HomeMy WebLinkAbout11/07/1990, 4 - REVIEW OF A USE PERMIT ALLOWING A TWENTY PERCENT MIXED-USE PARKING REDUCTION AT 2015 AND 2121 MONTE MEETING DATE:
ii-l- 90
QIIQIJIIWIJ� city of San 1UIS OBISpo ITEM NUMBER:
ONGs COUNCIL, AGENDA REPORT"
From: Arnold Jonas, Community Development Director'
Prepared by: Whitney McIlvaine, Assistant Plannexk
Subject: Review of a use permit allowing a twenty percent mixed-
use parking reduction at 2015 and 2121 Monterey Street
(The Apple Farm) .
CAO RECOMMENDATION
Adopt a resolution extending the use permit allowing a mixed-use
parking reduction with three added conditions: that the Apple Farm
prepare and implement a Trip Reduction Plan; that the applicant
submit an off-site parking agreement; that all prior and added
conditions (with condition 5 amended) be met within 45 days.
REPORT IN BRIEF
Council consideration of this item is required at this time by a
condition of a previously approved use permit (A164-89) . A use
permit allowing a twenty percent mixed-use parking reduction for
the Apple Farm and the adjoining Trellis Court Motel was originally
granted by the Administrative Hearing Officer on January 18, 1990.
This decision was based on a finding that the mix of uses on site -
primarily restaurant and motel - results in a reduced peak parking
demand for each use because a given parking space often serves
patrons of both uses. Allowing the parking reduction enables Apple
Farm to use two areas for outdoor dining - the deck just outside
the restaurant and the patio near the Millhouse.
The decision of the Administrative Hearing Officer was appealed to
the Planning Commission by residents of San Luis Drive who objected
to the "mixed-use" designation and to the impact they felt
additional outdoor dining would have on parking availability, local
traffic, and the nearby residential neighborhood. The appeal was
denied on March 14, 1990 by a 4-2 vote.
Residents of San Luis Drive later appealed the Planning
Commission's decision (both appellant statements are attached) . On
June 6, 1990, the. City Council voted 3-1-1 (Councilwoman Rappa
voting no and Mayor Dunin absent) to deny the appeal and to uphold
the Planning Commission's approval of the use permit, subject to
conditions as amended. (Copies of the June 6 resolution and the
staff report are attached.) Condition 5 requires that the use
permit be reviewed at the first of November. At such review, the
Council may add, delete, or modify conditions, or may revoke the
use permit.
11111 WfW city of San tins OBISPO
WaZe COUNCIL AGENDA REPORT
BACRQROUND
Data Summary
Address: 2015 and 2121 Monterey Street
Applicant: Bob Davis
Zoning: C-T-S
General Plan: Tourist commercial
Environmental Status: This project is categorically exempt.
Site Description
The site consists of about five total acres on two adjoining lot
of record which contain two motels (99 total rooms) , a restaurant,
and a gift shop. There are 170 total parking spaces on the two
sites (112 spaces at 2015 Monterey Street and 58 spaces at 2121
Monterey Street) .
DISCUSSION
Appropriate criteria for review of this use permit include:
1. Receipt of any reasonable citizen complaint(s) .
2. Compliance with conditions of approval.
3. Demonstration of an adequate supply of available parking.
4. Implementation of a Trip Reduction Plan.
Citizen Complaint
Since the use permit was approved by the City Council, there have
been no written citizen complaints formally submitted to the
Community Development Department. A few anonymous telephone calls
have been received by planning staff. The nature of the complaints
were: 1) employees are not allowed to park on site; 2) employees
and guests park at adjacent businesses; and 3) finding parking is
always a problem.
Compliance With Conditions
Two conditions (no.1 and 4) of the use permit approval have not
been met as of October 24, 1990.
Condition 1 requires the installation of 8 motorcycle spaces and
8 bicycle spaces (of which 2 shall be lockable storage lockers) .
There are two bicycle racks on site, for three bicycles each.
Neither of these is anchored to the ground.
��AuuipiU city of san tuts oBispo
COUNCIL AGENDA REPORT .
There is an area to the east of the restaurant building stenciled
"Motorcycles". This parking area is not striped, does not meet city
standards, and is obscurely located. One of the bicycle racks has
been placed in this area. The other bicycle rack .is located in a
compact car space. (See attached site plan I1.) There are no
bicycle lockers located on site. Neither the bicycle parking nor
the motorcycle parking meet city standards. (See attached zoning
and parking regulations.)
Condition 1 contained in the Council Resolution approving the use
permit states:
Applicant shall submit an agreement to the city for review,
approval and recordation indicating that use of outdoor deck
dining shall cease under any one of the following conditions:
a. When the Community Development Director determines that
available parking is insufficient for the use;
b. When the Community Development Director determines that
outdoor deck dining use is contributing to a significant
parking problem; or
C. Upon the expiration or sooner termination of the off-
site parking easement and agreement. (See "other issues"
this section. )
The applicant shall further agree to notify the Community
Development Director, in writing, if off-site parking is not
available.
To date the applicant has not submitted the required agreement.
Parking Availability
Data collected by staff between September 19 and October 10
indicate that parking is generally available even during peak
hours. Staff did observe a high demand for parking on Saturday
evenings and Sunday during brunch with very few spaces available.
(A summary of parking data collected by staff is attached.)
Trio Reduction
A draft outline for an informal trip reduction plan was submittted
by the applicant at the May 1, 1990 meeting of the Council. (Draft
outline is attached. Also see minutes from the June 6 Council
meeting.) In a conversation with staff on October 17, 1990, Bob
Davis-noted that a shuttle has been running between the. Apple Farm
and Cal Poly from 11:00 an until 2:00 pm on weekdays and that the
Apple Farm is still exploring the feasibility of providing a
similiar service to senior housing communities as part of an "Early
Bird" dinner promotion.
►�IhIIIpIIi�q��U city of san tins ompo
WHaMe COUNCIL AGENOA REPORT
Neither of these programs are designed to significantly reduce
parking demand, but rather to increase restaurant business during
hours when the demand has traditionally been less. No program to
reduce employee trips currently exists. (No such plan was required
as a condition of approval.) Bob Davis did confirm that employees
are encouraged to park off site.
At the May 1, 1990 meeting of the City Council, the applicant asked
that a trip reduction plan not be required so that the Apple Farm
would be free to experiment with innovative approaches to reducing
employee trips. However, since the June 6 resolution approving a
mixed-use parking reduction, the Apple Farm has not initiated any
program geared toward reducing parking demand by employees.
Other Issues
The Apple Farm owners have purchased 2121 Monterey (Trellis Court) .
Formerly there had been an agreement between the Davis's and the
Franciscan Company to allow off-site parking for the Apple Farm at
2121 Monterey. Although now under common ownership, these two
properties remain separate lots. Therefore parking at 2121 Monterey
which serves uses at 2015 is still considered "off-site." The
applicant should submit an off-site parking easement and agreement
which reflects current ownership.
ALTERNATIVES
1. Extend the use permit: The Council may extend the use permit
with added, deleted, or modified conditions. Twenty percent is the
maximum mixed-use reduction which can be allowed. The Council may
approve a lesser reduction with a corresponding reduction in the
area allowed for outdoor dining. The Council may condition the use
permit to require the Apple Farm to prepare a Trip Reduction Plan.
The plan could include incentives listed in the attached "Draft
Outline Trip Reduction Plan," submitted by the applicant but never
put into effect.
If the use permit is extended, all previous conditions of approval
should apply. However, condition 5 should be amended to read:
Condition 5.
Usepern4t; shall be revieveei-on November 1, 1-990'. and [Ujpon
receipt of any reasonable citizen complaint, the Community
Development Director shall schedule this use permit for
review. At such review, the Director may add, delete, or
modify use permit conditions, or may revoke the use permit.
All property owners within 300 feet of the subject property
shall be given written notice of any such review.
►�!I� j����� city of San lues OBIspo
Ili;% COUNCIL AGENDA REPORT
The City Council may add conditions 8 and 9:
Condition 8.
The applicant shall submit for approval a Trip Reduction Plan
to the Community Development Director within 30 days (December
7, 1990) and shall implement the plan within fifteen days of
Director approval.
Condition 9.
The applicant shall submit for approval an off-site parking
easement/agreement guaranteeing the availability of 24 parking
spaces at the Trellis Court site (2121 Monterey) for use by
the Apple Farm (2015 Monterey) .
Condition 10.
All conditions of this approval shall be met within 45 days
(December 21, 1990) .
2. Revoke the use permit: The Council may find that because
conditions have not been met, the mixed-use parking reduction is
no longer appropriate; or that if conditions are not met within a
specified period of time, the use permit will be revoked. If the
use permit is revoked, the previous mixed-use reduction would still
be in effect (A96-84 attached) , and outdoor dining could continue
on either the restaurant = the Millhouse patio.
3. Continue review: The Council may also continue review with
direction to the applicant and staff.
RECOMMENDATION
Adopt a resolution extending the use permit to allow the mixed-
use parking reduction, subject to compliance with previously
required conditions of approval, with condition 5 amended and with
the added conditions 8, 9, and 10. Staff recommends that the Trip
Reduction Plan include many of the approaches suggested by the
applicant himself in his draft outline for a plan, submitted to the
City Council on May 11 1990.
Attachments: draft resolution modifying and adding conditions
vicinity map
site plan
site plan II (motorcycle and bicycle parking)
council agenda report for May 1, 1990
minutes from May 1, 1990 council hearing
resolution no. 6819
appellants' statements
conditions of use permit A96-84
current parking calculations for the site
staff parking data
example of a trip reduction plan
applicant's draft outline for a trip reduction plan
zoning and parking regulations
y
RESOLUTION NO. (1990 Series)
GA RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
EXTENDING A USE PERMIT
TO APPROVE A TWENTY PERCENT MIXED USE PARKING REDUCTION AT 2015
AND 2121 MONTEREY STREET (THE APPLE FARM)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findinas. That this council, after
considerationof public testimony, the applicant's request A164-
90, staff recommendations and reports thereon, makes the following
findings:
1. The proposed 20% parking reduction is not likely to
adversely affect the health, safety, or welfare of persons
visiting, living or working at the site or in the vicinity.
2. The proposed 20% .parking reduction is appropriate because
the mix of uses on the site, namely motel and restaurant,
results in a reduced peak parking demand for each use
O because a given parking space often serves patrons of both
uses.
SECTION 2. Conditions. The request for approval of a
twenty percent mixed use parking reduction at 2015 and 2121
Monterey Street is hereby approved, subject to the following
conditions:
1. A 20% reduction in requited parking is hereby approved.
A minimum of 168 vehicle parking spaces, 8 motorcycle
spaces and 8 bicycle spaces (of which 2 spaces shall be
lockable storage lockets) shall be available at 2015 and
2121 Monterey Street at all times for employees, customers
and guests of the uses on site.
2. Outdoor dining use at 2015 Monterey Street shall be limited
to 640 square feet at the restaurant deck and 485 square
feet at the Millhouse deck, as shown on attached Exhibits
A and B.
3. The following restrictions shall apply to the Millhouse
dining deck:
O
Resolution No. (1990 Series)
A164-90
i
Page 2 -
a. No alcoholic beverage service shall be allowed.
b. No menu food services shall be allowed. Food
service shall be "to go", "box" lunches or buffet
style only, primarily serving groups. This use of
the Millhouse deck shall be allowed only between
the hours of 10:00 AM and 2:00 PM.
C. Hours of operation for all other uses of the
Millhouse deck shall be 10:00 AM to 7 PM.
d. No outdoor music, live or recorded, or
entertainment of any kind shall be allowed at any
time.
4. Applicant shall submit an agreement to the city for review,
approval and recordation indicating that use of outdoor
deck dining shall cease under any one of the following
conditions:
a. When the Community Development Director determines
that available pat-king is insufficient for the use;
b. When the Community Development Director determines
that outdoor deck dining use is contributing to a
significant parking problem; or
C. Upon the expiration or sooner termination of the
off-site parking easement and agreement.
The applicant shall further agree to notify the Community
Development Director, in writing, if off-site parking is
not available.
5. Upon receipt of any reasonable citizen complaint, the
Community Development Director shall schedule this use
permit for review. At such review, the Director may add,
delete, or modify use permit .conditions, .or may revoke the
use permit. All property owners within 300 feet of the
subject property shall be given written notice of any such
review.
6. The property shall be maintained in a neat and orderly
manner. All plant materials, building exteriors and
parking lot improvements shall be maintained, repaired or
replaced as necessary.
T. Approval of this use permit supersedes use permit A96-84. _
�l
Resolution No. (1990 series)
A164-90
Page 3
8. The applicant shall submit for approval a Trip Reduction
Plan to the Community Development Director within thirty
days (December 7, 1990) and shall implement the plan within
fifteen days of Director approval.
9. The applicant shall submit for approval an off-site parking
easement/agreement guaranteeing the availability of 24
parking spaces at the Trellis Court (2121 Monterey) for use
by the Apple Farm (2015 Monterey) .
10. All conditions of this approval shall be met within forty
five days (December 21, 1990) .
O
1
Resolution No. (1990 Series)
A164-90
Page 4
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:
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Resolution No. (1990 series)
A164-90
Page 5
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crty of san Luis oBispo
= NUMBER
COUNCIL AGENDA REPORT -
FROM: Arnold Jonas, Community Development Director; BY: Da id
Moran, Associate PI er
SUBJECT:
Appeal of Planning Commission approval of a use permit allowing a
twenty percent mixe use parking reduction at 2015 and 2121
Monterey Street (The Apple Farm) .
CAO RECOMMENDATION:
! Adopt Draft Resolution No. 1 to deny the appeal and uphold the
decision of the Planning Commission approving a twenty percent
mixed-use parking reduction subject to conditions.
REPORT IN BRIEF
The owner of the Apple Farm motel and restaurant wants to allow
outdoor dining in two locations on the site: on the patio next to
the restaurant and on the patio next to the Mill House. Previous
approvals currently allow him to have outdoor dining at only one
of these locations at a time. In order to provide the 12 additional
parking spaces for the expanded use, he applied for a mixed use
parking reduction for the Apple Farm and adjoining Trellis Court
motel (formerly the Franciscan motel) . Section 17.16.060 (B) of
the zoning ordinance allows the Director, through the
administrative use permit process, to reduce the total parking
space requirement for a site by up to twenty percent when the times
of maximum parking demand from the various uses on a site will not
coincide.
Based on data supplied by the applicant, and confirmed with data.
collected by staff, the Hearing Officer concluded that the uses I
on the site -- primarily the restaurant. and motel -- result in
times of peak parking demand which do not coincide and on January
58 1990, approved a twenty percent mixed use parking reduction for
the Apple Farm and adjoining Trellis Court motel. The conditions
of approval allow outdoor dining at two locations subject to
restrictions on the hours of operation and the maximum floor area
allowed. This action was appealed to the Planning Commission who
voted 4-2 on March 14, 1990 to deny the appeal. The decision of the
Planning Commission has been appealed to the City Council.
The points of concern of the appellants are:
-- The decision of the Hearing Officer and Planning Commission
was based on inaccurate parking calculations for the various
uses on the site.
C Current parking and use data for the Apple Farm is ..summarized
on Exhibit III. The information differs slightly (2 parking
city of san Luis oBespo
C®UNIPIL AGENDA REPORT
ARC 90-08 2
Page 2
spaces) from the original calculations but did not change the
staff or Planning Commission conclusions concerning approval
of this request. The actual parking reduction is 20 percent,
as previously requested.
-- The parking data used to support the decisions of the Hearing
Officer and Planning Commission did not reflect the fact that
employees of the Apple Farm are not permitted to park on the
site.
The zoning ordinance is silent with respect to whether or not
employees are required to park in the parking provided on a
site. Therefore, it was not considered germane to the decision
of the mixed-use reduction.
-- The mixed-use reduction will worsen an existing problem with
on-street parking In the vicinity of the Apple Farm.
on-street parking is heavily used in the upper Monterey Street
area but was found to be available at various times of the day
and week.
This item was continued from the council's April 17, 1990 meeting -�
at the request of the applicant and appellants to allow time to
resolve their various concerns without the need for the appeal.
BACKGROUND
Data Summary
Address: 2015 and 2121 Monterey Street
Applicant: Bob Davis
Appellants: Bonnie Garritano, et al, and Robert Binkele (two
separate appeals)
Zoning: C-T-S
General Plan: Tourist commercial
Environmental Status: This project is categorically exempt.
Site Description
The site consists of about five total acres on two adjoining lots
of record which contain two motels (99 total rooms) , a restaurant,
and a gift shop. There are 170 total parking spaces on the two
sites (112 spaces at 2015 Monterey Street and 58 spaces at 2121
Monterey Street) .
DISCUSSION
1. Prior Actions/Applicant's Request-- The Apple Farm hotel and
acy 0r san alis OBISpo
COUN=IL AGENDA REPORT
CARC 90-08 3
Page 3
restaurant has been the subject of numerous previous actions
by the Director and Architectural Review Commission which are
summarized at the end of this report. The two actions most
germane to the current request and appeal are the mixed-use
reduction previously granted in 1984 (A96-84) , and the more
recent approval of offsite parking for the Apple Farm at the
adjacent motel site at 2121 Monterey Street (A73-89) . The
former is important because the uses on the site (restaurant,
motel rooms and gift shop) are principally the same now as
then, although expanded. The latter is important because a
condition of approval allows the owner of the Apple Farm to
provide outdoor dining on the patio next to the restaurant oz-
the
rthe patio next to the Mill House but not both (see conditions
of approval and parking summary, Exhibits I and II, attached) .
The applicant now wants to provide outdoor dining at both the
Mill House patio and the patio next to the restaurant. In
order to provide parking for the increase in dining and food
preparation space (12 additional spaces) , the owner has
applied for a twenty percent mixed use parking reduction for
adjacent sites at 2121 and 2015 Monterey Street. On January
5, 1990, based on supporting data provided by the applicant
and staff which showed that excess parking is available on the
C, site, the Hearing Officer approved a 20 percent mixed-use
parking reduction which reduced the total required parking for
2015 and 2121 Monterey Street from 212 spaces to 168 spaces,
subject to findings and conditions (see minutes and
conditions, attached) .
The conditions restrict the total outdoor dining allowed for
the site to a maximum 1125 square feet: 640 sq.ft. at the
restaurant deck and 485 sq.ft. at the Mill House. The
conditions also restrict the hours of operation for dining at
the Mill House and require that all food be "box lunch" or
"to-go" only. These are the same restrictions on the Mill
House dining that are currently in effect, except that the
Planning Commission changed the hours of operation allowed for
the Mill House deck dining from 7:30 AM to 7:00 PM to 10:00
AM to 7:00 PM. . The conditions also require that the owner
enter into a recorded agreement which says that the outdoor
dining shall cease if inadequate parking is evident. The use
permit will also be reviewed in one year, at which time it may
be revoked, extended, or conditions added or modified. This
use permit would also supersede the previous mixed use
reduction granted in 1984, and would amend those conditions
of approval for the offsite parking granted in 1989 which
relate to the use of outdoor dining areas.
C-
j CILy Or Sark -UIS OBISPO
COI, N=IL AGENDA REPORT
ARC 90-08 - - -�
Page 4 -�
2. Parking Availability -- The proposed additional outdoor patio
dining would require a total of 12 additional parking spaces
which can be provided in a variety of ways,, including adding
more spaces to the site or reducing or eliminating uses to
offset the increase in parking demand. Another option is a
mixed-use parking reduction. The applicant suggests that a
mixed use reduction in appropriate in this case because:
-- The primary uses on the site have complementary parking
demands which result in a single parking space serving
more than one use at a time. And,
-- Ample excess parking is provided on the site now, even
with a previously approved twenty percent mixed use
reduction.
The applicant has submitted parking space availability data
(summarized on Exhibit IV) which shows that, even during peak
occupancy of the motels and restaurant, an average of about
30-40 parking spaces are still available which would more than
offset the 12 additional spaces required for the added patio
dining. This conclusion was verified by a parking survey
conducted by staff between December 15 and December 30, 1989.
During this time, both motels were 100% occupied on three days
and averaged about 50% occupancy for the period. On the days
with 100% occupancy, an average of about 30 parking spaces
were available at various times of the day (see Exhibit V.
attached) .
One of the main points of discussion and confusion when the
Planning Commission considered the appeal of the Hearing
Officer's action was that the parking summary provided for the
hearing did not accurately balance the parking required with
the parking provided. For this reason, when the Planning
Commission voted to deny the appeal, they required that a
parking and use summary be prepared which accurately portrays
all of the uses on the site and the corresponding - parking
requirements. A current parking summary is attached (Exhibit
III) which lists the various uses on the site . with the
corresponding parking requirements based on a tour of-the site
conducted in March, 1990.
3. Appellants' Concerns -- The Hearing officer's decision was
appealed to the Planning Commission by residents of San Luis
Drive whose properties adjoin the site to the south across San
Luis Creek. The appellants felt that the mixed use reduction
was not appropriate in this case because it would contribute
to an existing parking and traffic problem in the area, it
would allow intensification of the site which could adversely
j C ity o�sd1►-Luis OBISPO /\
COUNCIL AGENDA REPORT
OA164-89
Page 5
affect the adjoining residences, and because the parking data
used to support the request was not representative of peak
parking demand for the site.
The Planning Commission concluded that potential impacts from
the additional outdoor dining would be mitigated by the
location of the patio and by the restrictions recommended for
its use. They also felt that the parking data was
representative of peak demand for the site and that on street
w parking was available at various times of the day and week.
The city has received two separate appeals of the Planning
Commission action. one by residents of San Luis Drive (see
statement, attached) who want to be certain that the decision
on the mixed use parking reduction is based on current,
accurate parking calculations for.the site. As outlined above,
a current summary of uses and parking for the site has been
prepared and is attached as Exhibit III. The appellants are
also concerned that the owner of the Apple Farm does not own
the Trellis Court :motel but has a lease option to buy the
site. The statement recommends that the patio dining next to
the Mill House be prohibited in favor of allowing patio dining
next to the restaurant. ' '
The second appeal is by the owner of a neighboring property
at 1895 Monterey Street who states that the parking data
presented is misleading because it does not account for the
fact that employees of the Apple Farm are not allowed to park
on the site, and that if they were, it would significantly
reduce the number of vacant spaces. This issue was discussed
briefly at the Planning Commission hearing but was not
considered germane to this request because the zoning
ordinance is silent with respect to where people park (see
Intent of Parking Space Requirements, attached) and because
the Commission felt that the issue of requir�in9 employees to
park on site should not be decided within the context of a
specific application because such a policy or change in the
zoning ordinance would affect businesses citywide.
Currently, the Community Development Department is working on
a "Trip Reduction Ordinance", or TRO. The purpose of the
ordinance is to reduce the use of "single occupant vehicles"
by employees. Implementation of a TRO could also reduce
employee parking demand which might be amore direct method
of addressing this issue. However, if the Council wishes to
change the parking ordinance to require employees to park on-
site, staff recommends that the matter be referred to the
Planning Department for a separate evaluation of the
Cconsequences.
yi8
j acy of sar. ,IIS OBISpo
C®UNPIL AGENDA REPORT
A164-89
Page 6
The appellant is also concerned that the mixed-use parking
reduction will only worsen an existing on-street parking
problem in the upper Monterey Street area (see statement,
attached) . The decision to approve the mixed use reduction
was based on the best available information about parking in
the upper Monterey Street area..without doing a formal parking
study for the area. The conditions of approval allow ample
protection for the city and surrounding property owners if the
use permit is approved and an onsite or offsite parking
problem arises.
4. Alternatives -- A variety of alternatives are available to the
Council:
Twenty percent is the maximum mixed-use reduction which can
be allowed. The Council may approve a lesser reduction, with
a commensurate reduction in the area allowed for outdoor
dining, or you may uphold the appeal and deny a reduction
altogether. If the mixed-use reduction is denied, the
previously approved mixed use reduction would still be in
effect, and outdoor dining could continue on either the Mill
House patio or the restaurant patio.
Another option would be to condition the-use permit to require
the Apple Farm to prepare a Trip Reduction Plan for the
employees which would promote carpools and alternate means of
reaching the site other than cars. An example of a trip
reduction plan prepared recently for new commercial center on
South Higuera Street is attached. A key part of any TRP is the
monitoring and enforcement of its requirements. If a TRP is
required, it would help monitor the parking situation on the
site. Note that Trip Reduction Plans are designed to reduce
employee trips only. The Applicant has also expressed a desire
to operate a private shuttle service to the Apple Farm, which
would reduce customer trips as well.
ALTERNATIVES
1: The Council may adopt Draft Resolution No. 1 to deny the
appeals and uphold the decision of the Planning Commission to
approve a 20 percent mixed use parking reduction based on
findings and conditions.
2. The Council may adopt Draft Resolution No. 2 to uphold the
appeals and deny the mixed use reduction. In this. case, the
owner of the Apple Farm would still have permission to have
outdoor dining at either the Mill House patio or the
restaurant patio.
i
j City Of Sd11 LUIS OBISpO
COUNCIL /0►GENDA REPORT
OA164-89
Page 7
3. The Council may continue . review with direction to the
appellant and staff.
RECOMMENDATION
The Council should adopt Draft Resolution No. 1 to deny the appeal
and uphold the decision of the Planning Commission to approve a 20
° percent mixed use parking reduction at 2121 and 2015 Monterey
Street (The Apple Farm) .
Attachments: Draft Resolution No. 1 (deny the appeal)
Draft Resolution No. 2 (approve the appeal)
vicinity map
site plan
Exhibit I: Conditions of use permit A96-84
Exhibit II: Conditions of use permit A73-89 with
parking summary
Exhibit III: Current parking calculations for the
site, with proposed deck dining
applicant's statement
C Exhibit IV: Applicant's parking data
Exhibit V: Staff parking data
appellants' statements
minutes -from January 5, 1990 administrative hearing
example of a Trip Reduction Plan
section of the parking ordinance
-VolQ
V'city-or.san' 6jis owpo
COUNCIL AGENDA REPORT
A264-89 �)
Page 8 -'
Actions Relating To Parking -- The Apple Farm 1984-1989
Parking Total Total
Required Parking Provided
Request Date For Use Required
20% Mixed-use reduction 11/84 N/A 146 122
for 2015 Monterey (a)
` Mill House added at 2015 10/89 9 154 124
Monterey
Parking lot addition at 7/88 34 34 58
2121 Monterey (b)
Offsite parking for 2015 7/89 N/A 161(d) 170
Monterey at 2121 Monterey (c)
20% Mixed-use reduction for 2/90 12 212(e) 170
2015 and 2121 Monterey, and
outdoor dining at Mill House
and restaurant patios
NOTES: -
a. The Apple Farm restaurant, 65 room motel and gift shop.
Conditions of approval are attached (A96-84, Exhibit I) . Note
that the findings conclude that the times of peak parking
demand from the uses on the site will not coincide.
b. owner of the Apple Farm obtains controlling interest in The
Franciscan Motel, now called Trellis Court; 34 rooms and
parking for 58 cars.
C. on July 7, 1989 approval granted for offsite parking for 24
additional cars on this site for use by the Apple Farm.
Conditions of approval and parking summary attached (Exhibit
II) . Note that the conditions allow the Apple Farm to provide
up to 720 square feet of outdoor dining space at ether the
patio next to the Mill House ("box lunches" or "to go" food
only) or the patio next to the existing Apple Farm Restaurant.
d. Total parking required for both sites computed separately and.
including previously approved mixed use reduction for 2015
Monterey Street granted in 1984.
e. Total parking for both sites computed collectively and
excluding previously approved 20% mixed-use reduction •fgreazx�t
ad subject of appeal) . (See Exhibit IZI) .
F
^ City Council Uisutas Page 6
Wednesday, June 6, 1990 - '' s00 pin.
Mayor Dunin_ elosed the public portion of the meeting.
Councilwoman Ravoa suggested that staff look at CSQA compliance, new detention
basins, and prepare an analysis for matching fund grants for the adobe prior
to this item coming back to the Council.
Councilman Roalman asked staff to report back on whether the Specific Plan
changes should have required public hearings.
After discussion, moved by Rama/Reiss (5-0) to continue the public hearing to
date certain July 3, 1990.
9s20 p.m., Mayor Dunin declared a recess; 9:30 p.m., City Council reconvened,
all Councilaembers present.
2. APPEAL - PLANNING COMMISSION APPLB FARM (Pile No. 607)
Council held a public hearing to consider an appeal by Sonnie Garsitano, at
al., of Planning Commission approval of a use permit allowing a 20% sized use
parking reduction at 2015 and 2121 Monterey Street (Apple Para); Bob Davis,
applicant (continued from 4/17/90 and 5/1/90).
Mayor Dunin stepped down due to a possible_ conflict of interest; Vice-Mayor
Reiss presiding.
Arnold Jonas, Community Development Director, reviewed the agenda report with
the recommendation that Council adopt the resolution denying the appeal and
upholding the Planning Commission approval of the use perait subject to the
conditions as recommended.
Vice-Mayor Reiss declared the public hearing open.
Bonnie Garritano expressed concern about the way the compact spaces had been
counted, felt there was still sixteen short of the parking regulations.
Mary Jo Devitt, 1690 San Luis Drive, nearby resident, spoke in support of the
request; did not feel parking was a problem.
Anna Fleming, 1879 San Luis Drive, spoke in support of the use permit allowing
a sized use parking reduction.
Dean Hutton, Manager of Apple Farm, spoke in support of the application.
Debra Johnson, 1921 San Luis Drive, stated she had not been approached by the
San Luis Neighborhood Association, that she did support the request.
John Flemino, 1879 San Luis Drive, spoke in support of the Apple Farm request.
Be also read a letter into the record from a Raleh L. Cooler, urging support.
Rick Racouillat, Attorney, but not representing them Apple pars this evening,
spoke in support of allowing best lunches on the Mill House patio.
Mr. Gerald smith, 1819 Sam Luis Drive,. spoke .in support of the proposal, and
did not think noise was a problem. He felt that the Monday Club and others
were worse.
City Council Ninnlas Page 7
Wednesday, June 6, 1990 - 7:00 p.m.
I
Pierre Rademaker, 82 Chuparrosa, on behalf of Steve Mcaddy, landscape
architect of the project, read a letter into the record supporting the
proposal.
Chase Rockev, 1842 San Luis Drive, spoke against the mixed use reduction.
Joan Roberts, 1854 San Luis Drive, also opposed the request.
Jane Anderson, 1927 San Luis Drive, spoke in opposition of the. request.
Bob Davis, the applicant, 1855 San Luis Drive, spoke in support and again
urged the Council to at least give than a trial period. Be was willing to
reduce the hours when the box lunches would be served, eliminate food warning,
incidental food preparation or whatever it would take to obtain approval.
Duane Young stated that the neighbors opposing the parking request were not
representing the San Luis Neighborhood Association. He urged against the
request for mixed use parking redaction.
Katie Davis,' also an owner, spoke in support.
vice-Navor Reiss closed the public hearing.
Councilwoman Pinard stated she was supportive of the mixed use primarily
because it included a trip reduction program.
After discussion, moved by Pinard/Roalman (3-1-1, Councilwoman Rappa voting
no, and Nayor Dunin absent) Resolution No. 6819 was adopted denying the appeal
and upholding the Planning Commission approval of the use permit subject to
conditions as amended (3-b; serving of box lunches on the Kill House Patio
restricted to the hours of 10:00 as to 2:00 pm, delete 3-s, and use permit to
be reviewed by 11/l/90).
Navor Dunin returned to the dais.
3. PCC 1990-91 GRARTS-IN-AID (rile No. 1051)
Council held a public hearing to consider recosmendations by the Promotional
Coordinating Committee for Grants-In-Aid funding for PT 1990-91.
Councilman Roalman stepped down due to a possible conflict of interest.
Debi Nossli, Administrative Analyst, reviewed the agenda report with the
recommendations that (1) Council consider the recommendations from the
Promotional Coordinating Committee for Grants-In-Aid funding and determine the
appropriate level of City support for 1990-91 as outlined, and (2) to adopt a
resolution authorising staff to develop and execute agreements with each
Grants-In-Aid recipient as indicated below:
90/91 PCC
$fit Recom. Award
Avenav
SLA vocal Arts Enseable i 50000 S 3,500
Cussta College Comm. Ed. a Services 4,685 850
Civic Ballet of SW -0- -0- '��
RESOLUTION NO. 6819 (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL OF THE PLANNING COMMISSION'S ACTION
TO APPROVE A TWENTY PERCENT MIXED USE PARKING REDUCTION AT .2015
AND 2121 MONTEREY STREET (THE APPLE FARM)
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 applicant's request A164-
90, the appellants' statements, the Planning Commission's action,
staff recommendations and reports thereon, makes the following
findings:
1.. The proposed 20% parking reduction is not likely to
Adversely affect the health, safety, or welfare of persons
visiting, living or working at the site or in the vicinity.
2. The proposed 20% parking reduction is appropriate because
n the mix of uses on the site, namely motel and restaurant,
\�J results in a reduced peak parking demand for each use
because a given parking space often serves patrons of both
uses.
SECTION 2. Conditions. The request for approval of a
twenty percent mixed use parking reduction at 201.5 and 2121
Monterey Street is hereby approved, subject to the following
conditions:
1. A 20% reduction in required parking is hereby approved.
A minimum of 168 vehicle parking spaces; 8 motorcycle
spaces and 8 bicycle spaces (of which 2 spaces shall be
lockable storage lockers) shall be available at 2015 and
2121 Monterey Street at all times for employees, customers .
and guests of the uses' on site.
2. outdoor dining use at 2015 Monterey Street shall be limited
to 640 square feet at the restaurant deck and 485 square
feet at the Millhouse deck, as shown on attached Exhibits
A and B.
G3. The following restrictions shall apply to the Millhouse
J
i
Resolution No. 6819 (1990 Series)
A164-90
Page 2
dining deck:
a. No alcoholic beverage service shall be allowed.
b. No menu food services shall be allowed. Food
service shall be "to go", "box" lunches or buffet
style only, primarily serving groups. This use of
the Millhouse deck shall be allowed only between
the hours of 10:00 AM and 2:00 PM.
C. Hours of operation for all other uses of the
Millhouse deck shall be 10:00 AM to 7 PM.
d. No outdoor music, live or recorded, or
entertainment of any kind shall be allowed at any
time.
4. Applicant shall submit an agreement to the city for review,
approval and recordation indicating that use of outdoor
deck dining shall cease under any one of the following
conditions:
a. When the Community Development Director determines _
that available parking is insufficient for the use;
b. When the Community Development Director determines
that outdoor deck dining use is contributing to a
significant parking problem; or
C. Upon the expiration or sooner termination of the
off-site parking easement and agreement.
The applicant shall further agree to notify the Community
Development Director, in writing, if off-site parking is
not available.
5. Use permit shall be reviewed on November 1, 1990, and upon
receipt of any reasonable citizen complaint, the Community
Development Director shall schedule this use permit for
review. At such review, the Director may add, delete, or
modify use permit conditions, or may revoke the use permit.
All property owners within 300 feet of the subject property
shall be given written notice of any such review.
6. The property shall be maintained in a neat and orderly
manner. All plant materials, building exteriors and
parking .lot improvements shall be maintained, repaired or
replaced as necessary.
7. Approval of this use permit supersedes use permit A96-84.
O Resolution No. 06819 (1990 Series)
A164-90
Page 3
7. Approval of this use permit supersedes use permit A96-84.
On motion of Councilwoman -Pinard
seconded by Councilman Roaiman and on the following
roll call vote:
AYES: Councilmembers Pinard, Roalman, and Reiss
NOES: Councilwoman Rappa
ABSENT: •Mayor Dunin
the foregoing resolution was passed and adopted this 6th day
of June , 1990.
O
Mayor Ron Dunin
ATTES ( •
V
City Clerk Pa ' Voges
APPROVED:
O
JAN 2 21990
CAYmSmLUMowvw San Luis Drive Neighbors
San Luis Obispo,CA
January 19,1990
Planning Commissioners
990 Palm Street
San Luis Obispo, CA 93403
Dear Commissioners;
As property owners residing within close proximity to the
Apple Farm Inn, we hereby appeal the decision of the Zoning
Hearing Officer with regard to the Use Permit Application A
164-89.
The reduction from .the required 212 parking spaces to 170
parking spaces (20%) granted January 15,1990 can only add to
the traffic and parking problems already exiting on Monterey
Street and sidestreets near the project. This is an addition
to a previously granted mixed use reduction. The addition
of a shuttle service to downtown will help alleviate the
downtown parking problems while effectively creating more of
a parking problem for the Monterey Street motels. This is
not a time for easing• of city -mandated parking
requirements. Additionally, this is not a mixed use
situation, nor does inspection during December constitute
adequate review. Occupancies are at a low at this time of
the year.
We are also concerned that this reduction of required
parking will allow additional outdoor restaurant services
which will bring even more people onto this overbuilt
property, on a sensitive site, overlooking a quiet,
residential neighborhood.
Respectfully submitted by,
cc Dave Moran
Ren Bruce
A164-89
Page 3
restaurant, an average of about 3040 parking spaces are still available which
would more than offset the 12 additional spaces required for the added patio
dining. This conclusion was verified by a parking survey conducted by staff
between December 15 and December 30, 1989. During this time, both motels were
100% occupied on three days and averaged about 50% occupancy for the period.
On the days with 100% occupancy, an average of about 30 parking spaces were
available at various times of the day (see Exhibit V. attached).
3. Appellants' Concerns — The appellants argue (see statement, attached) that the
mixed use reduction is inappropriate in this case because:
It will contribute to an existi>;g parking and traffic problem in the upper
Monterey Street area.
According to the draft Circulation Element (DKS and Associates, 1989)
traffic volumes in the upper Monterey Street area will continue to increase,
with or without the mixed use reduction requested by the Apple Farm.
On-street parking is heavily used in the area, although surveys by staff
indicate on-street parking is available along Monterey Street at a variety of
times during the day and week. However, the data supplied by the applicant
and staff seem to support the conclusion that parking is available on the
C' site to serve the expanded use during peak operation.
The Apple Farm is asking for an additional twenty percent reduction in parking
required for the site. (See Prior Actions, above)
There is no provision in the city's regulations which would allow more than
a twenty percent reduction in required parking and none is being requested
at this time. Note from the attached parking calculations for the site
(Exhibit III) that all current and proposed uses are calculated based on
their full parking requirement and that the reduction approved by the
Hearing Officer on January 5, 1990, applies to this total. Therefore, if this
request is approved, the previous mixed use reduction will be superseded.
The parking use data provided by the applicant is not representative of periods
of peak parking demand
The data supplied by the applicant was based on a time (Fourth of July
weekend) which has historically had the highest occupancy rate at the
motels and restaurant, according to the applicant. The data supplied by staff
includes days when both motels were 100% occupied and the restaurant was
full, based on the volume of people waiting to be seated.
The proposed shuttle from the upper Monterey Street area to the downtown
Cwill increase parking demand in the area
�S
A164-89
Page 4
i
This refers to the shuttle system which is being explored by the council
which would connect the motels on upper Monterey Street with the
downtown. If implemented, such a service could provide an incentive for
people to park in the upper Monterey Street area to avoid parking
problems downtown.
It will allow additional outdoor dining which will intensify use of the site
which may adversely impact neighboring residences across the creek from the
Apple Farm.
The purpose of the mixed use reduction is to intensify the use of the site
by allowing outdoor dining in two locations, rather than one, which is
currently allowed. Based on the location of the restaurant patio (see site
plan, attached) and restrictions recommended for its use, potential nuisance
impacts to neighbors should be effectively mitigated. Again, if complaints
are received the use permit can be reviewed by the Hearing Officer at a
public hearing and may be revoked.
4. Alternatives — A variety of alternatives are available to the Commission:
Twenty percent is the maximum mixed-use reduction which can be allowed. The
Commission may approve a lesser reduction, with a comensurate reduction in the
area allowed for outdoor dining, or you may uphold the appeal and deny a
reduction altogether. If the mixed-use reduction is denied, the previously approved
mixed use reduction would still be in effect, and outdoor dining could continue
on either the Mill House patio or the restaurant patio.
Another option would be to condition the use permit to require the Apple Farm
to prepare a Trip. Reduction Plan for the employees which would promote
carpools and alternate means of reaching the site other than cars. An example of
a trip reduction plan prepared recently for new commercial center on South
Higuera Street is attached. A key part of any TRP is the monitoring and
enforcement of its requirements. If a.TRP is required, it would help monitor the
parking situation on the site.
Note that Trip Reduction Plans are designed to reduce employee trips only.The
Applicant has also expressed a desire to operate a private shuttle service to the
Apple Farm, which would reduce customer trips as well.
ALTERNATIVES
1. The Commission may deny the appeal, approving the mixed use reduction with
findings.and conditions suggested by staff or others that you feel are appropriate.
2 The Commission may continue review.
�i
/ San l Drive Appelieet Stdkr hent
e
San .Luis Drive Residence
�J $ 1950 San Luis Drive
1 San Luis Obispo, CA 93401
March 23, 1990
City Councilmembers
990 Palm Street
San Luis Obispo, CA 93401
Dear Councilmembers;
We, the undersigned, are hereby appealing the Planning
Commission decision of March 14, 1990 which upholds use
Permit A 164-89. This mixed use reduction of parking to
allow additional deck dining on the site needs your review,
considering these facts:
1. Inaccurate parking calculations were presented to
both the Zoning Hearing Officer and the Planning
Commissioners. We request that accurate parking
calcullations be submitted to you which conform to the
City Parking Ordinance, allowing for no discretionary
alterations.
2 The applicant does not oft the parcel at 2121
Monterey St. which he intends to combine with his own
parcel at 2015 Monterey, though he does hold a lease
option to buy. A lease/ option on the adjacent parcel
should not be considered a viable option.
This project sets a precedent for development in this highly
competitive commercial tourist area. gTf concessions are
granted to this project, you must be prepared for the
consequences of granting the same for all.
Our goal is not to deny the applicant his right to earn a
profit but to limit the activities to those areas which have
the least impact on the R-1 homes adjoining the project.
Therefore, we propose that the Mill House dining patio,
which has not been fully utilized to date, be sacrificed in
favor of the restaurant deck dining.
Since this is a matter of grave concern to several of the
undersigned we request that this come before the Council at
your earliest convenience, with the exception of Tuesday,
April 9th and Tuesday April 23, 1990.
Thank you for your consideration.
Sincerely yours, R E `i E 9 � u
/`
-'V--
MAR 2 11990
CITY CLERK
SAN LUIS OBIS:'O.CA
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Nn temper 71. I vw.. Exhibit 1
Greg Wilhelm. AIA
vg! ^:nq Site,..
San Luls Obispo. CA 91401
SIIRJtCT: Ose Permit PD1. A 96-64
2013 Monter STleet
1
I
Dear Mr. Wilhelm: I
I
On Friday. Ilove-ber. 2. 1964.•1 conducted a public bearing an your request t..
allow a 202 reduction In required parking far mixed uses: to allow off-sltc
parking at 2001 Monterey .Streat: til allow a temporary construction trailer. and
to allow a temporary parking !at at the subject location.
After reviewing the information presented. 1 took this item under submission.
On November 13. 1964. 1 approved your revuest. based an the following flndinits
and subject totne following conditions:
i
Findings
1. The proposed project and requested exceptions to development standards wt!1
not be detrimental to the health. safety. and welfare of persons living or
working at the alto or 10 the vicinity.
2. The times of peak parking demand for existing and proposed uses will not
coincide.
3. A parking roductivn will allow more attractive and efficient development of
the alts than would otherwise be possible under cor.ventinnal standards.
4. The proposed off-alto parklag is wtchin 300-feet of the uses served and /
-``
allows tot sate and convenient pedestrian access.
S� ria of proposed off-site parking is under the exclusive control of the
201 Monterey Street property owner pursuant to a Grant of Lxcluafve Easement
Agreement dated October 1. 1984. and recorded In book 2641. Page 711.
Jr the County of San Luis Obispo.
Conditions
1. A minimum of 122 vehicle parking spaces shall be available at all times
.�/ for tberestaurant. motel. outdoor dining area. and gift %hop uses. A minimus
J� of 111 spaces shall be located on-site it 2015 Monterey Street. Cloven
additional vehicle parking +paces may he located off-site at 2001 Monterey
Street.
: t
I
I
MIS hmictry Street
Foxe 7
2- The 201 Parking reduction to 'approved, but tonditinned upon the availability
of adequate parking. use permit Shall be reviewed to use year after 1111
completion of the project. to review of the use permit . conditions any be
added. deleted, or modified.
3. Applicant Shall submit an agreement to the city for approval and recordalton
Indicating that use of outdoor deck dining shaia cease under any one of the
followlas conditions: When the Community Development Director determines that
available parking to Insufficient for the use. when tho- Cosswaralty Development
Director determines that outdoor deck dining use to ct.nerlbutinS to a significant:
parking problemi, or upon the expiration at sooner termination of the off-sits
parking easement and agreement. The applicant Shall further agree to notify
the community Development Director to wr.itiog if off-site parking is not
available.
At all times during construction, a minimum of 0 vehicle parking spaces
shall be avadaiiI& for restaurant use. Parking lot Improvements may be
temporary. After November 13. 1945. permanent parking lot Ispr"ements.
Lacludias paving, striping and landscaping shall be installed. to the satle-
factids of the Community Development Director.
S. Applicant shall repair and/or replace street front&$@ improvements Including
drIvewy camp, sidewalk, curb and getter. to the approval of the Public Works
Dapartmost Stott.
6. Applicant shall Install two fire hydrants and a standpipe/lase connection
on-elte, to the approval of the fire 11stabal.
7. 4pplicast shall post a cash surety Is an awmat to be diteralowd by the
Com alty Development Director, and enter into on agreement with the city
to guarantee the preservation of trees to remain on-site. Agreement shall be
to the approval of the Cakialty Development Director.
B. Applicant Shall provide an indepeadest, professional cultural resource site
waxtroy prior to comesconat of grading. If evidence of cultural resources
are found or detemLaod likely to be found, grading shail, cease immediately
and all reasonable and feasible measures shall be taken to protect and pro-
"I'VO-cultural resources, to &be satisfaction of the Community Development
Director.
9. The property shall be MIStAIS441 18 A clean and orderly Manor. All plant
materials Shall be maintained and replaced as necessary.
W docIoLam to final Unless appealed to the Planning Commission by November 30.
1964. An appeal may be filed by any person aggrieved by the decision.
If you have any questions, please call Jeff Book at 549-7176.
Sincerely,
Zen grace
Nearing Officer Ccl Bob Davis
i
Current Parking And Use Summary
I
For Mixed-Use Reduction A164-89
Project Name The ADD I e. Farm f Tre I 1 i s Court -..—File Number A164-89
ProjeclAddress 2121 Monterey Street -_ _— PlansOated
Cala Prepared by_ QMM -_- Date 2/6/90 . Zone_. C-T-S _parking Provided 168*
l
! USE: AREA: RATE: SPACES REOUIRED:
Restaurant
Customers - - _.2125_._ .60 . _. _35.41
Reta i I --922-- _.___-.. ... 200. —
Food Prep _—
_ �� 14I.0 .-- - 100_._ _ 14.70
k/Patio _ 640 — _ 60 10.70
160 ion _ 1.60
ra7ahn
14 11 --- — n 23.55
t
_nif+ Shnp —12.46-_. ?nn 9.73
_ F�pr1
PMP- 31- �]nn ��_ 1 -31
Ihe. M i i Liouse _---- -2-.root- - lspece/rnnnn 2-on
_
Retail 1118 200 6.64
Trellis Court Motel 34 rooms i space/room 34.00
Apple Farm Motel —_-- 67 rooms 1 space/room 67.00
TOTALS: _ 212.00
COMMENTS:—* Irptal i nc 1 udes 10 b i cyc.Lq_soaces•—-- _
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PARKING AVAILABILITY DATA
FOR 2015 AND 2121 MONTEREY STREET
BETWEEN SEPTEMBER 19 AND OCTOBER 101 1990
Parking data was collected on Monday, Wednesday, -and Friday at
approximately 9:OOam, 1:00 pm, 4:OOpm, and 7:OOpm. On weekends
data was collected at 7:30 on Saturday evenings and at 9:00 am on
Sunday mornings.
PARKING SPACES AVAILABLE
TIME TOTAL SITE 2121 MONTEREY TOTAL SITE
FEWEST MOST FEWEST MOST AVERAGE
9:00-9:30 13 am* as Wed 2s' 43wa8 43
1:00-1:30 45 Fri as Wed 9FZL 43N 67
4:00-4:30 65rci 100Um 96Fzi 65M 90
7:00-7:30 20 PVL 72 Wed Oat 41W" 44
* Day of the week on which given numbers were observed
•
O .ryl.1YGL
VEHICLE TRIP REDUCTION PIAN Nnv 2 : 10
TRACT 1673, A COMMERCIAL CONDOMINIUM AT ftel .&uWSOOIW
3440 SOUTH HIGUERA STREET
SAN LUIS OBISPO, CALIFORNIA
L Requirement
The preparation of this plan was required by the City of San Luis Obispo as a
condition of approval of Use Permit 1430 for a commercial condominium
subdivision (Tract 1673). at 3440 South Higuera Street
2. Obiectives
The objectives of this plan are to:
A. Reduce the number of job-related automobile. trips associated with commercial
use of this site.
B. Encourage site employees to use alternative forms of transportation, such as
bicycles, transit and walking, or to carpool.
CC. Incrementally improve air quality through the reduction of automobile use.
D. Focus the responsibility for implementing this plan on an individual — the
vehicle trip reduction 'Plan Coordinator.'
3. Vehicle Trip_Reduction 'Plan Ordinator' .
A- The 'Plan Coordinator shall be the President of the Property Owners
Association for Tract 1673.
B. Upon formation of the Property Owners Assodation, the association shall
inform the Community Development Director in writing of the name ,of the
association's president, the association's legal naive and =nailing address. This
written notice shall initially be furnished within 60 days of the city'sissuance of
the first- certificate of occupancy for a tenant or owner within Tract 1673 and
thereafter on an annual basis.
C. Until such time as a Property Owners Association is formed, the Plan
Coordinator shall be:
Mr. John Kuden
P.O. Box 3605
San Luis Obispo, CA 93403
C
-3�
4. Plan Implementation .
The Following measures shall be implemented, directed and maintained by the
Plan Coordinator.
A Posting of Information In a prominent on-site location approved by the
Community Development Director, install and maintain a permanent, protected
lockable display case containing up to date information concerning transit
schedules and route maps, transit pass information, bike route maps, ride sharing
information and computer ride thatching services, and other information promoting
alternative methods of transportation.
The City of San Luis Obispo shall, upon request, make available to Plan
Coordinator all information concerning city-sponsored transportation programs.
The Plan Coordinator will be responsible for searing pertinent information (eg. .
regional transit routes, ridesharing information) from county and regional agencies.
B. Dissemination f Information Disseminate annually, information on trip
reduction, ridesharing, transit, etc provided, upon request, by the city and
county/regional agencies to each employer in the complex
The Plan Coordinator shall request that each employer distribute information to
every new employee during the persoles first week of employment.
C Secured-Biade ParkingFacilities- Install seared bicycle parking facilities on
site for the use of project employees at no charge. The location and design of
bicycle parking facilities shall be incorporated into the construction plans and
specifications for the project, location to the approval of the Community
Development Director. 7be Plan Coordinator shall ensure the maintenance and
management of the use of all on-site bicycle parking facilities.
D. Transit Subsidies. Each employer will inform all employees that monthly city,
regional or joint city/regional transit passes are available at reduced cost, made
possible by employer subsidies. ,
Upon presentation of a receipt for a monthly city, regional or joint city/regional
bus pass, employers shall reimburse employees for 50% of the cost of monthly bus
passes.
E. Annual Survey Respond to aty of San Luis Obispo annual survey to
determine the number of employees on site, their employers, home addresses,
Primary means of transportation to work, and compliance with provisions of this
plan.
4. Enforcement of Plan Provisions
To assure the cooperation of each onsite employer or space owner in the
implementation, maintenance,and operation of Tract 1673 Vehicle Trip Reduction
Plan. the subdivider and the Property Owners Association shall incorporate
language requiring such cooperation in the Tract 1673 codes, covenants,
restrictions, and association by-laws.
S. Relationship to City Wide Trip Reduction Program
Upon adoption of Trip Reduction Regulations by the City of San Luis Obispo,
this vehicle trip reduction plan shall be reviewed and amended%superseded as
necessary to be consistent with the city-wide program.
6. Effective Date
This vehicle trip reduction plan for Tract 1673 shall become effective and shall
become the responsibility of the Plan Coordinator to effect, monitor,
o icor for and enforce
dividual
60 days after the issuance of the first certificate of occupancy
tenant or owner within this minor complex.
APPROVED TO FORM AND CONTENT.
o _
Randi Rossrt Intenm Community Date
Development Director
1I- 17 -
Jo Kuden. Subdivider, Tract 1 73 Date
South Higuera Street,
San Luis Obispo. California
o .
T SHOP-RARE r -
DRAFT OUTLINE
TRIP REDUCTION PLAN
APPLE FARM
Many of the points included in this plan would have tc be
analyzed, particularly from the perspective of liability
and willingness of insurance carriers to cooperate. However,
other portions of the program are ready to be implemented
on a strictly voluntary basis . In fact, in order to main-
tain the maximum amount of flexibility and creativity I would
much prefer that this plan not be "required" and that we be
left free to experiment with innovative approaches that may,
or in some cases, may not be feasible.
A. Employees Trip Reduction
1. A point award system based on the means of arriving
at work.
2. Highest points to walking/public transportation and
biking; no points for single occupant vehicle.
3. Points redeemed into gift certificate for nights in
the Inn, etc.
4. Perhaps supplying those willing to bike with free helmets .
S. Provide all the elements of the sample TRP.
B. Customer Trip Reduction
1. Shuttle service every 10 minutes to & from Cal Poly from,
10:00 AM - 2:00 PM using two of our three fourteen pass-
enger buses.
2. Special senior dinners originating at retirement commun-
ities, mobile home parks & condo projects, Sunday -
Friday from 3:30 - 5:30.
3. Use spare bus at, lunch time for picking up special office
party groups at business or government offices.
4. Use as many buses as needed to pick up special parties of
10 or more for evening birthday/anniversary celebrations.
5. Conduct wine country tours on week-ends and during the
summer.
6. Provide free transportation for all Monterey Street
Motels to Farmer's Market.
CM CCL*AL.WNUk*.
2015 Monterey S4 San Luis Ohigw.California 93401805/54+2040 ��Q
i
Commercial and governmental agency antennae may the operating times ofthe concerned uses and where the
exceed the height limits for the Zone in which they are concerned panics haveadequate recorded agreementbated ifsuch an exception isappraved bythediredor, governing the joint parking.
Any outer exception W the height limits requires cep- D.Requirements by Type of Use. Fscept as otherwise
proval of a variance as provided in C3apter 17.60. dei in these �
p rtq;ukatioas,for every structure erected
For height limits ofsigna,see Cha ter 15.40 Si Re or enlarged and for any land or stricture devoted to a
MOM(Ord 1085-i Fx A P �- set eschedule
(pan), 198x; Ord. 941 _ 1 )�1987;ori 1006.1 set out is this subsection,there shall be provided the
,(PALS(£)) (P�)• 1,(82; prior code- indiatedminimum numberofo&streaparldngspaas
located on the site of the ase.
17.16.050 Fences,wails and hedges: Theright toOccupy and useanypremises shall beeontm-
Fences,walls or hedges may be placed within required gentmayon mai �g the required pp ces fora rented ono case
��'provided' rleased
to off-site�or used for other purposes.
A.The maximum height in any street yard sban be as 1.The parking requirement is based on the gross floor
shown in Figure 9; area of the entire
VK unless stated otherwise.
B.The maximum height in any other yard shall be six 2 When the calculation ofrequired parking results in a
fect; fractional number.itshall be rounded to the n=highest
whole number if the fraction is one-half or more;other_
th e height of the retaining wall shall be considWhere fonts or walls are located on retaining erwalls, wise it shall be rounded down to the next lowest whole
th
Pan of the overall height of the fence or wall; ed as number.
D.The director m ay grant excParking in addition to these requirements may be re-
eptions to these standards quired as a condition of use permit approval.
Cby approving an administrative use permit subject to a
finding that no public purpose would be served by strict For residential uses,when parking spats are identified
compliance with these standards. (ord.1006-1(pan), for the exclusive iLte of OCev nu of a deli i
1984;Ord.941 for prior code-920L5 Pa gaated dwell-
(F)) ing,required spats may be arranged in tandem(that is,
17.16.060 Parking space a re °IremeIIts- one space behind the other)subject to approval of the
community development director.
A Intent.Thusection is intended to ensurepmvision of Horsing ooa,pied exclusively
adequate off-street parking,considering the demands or older c usby�nsageds�-two
Likely to result from various rues,combinations uses, space per four occupants of a group quartos
y Provide one-half space per unit or one
and settings. It is the drys intent,where possible,to
consolidate parking and to minie+isr the area devoted
exclusively to parking and drives when typical demands
may be satisfied more efficiently by shared facilities.
B- 11Simd Uses. Where mom than one type of we is
located on a lot orwithin aprojectwith commonparking
areas,the parking requirements for individual uses as
Provided in subsection D of this section,except that by
approval of an administrative use permit the director
mayreduce the total parkingspacerequirement byupto
twenty Percent when the times of mardmttm parking
demand from various uses wM not coincide,
C Joint Use. For separate parcels or independently
Planned projects, the director may, by approving an
Cadministrativetuepermit,authorizejoint uwofparkdng
spaces when he determines there is limited conflict in
27 /,�
i
E Uses Not Listed. The director shall determine the current parking standards may be expanded more than
Parking requirement for uses which are not listed. His/ 25percent of theerdsting gross floor area or 1000 square
her determination shall be based on sinu'latity to listed feet,subject to the following
uses,and may be appealed to the planning commission
C F.Bicycieand Moto &AD existing parking shall bein anbataatiat compliance
ment which Motorcycle Spans.Each ruse cording to with parking and driveway standards;and
requires ten.or more spaces according to
subsection D of this section,shall provide facilities for b.AU required parking for the existing use or structure
parking bicycles and motorcycles at the rate of one plus that required for the addition is provided;or an
bicycle space and one motorcycle space for each twenty administrative use permit is obtained and parking h '
car spaces. Projects which provide more bicycle an4f or provided pursuant to the following chart: I
motorcycle spaces than required may reduce the m
quiredmrspaOmatthe rate ofonecarspaeeforeach five tNeldaatnvridedtor PWk109W"laearor
motorcycle or bicycle spaces,up to a ten percent reduc; IMMO to af°• .aurum to addtum aftftme or
tion. swam badaftPeAft atroetareiatlew
tS-19f
G.Off-site Parking. The director may,by approving an 0-74% 100% 75% i
administrative use permit, allow some or all of the 3075% 100% loos
required parking to be located on a site different from and for residential prc jwts,atleastonelegallyconform- I
the use. Such off-site parking shall be within a tone ingapaccisprovided for each existing unit inaddition to
where the use is allowed or conditionally allowed,or all parking required for the addition itself,
within an office,commercial or manufacturing zone. It
shall bewithin three hundred feet of the use and shall not 3.Use changes. Changes in use,which increase the total
be separated from the use by any feature which would parkingdemand,from existing,legal uses which arenon-
makepedestrian access inconvenient orhazardous.The Conforming because they do not meet current parking
site on which the parking is located shall be owned, requirements maybe permitted so longas thenumberof I
leased or otherwise controlled by the parry controlling spaces equal to the difference between the number
the use. (Ord.1006-I (part),1984;Ord.941-1(part). required by the previous useandthe numberrequiredby i
1952 prior code-92023(G)) the new use is provided,in addition to all spaces already
provided for the previous use.(Ord.1122-113.A(part),
R Additions and Changes in Use for Existing Uses or 1988;Ord.1114-1 FL A1988:Ord.11M-1 Fix.A(10)9
Structures which do not meet current parkingstandards. (11),1987:Ord.1085-1Ex.A(part),1987:Ord.1006
I.Minor additions Minor additions to existingk I (part),1984: Ora 941 - 1 (part), 1982:prior Code-
structures or uses which are non-conforming bmuse
they do not meet current parking standards may be 17.16.070 Parking and drivewaydesip and
permitted if they meet the following requirements: esaptloat'
L The kin spaces required for the addition are A Parking and driveway design and requirements for
g pro. permits SUB be es provided in the parking standards
vided in conformance with this chapter,in addition to all adopted by councaresolution. }
parking spaces already provided for the existing use or f
structure;and B.The director may grant exceptions to the standards '
subject to appropriate conditions and upon findingthat:
b.AIIexisting parkingshallbeinsubstantialcompliance
with parking and driveway standards;and L The exception will not constitute a grant of special
privilege inconsistentwith the driveway orparking Md.
e The addition is not more than 25Perera t of the rations upon other properties in the vlcini I
existing gross floor area or 1000 square feet,whichever �' ;
is greater;and 2 The exception will not adversely affect the health, {
safetyorgeneralwdhmofpersonsworldngorreaiding l
d.For residential projects,at feast one legally conform. in the vicinity;and
ing apaxx is provided for each existing unit In addition to
all parking required for the addition itself: 3.The exception ti reasonablya
wars full ea necessary
�the appli- lit
2. largeradditioro, l3tisting legal strutxarra or ttset joyment of uses permitted u n hiocr '
which are non-conformia because 19a' pr(Ord 100ti.1(part),1984;Ord.94o1-1(part�
g they do not mea 1982: prior code.92025(H)) ,
3S
Parking and Driveway Standards
O Page 3
considered unsafe for a vehicle to back into the street by the Community
Development Department and/or City Engineer.
8. Stall Sizes:
All parking stalls shall comply with the parking bay dimension standards for
average sized cars as provided in the engineering standard details. Upon
approval of an exception by the Community Development Director or
Architectural Review Commission, a limited number of compact parking spaces
may be allowed if justified by unusual circumstances such as saving a tree or
using otherwise unusable space. Compact stalls, if used, shall be designed and
constructed in accordance with the engineering standard details. Handicapped
spaces shall be designed and constructed in accordance with state and local
requirements (refer to the attached state standards)
9. Motor cle. Spaces:
All motorcycle spaces shall be designed and constructed in compliance with the
engineering standards for motorcycle spaces.
O10. Bigycle_Parking Standards:
Bicycle parking shall be provided in accordance with city zoning requirements.
Bicycle parking may include racks and/or lockers to the approval of the
Community Development Department.
11. Truck Access:
i Commercial and industrial parking lots serving loading zones shall be designed
to accommodate access and circulation movement for on-site truck circulation.
The Community Development Director or City Engineer may require wider
driveways and isles as determined warranted.
F. X14
Parking spaces shall slope no more than S% in any direction and no less than 1/2%
in the direction of drainage. A maximum of 10% slope in aisle and turn-around
areas may be allowed. Swales of less than 1% slope shall be concrete. Variations of
these standards may be allowed by the Community Development Director for hardship
situations providing safety and convenience concerns have been met.
G. Loading Zones
Off-street loading zones shall be a minimum of 12 feet wide and 25 feet long.
C; Loading zones shall be designed so that woks parking in them will not encroach onto
MEETING AGENV aA-o4e-6aaw1mL4
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COPIESTO:
,��aa pp q �+ ❑/ Dafotes Action C�
e rlr A �5� 6 i' Id Cou d] Id CpD DIR
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Nov h 1990 ° D�
C �/Q�{Iti. IOLIV]CX
CITY CLERK �� Iw1CMT.TE/ 7 ❑ REC DI L
SAN LUIS OBISPO.CA C] r Rc�n uc ("'�n���DIP
MEETING AGENDA
DATE ��_?-9� ITEM #
OT0: City Council
tiff. Edmondson, 1972 San Luis Drive, called to go on record -
neighbors are concerned about Apple Farm situation, still monitoring
noise and parking situation.
Message taken by Kim at 4 :20P
•
Carl,-s o:
".Nno:a-,AcdonFYI ]
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DATE 17BIP,
copiaTo:
❑•Dmoccs-Action /I7FYI
November 7, 1990 p�-pain F CDD DIR
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0 FIRE C' —
OF11EY EJ nV DIP'
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TO: Council
FROM: Sherry Stendahl
SUBJECT: APPLE FARM
Shase Hockey of 1842 San Luis Drive, SLO, called this afternoon. She is unable to attend
the meeting tonight but wanted to address the Council regarding the Apple Farm agenda
item. The following is a direct quote.
"I'm basically still opposed allowing use of the patio unless they restrict the use of patio
down by the creek. Don't think they should have full use of both patios and feel that use
of patio closest to Monterey is much more in line for use of this property because the Mill
House is too close homes the creek. Use of the millhouse eating area infringes on privacy,
both noise and visual.
Unless there is restriction down by the creek you are setting a precedent for future use of
restaurants and motels along the creek.
With the use of the patio there are not enough parking"spaces and so am still concerned
about employee parking on streets and side streets and once again, a precedent would be
set by decreasing the required parking."