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HomeMy WebLinkAbout11/09/1981.M I N U T E S ADJOURNED MEETING OF THE CITY COUNCIL CITY OF SAN LUIS OBISPO MONDAY, NOVEMBER 9, 1981 - 12:10 P.M. COUNCIL HEARING ROOM, CITY HALL, 990 PALM STREET SAN LUIS OBISPO, CALIFORNIA ROLL CALL Councilmembers Present: Absent: STUDY SESSION GlennaDeane Dovey, Ron Dunin, Robert Griffin, Allen Settle, and Mayor Melanie C. Billig None City Staff Present: Pamela Voges, City Clerk; Henry Engen, Community Development Director; Wayne Peterson, City Enginner; Geoff Grote, Legal Assistant; Terry Sanville, Senior Planner ... 1. COUNTY REFERRALS City Council reviewed the recommendations for two projects forwarded to the Community Development Department by the County Planning Department. A. Irish Hills Hacienda Project (Cuesta Associates) Council considered a proposal to change the County's Land Use Element to allow for 50 unit housing project to be built adjacent to the City on Los Osos Valley Road. Henry Engen, Community Development Director, stated that this project had been before the Council on several occasions. In May of 1981 the San Luis Obispo City Council considered an amendment to the City's General Plan, which if approved, would have enabled a similar development. The Council did not approve the project, and the applicant had again petitioned the County for approval of "urban- density" housing projects. He reminded the Council that the project was denied because it was felt that it was premature to consider annexation and development of this area. Staff was making four recommendations to the County as follows: A. The County should deny the proposed Land Use Element amendment because use of site should be consistent with the current positions of the Land Use Element. B. As a minimum, the flatter portions of the site below the 200 ft. elevation should be retained as a single large agricultural /open space parcel and not be further subdivided or developed. A perpetual open- spaced easement should be established in this area. C. Any housing on the site to be located behind the hillside ridge visible from Los Osos Valley Road. The location of homesite on the larger hillside lots. should be clearly defined on any subdivision map approved by the County or require the approval of the County Planning Department. This could help reduce the visual impacts of the project. 1 City Council Minutes November 9, 1981 - 12:10 p.m. Page 2 D. The County should not approve the cluster of "urban- density" housing sites adjacent to the City. This intensity of development should only be allowed in community areas where full urban services will be provided. Should the County allow housing in this area at this time, the minimum parcel size should be similar to the other hillside lots proposed by the applicant. Councilman Settle questioned Mr. Engen as to what the staff saw for development of this property later down the road. Henry Engen responded that a part of the advanced work program calls for taking another look at the general plan in this area to see if there are any areas that should be granted annexation and, conversely, if any should go to agriculture. He felt that part of the problem was that this is such a large area with a reading for industrial use along with a list of others. The expectation for people desiring urban type uses is constantly being invited. He continued that a group had been formed, the Airport Owners Association, in an effort to amend the Specific Plan or create a specific plan for this area. The Board of Supervisors did not go for it, unfortunately. The City at that time was willing to contribute money and staff for participation with the County. Councilman Settle stated he would support the City continuing to work with the County on this but would agree with staff recommendations that this was premature, and he would support authorization for the mayor to sign the letter and forward to the County. Leonard Blaser, applicant, stated that he still felt that this property should be annexed by the City but if the City is not willing, he hoped the County would approve the development. After brief discussion it was moved by Councilwoman Dovey, seconded by Councilman Settle, to approve the recommendations as submitted by staff. Motion carried, all ayes. Councilman Griffin stated that he hoped that there would be continued collaboration between the City, County and the developer. Councilman Dunin stated that he felt there had been an opportunity to control what was happening on'the periphery of the City and secure a considerable amount of open space for the future. He stated that more and more satellite development was coming into the City and in the future, it will be an integral part of the City; and the City should be careful to have control. He would support the project. Mayor Billig stated that she would encourage the County to support and impliment its LUE, especially with regards to properties on the periphery of the City. B. Auto Repair and Service Uses in the Airport Area (Jason Len) Council considered the proposal to change the text of the County LUE to allow auto repair and service uses in the airport industrial area. Henry Engen, Community Development Director, stated that this amendment would allow the development of auto repair and service facilities in the airport industrial area. When the County prepared the LUE, the City, staff and Council carefully reviewed the types of uses allowed in the area. The airport area was a special concern to the City in that it defined the character of the community as people approach it from the south. He stated that because auto repair and service uses could require a significant amount of water. It could be difficult to provide from-on-site wells in the airport area. There was potential problem of septic tank failure due to the introduction of toxic chemicals into the system. Within the City, full urban services, including fire and police services, could be provided and potential service problems avoided. Staff was recommending the County should deny the proposed General Plan Amendment. Staff felt that auto repair and service uses should not be allowed in County fringe areas, but rather in urban /industrial areas where full urban services were available. If the County decided that City Council Minutes November 9, 1981 - 12:10 p.m. Page 3 the amendment should be approved in some form, the City had the following additional recommendations: a. Auto repair and service uses which require a significant amount of water should not be allowed; b. The employee density on the site should not exceed five per acre; C. The County Health Department should verify the adequacy of on -site water and septic systems to serve the intended use prior to its development. Change of use to something more intensive should also be reviewed by the health department; d. Development plan approval-by the County Planning Department should be required and in general, auto repair and service uses should not be developed along major streets leading into the City. All repair and parking areas should be screened from public view by using solid fences, walls, or the selective placement of buildings on the site. Street frontages should be heavily landscaped. Free standing pole signs should be prohibited, low -pile monument signs or wall signs should be allowed; e. As with other County projects, development plan applications should be referred to the City Community Development Department for review and comment. Sufficient time should be provided to allow for major projects to be reviewed by the City's Architecture Review Commission. After brief discussion it was moved by Councilwoman Dovey, seconded by Councilman Settle, to approve staff recommendations and authorize the Mayor to sign the letter to be forwarded to the County. Motion carried, Councilman Dunin voting no. 2. EDNA -ISLAY SPECIFIC PLAN Council continued its review of the Edna -Islay Specific Plan (continued from 8/11, 8/31, and 9/29). Terry Sanville, Senior Planner, stated that on September 29, the Council discussed the Edna -Islay Specific Plan and had completed their preliminary review of the first 17 items listed in the report.. 18. Alignment of Tank Farm Road He stated the Planning Commission was recommending the alignment of Tank Farm Road,should be as shown in draft specific plan and map, which was to support option 111 as recommended by the Planning staff. Alternate #1 as recommended by the Planning staff would include the following: Grading and Alignment: This alternative would generally require about the same amount of grading as the alternative offered by the City Engineer. Grading would occur at the very bottom of Orcutt Knob where slopes were less than 10 percent. Cut and fill banks would-be about 2' 4" high. Maxim.iim :grade_of..this street .alignment would be about: eight percent in the section near the railroad. Land Use Relationship: In essence the flattest land south of Orcutt Road would be reserved for housing while the street would be built on the gently sloping areas at the base of Orcutt Knob. Land north of Tank Farm Road would remain generally agriculture /open space. Operations: This alignment would allow for traffic to move at speeds greater than 50 mph. Grades of the street would be within city adopted standards. However, portions of this alignment would be steeper than the alignment recommended by the City Engineer. Generally -the : slope for bicycle paths should not exceed 5 percent where possible. If the bike trails follow the roadway, portions of the trail system near the railroad would exceed 5 percent. There was a possibility of relocating the bike trails in this area to run through the proposed PD development in Phase 3 of the Islay area. 1 1 1 City Council Minutes November 9, 1981 - 12:10 p.m. Page 4 Wayne Peterson, City Engineer, explained alternative #2, which was his recommendation to be: Grading and Alignment: The alignment would use the flattest part of the area for the Tank Farm Road Street Right -of -Way. Grades would generally not exceed 5 percent. Very little grading would be needed with cut or fill banks not exceeding 4 feet. Land Use Relationships: Additional residential land area would be created north of the proposed Tank Farm Road alignment. Staff assumed that this area would be developed with housing. The lower slopes of Orcutt Knob outside the city would remain in open space /agriculture if the the proposed County LUE recommendation was followed. Operations: The alignment would allow traffic speeds.up to 55 mph. The slope of the streets would easily meet city standards for public streets. The slope of bike paths adjacent to the street would also be generally less than 5 percent. Upon question, Mr. Peterson stated that his recommendation would make it better for bicycles, improve drainage, would be easier during construction, and allow for easier maintenance. Upon question by Councilwoman Dovey, he did not feel that Alternative #2 with a straighter roadway would cause any additional traffic problems so far as speed was concerned. Upon question Vic Montgomery, representing the applicant, stated that financially,- there was no difference between Alternatives Vs 1 and 2. Although the developer would support Alternate ail as there would be more of a problem caused with the strip of land that would left over in Alternate X12. Councilman Settle stated that he would support option "a" in order to avoid future traffic circulation problems. Councilwoman Dovey agreed with option '•'a" but questioned the traffic use of the street. Wayne Peterson explained that this was an arterial street and designed to carry the traffic flow. Councilman Settle did not feel that there was a problem with the street design but simply if the property was posted properly and enforced, it should mitigate the problem. Councilman Griffin agreed that street design was not necessary. Councilwoman Dovey stated that if this was to be an arterial blvd., she would like see that the homes were built to back up to the street: Sandy Merriam stated that this was already being designed in this fashion. Upon general consensus it was agreed to go with option "a" to include the two recommendations as recommended by staff: (a) Where the alignment of Tank Farm Road adjoins the City limits an access control strip should be secured. This would.allow the City to control the location of street and driveway connections from adjacent County lands. Access from single housing sites onto Tank Farm Road from the north would be prohibited. (b) When plans for Phase 3 of the Islay Area were submitted to the City, the City might decide that the bike paths should be located within the proposed development and relocated from parts of Tank Farm Road where the slope exceeded 5 percent. It woul7d:be sufficient to properly sign -the property and enforce it. Street redesign would not be necessary. City Council Minutes November 9, 1981 - 12:10 p.m. Page 5 19. Emergency Access Emergency access from Orcutt Road to the Phase 3 Development area would be provided when Phase 3 was developed. This would improve fire and police services to the area. Terry Sanville reported that the Planning Commission action was that an all- weather emergency access road should connect Phase 3 of the Islay area with Orcutt Road. The alignment of the access route should be to the approval of the City and should not conflict with agricultural operations. The route should use existing bridges which cross the creek if they can support the weight of emergency vehicles. Councilwoman Dovey was concerned if the temporary road would be used for construction vehicles. Councilman Settle stated that he could support the Planning Commission recommendation entirely. Councilman Griffin questioned the problem sited by Dr. DeVincenzo regarding his garbonzo field, and if in fact a road through that property would be that damaging. Terry Sanville suggested possibly using the existing farm road could help. Councilman Griffin stated he would support the Planning Commission recommendation, however, he would suggest that the second sentence read, "The alignment of the access route should be to the approval of the City and should not be a significant conflict with agricultural operations. Councilman Dunin could also support the Planning Commission recommendation, however he would like to add the sentence, "Bridges would be temporarily reinforced to the satisfaction of the City Engineer." 1 Councilman Griffin questioned who would be liable for the emergency access road. Geoff Grote, Legal Assistant, assured him that the private property owner would be the responsible party. Terry Sanville suggested additional wording to read, "The property owner shall provide emergency access to the property using farm roads wherever possible and which would be acceptable to the City Engineer." Councilwoman Dovey suggested we would have the same intent of Terry's statement if we just added the words "and safety" to the second sentence in the Planning Commission's report to read, "The alignment and safety of the access route should be to the approval of the City and should not be a significant conflict with agriculture operations." Upon general consensus the Council agreed to accept the Planning Commission recommendation with the two suggestions made by Councilwoman Dovey and Councilman Griffin. Motion carried, all ayes. 20. Flood Control The EIR points out that the development of the Edna -Islay area will generate additional storm runoff from the area. Although the amount of runoff that would exit the planning area had been questioned, there is consensus that there would be increased stream flows west of the project area along tributaries that feed into Acacia Creek south of Tank Farm Road. Downstream property owners in this area, as well as some along San Luis Creek southwest of the project, indicate that during winter storms they currently experience flooding. Development of the Edna -Islay area will aggravate this problem. City Council Minutes November 9, 1981 - 12:10 p.m. Page 6 Terry Sanville explained that flood control has been the second most discussed item with regard to the Edna -Islay project. The Planning Commission action was "Storm runoff exiting the western boundary of the planning area should be limited to pre - development levels. A series of detention basins should be built within the Edna -Islay area to control runoff. The Commission agreed generally with the findings of the study done by Jim Schaaf working for Nolte and Associates. (Flood control policies consistent with the Commission's direction are shown on page 42a of the redrafted specific plan). Wayne Peterson, City Engineer, stated that there were two problems: 1) this was different than anything staff had done in the past; 2) the design process was very complicated. He would prefer to see several small devices used, keeping the water distributed in several places, rather than trying to get it to the creek quickly. Robert Stern stated that he was concerned that these little ponds would fill up with water very quickly in the event of a storm. Councilman Griffin would support retention of the basins. Mayor Billig emphasized that engineering should look to the safety issue and was concerned that if the smaller basin idea proved not to work, the Council would have an opportunity to look at this as each phase came forward. Staff assured her that was possible. Wayne Peterson explained that this project would not decrease the problems connected with the creek runoff, only that this development would not add to the problems of water runoff to the creek. Upon general consensus City Council agreed with the Planning Commission recommendation that the detention concept was the preferred approach with an eye towards safety. ' 21. tSedimentation in Creeks The EIR indicates that during the phased construction of the project, grading activities could cause some sedimentation of the waterways in the planning area. Limiting grading and requiring the timely installation of landscaping can reduce siltation problems. Terry Sanville stated that the Planning Commission action was "Siltation control will be left to the discretion of the City Engineer during the time that future subdivision maps are being processed." The Commission generally felt that their requirement for the construction of detention ponds as part of the specific plan's flood control program will also help solve the siltation problem. Staff also agreed with the Planning Commission. Upon question by Councilman Settle as to who would be responsible for the maintenance, Wayne Peterson stated that the retention basins would be the responsibility of whoever owned the property. Sandy Merriam stated that that would probably be the Homeowner's Association. Mayor Billig stated that she would support option "b" leaving the siltation control to the discretion of the City Engineer, with the responsibility for long -term siltation problems to be the owner's responsibility, and temporary basins to be the responsibility of the developer. Councilman Griffin would support having a master plan for the flood control and would like to start with an overall flood control approach now. Mayor Billig would like staff to work with the County on a specific plan on both flood control and circulation and suggested sending a letter to the County reaffirming the City's desire for cooperative approach. City Council Minutes November 9, 1981 - 12:10 p.m. Page 7 Robert Stern stated that unless the ponds were maintained, being cleaned out every three years, "you're spinning your wheels." Mayor Billig suggested that Wayne Peterson find out where the County is at this point on a proposed plan. Upon general consensus the Council decided to support option "b" leaving the "siltation control to the discretion to the.City Engineer during the time that subdivision maps are being processed in the future" and to require that the ponds be kept in a clean state and useable condition. Further, that the letter suggested by Mayor Billig be sent to the County reaffirming the City's desire for a cooperative approach. 22. Use of Creek Areas The southern creek is shown on the specific plan as both a creek preservation and a creek improvement area. We agree that most of the southern creek has been degraded to the point where it will.not support steelhead. However, stream improvements can be made which restore productivity and return it to a viable steelhead stream. The proposed bikeways along the creeks have the potential of severely degrading both existing and potential riparian habitats. Terry Sanville reported that the Planning Commission voted to support option "a" outlined on page 92 of the Planning Commission report which reads, "Agree with the specific plan that parts of the southern creek (the majority of the creek within the City) should be used as a passive public recreation area and not re- established as a steelhead fishery area. The Commission could also determine that based on the design of the bike path and landscaping within the creek "protection areas ".that the presence of the bike path won'.t cause environmental problems. The southern creek is worthy of being designated a public open space area and use for passive recreation. The bike trail along the creek should be retained." Staff would recommend that the proposed bicycle and pedestrian walks be retained along the creek. Parts of the creek that are designated as "improvement areas" should provide for public.access. Parts of the creek designated as "preservation areas" should include sufficient landscaping which discourages access. Staff feeling was that development of the Edna -Islay area and nearby housing and parks projects will in fact introduce people into the creek environment. The bike and pedestrian trails will not substantially increase inappropriate public access. Upon general consensus Council agreed with option "a" as outlined by the Planning Commission, Councilman Dunin voting no. 23. Creek Area Maintenance Costs The financial responsibility to be assumed by the City in maintaining the park area along the gully path will be far higher than imagined. This area should be re- examined in light of the City experience with San Luis Creek. - Terry Sanville stated that the Planning Commission's action was "The southern creek should be maintained as a public open space area. The City should assume maintenance responsibilities." He stated that staff agreed with the Planning Commission that flood control maintenance was typically the responsibility of the City. Low maintenance landscaping could be installed along the creek. Plants which could survive on water from the creek and ground water could be selected. Part of the creek would have to be maintained by the City as part of the neighborhood park area, and similar to Cuesta Park, the creek would be used as an extension of the park, especially during the dry season. Staff would also recommend Alternative "a ", the creek trail system would benefit more than adjacent property owners, it would have a neighborhood or community benefit and, therefore, could be the maintenance reponsibility of the City similar to other public creek areas. Councilmembers Dovey, Griffin, and Settle agreed with staff recommendation. City Council Minutes November 9, 1981 - 12:10 p.m. Page 8 Councilman Dunin could not support it as he thought that it was too costly and was not consistent with Council's recent action to discourage or do away with mini parks. Upon general consensus Council agreed on option "a ", which read, "Determine that the southerniy creek area (which includes landscaping and a bike path system) is a worthy open space /park area that will be used by the neighborhood and suitable for City ownership and maintenance. This position would support provisions shown on pages 24 and 25 of the draft plan. (Note: one of the City -owned creek area - Mission Plaza - is the most widely used park /open space area in the City). (4 =1) Mayor Billig wished it to be clear that this was to be a city park and not only for the homeowners. 24. 'Water Tank Location The location of the proposed water tank on Islay Hill is within a landslide area. The installation of the tank and grading of the access •road may have impacts on the area's vegetation and on the hillside's soils and geology. There will be visual impacts associated with installation of the water tank. Mitigation measures should be included as part of the specific plan. Terry Sanville stated that the Planning Commission's action was "Commission support option "b" shown on page 81 of the report. Prior to the development of Phase 3 a study to determine the appropriate location .of,the water-tank would.be undertaken. Mitigation measures would be incorporated into the design and siting of the proposed tank. Preference should be given to the location of the water tank on Orcutt Knob, north of the planning area. If this location proves infeasible, then alternative sites on Islay Hill should be studied and a site selected. He stated that staff also agreed that Orcutt Knob was the preferred site. Wayne Peterson also agreed. Staff also felt the City should negotiate with the affected property owners for the sale of land to accommodate the water tank and access road. Developers of the Islay Hill area would be responsible for funding the appraisal and purchase of the land and the design and installation of improvements. Councilman Griffin and Settle agreed to support the Planning Commission approach. Mayor Billig wished to be sure that if we were to go outside the City, that we have the properly worded easements that we are not giving water ',. to people outside the City.. She felt that the developers should help pay for this. She would support option "b" as recommended by.staff and the Planning Commission. Upon general consensus Council agreed to go with option "b" as recommended by staff and Planning Commission (5 -0). 25. Bus Stops Site design should include appropriate locations for bus stops and.the developer shall provide benches and shelters to City specifications. Sale or lease of each new unit should include one bus pass on SLO transit for each family member. Terry Sanville stated the Planning Commission supported option "c" with modifications that the:director of Public Services and the Mass Transit Committee can adequately plan the expansion of the bus system into the Edna -Islay area.- No additions or changes to.the draft plan text were recommended. Councilman Dunin stated that he would prefer to see the developer pay for this. City Council Minutes November 9, 1981 - 12:10 p.m. Page 9 Terry Sanville responded that although the City has never imposed this on a developer before, it could be done. Geoff Grote, Legal Assistant, explained that this was brought up before the last Council who chose not to do anything as they felt it would cause an additional cost burden to the housing. Mayor Billig did not feel this was a normal development, and it was putting a real burden on the bus system. She felt that a transporation tax would be a possible option that she would like to see City staff consider what other cities_have_done in-the--past regarding payment by developers for = transit _costs:_ =She felt the- city-was having a hard enough time.supp'orting_the bus-system-as it was. She felt we should look this. Councilman Settle did not agree with option "b" for the bus passes. After brief discussion and upon general consensus, to go with option "c" to include staff recommendations 1 -5. Option "c" to read, "Decide that the Director of Public Service can adequately.plan the expansion of the bus system into the Edna -Islay area. No additions or changes to the draft plan text are required." 26. Energy Conservation After the draft Specific Plan was completed, the City Council directed staff to prepare an Energy Conservation Element and incorporate.energy conservation methods into specific plans and ordinances (e.g. subdivision and zoning regulations) that were in the process of being drafted or reviewed. The staff prepared a two -page supplement to the draft plan report and have distributed this supplement to the Planning Commission. If "solar orientation" provisions are followed, there-will need to be some changes to the layout of the proposed local street system to improve future lot orientation. The amount of change will depend on the orientation standard that is adopted. Terry Sanville explained the Planning Commission's action to "Determine that the Edna -Islay Specific Plan will have to comply with the City's Energy Conservation Element. No specific provisions would be included in the specific plan report since the City is in the process of-adopting an energy conservation element." Staff suggested that the following refinements be made to the plan: a. Housing sites in the Edna area where noise attenuation concept #4 is applied would be exempt from orientation requirements. In essence, there is a tradeoff between noise mitigation and optimum solar orientation. b. Where housing sites in the Edna area about the old P.C. right -of -way solar orientation standards are not met. To compensate for this, larger lots should be required in this area. This will allow for proper orientation of houses on each lot: C. In the central part of the Edna area there are a number of housing sites served by cul -de -sacs. A minor re- orientation of these streets in an east -west direction would improve solar orientation for housing this area. d. In general, many of the corner housing sites in both the Edna and Islay areas should be larger to allow for proper siting of houses on each lot. _. , e. On the lower slopes of Islay Hill, City subdivision regulations will require that individual lots be at least 15,000 square feet. This should be large enough to provide for proper orientation of individual houses although shading from the hillside itself may reduce exposure. Solar orientation requirements should be added as an item on the "hillside development" standards listed on page 43 and 44 of the draft specific plan report. 1 1 1 City Council Minutes November 9, 1981 - 12:10 p.m. Page 10 f. In the central part of the Islay area the alignment of some streets might be changed to run in a more east -west direction. The topography in this area may complicate the ability to change street alignments. R -1 planned development land uses could be considered in this area as an alternative to the standard subdivision approach. Mayor Billig stated that she would agree with the staff recommendations. Vic Montgomery stated that they had no problem with requirement for the energy conservation provisions. However, they would request that the City leave them enough flexibility as far as the street patterns were concerned. He stated the property owner should not be required to come back with a specific plan amendment or tract amendment everytime one of these changes,were required. Otherwise, they could not keep this housing to a moderate cost housing. Terry Sanville felt that pages 108 and 109 spelled out the standards to give the developer sufficient leeway. It was general consensus to allow enough flexibility and leeway of current City requirements in order to allow the developer to gain the energy conservation aspects. Henry Engen suggested adding a disclaimer statement that would allow the streets to be adjusted as necessary. Robert Stern stated that a disclaimer should not be given to the developer, and he felt strongly that all houses can utilize solar, it's just a matter of situating them properly. Upon general consensus Council agreed to ' the bottom of page 111 and send it back clarification on legal ramifications and allowing for this flexibility. Emphasis the City would be flexible and work with these solar aspects. include pages 108 and 109 and to the City Attorney for possibly adding a paragraph of the City Council was that the developer to implement Vic Montgomery also sited that the Police Department would prabably be unhappy with the requirement on page 109 that stated that street lights would be provided only at the intersections of residential collector streets and arterial streets. Council agreed and suggested this be submitted to the Police Department for review. 27. Police Protection The Police Department and the EIR indicate that 5 additional police officers will be needed to serve the Edna -Islay area. This appears higher than the current police officer -to- population ratio for the rest of the City. Terry Sanville stated that the Planning Commission's action was "Accept option "a" as modified - "As the Edna -Islay area develops, the City will be fully responsible for police services to the area." He stated that staff also agreed with that recommendation. After brief discussion and upon general consensus, Council agreed to go with option "a" which reads, "Indicate that as development occurs in the Edna -Islay area, the City will be fully responsible for the funding and design of police services to the area. This is what is now stated on page 57 of the Specific Plan. 28. Affordable Housing The Housing.Authority says the Edna -Islay area presents a major opportunity for meeting housing needs, but the-draft specific plan offers only an illusion of providing affordable home ownership and no assurance that rental housing will be built. City Council Minutes November 9, 1981 - 12:10 p.m. Page 11 Terry Sanville stated the Planning Commission's action was as follows: "Planning Commission approved housing provisions drafted by staff and the consultants. 25 percent more housing units will be allowed in the Edna Area in return for the provision of low and moderate - income housing (both rentals and owner occupied). Pages 71 through 71b of the redrafted specific plan identify housing policies while figures lb and lc show the location and number of housing units allowed by density bonuses provided for by the plan." Terry Sanville stated he felt the Council must decide what the density for this development was to be. He said there was a contradiction as the Edna -Islay Specific Plan on page 16 states that the overall density of housing within the planning area shall not exceed 6.6 dwelling units per acre excluding required park areas /commercial and public street areas but including a density bonus granted as part of this plan's housing program. However, the zoning ordinance that was recently amended allows for 7 units. Geoff Grote, Legal Assistant, cautioned the Council that they do not include the 25 percent bonus as being a part of the base density -- allowed. There was much discussion on the inclusion and exclusion of bonuses, the need for additional density, etc. Sandy Merriam stated that the development could be done in either fashion but if the City was concerned that low and moderate housing be developed, then they would hope the Council would allow for the additional density. Robert Stern cautioned the Council to allow additional density due to economic hardship. Sandy Merriam assured him that this was not the case. Due to the lateness of the hour, the Edna -Islay Specific Plan was continued to Tuesday, November 10, 1981, at 7:00 p.m. P mela Voges, t Clerk APPROVED BY COUNCIL: 12/1/81 C