HomeMy WebLinkAboutItem 14 - COUNCIL READING FILE_c_General Plan & Specific Plan UpdateLand Use Element ‐ 73
Circulation Element ‐ 69
Housing Element ‐ 78
Noise Element ‐ 8
Conservation/ Open Space Element ‐ 68
Safety Element ‐ 35
Parks and Recreation Element ‐ 43
Water and Wastewater Element ‐ 38
412
Total Programs
36%42%
21%
Low Medium High
Programs Categorized by Difficulty
98%
Completed or integrated in
ongoing operations
Program Count by Element
Circulation Element: There are 69 circulation programs are in place, of which 9% are
complete. These programs recognize implications of land use policy on all modes of
movement and establishes policies, standards, and implementation measures that
work with the Land Use Element update and address both existing and potential
circulation opportunities and deficiencies.
Land Use Element: There are 73 Land Use programs are in place, of which 21% are
complete. These programs set forth a pattern for the orderly development ofland
within the City's planning area. This pattern should be based on residents'
preference and on protection of natural assets unique to the planning area.The
Element also describes the expected level of population growth resulting from
construction of the kinds of housing units included in the plan, as well as the kinds of
new commercial and industrial development that are responsive to the City's
economic needs.
General Plan Update
October 2020
The purpose of this report is to provide a summary of the status of all General Plan implementation
programs. These programs are actions that implement goals, objectives and policies. As such,
monitoring our progress in implementing General Plan programs is an excellent way of monitoring our
progress in achieving General Plan goals and objectives. Based on the information, there is a 5%
increase in programs that have been completed or integrated into operations since the last update
provided as part of the 2019‐21 Financial Plan. For complete detail on the General Plan and all of its
elements visit the Community Development General Plan page here.
Housing Element: There are 78 Housing Element programs are in place, of which
27% are complete. The City started a new Housing Element update, which is duefor
completion by December 2020. The update process is a tool to modify housing
policies and programs to reflect the changing needs, resources and conditions in the
community, and to respond to changes in state and federal housing law.
Noise Element: There are 8 Noise Element programs in place, of which 25% are
complete. These policies provide the appropriate protections needed to allow
development and mixture of compatible uses while protecting residents andland
uses from noise impacts.
Conservation / Open Space: There are 68 Conservation / Open Space programs in
place, of which 13% are complete. These programs address protection of openspace
amenities and resources in detail. The Land Use Element works with this element
and incorporates concepts such as clustering and buffering open space areas in order
to enhance their protection.
Safety Element:There are 35 Safety Element programs in place, of which 20% are
complete. These programs identify hazards that influence the locations and types of
land uses proposed. The Land Use and Safety Elements share several safety
topics. The Land Use Element update adds to the Safety Element through the
inclusion of safety through environmental design concepts and to airport safety
policies and programs.
Parks & Recreation Element:Thereare43Parks&RecreationElementprogramsin
place, of which 12 % are complete. This program provides active recreation areas
and facilities that are essential to neighborhoods. The Land Use Element works to
incorporate parks and recreation into the larger land use alternative sites and
enhance integration of these resources into neighborhoods.
Water & Wastewater Elemett: There are 38 Water & Wastewater Element programs
in place, of which 8% are complete. These programs provides policies and programs
to support adequate services to the community. The Land Use Element includes
alternatives that are in keeping with the services available and ensures that
infrastructure is sized appropriately to serve future service needs and planning
Program Complete Lead
Number Program Summary Or Ongoing Low Med High Dept.
LAND USE ELEMENT
1.14.1
The City will monitor reports from the County “resource
management system” and advocate for adherence to that
system.
O L CD/UT
1.14.2
The City shall advocate and help arrange quarterly
coordination meetings among planning directors of local
jurisdictions to discuss regional issues.
OL CD
1.14.3.
The City will participate with the County in reviewing and
providing input on County projects and general plan
amendments that have potential to impact the City or be
inconsistent with City policies.
OMCD
1.14.5
The City shall maintain a memorandum with the County,
pledging that neither agency approve a substantial
amendment to its plan for San Luis Obispo's planning area
without considering the recommendation of the other agency
CCD
1.14.6
The City shall prepare and maintain a Planning Area Map in
the General Plan. The City will establish and maintain
County concurrence for the map, which applies to the City’s
Planning Area outside the urban reserve.
OL CD
1.14.7
The City shall maintain a development fee program that
covers costs associated with City services and facilities.
Periodic review of the fees collected will ensure they are
adequate to cover City costs.
OHCD
2.1 Conservation and Development of Residential
Neighborhoods
2.10.1.
The City shall review, revise if deemed necessary, and
actively enforce noise, parking, and property-development
and property-maintenance standards.
OMCD
2.10.2.
The City shall implement, and regularly review and update
property-maintenance regulations focused on proper
enclosure of trash, appearance of yards and buildings from
the street, and storage of vehicles.
OL CD
2.11.1
The City shall evaluate student housing preferences and
consider revising development standards to better meet
them in multifamily housing near campus.
OMCD
2.11.2.
The City shall review, and revise, if deemed desirable, its
standards for multifamily housing so that apartments will
provide usable open space and storage similar to the
requirements for condominiums.
CCD
2.12.
The City shall adopt special development standards to guide
addition of dwellings within Downtown residential areas to
implement Policy 2.8.
CCD
2.13.
The City will consider new regulations, for Low-Density and
Medium-Density Residential areas, to require special review
for (1) incompatibly large houses, (2) replacement or infill
homes in existing neighborhoods, and (3) accessory
buildings with plumbing facilities allowing easy conversion to
illegal second dwellings.
CCD
2.14.
The City shall implement Neighborhood Wellness Action
Plans to help residents preserve and enhance their
neighborhoods.
CCD
Status of General Plan Implementation Programs
STATUS AS OF October 2020
Difficulty to Complete
CD1.14.4
The City shall seek County Board of Supervisors approval
amending the County Land Use Element to make it
consistent with this element. The City will work with the
County during updates of the County's plan for the San Luis
Obispo planning area.
OM
1 Growth Management
2.15.
The City will evaluate alternatives to the current maximum
number of dwelling units per acre (based on bedroom count)
and height, parking, and setback standards, to regulate
residential building intensity, and bulk and mass. Floor area
limits will be considered.
CCD
2.16.The City shall evaluate the potential to use portions of City-
owned parking lots and structures for residents’ parking.O H CD/PW
2.17.
The City shall require new housing projects in the Downtown
area to provide residents with information and services to off-
set vehicle needs, such as providing transit passes,
providing space for hourly car rental services, and providing
on-site bicycle storage facilities.
O H CD/PW
2.18.
The City shall evaluate the potential for development fees to
fund new parking spaces in an additional parking structure
for residents of new housing projects in the Downtown core.
O H CD/PW
3 Commercial & Industrial Development
3.9.
The City shall amend its Zoning Regulations to implement
the changes included in the 2014 General Plan update
program.
OHCD
3.10.
Zoning Regulations and Community Design Guidelines will
include measures such as location and shielding of
mechanical equipment; location of truck loading, trash
collection areas, and loudspeakers; noise attenuation
measures along property lines to prevent unacceptable
noise exposure for residential areas or other noise-sensitive
uses.
OMCD
3.11.The City shall investigate ways to encourage more cohesion
between the existing shopping centers on Madonna Road.O M CD/ADM
3.12.
The City shall amend the Community Design Guidelines to
address transitions between neighborhood commercial
development and adjacent residential neighborhoods.
CCD
3.13.
The City shall review zoning regulations to consider allowing
visitor-service uses in office zones adjacent to community
commercial zones in the Downtown and adjacent to
Monterey Street between Johnson and Santa Rosa.
OHCD
3.14.
The City will investigate emerging technologies and trends
to evaluate whether updates to zoning regulations are
needed.
CCD
3.15.
The City shall implement appropriate strategies for business
retention and expansion with a focus on those providing
head-of-household jobs.
O H ADM
3.16.
The City shall provide zoning incentives and investigate a
program coordinating commercial and industrial
development for the provision of child care and elder care
for workers.
OMCD
4 Downtown
4.25.
The City shall consider features of "A Conceptual Physical
Plan for the City’s Center" (Downtown Concept Plan) in the
approval of projects in the Downtown, recognizing that the
plan is a concept and is intended to be flexible.
OHCD
4.26.
The City shall undertake a study of visual resources within
the Downtown core area to identify potential locations for
new public-owned open places with access to views of
important scenic resources. The City will consider
acquisition of one or more of these open places as
resources permit.
OHCD
4.27.
The City shall explore the full or partial closure and re-design
of Broad Street between Palm and Monterey Streets, and
Monterey Street between the two connections with Broad
Street to effectively extend, either permanently or for special
events.
O H CD/PW
4.24.
The City shall update the Downtown Concept Plan by 2016
and shall regularly update the plan as required to address
significant changes in or affecting the Downtown area
CCD
4.28.The City shall modify zoning regulations to allow efficiency
units and variable density in the Downtown Core.CCD
4.29.
The City shall work with the Downtown businesses and
residents, the BID, and Chamber of Commerce to manage
impacts from downtown drinking establishments, and if
necessary, enact additional regulations to ensure that the
late night environment in and near Downtown is safe and
pleasant.
O M CD/PD
4.30.The City shall develop a master plan for San Luis Obispo
Creek in the Downtown area.O H CD/ADM
4.31.
The City shall prepare an inventory of uses in the Downtown
Core. Particular attention shall be given to identifying uses
at the street level as these uses directly impact the
pedestrian experience and vibrancy of the Downtown. This
information shall be used to target business support and
attraction.
OMCD
4.32.
The City shall incorporate into its zoning regulations specific
criteria for evaluating use permits for bars/taverns, night
clubs and late night drinking establishments.
CMCD
4.33.
The City will modify its Community Design Guidelines to
enhance Safety and Crime Prevention through
Environmental Design.
O M CD/PD
4.34.
The City, working with the Downtown Association,
businesses, landlords, and residents will consider
emergency callboxes at strategic locations in the Downtown.
O M PD/ADM
4.35.
The City working with the Downtown Association, Downtown
businesses and residents shall develop a program to
encourage lighted storefronts and street frontages
throughout the night.
O L PD/ADM
4.36.All specific plans shall identify design features utilized to
enhance public safety.O L CD/PD
4.37.
The City shall conduct a nighttime safety audit of key areas
of the City to see where deficiencies in environmental
design may exist and should be improved. Key Areas should
be defined as areas experiencing higher crime than City
average by SLOPD.
OMPD
5 Public & Cultural Facilities
5.3.
The City shall continue to work to develop a plan for meeting
additional space needs in the Downtown. The City shall
work with the County to coordinate site selection, building
design, circulation and utility services, parking, trip
reduction, and funding.
OHCD/PW/A
DM
5.4.
The City, Cal Poly, and the Foundation for the Performing
Arts will jointly manage the performing arts center on the Cal
Poly campus.
O M ADM
5.5.The City shall undertake a study of its surplus facilities for
possible reuse by cultural and non-profit groups.O M ADM
5.6.The City shall consider incentives to support establishment
of social service facilities in the city.O M ADM
6.2.1.
The City shall prepare and maintain geographic information
systems-based maps of the city, the urban reserve, and the
planning area to guide in land use designations and decision-
making.
O M CD/IT
6.2.2
The City shall seek to protect resource areas deemed
worthy of permanent protection by fee acquisition,
easement, or other means.
O M CD/ADM
6.5.1.
Subdivision approval in hillside planning areas shall include
designation of "sensitive sites," which shall be subject to
architectural review.
OL CD
6.5.2.
The City shall create and maintain a GIS layer to accurately
document development limit lines as they are applied in the
General Plan.
O L CD/IT
6 Resource Protection
6.5.3.
Consistent with the Community Design guidelines, all hillside
areas are considered sensitive sites, and architectural
review is required for new development. The Community
Development Director will screen all proposals to identify
any which do not need architectural review.
OL CD
6.7.1.
The City shall ensure new development complies with the
City’s flood plain ordinance, setbacks, specific plans, and
design standards to minimize flood damage and flood plain
encroachment.
O L CD/PW
6.7.2 The City shall administer the National Flood Insurance
Program standards.O L CD/PW
6.7.3
The City shall notify owners of creeks and adjacent
properties in advance of work, and use care in any needed
removal of vegetation.
OL PW
6.7.4
The City shall evaluate the feasibility of establishing a
financing district or districts to address flood concerns in
affected areas.
OHPW
7 Airport Area
7.13.
The City shall continue to work with the County and regional
airlines to assure that regional airline services are continued
and expanded to adequately serve the needs of the
population in the service area of the airport.
OMCD
7.14.
The City will annex the Airport area denoted in the Airport
Area Specific Plan and accommodate incremental
development consistent with the growth management
policies, including those concerning adequacy of resources
and services and development paying its own way.
OHCD
7.15.
In approving development proposals, the City will assure
that Airport Area properties noted in the Airport Area
Specific Plan secure protection for any on-site resources
identified in the Conservation and Open Space Element. To
help maintain the greenbelt, properties shall also secure
open space protection for any contiguous, commonly owned
land outside the urban reserve. If it is not feasible to obtain
protection for such land, fees in lieu of dedication shall be
paid when the property is developed.
O L ADM
7.16.
The City shall create an Airport Overlay Zone to reflect the
boundaries of the San Luis Obispo County Regional Airport
Land Use Plan within the City limits. The purpose of the
Airport Overlay Zone is to codify airport compatibility criteria
in areas for which the City may override the Airport Land
Use Commission determination to ensure compliance with
the requirements of the California State Aeronautics Act
(Cal. Pub. Utilities Code, Section 21670, et. seq.)
CHCD
7.17.
The City shall update its Zoning Regulations to address
allowable uses and development standards for areas the
City may override a determination of inconsistency. Zoning
regulations shall be consistent with the requirements of the
State Aeronautics Act, use guidance from the Caltrans
Airport Land Use Planning Handbook and comply with
related state and federal requirements relating to airport
land use compatibility.
CHCD
7.18.
The City shall review of General and Specific Plans and
Amendments, Zoning ordinance or amendments, or Building
code changes within the San Luis Obispo County Regional
Airport Land Use Plan boundary. As well as including
referral to the Airport Land Use Commission as specified in
Section 21676(b) of the Public Utilities Code for a
determination of consistency with the San Luis Obispo
County Airport Land Use Plan.
OMCD
8 Special Focus Areas
8.3.
The City will review and update Ordinance 1130 and involve
residents to ensure that neighborhood concerns are
addressed.
OMCD
8.4.
The City will update the Mid-Higuera Area Plan for this multi-
block commercial area to reflect current needs and changes
that have occurred since the 2001 plan was adopted.
OL CD
8.5.
The Caltrans site is planned for redevelopment from a
Caltrans office and yard complex to a mixed use
development. Commercial uses will be described under the
Tourist Commercial designation, and redevelopment plans
shall consider the suitability of realignment of the
Madonna/South Higuera intersection. The site should be
developed to serve as a gateway into the community, with
consideration of additional open space uses, retention and
rehabilitation of the Master List historic structure, and
retention of Heritage Trees on the site. The site shall also
include a park site north of Madonna Road.
O M CD/ADM
8.6.
Lands behind the General Hospital building that are inside
the City’s Urban Reserve line will be designated as Public
(for existing public facility) and a range of residential uses
(Low Density and Medium Density Residential) and will
include the ability to support residential care, transitional
care use, and other residential uses consistent with the
adjacent areas. The remaining site outside the City’s Urban
Reserve line will remain as Open Space. The City shall seek
to secure permanent protection of the open space outside of
the urban reserve line as part of any development proposal.
C M CD/ADM
8.7.
The City shall implement the South Broad Street Area Plan
to create a safe, attractive and economically vital
neighborhood with a mix of complementary land uses.
OL CD
8.8.
The Madonna Inn Area includes land west of Highway 101
on the lower slopes of San Luis Mountain and the northeast
slopes of the foothill bordering Laguna Lake Park. This area
may be developed further only if surrounding hillsides
including area outside the Urban Reserve Line are
permanently protected as open space.
O H CD/ADM
8.9.
The 38-acre area of the Sunset Drive-in Theater / Prado
Road Area should be further developed only if flooding can
be mitigated without significant harm to San Luis Obispo
Creek. Once flooding, access, and agricultural preservation
issues are resolved, the area would be suitable for
development as a mixed use development with a mix of
Commercial uses. Permanent open space shall be required.
A full assessment of the Drive-in Theater site’s potential as
a historic resource will need to be evaluated and addressed.
Bicycle connectivity for this area is an important component
for future development.
OHCD/PW/A
DM
8.10.
The Pacific Beach area is planned for redevelopment from
current use as a continuation school, school office and park
uses to commercial retail uses along Los Osos Valley Road
and Froom Ranch Road and the remaining site maintained
under a Park designation.
OM
8.11.
Development of Calle Joaquin Auto Sales Area is suitable
for commercial mixed use and other uses in the Tourist
Commercial designation. Development of the area must
address preservation of and transition to the agricultural
parcels/uses to the northwest; connectivity to the Dalidio
Ranch area; view shed preservation; and treatment as a
gateway to the City visible from Highway 101.
CL CD
8.12.
Flooding and access issues must be resolved for the LOVR
Creekside Area prior to developing Medium High Density
Residential. Agricultural Designations must be maintained
along the west side of site. Compatibility with adjacent
residential areas to the east will be required. Permanent
protection of the adjacent San Luis Obispo Creek will need
to be addressed. The south side of the site will need to
accommodate relocation of LOVR right-of-way and changes
related to the planned Highway 101 interchange.
O H CD/PW
8.13.
The Broad Street at Tank Farm Road Site will be used as a
mixed use site and provide a strong commercial presence at
the intersection. Areas along the creek on the western edge
of the site will be appropriately buffered to provide creek
protections. Attention to connectivity, safety and comfort of
bicycle and pedestrian circulation will be especially important
in the development of this corner.
O M CD/PW
8.14.
In regards to the Cal Fire / Cal Poly-owned property on
Highway 1, the City shall collaborate with Cal Poly in
updating the Master Plan for development of campus
property. The master Plan shall address sensitive visual
and habitat resources, circulation issues, impacts to City
services, transition and potential impacts to surrounding
neighborhoods.
OHCD
8.15.
Future development of the North Side of Foothill (Bishop
Knoll) shall address open space requirements under
Policy 1.13.8 and open space buffers in accordance with
Conservation and Open Space Element Policy 8.3.2. The
steep hillside should be dedicated as Open Space and
residential lots grouped at the bottom of the hill closer to
Foothill. Development shall provide a parking lot and trail
access to Bishops Peak. Circulation connectivity shall be
provided to Los Cerros Drive as feasible. Density shall be
limited to 7 units / acre.
OL CD/PW/A
DM
8.16.
Future development of the Alrita Properties shall address
hillside planning requirements under Policy 6.4.7C.
Additional analysis will need to occur in the LUCE EIR to
evaluate potential water service issues, and additional
analysis is needed to determine if the City’s water
distribution system can adequately serve development in
this area. Density shall be limited to 7 units/acre as modified
for slope under the Zoning Ordinance.
O M CD/UT
CIRCULATION ELEMENT
2 Traffic Reduction
2.2.1.In coordination with county agencies, the City shall support
efforts in establishing county-wide trip reduction programs.OMPW
2.2.2.The City shall maintain and where cost effective to improve
a trip reduction plan for City employees.O L PW/HR
2.2.3.
The City shall work with employers to establish a voluntary
commuter benefit options program that provides commute
options for employees.
O L PW/HR
2.2.4.
The City shall continue to work with Cal Poly, Cuesta
College, and other educational institutions to provide
incentives to all students, faculty and staff to use alternative
forms of transportation.
OMPW
3 Transit Service
3.2.1.
The City shall continue to implement the Short Range
Transit Plan (5-year time frame) and coordinate with
SLOCOG on implementing the Long Range Transit Plan (20-
year time frame).
OHPW
3.2.2.The City shall make available bulk rate transit passes to all
groups.CPW
3.2.3.
The City shall work with the San Luis Obispo Regional
Transit Authority (RTA) to maintain and expand commuter
bus service to and from the City of San Luis Obispo during
peak demand periods.
OHPW
3.2.4.
The City shall coordinate with the San Luis Obispo Regional
Transit Authority (RTA) to evaluate the benefits and
drawbacks of consolidated service.
OMPW
3.2.5.
The City shall develop and maintain a comprehensive
marketing and promotion program to reach individual target
audiences.
OMPW
3.2.6.
The City shall update its Short Range Transit Plan to
evaluate adding mass transit stops at the high school and
the middle school.
CPW
3.2.7.When evaluating transportation impacts, the City shall use a
Multimodal Level of Service analysis.OL PW
3.2.8.The City shall work with other agencies to develop a
regional transit center downtown.OL PW
4 Bicycle Transportation
4.2.1.The City shall evaluate a bike share program in coordination
with Cal Poly and other educational institutions.OMPW
4.2.2.
The City shall maintain and regularly update its Bicycle
Transportation Plan as needed to reflect changes in state
law and/or future conditions consistent with the objectives,
policies and standards of this Circulation Element. Future
revisions to the Bicycle Transportation Plan shall consider
Safe Routes to School
OHPW
4.2.3.
The City shall work with Cal Poly and Cuesta College to de-
emphasize the use of automobiles and promote the use of
alternative forms of transportation in their master plans.
OMPW
4.2.4.
The City shall revise its zoning regulations to establish and
maintain standards for secured bicycle parking and ancillary
facilities.
C CD/PW
4.2.5.
The City should obtain railroad right-of-way and easements
to establish a separated bike path and pedestrian trail
through San Luis Obispo.
OHPW
4.2.6.
The City shall maintain its GOLD level award designation as
a Bicycle Friendly Community and pursue a gold level
designation.
OMPW
4.2.7.
The City shall collaborate with SLO County to coordinate
planning and development of county bikeways to support a
regional bicycle network.
OMPW
4.2.8.
The City should consider expanding and maintaining its
bicycle licensing program to address bicycle loss, theft, and
safety problems.
OMPW
5 Walking
5.2.1.
The City shall adopt and regularly update a Downtown
Pedestrian Plan to encourage walking and to expand
facilities that provide pedestrian linkages throughout the
Downtown. The plan shall include pedestrian safety
assessments in accordance with State and Federal
guidelines.
OHPW
5.2.2.
Areas outside of the Downtown, the City shall implement its
program for installation of a continuous and connected
pedestrian network giving areas with the heaviest existing or
potential pedestrian traffic priority in funding.
OHPW
5.2.3.The City shall continue to implement its annual program of
enhancing existing curbs with ADA compliant ramps.OMPW
5.2.4.
The City shall continue to coordinate with SLOCOG and
local schools to pursue Safe Routes to School programs
and grant opportunities.
OL PW
5.2.5.
The City shall consider the benefits and costs of
consolidating the Bicycle Transportation Plan with a citywide
Pedestrian Plan.
OMPW
6 Multi-Modal Circulation
6.2.1.
As funding permits the City shall biennially complete a
traffic count program for pedestrians, bikes, vehicles and
transit to maintain and update its database of transportation
conditions and to evaluate the state of the transportation
system.
OMPW
7 Traffic Management
7.2.1.
Those traffic programs identified in the Circulation Element
that have the greatest potential to reduce traffic increases
shall have priority for implementation.
OHPW
7.2.3.
On a bi-annual basis, as funding permits the City shall
implement an ongoing and comprehensive transportation
monitoring program.
OHPW
7.2.4.
The City shall regularly, as funding permits, conduct a travel
behavior survey of residents to estimate their use of different
types of transportation.
OMPW
7.2.5.
The City shall work with the County to jointly develop and
adopt design and construction standards for streets within
the City's Urban Reserve.
OMPW
7.2.6.The City shall revise its Subdivision Regulations to include
right-of-way and design standards.O H CD/PW
7.2.7.
The City shall adopt an access management policy to
control location, spacing, design and operation of driveways,
median openings, crosswalks, interchanges and street
connections to a particular roadway including navigation
routes to direct traffic to preserve the safety and efficiency of
the transportation system.
O L PW/CD
7.2.8.
The City shall cooperate with State and regional agencies in
evaluating the effectiveness of high occupancy vehicle
(HOV) lanes on State highways.
OL PW
7.2.9.The City shall develop and adopt guidelines that implement
Policy 7.1.4 concurrent with the 2015-17 Financial Plan.CPW
9 Street Network Changes
9.2.1.The City will establish building setback lines for routes listed
on Table 5.OL PW
9.2.2.
The City shall ensure that changes to Prado Road (Projects
1, 2, and 19 on Table 5) are implemented in a sequence
that satisfies circulation demands caused by area
development. Sponsors of development projects that
contribute to the need for the Prado Road interchange or
overpass will be required to prepare or fund the preparation
of a Project Study Report.
OHPW
9.2.3.
The City shall adopt and regularly update a plan and
standards for the installation and maintenance of
landscaped medians, parkways, signs, utilities, street
furniture, sidewalks and bicycle lanes. Within the Downtown,
street amenities shall be consistent with the Downtown
Pedestrian Plan design guidelines.
OHPW
9.2.4.
The City will evaluate complete street designs to maximize
the shared right of way for all users as a method of
achieving an overall objective for the Conceptual Physical
Plan of the City's Center to improve the pedestrian
environment in the downtown.
O H CD/PW
9.2.5.
As part of any proposal to further develop the Dalidio-
Madonna Area, the alignment and design of extensions of
Froom Ranch Way connecting with Prado Road (west of
Route 101) shall be evaluated and established if consistent
with the Agricultural Master Plan for Calle Joaquin Reserve.
OHPW
9.2.6.
The City shall promote the creation of “streetscapes” and
linear scenic parkways or corridors that promote the city’s
visual quality and character, enhance adjacent uses, and
integrate roadways with surrounding districts.
OMPW
10 Truck Transportation
10.2.1.
Trucks should turn off motors when parked. The City shall
work with the Air Pollution Control District (APCD) for
guidance in establishing standards that address air and
noise pollution from idling trucks.
OMPW
10.2.2.
The City's Home Occupation Permit Regulations should be
amended to ensure that commercial trucks are not used to
make regular deliveries to home occupations in residential
areas.
C CD/PW
10.2.3.The City shall continue to provide reserved commercial truck
loading zones in appropriate downtown areas.OMPW
10.2.4.The City shall adopt an ordinance regulating the movement
of heavy vehicles.LPW
11 Air Transportation
11.2.1.The City shall work with the County Airport to encourage the
use of quieter and more environmentally sensitive aircraft.O H ADM
11.2.2.
The City shall work with the County Airport to support the
further development of airport facilities and attract additional
passenger airline services.
O M ADM
11.2.3.The City shall work with the County Airport to pursue funding
opportunities, such as Airport Improvement Program grants.M ADM
11.2.4.
The City shall work with the County Airport Land Use
Commission to complete updates of the Airport Land Use
Plan for the San Luis Obispo County Airport in regard to
significant changes in noise, adjacent land impacts, and
safety zones.
OMCD
12 Rail Transportation
12.2.1.
The City supports maintaining and increasing daily train
service connecting San Luis Obispo with points north and
south, with departures and arrivals in the morning, mid-
afternoon and evening.
O L PW/ADM
12.2.2.
The City shall support San Luis Obispo Council of
Governments in evaluating the feasibility of passenger rail
service to connect points within the county.
OL PW
12.2.3.
The City shall coordinate railroad facility infrastructure
maintenance with the Union Pacific Railroad and the Public
Utilities Commission. In addition, the City shall work with the
Air Pollution Control District and others to discourage idling
train engines in San Luis Obispo.
OMCD
12.2.4.
The City shall monitor and respond to changes, or proposed
changes in passenger and freight rail traffic that may impact
the safety and well-being of residents of the community
including the transport of combustible materials.
OMPW
12.2.5.The City shall discourage the transportation of oil and other
combustible hydrocarbons through the City.O L ADM
13.2.1.
The City shall maintain and regularly update its Access and
Parking Management Plan (every 5 years) including parking
demand reduction strategies and consider emerging best
practices.
OMPW
13.2.2.The City shall regularly monitor the use of public parking in
the downtown.OMPW
13.2.3.
The City shall coordinate with SLOCOG during periodic
updates to SLOCOG’s Park and Ride Lot Development
report to evaluate the need for and location of park-and-ride
lots to serve commuters.
OL PW
13.2.4.
The City shall only approve construction of additional public
parking structures after considering the findings and results
of a parking supply and demand study.
OHPW
13.2.5.
The City shall continue to work with the Downtown
Association to evaluate the use of curb space in the
downtown and identify opportunities for creating additional
parking spaces.
OMPW
13.2.6.The City shall continue to operate the downtown trolley as a
parking management tool to reduce congestion.OHPW
13 Parking Management
14 Neighborhood Parking Management
14.2.1
Upon request from residents or other agencies, the City will
evaluate the need for neighborhood parking permit
programs or other parking management strategies in
particular residential areas.
OL PW
14.2.2.The City will investigate the feasibility and desirability of
establishing parking financing districts.OHPW
15 Scenic Roadways
15.2.1.
The City will participate with Caltrans, the County and other
cities to establish a program for enhancing the visual
character of the Highway 101 corridor consistent with the US
101 Aesthetic Study for San Luis Obispo County.
OMPW
15.2.2.
The City shall revise its Community Design Guidelines to
incorporate concern for the protection of views and vistas
from scenic roadways.
OHCD
15.2.3.
The City shall adopt a street corridor landscaping plan for
scenic roadways. Indigenous species will be used unless
shown to be inappropriate.
OMPW
15.2.4.
Both the City and the County should enforce an amortization
program for the removal of billboards along scenic
roadways.
OMCD
16 Circulation Element Implementation, Program Funding
and Management
16.2.1
Transportation Work Program shall be regularly updated as
part of the City Financial Plan, and must be consistent with
the Circulation Element. Will cover a five-year period, shall
be updated to include modified projects and costs if
warranted.
OMPW
16.2.2 The City shall update its multimodal transportation impact
fee ordinance in accordance with State Law (AB1600).CCD
16.2.3
Prior to implementation of a project identified in this
element, the City shall reevaluate its need and include an
analysis of alternatives that can achieve the desired results
at lower costs and with less environmental impacts.
OMPW
16.2.4.
Major development proposals to the City will include
displays of the proposal's interfaces with nearby
neighborhoods, and indicate expected significant qualitative
transportation effects on the entire community.
O L PW/CD
HOUSING ELEMENT
1 Safety
1.4.
Provide financial assistance for rehabilitation of affordable
rental and ownership units using Federal, state and local
housing funds
OMCD
1.5.Continue Code enforcement to expedite removal of
illegal/unsafe dwellings.OMCD
1.6. Enact a rental inspection program to improve condition of
housing stock. CMCD
1.7.
Continue to support local & regional solutions to
homelessness by funding programs such as Maxine Lewis
and Prado Center.
O H CD/ADM
1.8.Create educational campaign to encourage owners of older
residences to conduct seismic upgrades CL CD
2 Affordability
2.5.
Continue to manage the Affordable Housing Fund to serve
as a sustainable resource for supporting affordable housing
development and as a source of both grant funding and
below-market financing for affordable housing projects.
OMCD
2.6.
Continually review existing and proposed building, planning,
engineering and fire policies and standards as housing
developments are reviewed, which determine whether
changes are possible that could assist the production of
affordable housing.
OMCD
2.7.
Continue to implement existing procedures that speed up
the processing of applications, construction permits, and
water and sewer service priorities for affordable housing
projects.
OHCD / PW
/ UT
2.8.
Continue to pursue outside funding sources for City impact
fees so that new dwellings that meet the City’s affordable
housing standards can mitigate their facility and service
impacts.
CMCD
2.9.Maintain exemptions for extremely-low, very-low and low-
income households.OHCD
2.11.
Continue to assist with issuance of bonds, tax credit
financing, loan underwriting or other financial tools to help
develop or preserve affordable units through various
programs.
OMCD
2.12.
Consider incorporating HOA fees and a standard allowance
for utilities in the calculation for affordable rents and home
sales prices.
OHCD
2.13.
In conjunction with the Housing Authority and local housing
agencies, continue to preserve at-risk units by providing
technical assistance and education to tenants, property
owners and the community.
OMCD
2.14.
In conjunction with housing providers and residential design
community, continue to provide technical assistance as
requested by the public, builders, design professionals and
developers regarding design strategies to achieve affordable
housing.
OMCD
2.15.
Evaluate the Inclusionary Housing Ordinance requirements
and the effect of Table 2A on the City’s ability to provide
affordable housing in the proportions shown in the Regional
Housing Needs Allocation, per Policy 2.4.
OMCD
2.16.
The City will evaluate and consider including a workforce
level of affordability in its Affordable Housing Standards to
increase housing options in the City for those making
between 121 percent and 160 percent of the San Luis
Obispo County median income.
CMCD
2.17.
Continue to support density bonuses for residential projects
above the state density bonus allowance of 35% to promote
the development of units for extremely low, very low, and
low income households
OMCD
3.8.Adopt an ordinance that implements policy 3.2 to discourage
removal or replacement of affordable housing.CL CD
3.9.
Through collaboration of agencies offering rehabilitation
programs, the city will use State, Federal, or housing funds
to correct unsafe and unsanitary housing conditions,
improve accessibility and energy efficiency.
OL CD
3 Housing Conservation
3.10.
Continue to encourage the creation of dwellings in the
Downtown Core (C-D Zone) and the Downtown Planning
Area by continuing the "no net housing loss" program.
OMCD
3.11.
Continue to identify residential properties and districts
eligible for local, State or Federal historic listing in
accordance with guidelines and standards to help property
owners repair, rehabilitate and improve properties in a
historically and architecturally sensitive manner.
OMCD
3.12.
Continue to monitor and track affordable housing units at-
risk of being converted to market rate housing annually and
verify tenants are properly noticed and aware of their rights.
OMCD
3.13.
Work annually with non-profit organizations, faith-based
organizations, or the Housing Authority of the City of San
Luis Obispo, to encourage rehabilitation of residential,
commercial or industrial buildings.
OMCD
4 Mixed-Income Housing
4.5.
Review new development proposals for compliance with
City regulations and revise projects or establish conditions of
approval to implement the mixed-income policies.
OL CD
4.6.
Consider amending the City’s Inclusionary Housing
Ordinance and Affordable Housing Incentives to require that
affordable units in a development be of similar number of
bedrooms, character and basic quality.
OHCD
5 Housing Variety and Tenure
5.5
Review new developments for compliance with City
regulations and revise projects or establish conditions of
approval as needed to implement the housing variety and
tenure policies.
CL CD
6.11.
Maintain the General Plan and Residential Growth
Management Regulations (SLOMC 17.88) exemption for
new housing in the Downtown Core that is enforce ably
restricted for extremely-low, very low, low- and moderate
income households.
OL CD
6.12.
Continue to allow flexible parking regulations for housing
development, especially in the Downtown Core and possibly
use city parking facilities by Downtown residents, where
appropriate guarantees limit occupancies to persons without
motor vehicles or who provide proof of reserved, off-site
parking.
O M CD/PW
6.13.
Continue to evaluate, every two to three years within the
planning period, to develop and implement incentives to
encourage additional housing in the Downtown, Upper
Monterey, and Mid-Higuera Special Focus Areas, particularly
in mixed-use developments.
OMCD
6.14.
Specific plans for any new expansion area identified shall
include R-3 and R-4 zoned land to ensure sufficient land is
designated at appropriate densities to accommodate the
development of extremely low, very-low and low income
dwellings. These plans shall include sites suitable for
subsidized rental housing and affordable rental and owner-
occupied dwellings, and programs to support the
construction of dwellings rather than payment of in-lieu
housing fees. Such sites shall be integrated within
neighborhoods of market-rate housing and shall be
architecturally compatible with the neighborhood.
CMCD
6 Housing Production
6.15.
Consider General Plan amendments to rezone commercial,
manufacturing or public facility zoned areas for higher-
density, infill or mixed use housing where land development
patterns are suitable and impact to Low-Density Residential
areas is minimal.
OHCD
6.16.
Continue to provide City resources, including $40,000
annually for operations to support the SLO County Housing
Trust fund’s efforts to provide below-market financing and
technical assistance to affordable housing developers to
construct or preserve five affordable housing units per year
in the City.
OMCD
6.17.
Encourage residential development through infill
development and densification within City Limits and in
designated expansion areas over new annexation of land.
OMCD
6.18.
Seek opportunities with other public agencies and public
utilities to identify, surplus land for housing, to convert
vacant or underutilized public, utility or institutional buildings
to housing.
OMCD
6.19.
Continue to incentivize affordable housing development with
density bonuses, parking reductions, development
incentives, and City financial assistance.
OMCD
6.20.
Continue to financially assist in the development of
affordable housing to extremely low, very-low, low- or
moderate income households using State, Federal and local
funding sources, while giving priority to projects that result in
the maximum housing benefits for the lowest household
income levels.
OHCD
6.21.
Actively seek new revenue sources, including State, Federal
and private/non-profit sources, to assist affordable housing
development for different income households and first- time
homebuyers.
OMCD
6.22.
Continue to exempt the rehabilitation or remodeling of 4
dwellings up to 1200 square feet each from Architectural
Review Commission review. New multi-unit housing may be
allowed with “Minor or Incidental” or staff level architectural
review, unless located on a sensitive or historically sensitive
site.
CL CD
6.23.
Assist in the production of affordable housing by identifying
vacant or underutilized City-owned property suitable for
housing, and dedicate public property, where feasible and
appropriate for such purposes.
CL CD
6.24.
Community Development staff will proactively provide
information for properties suitable for housing as identified in
the Land Use and Housing Elements.
CL CD
6.25.
Evaluate and consider amending the General Plan to
designate the 46 acres associated with the former County
General Hospital as a “Special Considerations” zone,
suitable for housing development on areas of the site of less
than 20 percent average slope, provided that open space
dedication and public improvements are part of the project.
CL CD
6.26.
Continue to update the Affordable Housing Incentives
(Chapter 17.90, SLOMC) and Zoning Regulations to ensure
density bonus incentives are consistent with State Law.
OMCD
6.27.
Evaluate and consider increasing the residential density
allowed in the Neighborhood-Commercial (CN), Office (O)
and Downtown Commercial (CD) zoning districts.
CCD
6.28.
Evaluate how lot patterns (i.e. size, shape, slope) in the
City’s multi-family zones affect the City’s ability to meet
housing production policies.
CCD
6.29.Continue to pursue incentives to encourage development of
Secondary Dwelling Units.CCD
6.30.
Consider adopting Subdivision and Zoning Regulation
changes to support small lot subdivisions, ownership of
bungalow court developments, and eliminate the one-acre
minimum lot area for PD overlay zoning, and other
subdivision design alternatives.
OMCD
6.31.
Consider scaling development impact fees for residential
development based on size, number of bedrooms, and room
counts.
CMCD
6.32.
Continue to submit annual Housing Element Annual
Progress Report (APR) to the State Department of Housing
and Community Development per Government Code
Section 65400.
OL CD
7.9
Continue to implement strategies, as early notification
through electronic media, website improvements,
neighborhood outreach meetings, to ensure residents are
aware of and able to participate in planning decisions
affecting their neighborhoods.
O M CD/ADM
7.10.
Continue to work with neighborhood groups and individuals
to address concerns, problems, trends and opportunities for
improvements of specific neighborhoods.
O M CD/PD
7.11
Continue to fund neighborhood improvements, including
sidewalks, traffic calming devices, crosswalks, parkways,
street trees and street lighting to improve aesthetics, safety
and accessibility.
OHCD / P&R
/ PW
7.12.
Continue to develop and implement neighborhood parking
strategies, including parking districts, to address the lack of
on- and off-street parking in residential areas.
C M CD/PW
7.13.Continue the City’s Neighborhood Services and proactive
enforcement programs to support neighborhood wellness.O M CD/PD
8 Special Housing Needs
8.13.
Continue to provide resources that support local and
regional solutions to meeting the needs of the homeless and
displaced women and children and other agencies
OMCD
8.14.Continue the mobile home rent stabilization program to
minimize increases in the cost of mobile home park rents.OL CD
8.15.
Continue to look for opportunities in specific plan areas
suitable for tenant-owned mobile-home parks, cooperative
or limited equity housing, manufactured housing, self-help
housing, or other types of housing that meet special needs.
OMCD / PW /
UT
8.16.Advocate developing more housing and refurbishing
campus housing at Cal Poly University.OMCD
8.17.Work with Cal Poly University Administration to secure
designation of on-campus fraternity/sorority living groups. O L CD/ADM
8.18.
Jointly develop and implement a student housing plan and
continue to support "good neighbor programs" with Cal Poly
State University, Cuesta College and City residents, and
improve communication and cooperation between the City
and the schools.
O M CD/PD
7 Neighborhood Quality
8.19.
Provide public educational information at the Community
Development Department public counter on universal design
concepts for new and existing residential dwellings.
OL CD
8.20.
Continue to allow the establishment of transitional and
supportive housing in all zoning districts where residential
uses are allowed.
OL CD
8.21.
Continually look for (land, retail or commercial space,
motels, apartments, housing units, mobile home parks) that
can be acquired and converted to affordable permanent
housing and permanent supportive housing for homeless
persons and families.
OL CD
8.22.
Consider an overlay zone to existing and future mobile
home and trailer park sites to provide additional
requirements, such as rent stabilization and a mobile home
park conversion ordinance.
CMCD
8.23.
Encourage the creation of housing for persons with
developmental disabilities. The City will seek grant
opportunities for housing construction and rehabilitation.
OL CD
8.24.
Continue to coordinate with the County, social services
providers and non-profit organizations for delivery of
existing, improved and expanded services, including case
management, drug, alcohol, detoxification, and mental
health services.
O L CD/PD
8.25.
Continue to engage Homeless Services Oversight Council
and Friends of Prado Day Center to identify, evaluate, and
implement strategies to reduce the impacts of
homelessness.
OL HCD
9 Sustainable Housing, Site, and Neighborhood Design
9.7.
Continue to educate planning and building staff and citizen
review bodies on energy conservation issues, including the
City’s energy conservation policies and Climate Action Plan.
Staff shall work with applicants to achieve the City’s energy
conservation goals.
O M CD/ADM
9.8.
Continue to provide assurance of long-term solar access for
new or remodeling housing and for adjacent properties,
consistent with historic preservation guidelines.
OL CD
9.9.
Continue to implement the Water Quality Control Board’s
“Post-Construction Storm water Management Requirements
for Development Projects in the Central Coast Region”, to
reduce the amount of impermeable surface.
CL CD
9.10.
Implement Climate Action Plan programs to increase
production of “green” housing units and projects and require
sustainable and/or renewable materials, water and energy
technologies.
O M ADM/CD
9.11.
Continue to promote building materials reuse and recycling
in site development and residential construction, including
flexible standards for use of salvaged, recycled, and “green”
building materials. Continue the City’s construction and
demolition debris recycling program (Chapter 8.05 -
Municipal Code)
O L CD/UT
9.12.
Consider incentivizing dwelling units to a minimum size of
150 square feet, consistent with the California Building
Code, by reduced impact fees and property development
standards.
CCD
9.13.
Consider participating in financing programs for sustainable
home improvements such as solar panels, heating and
cooling systems, water conservation and energy efficient
windows.
CCD
10 Local Preference
10.3.
Continue to work with the County of San Luis Obispo for any
land use decisions that creates significant expansion of
employment in the unincorporated areas adjacent to the City
to mitigate housing impacts on the City.
OMCD
10.4.
Encourage residential developers to sell or rent their
projects to those residing or employed in the City first before
outside markets.
OL CD
10.5.
Work with Cal Poly to address the link between enrollment
and the expansion of campus housing programs at Cal Poly
University to reduce pressure on the City's housing supply.
OMCD
10.6.
Work with other jurisdictions to advocate for State legislation
that would: 1) provide funding to help Cal Poly University
provide adequate on-campus student housing, and 2) allow
State universities and community colleges to enter public-
private partnerships to construct student housing.
OMCD
11 Suitability
11.3.
The City will continue to ensure the ability of legal, non-
conforming uses to continue where new development is
proposed.
CL CD
NOISE ELEMENT
1.12.Review public and private development proposals for Noise
Element conformance.OL CD
1.13.Require noise studies early in the review process when
project noise may exceed allowable limits.OL CD
1.14.Assure that noise mitigation measures are carried-out during
construction.OL CD
1.15.Monitor compliance with mitigation measures after project
completion.OL CD
1.16.
The city will work with the California Highway Patrol and the
County Sherriff`s Office to enforce loud vehicle exhaust
systems and sound amplification systems.
CL PD
1.17.The city will purchase and pursue alternatives to the use of
noisy equipment for city operations.O L ADM
1.18.The City will periodically review and update the Noise
Element.OHCD
1.19.The City will make the Noise Guidebook available to anyone
involved in project design and review.CMCD
CONSERVATION AND OPENS SPACE ELEMENT
2 Air
2.3.1. Employ best available practices in City operations. O M ADM
2.3.2. Consult with APCD on significant development proposals. O L CD
2.3.3. Promote alternative transportation/land use strategies. O L CD
2.3.4. Provide alternative transportation incentives. O M PW
2.3.5.Amend the General Plan as needed to achieve air quality
goals.OMCD
3 Cultural Heritage
3.6.1.Promote public awareness of cultural resources through
activities, including tours & clean-up events.O M ADM
3.6.2.Provide financial assistance and incentives for historic
preservation.O H CD/ADM
3.6.3.Expand ARC guidelines to address specific guidance for
new buildings in historic districts.CCD
3.6.4. Prepare post-disaster historic preservation standards. O M CD
3.6.5.Assist the CHC in preparing archaeological resource
guidelines.CCD
3.6.6.
Provide cultural resource awareness public educational
programs, which display artifacts which illuminate past
cultures.
C ADM
3.6.7. Encourage partnering for preservation. O L CD
3.6.8. Promote adaptive reuse of historic buildings. O L CD
3.6.9.Rehabilitate and maintain City-owned adobes and historic
structures.OHADM/PW/
CD
3.6.10. Implement Cultural Heritage Committee Whitepaper. C L CD
4 Energy
4.6.1 Promote efficient City energy use. O M ADM
4.6.2 Manage City operations for energy self-reliance. O H ADM
4.6.3. Promote Sustainable design in City facilities. O M ADM
4.6.4. Reduce obstacles to energy conservation. O M CD
4.6.5. Encourage sustainable employee commuting practices. O L HR
4.6.6. Promote energy conservation education. O M ADM
4.6.7. Administer State Building Energy Standards. O L CD
4.6.8.Encourage energy-efficient design in private development
projects.OL CD
4.6.9. Address solar access in new development. O M CD
4.6.10. Retrofit City facilities for energy savings. O H PW/UT
4.6.11.Seek financial assistance for energy efficiency
improvements in City facilities.O L PW/UT
4.6.12.Monitor energy use in City facilities and prepare biannual
report for City Council.O M ADM
4.6.13. Prepare energy conservation plan for City facilities. O M ADM
4.6.14. Adopt green building standards. O M CD
4.6.15. Consider City-owned green energy utility. C H ADM
4.6.16. Promote technology and energy conservation businesses. O L ADM
4.6.17. Require solar power for new dwellings. C L CD
4.6.18.Seek Air Pollution Control District support for maintaining air
quality.OL CD
5 Materials
5.5.1.Use materials efficiently in City operations (computer
technology and copying)O M ADM
5.5.2. Promote City materials reuse and recycling. O M ADM/UT
5.5.3. Coordinate waste reduction and recycling efforts. O M ADM
5.5.4.Use materials with reduced environmental impacts in City
operations and facilities.O M ADM
5.5.5. Maintain inventory of recycling businesses and services. O LUT
5.5.6.Expand City public information efforts on energy and
materials conservation goals.O L ADM
5.5.7 Encourage energy efficiency and Green Building in new
development.OL CD
5.5.8.Ensure new development projects include space for
materials recycling/storage.OL CD
7.7.1. Protect natural communities. O M ADM
7.7.2. Implement the Natural Communities policies from program. C ADM
7.7.3.
Participate in any area-wide planning efforts such as Habitat
Conservation Plans under the U.S. Endangered Species
Act.
O L ADM
7.7.4.
Participate in environmental review conducted by other
agencies for projects that could affect natural communities
in the San Luis Obispo planning area.
O L CD/ADM
7.7.5.Develop and maintain current benchmark information on
habitat types and conditions.O M ADM
7.7.6.Replace invasive non-native vegetation with native
vegetation.O M ADM
7.7.7.Preserve ecotones through changes to or conditions on new
development.O L ADM
7.7.8.Protect wildlife corridors through changes to or conditions on
new development.O L ADM/FD
7.7.9. Adopt creek setback requirements. C CD
7.7.10.Implement natural communities’ policies through the Tree
Committee.OL PW
8 Open Space
7 Natural Communities
8.7.1. Protect open space resources. O H
ADM &
P&R
8.7.2. Enhance and restore open space. O H
ADM &
P&R
9 Views
9.3.1.Locate and design public facilities and utilities consistent
with General Plan.OMPW
9.3.2.Update community design guidelines to address views from
scenic routes.OMCD
9.3.3.Maintain and apply Sign Regulations consistent with the
General Plan.OMCD
9.3.4.Conduct environmental and architectural review consistent
with General Plan.OMCD
9.3.5.Require visual assessments for projects affecting important
scenic resources and views from public places.OL CD
9.3.6.Determine that view blockage along a scenic roadway is a
significant impact.OL CD
9.3.7.Review development in unincorporated County for
consistency with General Plan.OL CD
9.3.8.
Advocate State and County scenic highway designations
and protective programs for scenic routes connecting San
Luis Obispo with other communities.
OL CD
9.3.9.
Place underground existing overhead utilities, with highest
priority for scenic roadways, entries to the City, and historic
districts.
OL PW
9.3.10. Prohibit billboards. C CD
9.3.11.
Remove existing billboards through amortization, conditions
of development approval and grants for enhancing open
space and transportation corridors.
O M ADM
9.3.12.Preserve the Morros, in cooperation with other government
agencies, non-profit land trusts and property owners.O M ADM
9.3.13.
Establish and maintain a program of describing and
monitoring view sheds within and adjacent to City limits to
establish a photographic baseline of visual setting.
O M ADM/IT
10.3.1. Efficient water use O H UT
10.3.2. Maintain Water quality O H UT
SAFETY ELEMENT
8 Hazardous Trees
8.1.Identify and maintain or remove hazardous trees for City
property and assist property owners.OMPW
8.2.5.B Review emergency response plans of utilities and
transportation agencies.OL FD
9 Avoiding and Preparing for Emergencies in General
9.2. Maintain and annually update emergency response plan. O M FD
9.3 Evaluate fire-flow and identify deficiencies. C UT/FD
9.3.A. Meet response-time objective of four minutes. O H FD
9.3.B. Set response-time objective for Public Works. C PW
9.3.C Set response-time objective for Utilities. C UT
9.4.A.Train fire fighters, police, building inspectors, public works, &
utilities staff.OMFD
9.4.B.Train building & planning staff in lessons from previous
disaster areas.O L CD/FD
9.4.C. Conduct non-nuclear disaster-response exercises. O L FD
9.5.Obtain information about specific location & type of fire &
toxic hazards.OL FD
9.6.A. Participate in periodic regional disaster-response drills. O L HR/FD
10 Water
9.6.B.
The city will review the hazard assessment studies and
emergency response plans of utilities and transportation
agencies.
LFD
9.6.C.Work w/CalTrans on hazardous materials approved routes
and related safety precautions.OL FD
9.7.Establish emergency operation center in Fire Station 1 and
backups sites.OMFD
9.8. Expand and keep current safety-related information. O L FD
9.9. Keep Multi-hazard Emergency Response Plans current. O L FD
9.10.Work with other jurisdictions on mutual-aid & automatic-aid
agreements.OL FD
9.11. Prepare for post-disaster recovery. O M FD
9.15.A.Develop program to familiarize residents with fire hazards
and appropriate responses.OMFD
9.15.B. Promote efforts of the Fire Safe Council. O L FD
9.15.C. Continue CERT training program. O M FD
9.15.D.Support education programs for lower grades to teach fire
hazards.OMFD
9.16.Help organizations that provide emergency outreach &
education.OL FD
9.17.Encourage & participate in individual home inspection
programs.OMFD
9.19.A. Identify & evaluate facility hazards for City owned property. C PW
9.19.B Establish routine code inspections for commercial, industrial,
public-assembly, & group housing.CCD
9.19.C. Establish complaint-based code compliance for all buildings. C CD
9.19.D Implement City-adopted program on Unreinforced masonry
buildings.CCD
9.19.E.Provide outreach program for earthquake bracing of wood-
frame buildings.OL CD
9.20.Administer zoning, subdivision, & Architectural standards
consistent with police & fire recommendations.OL CD
9.21.Fire, police, public works, & utilities review development
applications for safety objectives.OL CD
9.22.A Maintain & administer building regulations in conformance
with State requirements.OL CD
9.33.B.Maintain & administer fire regulations in conformance with
State requirements.OL FD
9.23.Conduct fire & hazardous materials inspections in
commercial, industrial, & multifamily buildings.OMFD
PARKS AND RECREATION ELEMENT
3.14.2.Partner with schools and other joint users to renovate
existing sports fields.O H P&R
3.14.5.As space becomes available, additional fields will be added
in the vicinity of Damon-Garcia Sports Complex.O H P&R
3.16.2. Acquire property and construct a community center. O H P&R
3.16.3. Update & improve indoor facilities. O H P&R
3.17.1. Implement the revised Laguna Lake Park Master Plan. O H P&R
3.18.1.1. Implement the revised Sinsheimer Park Master Plan. O H P&R
3.18.1.2. Construct a therapy pool at the SLO Swim Center. C P&R
3.19.1. Continue the Playground Equipment Replacement Program. O L P&R
3.19.2. Pursue joint use of SLO High School swimming pool. O H P&R
4 Parks and Recreation Activities
4.2.2.1.Regularly evaluate demand and need and modify as
appropriate.O L P&R
4.2.2.2. Conduct periodic public evaluations of services. O L P&R
4.2.2.3. Regularly publicize recreational opportunities. O L P&R
4.2.2.4. Consider needs of underserved groups. O M P&R
3 Parks and Recreation Facilities
4.2.4.Avoid offering recreation activities classes or activities that
unnecessarily duplicate commercial programs.O L P&R
4.2.8.Collaborate with groups providing high risk programs in
open space areas.O M P&R
4.3.2.1. Recruit at-risk youth to participate in activities. O L P&R
4.3.2.2. Collaborate with other agencies in serving at-risk youth. O L P&R
4.3.3.1. Evaluate services to determine benefits O L P&R
Accommodate schedules of working people.
Prioritize new activities from results of public input.
Continue to maintain publicly accessible open space trails.
5 Financing
5.1.1. Develop collaborative fee exchange with S.L.C.U.S.D. O M P&R
6 Implementation
6.0.1. Continue to improve existing fields. O H P&R
6.0.2. Transition from multi-use to single use fields. O H P&R
6.0.3.Develop joint use agreements with other agencies in
addition to schools.O M P&R
6.0.4. Develop new programs to not conflict with existing field use. O L P&R
6.0.5.Ensure athletic fields are provided within new residential
development.O M P&R
6.0.6.Consider additional fields for needs not addressed with
Damon Garcia fields.O H P&R
6.1.1.Upgrade Recreation Center to provide interim community
center.O H P&R
6.1.2.Secure funding for a therapy pool to be located at the SLO
Aquatics Center.C P&R
6.1.3.Consider revenue enhancement to fund new community
center.O H P&R
6.2.1.Construct mini-parks at Purple Sage Drive and at Marsh &
Santa Rosa.C P&R
6.2.2. Support neighbor efforts to develop mini-parks. O H P&R
6.3.1. Acquire open space property to construct trails. C P&R
6.3.2. Use a variety of techniques to acquire open space. C P&R
6.3.3. Design new parks so they can connect to recreational trails. O H P&R
6.3.4. Connect existing parks & open space with trails. O H P&R
6.4.1. Schedule "unmet needs" projects through the CIP process. O L P&R
6.4.2. Look for alternatives to address unmet needs projects. O L P&R
6.5.1.Complete implementation of existing master plans, such as
those for Sinsheimer and Laguna Lake Parks.O H P&R
WATER AND WASTEWATER ELEMENT
A 2 Water Management (Multi-Source Water Supply)
A 2.3.1 Work cooperatively on regional water issues & resource
planning.OL UT
A 2.3.2.Participate with SLO County in Integrated Regional Water
Management Plan.OL UT
A 2.3.3.Participate with other appropriate agencies in controlling
invasive species which could impact water supplies.OMUT
A 2.3.4. Work with agencies to minimize water quality impacts. O M UT
A 2.3.5.Continue to work with SLO County-operation of Salinas
Reservoir & Nacimiento project.OL UT
A 2.3.6.Complete sanitary surveys for Salinas & Whale Rock
reservoirs every five years.OMUT
4.3.3.2.O L P&R
4.3.6.O M ADM/
4.3.3.3.O M P&R
A 3 Water Management (Water Resource Availability)
A 3.3.1.Provide water resource update to Council as part of annual
report.OL UT
A 3.3.2.Update safe annual yield computer model for Salinas &
Whale Rock reservoirs following drought periods.CUT
A 3.3.3.Monitor ongoing research for potential long term impacts to
water supplies from climate change.OMUT
A 4 Water Management (Siltation)
A 4.3.1.Work with other agencies to implement Best Management
Practices to reduce siltation.OL UT
A 4.3.2.Continue education & outreach to owners in watersheds to
reduce siltation.OL UT
A 4.3.3. Consider periodic siltation studies at each reservoir. M UT
A 4.3.4. Provide annual update on siltation to Council. O L UT
A 5 Water Management (Water Supply Accounting and
Demand Projection)
A 5.3.1.Provide annual update on water supply & demand
projections to Council.OL UT
A 5.3.2.Conduct periodic updates to water development impact
fees.OHUT
A 5.3.3. Prepare Urban Water Management Plan every five years. C M UT
A 5.3.4.Prepare water supply assessments for large new
developments.OMUT
A 5.3.5.Analyze water efficiency program impacts to overall
reduction in water demand.OMUT
A 6.3.1 Work with SLO County water agencies to identify
cooperative water efficiency measures.OL UT
A 6.3.2. Participate in state & regional water conservation efforts. O L UT
A 6.3.3. Implement Water Shortage Contingency Plan as required. O MUT
A 7 Water Management (Recycled Water)
A 7.3.1. Expand recycled water distribution system. O H UT
A 7.3.2.Review development projects to ensure recycled water is
used appropriately.OL UT
A 7.3.3.Present annual recycled water use as part of annual report
to Council.OL UT
A 7.3.4.Consider delivery of recycled water to customers outside
City limits.CUT
A 7.3.5.Continue to explore potable reuse consistent with statewide
regulations.OL UT
B 2 Wastewater Management (Wastewater Service)
B 2.3.1.Expand capacity in collection system and Water
Reclamation Facility.OHUT
B 2.3.2. Evaluate wastewater flows of proposed projects. O M UT
B 2.3.3.Conduct periodic updates to wastewater development
impact fees.OHUT
B 3 Wastewater Management (Wastewater Treatment)
B 3.3.1.Prepare & implement Water Reclamation Facility master
plan.OHUT
B 3.3.2. Work cooperatively on regional water quality issues. O L UT
B 4 Wastewater Management (Collection System)
B 4 3.1.Investigate cost-effective methods for reducing infiltration
and inflow to the wastewater collection system.OL UT
B 4.3.2.Provide education and outreach regarding infiltration and
inflow.OL UT
B 4.3.3.Support retrofit of sewer laterals to reduce infiltration and
inflow.OMUT
B 4.3.4.Update Sewer System Management Plan to maintain its
applicability.OMUT
B 4.3.5.Maintain master plans for wastewater service to developing
areas of City.OMUT
B 4.3.6.Review development proposals to ensure necessary
infrastructure is in place.OL UT
A 6 Water Management (Water Conservation)
B 4.3.7.Provide a Pretreatment Program pursuant to Clean Water
Act.OMUT
Complete Lead
No. Program Summary or Ongoing Low Med High Dept.
1 2.2.2a Development subject to 20 ft setback from
creek. OCD
2 2.2.2b Development subject to 30 ft. setback
from wetland habitat OCD
3 2.2.2c Development subject to 20 ft. setback
from riparian/wetland mitigation areas & fenced. OCD
4 2.2.3a Create 1.94 acres of wetland & 2.76 acres
of riparian enhancement. O ADM
5 2.2.3b Allow filling of .78 acres of isolated
agricultural wetland seeps on hill. C ADM
6 2.2.4a Allow .12 acres of creek fill for 3 bridge
crossings. C ADM
7
2.2.4b All creek channel modifications to comply
with Drainage Design Manual & any other
required permits from Army Corps or Fish and
Game.
OCD
8 2.2.5a Plant native species between trails/rec
features and wetland/riparian habitat O ADM
9 2.2.5b Provide educational signage re: wetland &
creek habitats on public trails and OS. O ADM
10 2.2.9a City will manage Righetti Hill open space
in accordance with City Standards. O ADM
11
2.2.9b City will provide & maintain access to
Righetti Hill. City will development a
management plan consistent with COSE.
O ADM
12
2.2.10a Landowner maintains right to existing
structures & will manage parcel consistent with
Open Space standards.
OCD
13
2.3.3a 16.3 acres of active & passive parkland to
be provided with development. City will pursue 4
acres of joint use with SLCUSD with new school
development nearby.
O H P&R
14 2.3.3b 12-acre park to be developed: 10 acres to
be dedicated w/Phase I development O H P&R
15 2.3.3c 2.5 acre junction park to be developed
when impact fees are available. O M P&R
16 2.3.3d 1.5 acres of linear park to be developed
w/bike path adj to storm water basin. O M P&R
17 2.3.3e 4 acres of park to be provided by a joint
use facility when elementary school is developed. O H P&R
18 2.3.4a Subdivisions may provide parkland in lieu
of fee payment if findings can be made. OCD
19 2.4.1a 20 ft landscaped setback from Orcutt and
Tank Farm Roads. OPW
20 2.4.1b Parcels adjacent to Tank Farm & Orcutt
are sensitive sites & require ARC review. OCD
21 2.4.1c ARC shall review landscape plans -
cluster trees and screen views of new structures. OCD
22
2.4.1d Buildings on sensitive parcels shall not
include 2nd story unless 2nd floor is set back by
50 ft.
OCD
23
2.4.1e PC shall review design of sensitive lots
during subdivision review to ensure views are
maintained
OCD
24 2.4.1f ARC design review of units along Tank
Farm & Orcutt for compatibility & views of hill OCD
25 2.4.1g E street residences shall not be visible
from Orcutt/Tank Farm intersection OCD
STATUS OF ORCUTT AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
Status as of October 2020
Difficulty to Complete
26 2.4.1h R-1 subdivision at west base of Righetti
Hill - preserve views from D street to hill OCD
27 2.5.1a Implement environmental mitigation
measures with entitlements as appropriate. OCD
28 3.2.19a Provide public plaza/seating areas
adjacent to A/B streets intersection. OPW
29 3.2.19 b Commercial use to occupy ground floor
of primary commercial area. OCD
30
3.2.19c Provide commercial development
incentives: additional story, parking reduction,
exemption from OASP add-on fees.
OCD
31 3.2.24a Right-to-farm ordinance notification for
real property transfers. OCD
32
3.2.24b Ag activities to be phased out by project
build-out. Existing uses legally-established
subject to Non-conforming uses under Zoning
Code.
OCD
33 3.3.4a City will support affordable housing in area
through state and local density bonus incentives. OCD
34 3.4.1a Geotech study required for each project
site prior to development. OCD
35 3.4.1b All structures & development shall meet
appropriate codes (Building & Transportation). OCD
36 3.4.2a Sites not previously surveyed shall
conduct a Phase I site assessment. OCD
37
3.4.2b Environmental assessment reqd prior to
public access or development for buildings
associated with ag uses and 55 gallon drums in
plan area.
OCD
38 3.5.2a-h Performance standards for airport
compatibility. OCD
39 4.1.1a Encourage architectural styles:
Craftsman, CA Bungalow, CA Mission themes OCD
40 4.1.1b Design Standards for R-1 and R-2
districts. OCD
41 4.1.1c Design Guidelines for R-1 and R-2
districts. OCD
42 4.1.1d Design Standards for R-3 and R-4
development OCD
43 4.1.1e Design Guidelines for R-3 and R-4
development OCD
44 4.1.2a Residential design - use local streets to
enhance neighborhood atmosphere OCD
45 4.1.2b Design features (porches, entryways,
yards) to strengthen connections. OCD
46 4.1.2c Encourage universally accessible entries
to residences. OCD
47 4.2.3a Traffic calming design for intersection of A
and B streets OPW
48
4.2.3b Mixed use commercial area near
intersection of A&B streets to have 2 public
plazas. Adjacent buildings to be 2 stories tall.
OCD
49 4.2.3c Southern part of intersection of A&B
streets to be landscaped. OPW
50 4.2.4a Building setbacks from A Street defined O CD
51 4.2.4b Trees in tree wells for whole mixed use
area OPW
52
4.2.4c Mixed-use building facades, materials,
entries, windows to be consistent with one
another.
OCD
53 4.2.1a Use figures 3.1 and 3.2 when reviewing
intersection plans for A and B streets OPW
54 4.2.1b Height ordinance allowed to be relaxed to
enable architectural features. OCD
55 4.3.4a Final landscape plan to include details &
not use invasive non-native plant species. OCD
56 4.3.4b List of plants not be planted in OASP. O CD
57 4.4.3a OASP lighting standards - style, height,
efficiency, shielding, type, etc. OCD
58 4.5.1a 160 ft wide distance buffer from train
tracks to residential areas. OCD
59 4.5.1b Add landscaped berm or sound wall
where buffer is not adequate for noise. OCD
60 4.5.1c Orient residential uses and outdoor areas
away from railroad tracks. OCD
61 4.5.1d Put parking lots between residence and
railroad tracks. OCD
62 4.5.1e Locate sensitive uses within residences
away from tracks. OCD
63 4.5.1f Use insulating construction to reduce
noise. OCD
64 4.5.2a Set outdoor activity areas 80' back from
Orcutt and Tank Farm Rd to reduce noise. OCD
65 4.5.2b Locate sensitive uses within residences
away from roads. OCD
66 4.5.2c 60 ft wide distance buffer from Orcutt and
Tank Farm Rd to residences. OCD
67 4.5.2d Use insulating construction to reduce
noise. OCD
68
4.7.2 Building placement & construction to
maximize passive systems for heating, cooling &
lighting.
OCD
69 4.7.2b Use shade, skylights, daylight controls, &
glazing to maximize energy savings. OCD
70
4.7.2c Residential developments of >5 units/non-
residential uses >5,000 sq ft shall comply with
green building criteria
OCD
71
4.7.2d 5% of all single family units shall use
photovoltaics. Increase this percentage by 4%
each year.
OCD
72 4.7.3a Energy star compliant appliances required
for dwellings. OCD
73 4.7.3b Use CFLs where possible. O CD
74
5.1.1 Orcutt Rd to have a continuous 2-way left-
turn lane, Class II bike lane, & curb/gutter
between Johnson and Tank Farm.
OPW
75 5.1.2 Tank Farm to be widened at D St,
Brookpine & Wavertree w/left turn lanes. OPW
76 5.1.3 Tank Farm/Orcutt intersection realignment
to be completed in Phase I. OPWa
77 5.2.1 Collector streets will be single lane of travel
in each direction. OPW
78
5.2.2 A St. shall have Class II bike lanes &
separated sidewalks & no parking (except
adjacent to neighborhood commercial area) on
both sides.
OPW
79 5.2.3 B St. development standards. O PW
80 5.2.4 C St. development standards. O PW
81 5.2.5 D St. development standards. O PW
82 5.2.6 Bullock Ln to be extended to connect with
traffic circle at B & C streets. OPW
83 5.2.7 Traffic circle to be built at B and C street
intersections. OPW
84 5.2.8 Shared driveway access for A, B, C, & D
streets ok. Limited private drives ok. OPW
85 5.3.1 E St development standards O PW
86 5.3.2 Allow alley area to count towards net site
area for density determination. OCD
87 5.4.1 Bus routes, stops & pullout areas to be
determined by City transit. OPW
88 5.5.1 Bike trail connections descriptions O PW
89 5.5.2 Neighborhood park bike trail path
description OPW
90 5.5.3 Tank Farm & Orcutt Road bike paths and
bike bridge over Industrial Way OPW
91 7.2.2a Circulation & road widths shall
accommodate Fire Dept. emergency access. OPW
92
7.2.2b Public fire hydrants reqd. Adequate water
volumes to support fire hydrants for fire protection
needs.
OPW
93 7.2.2c Buildings shall have fire sprinkler systems
per SLOFD requirements. OFD
STATUS OF MID-HIGUERA AREA ENHANCEMENT PLAN
Complete Lead
No. Program Summary or Ongoing Low Medium High Dept.
1
Plant native veg along creek. Acquire land on fwy
side of creek & property on east side of creek
between City prop & Marsh Street bridge for open
space (Crk-a)
O H ADM
2 Improve open space at south end of Brook St.
(PPO-d) O M ADM
3 Acquire CalTrans property & develop park (PPO-
a) O H P&R
4 Modify or replace Marsh St bridge if desirable to
align w/Higuera- Marsh (Flood-a) O HPW
5 Install bypass overflow channel parallel to creek
on City-owned OS (Flood-b) O HPW
6 Coordinate other flood-planning improvements
(Flood-c.) OHPW
7 Widen Higuera to four lanes w/bike lanes &
median & mid-block turns (Circ-a) O HPW
8 Realign Bianchi Ln w/ High St. (Circ-b)
O HPW
9 Realign Pacific St. Close Walker St. Landscape
Walker closed area (Circ-c) O HPW
10
Parker St- CGS, trees, benches, lighting.
Higuera - trees, lighting & benches. Madonna-
landscaped median. Underground utilities &
remove billboards (Circ-d) O
HPW
11 Extend Brook St. w/Caltrans site (Circ-e)
O HPW
12 Install bikeway along creek with bridge (Crk-b) O HPW
13
Construct ped path on east side of creek. Add
benches, public art & interpretive displays &
bridges (Crk-c) O
HPW
14 Establish a Mid-Higuera Area parking committee
& consider parking assessment dist (Pkg-a) OM
PW
15 Restripe street spaces & reduce driveway ramps
(Pkg-b) OMPW
16 Review shared use parking & expand to distribute
parking (Pkg-c) OMHPW
17 Lease or purchase 2 public parking lots (Pkg-d) O HPW
18 Acquire & improve public parking near
Archer/Walker/Higuera & Parker/High (Pkg-e) O HPW
19 Complete street improvements including ped
amenities (Pkg-f) O HPW
20 Establish in-lieu parking fee for the Mid-Higuera
Area (Pkg-g) O HPW
21 Add transit stops w/shelter, benches & signage
for the Mid-Higuera area. (Pub-a & Pub-b) OM
PW
22 Develop mini-plaza at Walker (PPO-b)
O HPW
23
Provide info kiosks at strategic places for peds as
part of the Mid-Higuera Enhancement Plan. (PPO-
c) O
HPW
Status as of October 2020
Difficulty to Complete
24 Acquire & maintain OS along creek & install
bridges & imps (PPO-e) O HPW
Complete Lead
No. Program Summary or Ongoing Low Med High Dept.
1 Install traffic signals at Upham (4.1B) C PW
2 Use CIPs & economic revitalization tools to
promote area (2.9C) O H ADM
3 Limit noise & emissions from engine idling
between 10pm and 6am (3.1M) OMCD
4
Ped Circulation Plan, Bike Transp. Plan,
Circulation Element, and RR District Plan to be
consistent (2.7B)
OCD
5 Identify code violations & work with owners to
correct (2.8C) OCD
6 Rehabilitate historic SP Freight warehouse (1.11)
- 4 construct phases & roof repair completed CPW
7
Install Curb, gutter, boardwalk & trees along
Santa Barbara, High, Roundhouse, Emily & South
Street (4.1D)
OHPW
8 Clearly communicate with property owners,
railroad & ops staff (3.1I) OL CD
9 Encourage added public telephones or
emergency call boxes (2.7E) OMCD
10 Install pedestrian crosswalks at Leff & Upham
streets (4.1A) O PW
Upham Crossing C
Leff Crossing OM
11 Widen Santa Barbara Street from Broad to
Upham - including left turn pocket (4.1C) CPW
12 Install standard gauge railroad track to display of
historic railroad cars (1.12) O HPW
13 Install historic markers & improved walk of history
describing RR features (1.14) OHCD
14 Public access to RR bikeway provided with Villa
Rosa development (1.17) o HPW
15 Consider MU zone to allow broader range of
uses (2.9D) CCD
16 Consider CDBG funds for business loans and
rehabilitation grants (3.1K) OHCD
17 Enforce property screening & maintenance along
ROW (3.1N) OHCD
18 Rehabilitate historic water tower to 1940s
condition & update historic marker (1.6) OHCD
19 Evaluate assessment district to pay for
undergrounding utilities (3.1O) OMPW
20 Construct bikeway on land adjacent to Johnson
Ave for Southbound bicyclists (1.1) O HPW
21 Install bridge off Johnson Ave for bikeway north
to Cal Poly (1.2) O HPW
22 Install pedestrian bridge over RR linking Fairview
with Penny Lane (1.3) O HPW
Install bikeway & trail linking east side of RR
tracks to signal on Johnson @Lizzie St (1.4) O HPW
-Partially complete with shared-use path through
French Hospital Campus between Iris St &
Johnson/Lizzie intersection
24 Install new bikeway along both sides of RR ROW
(1.5) OHPW
- Partial improvements completed, significant
improvements still remain
25 Expand passenger loading zone in parking lot
north of depot (1.7) O HPW
26
Install textured concrete paving & crosswalks,
ped lighting, trees & signage @ Leff and Osos
(1.8)
OMPW
Difficulty to Complete
STATUS OF RAILROAD DISTRICT PLAN IMPLEMENTATION PROGRAMS
Status as of October 2016
23
27 Plant palm trees on 50-100 ft centers (1.9) OMPW
28
Acquire land & construct a multi-modal transit
center with parking, shelter, restrooms, info, bike
storage, lockers etc (1.10)
O HPW
29
Install street paving, curb, gutter, wood
sidewalks, street trees, lighting, & signage on
Railroad Ave, Osos, Santa Barbara, High, Emily
and Roundhouse Streets (1.13)
OHPW
- Santa Barbara Street improvements complete;
other improvements remain
30 Install bikeway between Alphonso and Emily
streets (1.15) O HPW
31
Install ped/bike crossing for access from
Stoneridge/Lawrence Dr./Villa Rosa
neighborhoods to Sinsheimer Park (1.16)
O HPW
32 Improve bike/ped undercrossing to Sinsheimer
Park (1.18) OHPW
33
Install bikeway linking RR bikeway with Augusta
/Southwood Drive neighborhood through creek &
park areas (1.19)
OHPW
34 Replace/repair fencing, remove trash & install
landscaping along fence line (1.20) OMPW
35 Encourage expanded parking & staging area for
bikes (1.21) OHPW
36
CIPs to install improvements at Emily,
Roundhouse, High, Church, Santa Barbara &
Osos for paving, curbs, lighting, boardwalks,
signage & trees (2.7C)
OHPW
- Partially complete, with paving, curb, gutter
sidwalk along most of these streets. Railroad
sidewalks complete along Santa Barbara.
37 Consider special engineering standards for
district public improvements (2.7D) CPW
- Standards now include railraod sidewalks and
sign posts.
38 Improve traffic circ-expand public transit,
bikeways, & widen Santa Barbara (3.1H) OMPW
- Santa Barbara Street improvements 90%
complete; other improvements remain
39 Improve passenger loading facilities at depot
parking area (3.1J) OHPW
40 Use RR parking lease funds to improve parking
enforcement, & lot appearance (3.1L) OMPW
41
Install additional traffic signage and street lighting,
where considered necessary at pedestrian
crossings to improve sight distance (4.1E)
OMPW
STATUS OF AIRPORT AREA SPECIFIC PLAN
Complete Lead
No. Program Summary or Ongoing Low Med High Dept.
1 Establish joint RTA bus stop on S. Higuera &
Tank Farm Rd (AASP 6.3E) CPW
2 Management program for area creeks required
with minimum setbacks of 35 ft. (AASP 3.3.1) O ADM
3 Develop remediation actions for Chevron site to
preserve natural resources (AASP 3.3.4) C ADM
4 Establish mitigation bank within Chevron property
to serve AASP & MASP areas (AASP 3.3.5) C ADM
5
Develop public access levels compatible with
maintaining habitat for Chevron property (AASP
3.3.6)
O ADM
6 Restore creek areas (AASP 3.3.7) O ADM
7 Retain open space corridor to allow movement of
wildlife on Chevron property (AASP 3.3.8) O ADM
Difficulty to Complete
Status as of October 2020
8
Maintain wildlife corridors south from AASP
toward Indian Knob & Davenport Hills by
obtaining greenbelts and working with County
(AASP 3.3.9P)
O ADM
9 Enlarge wetland connection between areas north
and south of Tank Farm Rd (AASP 3.3.10) O ADM
10 City will manage acquired open space land to
preserve habitat (AASP 3.3.11) O ADM
11 City will pursue MOU for privately owned open
space lands to preserve habitat (AASP 3.3.12) O ADM
12 In lieu fee for development not able to dedicate
land for open space (AASP 3.3.14) O ADM
13 Expansions of URL will secure open space
(AASP 3.3.15) O ADM
14 Resource management activities compatible with
airport operations (AASP 3.3.17) O ADM
15 Expand wetland north of Tank Farm w/Chevron
project (AASP 3.3.18) O ADM
16
50 ft wetland setback required through
subdivision, development, & public facilities
(AASP 3.3.3)
OCD
17 Require development to dedicate land or
easements for greenbelt (AASP 3.3.13) OCD
18 Locate bike paths outside creek setback area
(AASP 6.3H) OPW
19 Bike lanes shall meet or exceed CA DOT & City
design standards (AASP 6.3I) OPW
20
Require bike lanes as part of frontage
improvements for development. Require bus
stops as part of development improvements
where appropriate (AASP 6.3G)
OPW
21 Establish timed transfer point on Margarita Rd
(AASP 6.3D) O LPW
22
Development to provide street furniture or
passenger amenities such as transit stops,
shelters, pads, trash receptacles, etc. (AASP
6.3L) O
MPW
23 Amend Bicycle Transportation Plan to include
Airport area facilities (6.3F) C PW
24 Limit access to creek side environment between
Broad St. and Santa Fe Rd (AASP 3.3.2) O
H ADM
25 Access & interpretive info for historical resources
(AASP 3.3.16) OHCD
26
TIF funds used for new buses to serve AASP.
Bus stops provided by adjacent development
(AASP 6.3C) O
HPW
27 Amend Circulation Element to expand truck route
network (AASP 6.3A) C PW
28 Connect bike lanes at intersections in the Airport
Area (AASP 6.3J) OMPW
29 Establish a CIP program to include bikeways not
part of Airport development (AASP 6.3K) OMPW
STATUS OF MARGARITA AREA SPECIFIC PLAN IMPLEMENTATION PROGRAMS
Complete Lead
No. Program Summary or Ongoing Low Med High Dept.
1 1.1a Hills to be dedicated to City & protected. C ADM
2 1.1b Livestock grazing may be limited & City will
manage hillside vegetation. OCD
3 1.1c Previously graded road to Telecom facilities
will be relocated. OCD
4
1.2.a Acacia Creek corridor shall be 100 ft wide
exclusive of sports fields & will be replanted with
riparian plants.
OCD
Status as of October 2020
Difficulty to Complete
5
1.2.b Swales emerging from hills will have open
space corridors 50 ft wide & fenced near
developed areas.
CCD
6 1.2c Lower swales thru neighborhood park will
be accessible for play O H P&R
7
1.3 Riparian and seasonal wetlands which are
shown as development areas will be replaced in
kind within MASP.
O ADM/P
W
8
1.4a MASP development to detain peak storm
water flows on-site. Shallow basins are
preferable to deeper ones.
OCD
9 1.5a Protect ag land elsewhere in URL or
greenbelt. OCD
10 1.6a Provide 10-acre neighborhood park, and 16
acre improved sports field. O H P&R
11 1.6.1a Neighborhood Park req's including
equipment and landmark feature. O H P&R
12 1.6.1b Some seating, cooking & small child play
space to be partly enclosed. O H P&R
13
1.6.2 Greenspace and play fields mainly semi-
natural vegetation, with large trees only at edges
& possibility of community gardens.
O ADM
14 1.6.3 Greenways for cycling & walking paths. O PW
15
1.6.4 Sports fields to accommodate active
recreational uses & include on-site parking.
Shielded night lighting.
C P&R
16
2.1.1 Low Density Residential areas for SFRs
only. No churches, schools or secondary
dwellings.
OCD
17 2.1.2 Density will be 7-9 dwellings/acre O CD
18 2.1.3 Lot dimensions are regulated by Table 2 O CD
19 2.1.4 A-C - setbacks and building/parking
orientation OCD
20
2.1.5 Each dwelling shall have 2 off-street
parking spaces - one covered. & alley access
standards
OCD
21
2.2.1 Medium density residential areas -detached
houses on small lots or groups of detached
dwellings on larger lots
OCD
22 2.2.2 Medium Density shall be 8-16
dwellings/acre. OCD
23 2.2.2 a-e Lot dimension table & standards for
Med Density OCD
24 2.2.4 Med Density Building form - setbacks and
architecture OCD
25 2.2.5 Parking to be located at rear. Alley access
standards and special setbacks if located in front. OCD
26
2.3.1 Med-High Density Res for attached
dwellings or PUDs. No churches or schools
allowed.
OCD
27 2.3.2 Med-High Density will be 13-18 units/acre. O CD
28 2.3.3 Lot dimensions per Table 4 O CD
29 2.3.4 a&b Setbacks and architectural criteria O CD
30 2.3.5 Parking to be located at rear. Alley access
standards and special setbacks if located in front OCD
31
2.4.1 High-Density Residential - allow a mix of
densities and ownership. Churches and Schools
not allowed
OCD
32 2.4.2 High-Density Residential density will be 19-
24 units/acre OCD
33
2.4.3 Lots to be developed as a single parcel or
condo however it may be divided into two land
parcels to allow for affordable housing.
OCD
34
2.4.4 a-c High Density building form - setbacks,
arch character and porches or other outdoor
space.
OCD
35 2.4.5 Parking requirements and location O CD
36
2.5.1 Neighborhood commercial uses = CN zone
except no uses larger than 5,000 sq ft, schools,
services stations
OCD
37 2.5.2 CN Density shown in Figure 5 O CD
38 2.5.3 CN lot dimensions & size minimums O CD
39 2.5.4 a-f CN Building Form (coverage, height,
setbacks, FAR, size, architectural character OCD
40 2.5.5 CN parking required 1/500 sq ft. & 1/300 sq
ft for bikes OCD
41 2.6.1 Business Park uses - master-planned
campus-type development. OCD
42 2.6.1a BP Office - small offices and mixed use. O CD
43
2.6.1b BP General - R&D, Light manufacturing,
business services. Allowed uses listed by
approval level.
OCD
44 2.6.1c BP- Outdoor - landscaped parking,
storage, employee recreation areas OCD
45
2.6.1d BP- prohibited uses = carnivals,
convalescent hospitals, dwellings, homeless
shelters, schools or public assembly uses
OCD
46 2.6.2 BP employee density not to exceed 40
persons/acre OCD
47 2.6.3 BP parcel sizes & dimensions O CD
48 2.6.4 BP vehicle access will be loops or grid
extensions. NO driveways on Prado Rd. OPW
49
2.6.5a-i BP site and building design (FAR,
Orientation, outdoor space, setbacks, parking
lots, heights, massing, entries, & materials)
OCD
50 2.6.6a-d BP Continuity of landscape space O CD
51 2.6.7a-d BP parking requirements & design O CD
52
2.6.8a-b BP Landscape screening required for
loading, waste collection, utilities & mechanical
equipment
OCD
53 2.6.10 BP Outdoor employee amenity areas are
required OCD
54
2.7.1 Special use area between hills and Broad
street (1.2 acres). House and grounds should be
preserved and uses may include residence; B7B,
hostel, museum, art or craft gallery with retail
sales, restaurant, retail sales of food, office for
sales of MASP properties or visitor info center.
OCD
55 3.1a Buildings to express human scale by
articulating mass OCD
56 3.1b Architectural styles in plan are encouraged O CD
57 3.1c Residential entries should be identifiable
from streets or ped walkways OCD
58 3.1d Universally accessible entries are
encouraged for all buildings OCD
59 3.1e All development is encouraged to have
outdoor space shielded from aircraft noise.OCD
60
3.2 Street trees to create sense of identity; focal
areas should be highlighted through trees and
planting; riparian corridors should have native
landscaping; and all landscaping should be water
efficient.
OCD
61 3.3 Lighting shall be energy efficient, avoid glare
and minimize illumination toward sky.OCD
62 3.4 Building form & placement to meet solar
exposure objectives. OCD
63 3.5 Public art to be encouraged at neighborhood
park & principal collector street entries.O H P&R
64
3.6 Dwellings & outdoor spaces to be separated
from Prado Rd by greenways, green space & BP
uses. Landscaped berm to be installed where
appropriate.
OCD
65 3.7 Fence and wall designs to comply with
community design guidelines OCD
66
4.2 a-g performance standards to ensure airport
compatibility including limitation on uses and
operations that might be dangerous; indoor noise
level requirements, avigation easement and
disclosure requirements
OCD
67
5.0 Traffic calming features to be developed.
Streets & drives to provide access without
unnecessary paving
OPW
68
5.1 City will extend transit service into area as
roads are developed. Transit stops to include
turnouts, shelters, benches, trash receptacles &
real time arrival status displays.
OPW
69
5.2a New development shall include sidewalks,
ped paths, bike lanes and bike paths. Precise
alignments will be determined with subdivisions.
OPW
70
5.2b Bike path width, paving, signs and features
to comply with Bicycle Transportation Plan.
Proposed crossings may include features such as
pavement changes, signs or bulb-outs.
OPW
71
5.2c. Pedestrian and bike access to sports fields
will be by enhanced under or over crossing with
visibility for safety and sense of place
OPW
72 5.3a-I Streets to foster traffic volumes
appropriate for land uses and neighborhoods OPW
73 5.4 Alleys should be used where feasible O PW
74
5.5 Local streets will have bulb-outs at the end of
blocks and at mid-block for blocks longer than
500'.
OPW
75
5.7.1 Additional right-of-way for Broad Street to
accommodate bike lane, vertical curbs,
landscaped parkway, and center median.
OPW
76 5.7.2 Prado Road facilities, phasing and
construction requirements OPW
77 5.8 Traffic calming required - roundabouts, traffic
circles, intersection treatments, and bulb-outs. OPW
78 5.9 Street names to follow City requirements. O CD
79 6.3 Fire Dept. activated signal control devices
required for all intersections with traffic signals OPW
80
7.3.1 Subdivision plans must show detailed
solutions to storm water issues. Developers are
responsible for drainage facilities serving their
parcels.
OPW
81 7.3.2 All drainage facilities must comply with
NPDES & post construction runoff controls OCD
82
7.5 Each residence shall have one 2" conduit
connected with underground system to facilitate
future installation of high-speed data system.
OPW
83
7.7 All new power, telephone & cable lines to be
installed underground. All existing line facilities to
be underground at time of frontage construction.
OPW
84
7.8 Streets & utilities installations must be built to
ensure that later projects can build upon systems
that are appropriately sized and located.
OPW
85
8.1a The area shall accommodate at least 2 sites
with a total capacity of 40 dwellings for HASLO to
provide affordable housing.
CCD
86
8.1b Residential area may be developed with
modular or manufactured dwellings that comply
with specific plan.
OCD
87
8.1c Affordable housing density bonuses
available in area designated in Fig 5 only due to
airport land use plan.
OCD
OVERVIEW
The purpose of this report is to provide a concise yet comprehensive summary of the status of all
General Plan implementation programs as well as implementation programs for key “area” plans:
Downtown, Mid-Higuera Area, and Railroad District Area. This report also covers action items
and the status of efforts in the Airport Area, Margarita Area, Orcutt Area, San Luis Ranch and
Avila Ranch specific plans.
STATUS OF GENERAL PLAN IMPLEMENTATION PROGRAMS
The following schedules provide a concise yet
comprehensive summary of the status of all General Plan implementation programs. As discussed
in greater detail below, of the 409 individual implementation programs in the General Plan, 93%
(379) of them are completed or have been integrated into the City’s ongoing operations. This is a
nearly seven percent increase of implemented programs since the last Financial Plan reporting.
The incomplete programs (7% of the total) are classified as follows:
• 2% (8) as being relatively easy to achieve from a resource perspective.
• 4% (16) as being of moderate difficulty.
• 1% (6) as being difficult to achieve.
Report Focus: Why Report on the Status of Programs? The City’s General Plan is composed of
a “building block” hierarchy of goals, objectives, policies and programs. Goals and objectives are
direction-setters. They describe desirable conditions and preferred outcomes as they are applied to
specific situations. Goals are generally not quantifiable, time-dependent or suggestive of specific
actions for their achievement. Objectives generally state an intermediate step toward attaining a
goal. Policies are typically more specific statements that guide decision-making.
Programs are actions that implement goals, objectives and policies. As such, monitoring our
progress in implementing General Plan programs is an excellent way of monitoring our progress
in achieving General Plan goals and objectives. And for this reason, it is the focus of this report.
Report Organization
General Plan Elements. The report first organizes each of the implementation programs into one
of our eight General Plan elements:
• Land Use (LU)
• Housing (H)
• Circulation (C)
• Conservation and Open Space (COSE)
• Noise (N)
• Safety (S)
• Parks and Recreation (PR)
• Water and Wastewater (WW)
Implementation Program Summary. A short “one-line” narrative is provided for each
implementation program, referencing the specific General Plan Program number. (Each program
is assigned a “line number” solely for easy internal reference within the report itself.)
Lead Department. The lead responsible for implementing the program is presented. (In many
cases, several departments work closely together in implementing the program; this simply
indicates which department has the lead role in coordinating program implementation.)
•
• Administration (ADM)
• Community Development (CD)
• Finance & Information Technology (FIT)
• Fire (FD)
• Parks and Recreation (P&R)
• Police (PD)
• Public Works (PW)
• Utilities (UT)
Implementation Status. All programs are organized into one of two major “status” categories:
If it’s complete (or will be complete by June 2019) or has been integrated into City operations
as an ongoing program, this is noted with a “C” (complete) or an “O” (ongoing) in the first
status column of the summary.
If it won’t be completed (or become an ongoing program) by June 2019, then we have rated
how difficult it will be to complete on an “order of magnitude” (qualitative) basis using the
following coding:
Low (L): Minimal staff effort and no consultant assistance will be needed to complete the
analytical work and coordinate stakeholder-public outreach. While this is a qualitative
assessment by the lead department, this generally means that less than 80 hours of staff work
and no additional budget resources will be needed to implement the program.
Medium (M): Significant staff effort, some consultant assistance or supplemental funding for
operations or capital projects will be needed to complete the analytical work and coordinate
stakeholder-public outreach or implement the program. Again, while this is a qualitative
assessment by the lead department, this generally means between 80 to 500 hours of staff work
and/or up to $25,000 for added budget resources will be needed to implement the program.
High (H): Major staff effort, consultant assistance or supplemental funding for operations or
capital projects will be needed to complete the analytical work, coordinate stakeholder-public
outreach or implement the program. Generally, this means that more than 500 hours of staff
work and/or more than $25,000 for added budget resources will be needed to implement the
program.
Area Plans. “Area plans” like the Railroad District Plan are not General Plan
Elements. However, each of the area plans adopted by the Council that have “implementation
programs” – Mid-Higuera Street Enhancement Plan, Railroad District Plan, Airport Area Specific
Plan, Margarita Area Specific Plan, Orcutt Area Specific Plan, San Luis Ranch Specific Plan and
Avila Ranch Specific Plan – are closely linked to the General Plan implementation. Accordingly,
the status of “area plan” implementation programs is also provided in this report. They are
organized in the same manner as the status report on General Plan program implementation. The
Downtown Concept Plan is a graphical document with supporting guidance, and an update was
completed in September 2017.
Findings
The following is a more detailed summary of the status of existing General Plan implementation
programs by element:
Summary: Status of General Plan Implementation Programs
General Plan Element
Complete or
Ongoing
Difficulty to Complete
Total Low Medium High
No. Pct. No. Pct. No Pct. No. Pct.
Land Use 73 100% 17 27% 26 41% 20 32% 73
Housing 78 100% 24 33% 41 56% 8 11% 78
Circulation 69 97% 15 24% 30 45% 18 29% 69
Conservation & Open Space 68 100% 26 42% 27 44% 9 15% 68
Noise 8 100% 6 75% 1 13% 1 13% 8
Safety 35 100% 17 61% 10 36% 1 4% 35
Parks and Recreation 43 100% 12 34% 7 20% 16 46% 40
Water and Wastewater 38 100% 17 47% 14 39% 5 14% 38
TOTAL 412 100% 134 156 78 412
Value of Remaining Action Items. These summaries show which programs remain undone and
the “order of magnitude” resources that would be needed to complete them. However, they do not
address their relative value to the community compared with the effort that woul d be required to
complete them. For example, it might be tempting to direct our resources to finishing-up the “low
or medium difficulty” programs to get them off our plate. However, this should be weighed against
the value likely to be derived. In this case, we might have a greater impact in improving the
community’s quality of life if we focused the same level of resources towards accomplishing a
fewer number of “high value” (but relatively higher effort) programs. On the other hand, we would
want to avoid undertaking high-effort but lower-value programs.
The following is a paradigm or model for assessing these “value versus effort” trade-offs, which
can be summarized as follows in the context of allocating resources towards completing General
Plan programs:
In this model, the first priorities should be selected from Quadrant A: “low effort but high value.”
(These are the proverbial “low hanging fruit.”) After this, Quadrants B and C are a “toss-
up.” However, in all cases, we would want to minimize efforts towards programs that might fall
into Quadrant D, unless the community or decision makers think that there is greater value than
the weight assigned by City staff.
Ultimately, assessing the value of individual programs and directing resources towards completing
them is the Council’s decision (and in the final analysis, this is what the City’s goal-setting and
budget process is all about). However, staff can prepare an “order of magnitude” assessment of
those programs we believe would have the most near-term benefits relatively quickly if the Council
believes that this would be helpful background information in the goal-setting process.
Area Plans
Railroad District Plan Programs
Thirteen of the forty-one Railroad District Plan implementation programs have been completed or
integrated into ongoing programs. Of the remaining twenty-eight programs that are not yet
complete or integrated into ongoing programs, we have classified two of them as “medium”
difficulty and twenty-six as “high.” Several of the programs that call for bike paths along the
railroad right-of-way may need to be adjusted to reflect the inability to achieve easements from
the Union Pacific Railroad.
Mid-Higuera Area Enhancement Plan Programs
While work has been done toward implementation, none of the twenty-four programs set forth in
this long-term plan have been completed. We have classified two of the twenty-four programs
that are not yet complete as “medium” difficulty and twenty-two of them as “high.” The LUCE
calls for update of this plan.
Downtown Concept Plan
The General Plan provides policies and programs for all areas of the City including a specific
section in the Land Use Element regarding the Downtown. The Downtown Concept Plan is a
graphical map with principles that has long been used to guide decisions regarding development
in the Downtown. This document is referenced in the Land Use Element (4.0) as an illustration of
how Downtown development may occur but was never envisioned as a static document, rather
more of a vision concept. Some of the concepts are being pursued with review and approval of
private development. Others require City resources and action, and some concepts may change.
Since the Downtown Concept Plan was updated in September 2017, significant progress towards
a significant component of the plan has been achieved with the Palm Nipomo Parking Structure
and SLO Rep Theatre completing environmental review and entitlements.
Specific Plans
Airport Area Specific Plan Programs
Of the twenty-nine programs set forth in this plan, four have been completed and sixteen have been
integrated into ongoing programs. We have classified two of the remaining nine programs that are
not yet complete as “medium” and six as “high.” This Specific Plan was amended in September
2014 after many years of agency collaboration to address the Chevron Remediation and
Redevelopment proposal and some of these programs have been updated as part of the
process. The preparation work needed to begin remediation activities is currently underway on
the south side of the property. The Specific Plan was also amended again in 2017, when the Avila
Ranch project was approved. The Fiero Lane/Clarion Court and East Airport annexations (both
within the Airport Area Specific Plan area) were approved for initiation by the City Council in
March 2020, and the Local Agency Formation Commission annexation hearings are scheduled for
November 2020. Current development proposals have been submitted and are in process or have
been entitled include:
• 650 Tank Farm – 249 total units and 17,500 square feet of Commercial space: Map and
text amendment complete, entitled, and building plans have been submitted.
• 600 Tank Farm – 280 residential units and approximately 12,500 square feet of commercial
uses: General Plan map amendment, rezone, and specific plan amendment applications have
been submitted; environmental review has been initiated.
• 660 Tank Farm Road and 3985 Broad Street (Northwest Corner project) – Entitled 139 unit
assisted living and memory care center with vesting tentative map creating lot for medical and
commercial center.
Margarita Area Specific Plan
The Margarita Area Specific Plan was adopted in October 2004 and accommodates 868 dwelling
units and about 900,000 square feet of business park development. Three subdivisions have been
approved for a total of approximately 300 residential lots, and several commercial developments
have been approved. Within the approved subdivisions, 218 dwelling units have been completed
in the Serra Meadows subdivision, building permits have been issued and the first and second
phases of the Toscano subdivision, where single family dwelling units are under construction and
nearing completion/occupancy. Many of the programs listed in the plan are dependent upon actual
construction taking place since they will be implemented with development; however, three of the
87 programs have been completed: the dedication of the South Street Hills; accommodation of
site for HASLO to provide affordable dwellings (e.g., Courtyard at the Meadows) and the
construction of the Damon-Garcia Sports Field complex. The Planning Commission approved
entitlements for 36 low-income affordable units to be built on the HASLO property in September
2020. Changes to the fee program were included as part of the Capital Facilities Fee Program
update (AKA AB 1600) to clarify parkland fee structure and to re-assign a portion of parkland
payment responsibility to the community at large to reflect the community-wide benefit of the
Damon-Garcia Sports fields.
Orcutt Area Specific Plan
The Orcutt Area Specific Plan was approved in 2010 and accommodates nearly 979 new
residential units and some 15,000 square feet of commercial retail space. The area was annexed to
the City in November 2011. None of the 93 programs identified has yet to be completed because
the programs specify conditions that will be accomplished by development occurring in the area.
The programs are listed as “ongoing’ because the programs will apply to and be implemented by
development in the area. Currently, subdivision and development proposals have been submitted
and are in process as follows:
• Wingate (Taylor Ranch AKA South Morros & Vinifera) – 93 total units (53 SFR), 40 town
houses Tentative Tract Map approved.
• Jones – 65 total units (9 SFR, 9 MU, 8,400 square feet of commercial space, 43
condominium units, open space along creeks): SFRs under construction, MU and
condominium units in process.
• Righetti Ranch – 304 total units (272 SFR, 32 townhomes, 14 + acre neighborhood park,
and 52 + acres of open space on Righetti Hill): under construction.
• Imel Ranch – 18 total units (SFR): under construction.
• West Creek (Vintage & Noveno) - 179 total units (74 SFR, 105 apartments): SFRs &
Apartments under construction.
• 3750 Bullock – 34 total units (30 townhomes, four live-work units) and 3,400 square feet
of commercial: Entitled and building plans have been submitted for the townhomes.
• Bullock Ranch - 192 total units (88 bungalows/carriage units, 96 townhomes, and eight
live-work units): in process.
• Tiburon Place – 68 total units (apartments for the required affordable housing of Rigetti
Ranch, Imel, and a portion of Jones). Entitled and building plans have been submitted for the
development.
OASP programs will be implemented as part of these and future developments in the area.
Avila Ranch Development Plan
The planning application for the Avila Ranch Development Plan was approved in September 2017, which
included a Vesting Tentative Tract Map and Development Agreement for a 150-acre site. The entitled
project will accommodate up to 720 new residential units, up to 15,000 square feet of commercial uses, 18
acres of parks, and approximately 53 acres of open space. A Community Facilities District (CFD) to
implement needed public improvements was also approved in October 2017. The Final Map for Phase 1
of the project was approved in December 2018, which would allow for the development of the first 179
single family and 125 multi-family units, along with various public improvements. With a Phase 1
development application expected in November 2020, it is anticipated that the first homes could be built
beginning in 2021.
Froom Ranch Specific Plan
The Froom Ranch Specific Plan was approved in September 2020, including the following entitlements:
General Plan Amendment, pre-zoning, Vesting Tentative Tract Map, and initiation of annexation. The
Specific Plan would allow for a mix of land uses, including up to 404 units of independent and assisted
senior housing in a Life Plan Community (LPC) known as Villaggio, up to 174 multi -family residential
units, up to 100,000 square feet of retail-commercial uses (including potentially a 70,000-square foot hotel),
open space (60% of the project site), and a 3.6-acre public trailhead park. It is anticipated that an annexation
application will be submitted to the Local Agency Formation Commission late 2020.
San Luis Ranch Specific Plan
The planning application for the San Luis Ranch Specific Plan was approved in July 2017, and a
Development Agreement to implement the project was approved in August 2018. The entitled project will
accommodate 580 new residential units, a minimum of 50,000 square feet each of commercial, office and
hotel/visitor serving uses, a minimum of 5.8 acres of parks, and approximately 40 acres of open
space/agriculture. The site was annexed to the City in November 2018. A Community Facilities District
(CFD) to provide a mechanism to implement required public improvements was approved and adopted in
April 2019. Several public improvements are currently underway, including the extension of major
roadways through the site. Site preparation and grading is also occurring in anticipation of the first homes
to be developed as part of the 296-unit multi-family component that was approved in March 2020. The
Development Plan for a 200-room hotel under the Specific Plan was also approved in July 2020. Additional
planning applications are currently under review for the remaining residential and commercial development
under the Specific Plan, including the potential for additional affordable housing that would increase the
buildout of the area from 580 to 654 units. It is likely that the first homes under the Specific Plan would
be developed in 2021.