commission and City Council, and presented in the staff reports. The City .
Council will determine if the cantilevered walkway is appropriate or not. Numerous
factors, including preservation of historical character, access, environmental and
A �w
CER 48-89
Page 10
aesthetic effects will have to be balanced in the decision. The council must also
specifically authorize encroachments into the creek to allow the walkway.
CUMULATIVE IMPACTS
Cantilevered walkway: Cantilevered walkways already exist in the vicinity of this
project, between Broad and Nipomo Streets. Future developments, including a project
conceptually designed for the Creamery immediately opposite this project, may result
in further encroachment into the air space over creeks. Cumulatively, these creek
encroachments could have a significant environmental effect, particularly if the
cantilevered element is attached to a building that already extends over the top of
bank, or exists within the channel cross-section, as in this project.
Conclusion: May be significant.
Mitigation measure: The city should consider, and adopt as appropriate, a creek
ordinance or other regulations that limit encroachments, use of cantilevered elements,
and other similar structures. (Note: This mitigation measure is not under the control
C; of the applicant.) .
STAFF RECOMMENDATION
Grant a negative 'declaration of environmental impact, with the following
Mitigation. measures:
1. The new commercial building shall be eliminated from the proposal- The
existing Fire Extinguisher building shall be continued to be used for similar
non-intensive commercial uses, or shall be replaced by a residential building.
2. The existing residences may not be converted to commercial use.
Monitoring: The planned development-approval shall include
conditions prohibiting conversion of the residences. Review of the
new commercial building will be made through the plan check
process.
3. Bicycle racks will be provided for use by customers. Racks shall accommodate
a minimum of 20 bicycles.
4. Bicycle storage facilities shall be available to all employees, free of charge.
These facilities must be located in an area that minimizes the possibility of
theft, must be lockable, and preferably protected from the weather.
ER 48-89 �
Page 11
Monitoring: Plans will be reviewed through the plan check
procedure. Installation of racks or lockers will be checked at the
time of occupancy inspection. Monitoring of "free of charge"
stipulation will be on a complaint basis.
Responsibility; Community Development Department
5. The applicant shall provide a permanent transportation bulletin board, coupled
with a literature display in a prominent location in the "bottling works"
building. The literature and bulletin board shall describe alternative
transportation available, to the approval of the Transit Manager.
Monitoring: Staff will review plans through the plan
check process, to assure the location of the. bulletin board
is shown: Installation of the board and literature will be
checked at the time of occupancy. The Transit Manager
will be asked to check the display prior to occupancy
being granted.
Responsibility: Community Development Department
6. The city should consider, and adopt as appropriate, a creek ordinance or other
regulations that limit encroachments, use of cantilevered elements, and other
similar structures. (Note: This mitigation measure is not under the control of
the applicant.)
Monitoring. Encroachments into creeks will be made a
part of the workprogram for the Parks and Recreation
Element update already being developed by the
Community Development Department.
7. If the Community Development Director determines that the above measures
are ineffective or physically infeasible, he may add, delete or modify the
mitigation to meet ,the intent of the original measures.
A �n
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I( 11111 city Or-sAn
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990 Palin Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
August 18, 1987
Mr. Brian Starr
Midland Pacific Architectural Group
Railroad Square
1880 Santa Barbara St.
San Luis Obispo, CA 93401
Dear Mr. Starr:
At its last meeting, the Cultural Heritage Committee (CHC) reviewed your July 6, 1987
letter concerning the Old Soda Works Building at 1015 Nipomo.street in San Luis Obispo.
In response to your concerns, the CHC found that:
1. The building is of very important historical significance.
2. The building should not be demolished.
C' 3. The owners should follow through with'a plan to rehabilitate the.structure. The
CHC is ready to assist the owners with this effort once preliminary plans are
developed.
4. The committee would consider financial assistance when rehabilitation plans are
submitted. The owners should contact city staff first to determine the status of
financial assistance programs and the eligibility of proposed rehabilitation work.
As a further note, the Old Soda :Works building is on the city's official listing of
historical properties established by the City Council in 1983. There are 152 properties
on this list. I have attached information from our files about the structure. If the
CHC can be of further assistance, feel free to contact myself or Terry Sanville in the
Community Development Department (549-7178).
Good luck with you efforts.
Res ectfully,
is Heinz, Chairperso
Cul ural Heritage Committee
� Attachments
'4- ZR
2. Review of Proposal for Soda Works Building and Property at 1015 Nipomo Street,
Terry Sanville introduced the project. Marshall Ochylski, project architect, reviewed the
history of the site and structure and summarized the three-phased restoration and
planned development proposal.
Leo Pinard was concerned about the use of plywood siding with battens nailed over it;
Pinard asked why board and batten siding wasn't used. Pinard felt that the commercial
use of the barn was consistent with its history but was concerned about the demolition_
of the sheds.
Hall-Patton indicated support commercial use of the Soda Works building and was
concerned about the design of the new building that would front on Dana Street
On motion of Pinard, seconded by Hall-Patton, the CHC moved to support the
zone change of the property and the commercial use of the Soda Works building
as being in character with the historic district and historic use of the buildings.
(Motion passed unanimously.)
On motion of Krieger, seconded by Hall-Patton, the CHC moved to support the
proposed renovation of the Soda Works as being consistent with its historic
character. The CHC wants to review the architectural review application for this
project when it is submitted in the future. (Motion passed unanimously.)
3. Review of Proposed Office Development at 679 Monterey Street.
On requ t of the project applicant, this item was continued to a date uncertain pending
the evaluat of alternative proposals for the site.
4. Review of Rosed Retail Building t 725 Higgera Street,
Jeff Baque, project arc lu reviewed the project with the CHC. Pinard wanted to know
why the designer didn't co er brick for the Higuera Street face of the building, felt
that the front entry needed to recessed more so that the doors didn't swing into the
sidewalk; felt that the use of an a ng would be desirable.
Jerry Michael felt that the use of plaster'was okay but the stepped parapet on Higuera
Street Graham indicated that she liked the height of the parapet.
On motion of Pinard, seconded by Krieger,- the ChC found that the proposed
building and improvements will not adversely alter the area's historic or
architectural character with the provision that the buildings Higuera Street frontage
be constructed of brick and that the Higuera Street entrance be recessed. (Motion
passed 5 to 1.)
5. Historical. Significance of the Emerson School Buildings at 1341 Nipomo Street,
Erwin Willis from the fire department outlined the departments interest in the property
A 9L1
i
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P .C. Minutes
March 14, 1990 �r
Page 2. f
Commr . Schmidt seconded the motion.
Chairperson Duerk felt the city needed to honor the' commitment to the
pipeline projects. for
r'
VOTING: AYES - Commrs. Kourakis, Schmidt, and,/Hoffman.
NOES - Commrs. Crotser, Karleskint ,and Duerk.
ABSENT - None.
The motion did not pass.
Commr. Crotser moved to recommend co ncil approve staff recommendation 1
and 2, deleting section 2B.
Commr.. Karleskint seconded the tion. .
VOTING: AYES - Commrs. Cro er, Karleskint, and Duerk.
NOES - Commrs. Ho man, Kourakis and Schmidt.
0 ABSENT - None..
The motion did not pass
Chairperson Duerk mo d to continue the item to the next available date.
Motion dies for lac of a second.
Commr. Crotser m ed to forward the item to council with commission
comments.
Commr . Kourakas seconded the motion.
VOTING: AES - Commrs. Crotser, Kourakis, Hoffman, Karleskint, Schmidt
and Duerk.
NOES - None.
ABSENT - None.
The potion passes.
---------------------------------------------------------------------------
Item 2. Public Hearing: General Plan Amendment and Rezoning GP/PD 1455 .
Consideration of amending the Land Use. Element map and Zoning Map
to change the designations from medium-high density residential ;
O historical preservation (R-3-H) to retail-commercial, historical
preservation, planned development (C-C-H-PD) ; 1015 Nipomo Street ;
Michael and Mary Leitcher, applicants. (Continued from September
13, 1989 and January 10, 1990)
------------------------=-------------------------=------------------------
P.C . Minutes
March 14, 1990
Page 3.
Glen Matteson presented the staff report , noting Public Works' recommended
condition 5 regarding creek easements and the Nipomo Street Bridge
repair affecting street access. Staff recommended review of the project
proposal and suggested alternatives as outlined in the staff report, and as
recommended by Public Works , and approve or deny the General Plan and
zoning changes.
Commr . Schmidt was concerned about flood levels affecting the lower level
of the warehouse.
Chairperson Duerk opened the public hearing.
Marshall Ochylski, 75 Higuera, applicant ' s representative, discussed the
project background and the renovation of the warehouse. He felt the
residential neighborhood would be preserved and discussed the use proposal.
He did not feel traffic impacts would affect Dana Street. He discussed the
cantilevered walkway over the creek and did not feel it would set a
precedent , as most creekside buildings were setback from the creek. He
noted the lower level area would not be occupied. He felt the density of
any demolished residential buildings on the site should not be reduced to !
R-2. He agreed with condition 5 and discussed the PD and GP amendment to
allow for renovation of the warehouse in Phase I. He discussed potential
proposal for Phase II regarding the residential area and historical
preservation. He discussed the negative declaration and was concerned with
mitigation 16.
Commr. Schmidt was concerned with the mix of uses and the cantilevered
walkway as the entrance. He was also concerned with the loose
conceptual presentations for PD requests .
Chairperson Duerk closed the public hearing.
Commrs . Karleskint and Schmidt felt only half the project was planned for
this PD request and found the plans to be confusing.
Commr . Crotser moved to recommend that council approve the GP and zoning
amendments, subject to findings and conditions, adding condition 5 and
modifying condition 3 to use R-3 .
The motion died for lack of a second.
Commr . Kourakis felt the number of downtown residences should be increased.
Commrs. Schmidt and Karleskint agreed with Commr. Kourakis, but felt
commercial/office use was appropriate for the warehouse. They wanted to sem
the fire extinguisher building be converted to residential .
Chairperson Duerk was concerned with the existing parking problem on•_Dana
Street and with preserving the neighborhood. She stated she could support
office use for the warehouse building because of .its lower trip generation .
P.C. Minutes
March 14, 1990
Page 4.
Chairperson Duerk moved to continue the item to a date uncertain to allow
time to address issues of keeping Dana Street as residential, clearly
outlining proposed uses for the warehouse and alternatives to the
cantilevered walkway , feasibility of retaining buildings and C-C-S density,
the actual floorplan of the warehouse, and whether the fire extinguisher
commercial building could be converted to residential .
Commr . Karleskint seconded the motion.
VOTING: AYES - Commrs. Karleskint, Duerk, Crotser, Hoffman, Kourakis,
and Schmidt .
NOES - None.
ABSENT - None.
The motion passes.
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m 3. Use Permit A164-89. Appeal of Hearing Officer' s action
conditionally approving a request allowinga 20 percent king
reduction based on mixed use at 2015 and 2121 Monterey treet; C-
TS zone; Apple Farm, applicant; Jane Anderson and ers,
appellants. (Continued from February 14, 1990)
Greg Smith presented the staff report and recommended denying the appeal
and upholding the Hearing Officer' s decision. .`
There was general commission and staff discussion regarding parking
calculations and mixed uses on site.
Chairperson Duerk opened the publ c.'hearing.
Joan Roberts, 1854 San Luis Dr-eve, was concerned with neighborhood
compatibility and the use ijD6 nsity regarding parking and traffic impacts,
as well as the parking i�cts of using the shuttle bus. She was also
concerned with generated noise from the outdoor use.
Dwayne Young, 2018 an Luis Drive, shared neighborhood concerns regarding
the in/for
a on the creek area due to the Mill House deck use,
notingroblems with overlooks , outdoor dining noise , increased
daytimparking and shuttle bus impacts.
Rn4ert767 Alrita, was concerned about the city 's inequity when
C isklar parking reductions for his 1865 _ Restaurant . Hewas
ctncerhe parking availability on Monterey Street and the
over nsivity of San Luis Drive residents.
1
P.C. Minutes
June 13, 1990
Page 5. �
Commr . Kourakis did not feel the project conformed with Hi side
Development standards.
Commr. Peterson agreed with Commr. Karleskint and voted approval. He
felt the applicant had adhered to the standards d guidelines .
Chairman Hoffman was concerned with the la of first and second floor
stepping into the hill and preferred to a the design follow hillside
contours.
Commr. Kourakis moved to deny the equest , as it did not conform to
Hillside Development standards d was too visually prominent, subject to
findings 1 through 3.
Commr. Schmidt seconded t motion.
VOTING: AYES - Comm . Kourakis, Schmidt, Billington, and Hoffman.
NOES - Co r. Karleskint and Schmidt.
ABSENT ommr. Gurnee.
The motion pa ed.
Mr. Stron felt the procedure of closing the public hearing, holding
Commiss' n discussion and taking action without allowing the applicant t
respo to subsequent Commission concerns was unfair.
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Item 6. Public Hearing: GeneralPlan Amendment & Rezoning GP/PD 1455.
Consideration 'of amending the Land Use Element Map snd Zoning Map
to change the designations from medium-high density residential,
historical preservation (R-3-H) to retail-commercial, historical
preservation, planned development (C-C-H-PD) ; 1015 Nipomo Street ;
Michael and Mary Leitcher, applicants. (Continued from September
13, 1989, January 10, March 14, and May 23 , 1990) .
---------------------------------------- ------
Judith Lautner presented the staff report and discussed the changes in the
request since its previous presentation. She recommended the Commission
review the proposal and suggested alternatives and recommend that Council
approve or deny the request .
Erwin Willis discussed the fire prevention measures necessary to this site .
Commr. Karleskint noted that he spoke with the applicant about the
restoration.
Commr . Kourakis was concerned with losing residential facilities downtown.,,,
-A.-.2
P.C. Minutes
CJune 13 , 1990
Page 6.
Commr . Schmidt was concerned with the cantilevered walkway and creek
accessibility and felt there should be an S-designation applied .
Chairman Hoffman opened the public hearing.
Marshall Ochilsky, 75 Higuera, applicant representative, discussed the.
revisions to the request. He did not agree with the S-overlay on the
walkway. He discussed the intention of restoration and the separate uses
planned. He felt the walkway supported fire fighting accessibility and
also provided aesthetic value. He felt commercial/retail was the only
appropriate zoning and stated the applicant agreed to pay in-lieu fees .
Mary Leitcher, 285 Crestmont., applicant , discussed the proposal and intent .
Brett Cross, 1217 Mariners Cove;, was concerned about the parking downtown.
Chairman Hoffman closed the public hearing.
Commr. Karleskint moved to recommend that Council- approve the request,
subject to findings and conditions, adding a finding regarding the creek
encroachment, building accessibility , and protection of adjacent
residential.
Commr. Schmidt seconded the motion.
VOTING: AYES_ - Commrs. Karleskint, Schmidt, Billington, Kourakis, and
Peterson.
NOES - Commr. Hoffman.
ABSENT - Commr. Gurnee.
The motion passed.
--------------=--------9=----------------------------------
Item 1. Public Hearin General Plan Amendment and oning GP/R 1479
Consideration of amending the Land Use menu map and zoning map
to change the designations from ne ' 6 hood-commercial (C-N) to
office, special considerations -S) ; 3250 South Higuere Street ;
Walter Brothers Consut:rcti , applicant . (Continued from May 23 ,
1990)
Greg Smith presented t staff report and recommended denial of the
request.
Commrs. Hoffm and Karleskint were concerned with the elimination of C-N
zoning wit ut subsequent C-N zoning replacement nearby .
CChai an Hoffman opened the public hearing.
f�
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