HomeMy WebLinkAbout12-12-13SAN LUIS OBISPO PLANNING COMMISSION
AGENDA
Council Chamber
City Hall - 990 Palm Street
San Luis Obispo, CA 93401
December 12, 2013 Thursday 6:00 p.m.
CALL TO ORDER/PLEDGE OF ALLEGIANCE
ROLL CALL: Commissioners John Fowler, Ronald Malak, Michael Multari, William
Riggs, Charles Stevenson, Vice -Chairperson John Larson, and
Chairperson Michael Draze
ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items.
PUBLIC COMMENT: At this time, people may address the Commission about items
not on the agenda. Persons wishing to speak should come forward and state their
name and address. Comments are limited to five minutes per person. Items raised at
this time are generally referred to staff and, if action by the Commission is necessary,
may be scheduled for a future meeting.
PUBLIC HEARINGS:
NOTE: Any court challenge to the action taken on public hearing items on this agenda
may be limited to considering only those issues raised at the public hearing or in written
correspondence delivered to the City of San Luis Obispo at, or prior to, the public
hearing.
Any decision of the Planning Commission is final unless appealed to the City Council
within 10 days of the action (Recommendations to the City Council cannot be appealed
since they are not a final action.). Any person aggrieved by a decision of the Commission
may file an appeal with the City Clerk. Appeal forms are available in the Community
Development Department, City Clerk's office, or on the City's website (www.slocity.org).
The fee for filing an appeal is $273 and must accompany the appeal documentation.
If you wish to speak, please give your name and address for the record. Please limit
your comments to three minutes; consultant and project presentations limited to six
minutes.
1. Citywide. GPI 15-12: Land Use and Circulation Elements update. Review of
Task Force draft of proposed updates to the Land Use Element of the General
Plan. Project includes City-wide policy changes in addition to consideration of
policy and potential future physical changes for areas including but not limited to
Foothill between Chorro and Santa Rosa, upper Monterey Street, Sunset Drive-in
area; Calle Joaquin auto sales area, Dalidio area, Los Osos Valley Road near Los
Verdes, Pacific Beach School site, property southeast of Los Osos Valley Road
near Highway 101, and Avila Ranch off of Buckley Road; City of San Luis Obispo,
applicant. (Kim Murry)
Any writings or documents provided to a majority of the Planning Commission regarding any item on this
agenda will be made available for public inspection in the Community Development, 919 Palm Street,
during normal business hours.
Planning Commission Agenda
Page 2
COMMENT AND DISCUSSION:
2. Staff
a. Agenda Forecast
3. Commission
ADJOURNMENT
Presenting Planner. Kim Murry
® The City of San Luis Obispo is committed to include the disabled in all of its services, programs and
activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance.
■ city or Meeting Date: December 12, 2013
san luis omspo Item Number: 1
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of Task Force (TF-LUCE) draft of proposed updates to the Land Use Element
of the General Plan.
I
PROJECT ADDRESS: Citywide BY: Kim Murry, Deputy Director
Phone Number: 781-7274
E-mail: kmuny@slocity.org
FILE NUMBER: GPIIER 15-12 FROM: Derek Johnson Community
Development Director
RECOMMENDATION: Review the TF-LUCE recommended changes to the Land Use Element
and provide input and recommendations for consideration by the City Council.
SITE DATA
Applicant
City of San Luis Obispo
= '^
Representative
Kim Murry, Deputy Directors
Zoning
Multiple
General Plan
Multiple
Site Area
-11 square miles
Application
February 1, 2012
Complete
Environmental
Environmental Impact Report to
!
Status
be developed
411► iri VEX"
The City Council appointed a 17 member resident task force to assist in the Land Use and
Circulation Element update process. This group, called the Task Force for the Land Use and
Circulation Element Update (TF-LUCE) has been working diligently to review proposed changes to
the draft elements and to provide direction and guidance regarding new policies and programs. The
TF-LUCE draft of the Land Use Element is ready for Planning Commission review. The
Commission's task is to review and provide comments on the draft Land Use Element so that it can
be transmitted to City Council for review and endorsement as part of the project description to be
studied through the Environmental Impact Report.
GPI/ER 15-12 (Citywide)
Page 2
1.0 BACKGROUND
The Land Use and Circulation Elements (LUCE) update is being funded through an $880,000
Strategic Growth Council Grant augmented by $300,000 in General Funds. When the City Council
approved the application for the grant and the subsequent consultant contract, the Council clarified
the defined scope of work with direction to staff to approach the LUCE update as a focused one; to
address community issues but to not significantly alter policy direction. The work scope authorized
by Council includes grant -focus items:
• Community input regarding the physical, social, economic, cultural and environmental
character of the City in order to develop a vision of San Luis Obispo through 2035.
• A comprehensive guide for decision -making based on land use, design, circulation and
access, sustainability and the preservation of the quality of life in the community.
• Policies that balance development and conservation to preserve the City's natural
beauty, unique character and heritage while supporting housing opportunities, a vibrant
economy and addressing disadvantaged communities.
• Consistency with the Regional Blueprint and policies that guide development of a
Sustainable Communities Strategy in collaboration with SLOCOG.
• Opportunities to create Complete Streets/neighborhoods and develop programs to
achieve them.
• Identify areas appropriate for residential infill and densification.
• Identify the circulation system that is needed to appropriately balance the community's
values and the need for growth
• Identify ways to achieve more affordable housing.
• Promote energy efficiency & conservation and incorporate Climate Action Plan
strategies.
• Identify transit opportunities that may be enhanced to accommodate Transit Oriented
Developments (TOD).
• Identify programs to help migrate to transportation modes other than the single occupant
vehicle.
• Identify healthy food locations and opportunities for pedestrian and bike access.
In addition, the City Council identified the following topics for the update:
• Neighborhood Wellness
• Neighborhood Mapping
• South Broad Street Corridor Plan
• Healthy Cities Initiatives
• Pedestrian Circulation Plan
• Nightlife Public Safety Assessment (alcohol outlets)
• Airport Issues
• Traffic Congestion Relief
• Other Transportation Issues (Multi -Modal level of service, for example)
• Avila Ranch development concept
• LAFCO Sphere of Influence Areas
The Council reaffirmed use of the current General Plan goals as the ` "filter" for considering
proposed changes. The Council's statements reflected that many of the factors making our city the
GPI/ER 15-12 (Citywide)
Page 3
happiest in North America are incorporated in our present Land Use Element which serves our city
well by protecting our quality of life and fiscal sustainability.I
The Land Use and Circulation Element Update (LUCE) process focused on garnering input from
the community regarding issues, opportunities and vision for the future of the City. Information
provided through the community survey, workshops, open houses, advisory bodies and ideas
offered on-line were used by the consultant team, staff, the Task Force for the Land Use and
Circulation Element update (TF-LUCE), and the Planning Commission to identify areas of potential
physical change in the upcoming 20 years. This information has also informed the policy review
and development phase of the update. Tonight's discussion with the Commission focuses on
reviewing policy and program changes to the Land Use Element proposed by the TF-LUCE. These
updates will be presented to the City Council in January for inclusion with the physical alternatives
identified in October to be further evaluated through the environmental impact report (EIR) review
process.
For the City of San Luis Obispo, the alternatives process has taken an approach that looks at small
adjustments that sustain an already desirable community form. The development of alternatives
for San Luis Obispo is a two-step process: proposed physical alternatives (identified by City
Council in October, 2013); and proposed policy changes.
Proposed Physical Alternatives: This phase of the alternatives process started with review of
existing plans, such as the City's Housing Element, Economic Development Strategy, and Capital
Improvements Plan. Additional input on locations that should be evaluated was sought from the
community, the TF-LUCE, Planning Commission, and the City Council.
The Task Force, Planning Commission and Council agreed that physical alternatives should focus
on redevelopment and infill within the City limits and in areas within the Urban Reserve Line
previously identified as having development potential. The LUCE Update process has
concentrated on those locations with the potential to accommodate change in land use type or
intensity or areas in need of circulation improvements. For land use, most of the neighborhood
areas were noted as "preserve and enhance" to indicate that changes will not be proposed relative
to the existing General Plan Land Use Diagram. The City Council affirmed several locations as
areas of potential change (land use or circulation) on October 15, 2013 (Attachment X) for further
evaluation through the Environmental Impact Report (EIR). In addition to changing the Land Use
Element diagram, most of the areas of potential physical land use change are also accompanied by
policy direction in the Special Focus Areas Chapter of the Land Use Element to describe
development parameters of each area.
Proposed Policy Changes: The proposed policy changes in the Land Use Element are coming to
the Planning Commission for review after robust discussions and review by the TF-LUCE. The
TF-LUCE dedicated the last 15 meetings to evaluating the proposed changes and additions to both
the Land Use and Circulation Elements. Tonight's hearing will consider the proposed changes to
the Land Use Element while the hearing on Monday, December 16th, is reserved for consideration
of the TF-LUCE recommendations on the Circulation Element.
1 Mayor Marx memo to Council, item B-1, and minutes January 17, 2012 (Attachments 1 and 2)
GPI/ER 15-12 (Citywide)
Page 4
The legislative draft of the Land Use Element primarily contains edits to existing policy language.
However, new policies and programs have also been included. A portion of the work included
review of new policy language needed to address the work scope items identified above in
addition to:
■ Notable policy gaps (missing policies) that have been identified over time in the existing
General Plan;
■ Other new policy areas identified thru the public process;
■ Policy topics to respond to changes in State law, such as policies to address climate change
and complete streets; and
■ Topics or items that the City committed to addressing as part of the Sustainable
Communities grant that is funding this update.
The legislative draft of each element contains comment boxes under each changed or new policy
and program and describes why edits have been made. Attachment 3 contains a description of the
format of the legislative draft document and the information provided in the comment boxes below
each edited policy or program.
2.0 COMMISSION'S PURVIEW
The Planning Commission is responsible for reviewing proposed changes to the General Plan and
for making recommendations to the City Council under Government Code section §65353. The
Planning Commission will review and recommend edits to the TF-LUCE draft of the Land Use and
Circulation Elements for consideration by the City Council in January 2014.
The LUCE update is comprised of both the potential physical changes and the policy changes
endorsed by the City Council which together become the "project description" to be evaluated in the
EIR. Once a draft EIR is available, the update process will result in further refinements to the draft
LUCE as potential impacts and mitigations are considered by the advisory bodies, the Planning
Commission, and the City Council.
The decision before the Planning Commission is not whether to recommend approval of the
changes to the two elements, but rather to make recommendations on any modifications needed
prior to Council review and subsequent evaluation in the EIR.
3.0 PROJECT INFORMATION
Each chapter of the revised draft Land Use Element is briefly described below. Pages included in
the headings refer to the pages in the TF-LUCE legislative draft document. Please note that the
Table of Contents, figures and tables are will be updated and all references will be adjusted once the
Planning Commission review is complete. The Commission should review the legislative draft
document and be prepared to proceed through the document with pauses for discussion for those
policies or programs for which Commissioners wish to make adjustments for Council consideration.
Introduction (Pages 1-10 through 1-32)
The first section of the Land Use Element provides the backdrop of community values and how
GPI/ER 15-12 (Citywide)
Page 5
those values have been demonstrated through public votes, the community -wide surveys, and input
through the update process. This section will continue to be modified to reflect activities that
contribute to the policy direction in the draft elements as the update process proceeds. This chapter
also includes the Land Use Element goals. The legislative draft submitted with this staff report does
not yet reflect any edits the TF-LUCE may make to this section. Staff will provide the TF-LUCE's
recommendations on the Introduction prior to the hearing on December 12th.
The notable change recommended for this chapter is the addition of an explanation of the Land Use
Diagram (Land Use Element Map) and a matrix that contains descriptions of each land use
designation and guidance regarding their respective purpose, application, and density/intensity
parameters. In the existing Land Use Element, the language associated with the land use
designation descriptions is scattered throughout the various chapters. The proposed update
standardizes and consolidates the presentation of this information into a matrix at the front of the
document.
One Task Force "parking lot" item still to be discussed is how to address the areas outside of the
City limits and Urban Reserve Line. Staff will provide an update to the Commission prior to the
hearing.
Growth Management Policies (Pages 1-33 through 1-49)
This chapter of the Land Use Element provides direction regarding the City's desire to manage
growth and to protect land surrounding the City from urban development. Strong policies to
maintain agriculture and open space in the City's greenbelt are located in this chapter as well as
policies that address potential growth impacts from educational and government facilities located
near to, but outside of the city boundaries. Also located in this chapter are the City's annexation
policies and guidance regarding the responsibility of new development to bear its fair share of the
cost of required infrastructure.
The Task Force recommended one substantive change in this chapter — the elimination of Policy 1.4
Jobs -Housing Relationship. After discussion about how this policy was monitored and
implemented by the City, Task Force members unanimously determined that the Land Use Element
designations and policies should identify the balance of residential to non-residential development.
Conservation and Development of Residential Neighborhoods (Pages 1-50 through 1-67)
The purpose of this chapter is to provide policies and programs to protect and enhance the City's
neighborhoods. The topics of this chapter include descriptions of neighborhood character; uses that
can be compatible in residential neighborhoods; transitions between residential and non-residential
uses; connectivity between neighborhoods and to amenities and services; protection from cut -
through traffic; student housing; and housing in the Downtown. Revisions have been included to
provide additional guidance to describe compatible development; and neighborhood amenities.
Commercial and Industrial Development (Pages 1-68 through 1-83)
This chapter contains policies that describe locational direction for different types of non-residential
uses. The Task Force developed four new programs to support design guidelines for transitions
GPI/ER 15-12 (Citywide)
Page 6
between residential and non-residential uses; to prompt review of zoning regulations; and to
implement economic development programs.
Downtown (Pages 1-84 through 1-94)
The Downtown chapter contains policies and programs that recognize the Downtown Core as the
community's most densely developed urban center that is the focus of social, cultural,
entertainment, and political activity. The policies in this chapter focus on the desire to maintain an
active commercial and pedestrian environment in the Downtown Core, encouraging new residential
development, and protecting existing residential uses. The Task Force added several policies and
programs to encourage a healthy mix of street level businesses, and to ensure that Downtown is a
safe and pleasant place to be at all hours of the day. As part of the nightlife safety assessment, the
Task Force is recommending development of criteria by which to evaluate new requests for
establishments selling alcohol.
The nightlife safety information provided to the Task Force resulted in addition of several programs
related to safety Downtown as well as overall community safety (Crime Prevention through
Environmental Design). For purposes of Planning Commission review, these additional programs
are found in the Downtown chapter but may be more appropriately located elsewhere in the Land
Use Element, such as in the new Healthy Community chapter (which could be renamed to "Healthy
and Safe Community").
Public and Cultural Facilities (Pages 1-95 through 1-100)
The purpose of this chapter is to provide policy direction regarding co -location of public or service
uses and to continue to encourage the collaboration of the City with its public partners to help meet
the arts, government, and cultural needs of the community.
Resource Protection (Pages 1-101 through 1-116)
This chapter supports the Conservation and Open Space Element by providing land use direction for
resource areas. These policies provide guidance for hillside development; protection of sensitive
habitats or unique resources; identification and protection for creeks and wetland areas; and
direction for areas to protect in open space. A notable change proposed in this chapter is to remove
the designation of "Interim Open Space" and to include those designated areas having sensitive site
design issues as part of the Special Focus Areas chapter.
Airport Area (Pages 1-117 through 1-122)
The existing chapter addressing the Airport Area focused on the need to develop a specific plan for
the area. Since 1994, the City adopted, and is currently updating, the Airport Area Specific Plan
(AASP). Proposed changes to existing policy and program language reflect this distinction. New
policies have been recommended to address the compatibility report prepared by the City's
consultant, Johnson Aviation, and to reflect the larger area of the city that is subject to airport
influence. Edits reflect the desire to address appropriate noise and safety constraints associated with
existing and future airport operations.
GPI/ER 15-12 (Citywide)
Page 7
The Task Force recommended edits to existing policies and programs which are shown in the
legislative draft. The proposed new policies have been shown in "highlight" to indicate that the
Task Force opted not to act on the new policies and program. The Task Force adopted a motion to
state support for Council's efforts to have "fact -based consideration of airport noise and safety
zones" and offered that the City Council should "consider the draft airport policies and any potential
legal ramifications". The Planning Commission should consider the Task Force action and provide
input.
Special Focus Areas (Pages 1-123 through 1-142)
This renamed chapter focuses on those areas of the community that have been identified for
physical change or for which particular policy direction is needed. The chapter identifies two
primary types of focus areas: those for which a Specific Plan is required (Dalidio, Madonna on Los
Osos Valley Road, and Avila Ranch); and other areas for which particular policy guidance is
needed but for which development potential or development concerns are not so complex as to
require specific plan. Existing design areas for which planning has been completed have been
deleted, and language to address new areas (including previously identified Interim Open Space
areas) has been added. The Task Force has one "parking lot" item still under discussion regarding
policy direction and development and annexation parameters for the property behind the Madonna
Inn (currently designated as Interim Open Space). Staff will provide an agenda correspondence to
update the Commission with the outcome of the Task Force discussion prior to the Commission
hearing.
Sustainability (Pages 1-143 through 1-145)
This is a new chapter to address Strategic Growth Council grant objectives and to reference
applicable policies from the City's adopted Climate Action Plan.
Healthy Community (Page 1-146)
This is a new chapter to address Strategic Growth Council grant objectives and to reflect a Council -
identified desire to address health policies as part of the LUCE update.
Review and Amendment (Page 1-147)
There are only minor grammatical edits to the direction in this chapter which addresses how often
the City should review and update its general plan and reflects what is contained in the annual
report to the City Council.
Implementation (Pages 1-148 through 1-150)
This chapter includes references to the many ways the City implements the General Plan: through
Zoning and Subdivision regulations, Guidelines, ordinances, and through financing of capital
improvements. The edits proposed in this section are meant to update the chapter to refer to historic
preservation implementation that was not in place when the Land Use Element was updated in 1994
and to reconfirm the City's commitment to public planning.
GPI/ER 15-12 (Citywide)
Page 8
4.0 PROJECT ANALYSIS
The Commission should review the TF-LUCE draft of the Land Use Element along with updates
provided by staff prior to the hearing and provide input and direction as appropriate. Staff will
forward the Planning Commission's recommendation for consideration by the City Council in
January 2014.
4.1 Environmental Review
The LUCE update will be accompanied by an environmental impact report (EIR). No initial study
was prepared. The Notice of Preparation was released on December 6, 2013 and comments on the
EIR scope were gathered at the community workshop held on December 7, 2013. The formal EIR
scoping meeting will be held at the Planning Commission meeting of January 8, 2014.
5.0 OTHER DEPARTMENT COMMENTS
Public Works staff has been directly involved in Task Force meetings and assisting in the update of
the Circulation Element. All departments have contributed to the background reports and the
review of update scope and information.
6.0 ALTERNATIVES
Continue the project with direction to staff on pertinent issues.
7.0 ATTACHMENTS
1. Mayor Marx memo to Council, item B-1, January 17, 2012
2. Minutes from January 17, 2012 Council meeting
3. Legislative Changes — how to read
4. TF-LUCE draft of the Land Use Element
5. Resolution
Attachment 1
To: San Luis Obispo City Council
From: Jan Marx, Mayor
Re: Item B-1 (LUCE Update)
Date: January 17, 2012
The following are my thoughts regarding the LUCE Task Force and process. Council has
repeatedly stated that the process is to be resident -centered. Making it so, starting
tonight, will allow the LUCE Update to be truly owned and affirmed by residents. It also
will allow the process to proceed in an orderly, timely manner.
A. Land Use and Circulation Elements Update Task Force
1. It should be called the Land Use and Circulation Elements (LUCE) Task Force.
(Using a different title is confusing).
2. The Task Force should consist of residents of the City of San Luis Obispo in all
categories. If a given stakeholder group does not have any city residents willing to serve,
then it can just submit comments and testify.
3. Members should also be volunteers, not paid advocates. Selection should reflect
geographical distribution of residents, living throughout the city.
4. All residents should receive information about how to participate at the very
beginning of the process, possibly as a hand out in the utility bills.
5. Selection of members should not be delegated to organizations, but should be
done by council. Council should take open applications, like the advisory body
applications, including resumes.
6. It should have equal representation from the environment, neighborhood and
business communities. It should be chaired by a Planning Commissioner.
7. There is no reason to limit membership to 13. The City Manager's Economic
Sustainability group had nearly 30 people on it and worked well. Other cities have
varying numbers of participants.
8. In any category, overlapping experience --such as in land use and planning, the
law, advisory groups, local history, real estate, social services, education, the economy,
technology, natural resources, conservation, healthy communities, agriculture,
transportation, recreation, the arts or non-profit organizations and other relevant
expertise —should be considered a "plus" in selection of members. It is not needed to
have a person representing Cal Poly (a state agency), or any other state agency on the
Task Force, but a resident who works at a state agency could have special insight which
could be useful.
9. Subcommittees of like expertise could caucus and do outreach at their discretion,
and then present comments to whole task force.
10. The task force should proceed by vote (recorders) not by forced consensus, with
minority reports possible, if need be. Conflicting points of view from various interest
groups need to be surfaced, not buried, so that Council has comprehensive information
before it when making the final decisions.
B. Land Use and Circulation Elements Update Process.
1. This is a focused update. We do not need to fix what is not broken. The update
needs to address actual problems. Many of the factors making our city the happiest in
North America are incorporated in our present LUE. It serves our city well by protecting
our quality of life and fiscal sustainability.
2. The process should begin with workshops in the neighborhoods, occurring during
the same time that the new questionnaire is in the hands of residents. It should be in
writing and should be based on the 1988 questionnaire, with additional updated questions
if need be. Workshops and questionnaires input should take place before the LUCE
Taskforce is formed or meets.
3. Council members should read the elements and give input to staff regarding what
does and does not need changing. Staff should identify what language it thinks needs to
be updated, with documentation of said need.
4. Review of the Elements should be recognizably based on the present document,
keeping the same numbering whenever possible. It should proceed in an orderly, section
by section, line by line, basis, so that everyone is given adequate notice of exactly what
language will be considered and when. Everyone needs to know at every stage exactly
what language is being proposed for deletion (strike out), or addition (underlined), and by
whom.
5. Once the decisions about any proposed language changes in a given section are
made by Council, there should be no going back and reconsidering said changes.
6. Definitions of terms should be consistent with the present LUCE and any
proposed changes should be treaters as any other proposed language changes in public
hearings.
Attachment 2
MINUTES
MEETING OF THE CITY COUNCIL
CITY OF SAN LUIS OBISPO
TUESDAY, JANUARY 17, 2012
990 PALM STREET
SAN LUIS OBISPO, CALIFORNIA
5:00 P.M. — SPECIAL MEETING — COUNCIL CHAMBER
ROLL CALL:
Council Members
Present: Council Members John Ashbaugh, Andrew Carter and Kathy Smith, Vice
Mayor Dan Carpenter, and Mayor Jan Marx
City Staff
Present: Katie Lichtig, City Manager, Christine Dietrick, City Attorney, Michael
Codron, Assistant City Manager, and Elaina Cano, City Clerk, were
present at Roll Call. Other staff members presented reports or responded
to questions as indicated in the minutes.
BUSINESS ITEM
B1. GENERAL PLAN TASK FORCE FOR LAND USE AND CIRCULATION
ELEMENTS UPDATE PROCESS.
Community Development Director Johnson introduced this item, following which De put
Communi Development Director Mur presented the agenda report and responded to
Council questions,
Public Comments
Allan Cooper, San Luis Obispo Save Our Downtown, requested that Save Our Downtown
be represented on the General Plan Task Force and perhaps have an alternate.
Sharon Whitney, San Luis Obispo League of Women Voters, requested that the League
of Women Voters be represented on the General Plan Task Force.
Dan Rivoire, San Luis Obispo Bicycle Coalition, spoke in support of staffs
recommendation and submitted a written statement to Council, which is on file with the
original agenda packet.
Michael Boswell., San Luis Obispo, spoke in support of staffs recommendation and about
his concerns regarding the membership of the General Plan Task Force.
City Council Meeting Page 2
Tuesday, January 17, 2012
Jerry Bunin, Government Affairs Director, Homebuilders Association, spoke in support of
staffs recommendation and suggested that the General Plan Task Force not be restricted
to City residents.
Eric Meyer, San Luis Obispo suggested that there needs to be a balanced membership
on the General Plan Task Force.
Brett Cross, RQN San Luis Obispo, stated the importance of having only City residents
on the General Plan Task Force,
Linda Groover Save Our Downtown concurred with Allan Cooper's comments.
—end of public comments ---
Council discussion ensued during which they referred to and discussed Mayor Marx's
memo, which is an Attachment to the minutes, the selection process, and membership.
By consensus, the majority of Council agreed with all of Mayor Marx's suggestions
listed in her memo, with the exception of "A. Land Use and Circulation Elements Update
Task Force" #6; "B. Land Use and Circulation Elements Update Process" #5; allow the
Planning Commission to appoint a representative from the Commission.
ACTION: Moved by Ashbaugh/Carter to adopt Resolution No. 10324 (2012 Series) as
amended to create a Task Force for the Land Use and Circulation Element and define
its term and responsibilities; motion carried 5:0.
The Special Meeting adiourned to a Closed Session at 6:35 p.m.
CLOSED SESSION IMMEDIATELY FOLLOWING THE 5:00 P.M. SPECIAL MEETING
— COUNCIL HEARING ROOM
The Closed meeting commenced at 6:37 p.m. All Council Members were present,
ANNOUNCEMENT OF CLOSED SESSION TOPIC
City Attorney Dietrick announced the following Closed Session topic.
CONFERENCE WITH LEGAL COUNSEL — Existing Litigation
Pursuant to Government Code § 54956.9 (a)
(5) Abducted, Kidnapped, Abused Neglected, Endangered Afrikan Amerikan Rodgers'
Children of Tender Ages in Crisis, Otis Lee Rodgers v. City of San Luis Obispo; Kerri
Rosenblum, Communications & Records Manager
San Luis Obispo Superior Court Case No. CV110603
ATTACHMENT
LUCE Policy Update
REVIEW GUIDE
EXAMPLE OF A POLICY MARK-UP
2.1.2 Neighborhood Groups
The City should shall encourage and support the formation and continuation of neighborhood planning
groups composed of neighborhood residents.
Policy.2.1.2 12 Style I ❑ Clarity I ❑ Currency 10 Relocate ❑ Complete ❑ Relevance ❑ Resources
Language edited to standardize writing style for policies. No change in policy direction.
HOW TO READ MARK-UPs TO POLICIES AND PROGRAMS
Changes to existing text (policies, programs, etc.)
Proposed changes are shown in a strikethrough format for deletions (s#iket#rough) and underlined for
additions (additions).
HOW TO READ TRACKING TABLE BELOW POLICIES AND PROGRAMS
Below each policy and program, a table comprised of two rows has been included. This table is designed
to give the reviewer some insight on the type of change and reason for the change being proposed.
These tables are intended to assist the initial review, and will be removed from the public review draft.
ROW 1
Box 1. If an existing goal, policy or program, note the policy or program number in the existing General Plan.
If a new goal, policy, or program is recommended, insert the word "NEW" in the box. For new items,
no checkboxes should be completed.
Style. To provide for a consistent writing style within the element, the item has been edited for style. This
change is not intended to modify the original intent. For example, adding "The City shall..." at the
beginning of a policy or program.
Clarity. The item has been edited to more clearly define its intent or application. While this change does not
modify the original intent, it does clarify the item to make it more understandable or to promote better
implementation.
Currency. The item has been updated to reflect current conditions or to better align direction with community
issues or objectives.
Relocate. This item is proposed to be relocated in order to: 1) change the level (i.e., goal, policy, program) of the
item to better reflect its purpose (e.g., moving a policy to the program section), 2) better group the item
within its element with other similar content, or 3) move the item to another element within the General
Plan. Row 2 will describe where and why the item is proposed to be located.
Complete. The item has already been completed, and therefore can be removed from the General Plan. This
typically applies to completed implementation programs. Used when items are recommended for
deletion.
Page 1
ATTACHMENT 3
Relevance. The item is no longer relevant to the community due to changing conditions, new community issues
and objectives, or changing opportunities. Used when items are recommended for deletion. Row 2
will describe why the item is no longer relevant.
Resources. This item is considered infeasible due to financial or staffing constraints. Used when items are
recommended for revision or deletion. Row 2 will describe why the item is considered infeasible.
ROW 2
This row provides a place for commentary explaining the change being proposed. Simple edits (Style,
Clarity) may not need explanation if the change is clear (changing "should" to "shall', etc.). More
detailed changes, significant modifications, new additions, and items marked as Relocate, Complete,
Relevance, and Resources need explanation.
For new items, genesis of policy recommendation will be described and referenced in this area (i.e.
new policy added to address Complete Streets legislation; or policy implements a preference
expressed in COMMUNITY SURVEY).
COMMENT BOXES
Boxes with a light orange background, like the one below, are used in the revised Land Use and Circulation Elements
to provide information to the reviewer and will be removed from the final document.
NOTE TO REVIEWER:
This version focuses on updates to the policy and program components of
the Land Use Element. The Introduction and Community Goals will be
edited as appropriate based on the changes approved for the policies and
v programs.
Maps and illustrations have also not been updated at this time, and will be
updated to reflect the agreed upon policy and program changes.
Page 2
94 City of Land Use
sdn LUIS OBISPo
CHAPTER 1
LAND USE
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,rm. x:&NERA!- PI -AN
CHAPTER 1 - LAND USE
TABLE OF CONTENTS
INTRODUCTION..........................................................................................................10
History...........................................................................................................................11
PublicParticipation.......................................................................................................13
Background to the 1994 Land Use Element.................................................................13
CommunityValues........................................................................................................14
Preamble To The Land Use Element...........................................................................16
San Luis Obispo's Vision..............................................................................................16
Community's Goals.......................................................................................................17
...................................................................................................... GR0,1NTH MANAGEMENT
..............................................................................................................................................
34
1.0 Overall Intent.......................................................................................................34
1.0.1 Growth Management Objectives FY'
34
1.0.2 Development Capacity and Services'...................................................34
1.1 Urban Separation................................................................................................34
1.2 Urban Reserve Line............................................................................................35
1.3 Urban Edges Character......................................................................................
35
1.4 Jobs/Housing Relationship ...................................Error! Bookmark not defined.
1.5 Regional Planning...............................................................................................35
1.6 City Size and Expansion.....................................................................................35
1.6.1 Urban Reserve...........................................................................................
35
1.6.2 Expansion Areas........................................................................................
36
1.6.3 Interim Uses...............................................................................................36
1.7 Greenbelt............................................................................................................36
1.7.1 Open Space Protection `.......................................................................36
1.7.2 Greenbelt Uses..........................................................................................
36
1.7.3 Commercial Uses in Greenbelt..................................................................36
1.7.4 Parcel Sizes and Density...........................................................................37
1.7.5 Building Design and Siting.........................................................................37
1.7.6 Wildlife Habitat`.,-`.....................................................................................37
1.7.7 Trees..........................................................................................................
37
1.8 Prime Agricultural Land......................................................................................38
1.8.1 Agricultural Protection r'..........................................................................38
1.8.2 Prime Agricultural Land '.......................................................................38
1.9 Residential Clustering for Open Space Protection .............................................
38
1.9.1 Parcel Sizes fir, °.........................................................................................
38
1.9.2 Means of Protection..,.............................................................................39
1.9.3 Public Access.............................................................................................39
1.9.4 Design Standards.......................................................................................39
1.10 Growth Rates & Phasing................................................................................40
1.10.1 Overall Intent..............................................................................................
40
1.10.2 Residential Growth Rate............................................................................40
1.10.3 Nonresidential Growth Rate.........................................`..............................41
1.11 Educational and Governmental Facilities Near the City.................................42
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Land Use
1.11.1
Overall Policy.............................................................................................42
1.11.2
Cal Poly......................................................................................................42
1.11.3
California Men's Colony.............................................................................42
1.11.4
Cuesta Community College.......................................................................42
1.12
Annexation and Services................................................................................43
1.12.1
Water and Sewer Service..........................................................................
43
1.12.2
Annexation Purpose and Timing................................................................43
1.12.3
Annexation of Cal Poly...............................................................................43
1.12.4
Annexation in Airport Area.........................................................................43
1.12.5
Required Plans...........................................................................................44
1.12.6
Development and Services........................................................................45
1.12.7
Open Space...............................................................................................45
1.13
Costs of Growth..............................................................................................46
1.14
Solid Waste Capacity.....................................................................................46
1.15
Countywide Planning......................................................................................47
1.15.1
County "RMS.. ............................................................................................47
1.15.2
Regular Coordination Meetings.................................................................47
1.15.3
Plans Summary ..........................................................................................47
1.15.4
Project Review...........................................................................................
47
1.15.5
Regional Growth Management..................................................................48
1.15.6
Consistent Plans........................................................................................48
1.15.7
City -County Agreement..............................................................................48
1.15.8
Refined Planning Area Map.......................................................................49
1.15.9
Maintain Development Fee Program.........................................................49
............ CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS
.............................................................................................................................................
50
2.0.................................................................................................................................
50
2.1 Neighborhood Protection and Enhancement......................................................50
2.1.1
Neighborhood Identity................................................................................50
2.1.2
Neighborhood Groups................................................................................50
2.1.3
Neighborhood Traffic..................................................................................50
2.1.4
Neighborhood ConnectionsI kS..................................................................51
2.1.5
Neighborhood Open Links.........................................................................
51
2.1.6
Neighborhood Amenities ` S.....................................................................51
2.1.7
Neighborhood Enhancement ................................................................
52
2.2 Residential Location, Uses, and Design .............................................................52
'7�
2.2.1
Mixed Uses and Convenience .............................................................52
2.2.2
Separation and Buffering...........................................................................52
2.2.3
Residential Next to Non-residential............................................................53
2.2.4
Street Access.............................................................................................
53
2.25
Neighborhood Pattern................................................................................
53
`
2.2.6
Housing and Businesses .....................................................................53
2.2.7
Natural Features �..................................................................................54
2.2.8
Parking.......................................................................................................
54
2.2.9
Compatible Development ` y'....................................................................54
2.2.10
Site Constraints..........................................................................................55
2.2.11
Residential Project Objectives...................................................................55
2.2.12
Residential Rehabilitation and Maintenance W ........Error! Bookmark not
defined.
2.3 Residential Density.............................................................................................58
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2.3.1 Density Categories.....................................................................................
58
2.3.2 Density Bonuses w...................................................................................59
2.3.3 Density and Site Constraints......................................................................59
2.4 Residential Land Protection................................................................................61
2.4.1 Boundary Adjustments...............................................................................61
2.4.2 Density Changes........................................................................................61
2.4.3 Residential Conversion..............................................................................62
2.5 Student and Campus Housing............................................................................62
2.5.1 Cal Poly......................................................................................................62
2.5.2 Cuesta College...........................................................................................62
2.5.3 Amenities....................................................................................................63
2.5.4 Location......................................................................................................63
2.5.5 Fraternities & Sororities..............................................................................63
2.5.6 Large Group Housing.................................................................................63
2.6 Reduced Automobile Dependence in Downtown •-:.........................................64
2.7 Updating & Enforcing Standards........................................................................65
2.7.1 Enforcing Standards...................................................................................65
2.7.2 Property Maintenance Standards..............................................................65
2.8 Multifamily Preferences & Standards..................................................................65
2.8.1 Preferences................................................................................................
65
2.8.2 Multifamily Open Space and Storage Standards.......................................65
2.9 Downtown Residential Development..................................................................65
2.10 Neighborhood Plans.......................................................................................66
..................................................................COMMERCIAL & INDUSTRIAL DEVELOPMENT
..............................................................................................................................................
68
3.0 Commercial Siting...............................................................................................68
3.0.1 Slope..........................................................................................................68
3.0.2 Access........................................................................................................68
3.0.3 Residential Area.........................................................................................68
3.1 General Retail.....................................................................................................68
3.1.1 Purpose and Included Uses.......................................................................68
3.1.2 Locations for Regional Attractions.............................................................68
3.1.3 Specialty Store Locations...........................................................................69
3.1.4 Building Intensity........................................................................................69
3.2 Neighborhood Commercial...................................Error! Bookmark not defined.
3.2.1 Purpose and Included Uses.......................................................................70
.1 �.
`�
3.2.2
New or Expanded Areas of Neighborhood Commercial Use '.,. ..............70
3.2.3
Expanding Existing Neighborhood Commercial Areas..............................71
3.2.4
Stores in Residential Areas f'..................................................................71
3.3 Community Commercial.....................................................................................71
3.3.1
Office Uses.................................................................................................72
3.4 Office...................................................................................................................72
3.4.1
Office Locations .................... ............... ......................................................72
3.4.2
Offices Outside Designated Areas.............................................................73
3.5 Tourist Commercial Uses...................................................................................74
3.5.1
Basis for Tourism.......................................................................................74
3.5.2
Locations....................................................................................................
74
3.5.3
Appropriate Uses.......................................................................................74
3.6 Services and Manufacturing...............................................................................75
3.6.1
General Retail and Neighborhood Commercial Uses................................76
3.6.2
Access........................................................................................................76
3.6.3
Utility Service.............................................................................................77
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3.6.4 Vehicle Sales.............................................................................................77
3.6.5 Building Intensity........................................................................................79
3.7 Overall.................................................................................................................79
3.7.1 Dependent Care.........................................................................................79
3.7.2 Convenience Facilities...............................................................................
79
3.7.3 Commercial Revitalization.........................................................................79
3.8 Programs............................................................................................................81
3.8.1 Zoning Regulations....................................................................................
81
3.8.2 Planned Development Zoning....................................................................81
3.8.3 Neighborhood Uses.............................................................................81
3.8.4 Dependent Care.........................................................................................81
3.8.5 Neighborhood Centers...............................................................................82
3.8.6 Auto Sales Relocation................................................................................82
3.8.7 Noise Control.............................................................................................82
3.8.8 Madonna Road Center...............................................................................82
3.8.9 Tourism......................................................................................................83
...........................................................................................................................DOWNTOWN
.............................................................................................................................................
84
4.0 Downtown Residential........................................................................................84
4.0.1 Existing and New Dwellings
84
4.0.2 Dwellings and Offices.................................................................................87
4.1 Entertainment and Cultural Facilities..................................................................87
4.2 Public Gatherings...............................................................................................87
u�
4.3 Walking Environment ...................................................................................
87
4.4 Public Safety.......................................................................................................88
4.5 Open Places and Views......................................................................................88
4.6 Traffic in Residential Areas.................................................................................89
4.7 Street Changes...................................................................................................89
4.8 Parking ................ ..........................................................................................89
4.9 San Luis Obispo Creek ' .,:'................................................................................
89
4.10 Building Conservation and Compatibility........................................................89
4.11 New Buildings and Views...............................................................................
90
4.12 Noise..............................................................................................................90
4.13 Sense of Place...............................................................................................90
4.14 Design Principles............................................................................................90
4.14.1 Street Level Activities.................................................................................90
4.14.2 Upper Floor Dwellings................................................................................91
4.14.3 Continuous Storefront................................................................................91
4.14.4 Building Height...........................................................................................91
4.14.5 Building Width............................................................................................92
4.14.6 Sidewalk Appeal.........................................................................................92
4.15 Government Offices.......................................................................................92
4.16 Commercial Buildings Outside the Core........................................................92
4.17 Updating Downtown Concept Plan.................................................................93
4.18 Implementing the Downtown Concept Plan...................................................93
4.19 Visual Resource Study...................................................................................93
4.20 Expansion of Downtown Plaza.......................................................................93
...................................................................................... PUBLIC a CULTURAL FACILITIES
.............................................................................................................................................
96
5.0 Introduction.........................................................................................................96
5.1 Public Facilities....................................................................................................96
5.1.1 Grouping for Convenience.........................................................................96
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5.1.2 Joint Projects..............................................................................................96
5.1.3 Civic Center................................................................................................96
°_
5.1.4 Health Care ............................................................................................98
5.1.5 Social Services...........................................................................................98
5.1.6 Other Government Functions.....................................................................99
5.2 Cultural Facilities...............................................................................................100
5.2.1 Cooperation..............................................................................................100
5.2.2 Mission Plaza Area..................................................................................100
5.3 City and County Offices Downtown..................................................................101
5.4 Community Arts Support .......................................Error!
Bookmark not defined.
5.5 Land Acquisition................................................................................................101
5.6 Facility Reuse...................................................................................................101
5.7 Public Art ...........................................................................................................100
.....................................................................................................RESOURCE
PROTECTION
............................................................................................................................................102
6.0 Overall Resource Protection.............................................................................102
6.0.1 Resource Planning...................................................................................102
6.0.2 Resource Mapping...................................................................................102
6.0.3 Resource Protection'..........................................................................103
6.1 Open Space Policies........................................................................................103
6.1.1 Open Space Uses'..............................................................................104
6.2 Hillside Policies.................................................................................................104
6.2.1 Development Limits...........................................................................106
6.2.2 Development Standards...........................................................................106
r'
`°
6.2.3 Parcels Crossing the Limit Lines .......................................................108
6.2.4 Development Credit Transfer...................................................................108
6.2.5 Homesites Outside the Limit Lines..........................................................108
6.2.6 Hillside Planning Areas............................................................................109
6.3 Hillside Programs..............................................................................................112
6.3.1 Designating Sensitive Sites......................................................................112
6.3.2 Delineation of Development Limit Lines
...................................................113
6.4 Creeks Wetlands, and Flooding Policies..........................................................113
6.4.1 Creek and Wetlands Management Objectives ''..................................115
`w.'
6.4.2 Citywide Network ...............................................................................115
6.4.3 Amenities and Access..............................................................................115
6.4.4 Open Channels........................................................................................115
6.4.5 Porous Paving .......................................Error!
Bookmark not defined.
6.4.6 Development Requirements.....................................................................116
6.4.7 Discharge of Urban Pollutants.................................................................116
6.4.8 100-year Floodplain .....................................Error!
Bookmark not defined.
6.4.9 Erosion Control Measures........................................................................116
6.4.10 Bird Attraction ...............................................Error!
Bookmark not defined.
6.5 Creeks and Flooding Programs........................................................................116
6.5.1 Previously Developed Areas `.............................................................116
6.5.2 National Flood Program...........................................................................117
6.5.3 Creekside Care and Notification..............................................................117
......................................................................................................................
AIRPORT AREA
............................................................................................................................................118
7.0..................................................................................................:............................118
7.1 Regional Service...............................................................................................118
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7.2 Airport Land Use Plan.......................................................................................118
7.3 City Annexation and Services...........................................................................119
r�
7.4 Greenbelt Protection ..................................................................................120
7.5 Internal Open Space.........................................................................................120
7.6 Development Before Annexation......................................................................122
7.7 Transit Service..................................................................................................122
7.8 Business Parks.................................................................................................122
7.9 Airline Service and Impacts..............................................................................124
................................................................................................SPECIAL PLANNING AREAS
...........................................................................................................................................126
8.0 Special Use Areas............................................................................................129
8.1 Specific Plan Areas...........................................................................................129
8.1.1 Specific Plan / General Plan Amendment................................................129
8.1.2 Specific Plan Content...............................................................................130
8.1.3 SP-1, Margarita Area Specific Plan Update.............................................132
8.1.4 SP-2, Dalidio Specific Plan Area..............................................................133
8.1.5 SP-3, Madonna on LOVR Specific Plan Area..........................................135
8.1.6 SP-4, Avila Ranch Specific Plan Area.....................................................136
8.2 Special Design Areas.......................................................................................138
8.2.1 Foothill Boulevard / Santa Rosa Area......................................................138
8.2.2 Upper Monterey.......................................................................................139
8.2.3 Mid-Higuera Area.....................................................................................140
8.2.4 Caltrans Site.............................................................................................140
8.2.5 General Hospital Site...............................................................................140
8.2.6 Broad Street Area....................................................................................141
8.2.7 Madonna Inn Area....................................................................................141
8.2.8 Sunset Drive-in Theater Area..................................................................142
8.2.9 Pacific Beach Site....................................................................................142
8.2.10 Calle Joaquin Auto Sales Area................................................................143
8.2.11 LOVR Creekside Area..............................................................................143
8.2.12 Broad Street at Tank Farm Road Site......................................................143
................................................................................................................... SUSTAINABILITY
...........................................................................................................................................147
9.0 Introduction.......................................................................................................147
9.1 Regional Coordination y:'................................................................................147
�T
9.2 Sustainability Strategy 4-................................................................................147
9.3 Community Greenhouse Gas Reductions ......Error! Bookmark not defined.
9.4 Municipal Greenhouse Gas Reductions T '.........Error! Bookmark not defined.
'
9.5 Climate Action Plan....................................................................................147
9.6 Urban Heat Effects
147
9.7 Natural Areas and Green Space `................................................................147
9.8 Sustainable Design....................................................................................148
9.9 Sustainable Infrastructure.................................................................................149
..............................................................................................................SAFETY BY DESIGN
.................................................................................. ERROR! BOOKMARK NOT DEFINED.
10.0 Controls on Alcohol Concentration in the City..Error! Bookmark not defined.
10.0.1 Formal Public Convenience or Necessity Process..... Error! Bookmark
not
defined.
10.0.2 Policy............................................................Error! Bookmark not defined.
10.0.3 Downtown Area............................................Error! Bookmark not defined.
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10.0.4
Outside the Downtown Area ........................Error! Bookmark not defined.
10.1
Crime Prevention through Environmental Design ...........Error! Bookmark
not
defined.
......................................................................................................... HEALTHY COMMUNITY
............................................................................................................................................150
11.0
Neighborhood Access............................................................................150
11.1
Local Food Systems _;'"...............................................................................150
11.2
Provide for Community Gardens ffi-°............................................................150
11.3
Encouraging Walkability.........................................................................150
....................................................................................................... REVIEW & AMENDMENT
............................................................................................................................................151
12.0.............................................................................................................................151
12.1
Comprehensive Reviews..............................................................................151
12.2
Amendment Proposals.................................................................................151
12.3
Annual Report...............................................................................................151
.................................................................................................................
IMPLEMENTATION
............................................................................................................................................152
13.0
Introduction...................................................................................................152
13.1
Zoning Regulations.......................................................................................152
13.2
Subdivision Regulations...............................................................................152
13.3
Community Design Guidelines.....................................................................152
13.4
Historic Preservation Ordinance, Guidelines, and Context Statement ........152
13.5
Grading Regulations.....................................................................................153
13.6
Budgets........................................................................................................153
13.7
Property Management..................................................................................153
13.8
Development Plans, Area Plans, and Specific Plans...................................153
13.9
Environmental Review..................................................................................154
13.10
Communication.............................................................................................154
LIST OF FIGURES
Figure 1.
San Luis Obispo Planning Area.................................................................12
Figure 2.
Urban Reserve and Principal Expansion Areas.........................................20
Figure 3.
Vehicle Sales Area at Auto Park Way ........................................................
78
Figure 4.
Downtown Planning Area and Core...........................................................86
Figure 5.
Public and Cultural Facilities......................................................................
97
Figure 6.
Hillside Planning Areas............................................................................107
Figure 7.
Creeks and Floodplains...........................................................................114
Figure8.
Airport Area..............................................................................................121
Figure 9.
Optional Use and Special Design Areas..................................................127
LIST OF TABLES
Table 1. General Plan Land Use Designations and Development Standards within
the LUCE Planning Sub-area..................................................................... 23
Table 2. General Plan Land Use Designations and Development Standards Outside
the LUCE Planning Sub-area..................................................................... 31
Table 3. Residential Clustering for Open Space Protection Error! Bookmark not defined.
Table 4. : One Percent City Population Growth Projection.....................................40
Table 5. Residential Population Assumptions..........................................................59
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THE GEPIERAL PLAN
LAND USE ELEMENT
NOTE TO REVIEWER:
This version focuses on updates to the policy and program components of
the Land Use Element. The Introduction and Community Goals will be
O updated as appropriate based on the changes approved for the policies and
programs and will reviewed at a later meeting.
Maps and illustrations have also not been updated at this time, and will be
updated to reflect the agreed upon policy and program changes.
INTRODUCTION
The City's General Plan guides the use and protection of various resources to meet
community purposes. It reflects consensus and compromise among a wide diversity of
citizens' preferences, within a framework set by State law. The General Plan is published in
separately adopted sections, called elements, which address various topics.
The Land Use Element represents a generalized blueprint for the future of the City of San
Luis Obispo. Required by State law, it is the core of the General Plan. Starting with
GORditions at the time of Tthe Land Use Element sets forth a pattern for the
orderly development of land 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.
The City's planning area coincides with the County's San Luis Obispo planning area
(Figure 1), and can be generally described as extending to the ridge of the Santa Lucias
(Cuesta Ridge) on the north and east; the southerly end of the Edna Valley (northern
Arroyo Grande Creek watershed boundary) on the southeast; the ridge of the Davenport
Hills on the southwest; and the ridge of the Irish Hills, Turri Road in the Los Osos Valley,
and Cuesta College in the Chorro Valley on the west. The General Plan also defines a
smaller geographic boundary, referred to as the LUCE Planning Subarea which contains
the urban land uses for the communitv (Figure X).
ether General PlaR element The General Plan consists of eight elements, including the
Land Use Element. These elements have the following key implications for the Land Use
Element.
The Circulation Element recognizes implications of land use Dolicv on all modes
of movement and establishes policies, standards, and implementation measures
that complement the Land Use Element update and address both existing and
potential circulation deficiencies. Updated with the Land Use Element, both
elements emphasize resDective topic areas equally in order to reach the General
Plan vision and goals.
The Housing Element goals, policies, and programs reflect the land use policies as
they relate to residential development. The GiFGUlatie , Element re Gagnizes
GiK;U lati R deficiencie6
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• Noise Element policies provide the appropriate protections needed to allow
development and mixture of compatible uses while protecting existinq residents
and land uses from noise impacts.
The Safety Element identifies hazards that influence the locations and types of
land uses proposed. The Land Use and Safetv Elements share several safetv
tics. The Land Use Element update adds to the Safety Element through the
inclusion of safetv throuah environmental design concepts and a substantial update
to airport safety policies and programs.
development and
—While the Conservation and Open Space Element addresses protection of open
space amenities and resources_.- in detail, the Land Use Element complements this
element in the definition of the Open Space land use designation and the
incorporation of concepts such as clustering and buffering open space areas in
order to enhance their protection. The larger land use alternative sites incorporate
on -site open space in keeping with community desires. The 1 and Ilse BeMent
reGGgRizes these potential n nstraints OR land use nelinv
• The Parks and Recreation 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.
• The Water and Wastewater provides policies and programs to provide 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.
Policies in the Land Use Element and the General Plan Land Use Diagram are
designed to be consistent and complementary with all other General Plan elements.
History
The City's first General Plan, including land use and other elements, was adopted in 1961.
A revised plan was adopted in 1966, following the County's first adoption of a plan for the
San Luis Obispo area in 1965. The City adopted major revisions of its ILand +4Use
eElement in 1972 and in 1977 and 1994. The -c-aePrelcenri6-a-TevTsie^ of the ,o77-
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San Luis Obispo
101,
Avila Beach Shell Beach
Pismo Beach
PACIFIC OCEAN
Figure 1: San Luis Obispo Planning Area
40t � San Luis Obispo
111111111GO sm WIS. otmspo Planning Boundary N
Figure 1. San Luis Obispo Planning Area
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Public Participation
Before adopting or revising any General Plan element, the Planning Commission and the
City Council hold public hearings. The City publishes notices in the local newspaper to let
citizens know about the hearings at least ten days before they are held. Also, the City
prepares environmental documents to help citizens understand the expected
consequences of its planning policies before the hearings are held.
The City intends to re-evaluate this element about every ten years. Parts of it may be
updated more often. There will be annual reports on how the plan has been implemented
and changed. Anyone may suggest or apply for an amendment to the General Plan at any
time, though there are limits on how often it can be amended.
Background to the 1994 Land Use Element
The introduction to the 1977 Land Use Element contained a philosophical discussion of
existing conditions and issues facing the City. The discussion is still valid today. Its premise
is that the City and County, while still relatively rural and apparently capable of providing
room for new residents, face some known and several undefined finite resources which
may constrain growth. Furthermore, the introduction said, public attitudes towards the
desirability of growth had changed since the City's first General Plan; experience with
growth had caused citizens and public officials to question whether growth, even well
planned, produces benefits worth the social, economic and environmental costs and
consequences. On the environmental side, the element stated that key resources known to
have finite limits were water supply and air quality. All the basic resources -- land, water
and air -- can accommodate some additional growth without severe impacts, but eventually
and inevitably growth must stabilize and step, or else exceed resource limitations with
destructive social, economic and environmental ramifications. The purpose of the 1977
element, the Introduction said, was to apply planning methodologies to manage the rate
and extent of growth so that irreversible environmental problems would not get out of hand
before they were recognized.
Concerns about environmental quality continue today, and are the basis for much of the
General Plan. Votes of residents and the public opinion survey of residents done as part of
the General Plan update have strongly reaffirmed the commitment of residents to preserve
and enhance the environmental quality of our community. In the years since 1977
additional issues have become better defined. One, for example, is the maintenance of the
remaining prime farmland in and around the City. The 1977 Element cited this as one of the
primary issues facing planners, but failed to propose a concrete solution. As a result,
irreplaceable agricultural land has been lost. The General Plan now proposes solutions to
the continued irretrievable loss of this world -class natural asset. Another issue that was
less well understood in 1977 is the preservation of important wildlife and native plant
habitats. The General Plan now proposes preservation of such habitats, including planning
based on the identification, mapping and monitoring of the community's existing natural
assets. Thas element is ^^ update ^f }The 1994 update of the 1977 element-,-4 representeds
a fine tuning rather than a new beginning.
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` IIE GENERAL PLAN
Background to the 2014 Land Use Element
Since adopting the Land Use and Circulation Elements in 1994, the City has updated and
amended its General Plan elements multiple times. The City updated its Noise Element in
1996, its Safety Element in 2000 and 2012, its Parks and Recreation Element in 2001, its
Conservation and Open Space Element in 2006, and its Housing Element in 2004 and
2010, and its Water and Wastewater Element in 2010. While the City amended its Land
Use and Circulation Elements in 2010 and 2005, respectively, the 2035 LUCE update is the
most comprehensive General Plan Update since 1994.
The City initiated the LUCE Update in early 2012 with the support of a Sustainable
Communities Planning Grant from the California Strategic Growth Council. The primary
objectives of the Update were to recognize changed conditions in San Luis Obispo,
incorporate sustainable practices and policies, respond to new State planning
requirements, and engage the community in a reaffirmation of the community's vision and
goals for the city's future. The LUCE Update featured a robust community engagement
program, which included a 17-member resident LUCE Task Force, a city-wide community
survey, a series of six well -attended community workshops, open houses, on-line forum, as
well as numerous other outreach efforts.
Community Values
As the 1977 element noted, public attitudes and values are an essential part of what
shapes planning documents. The residents of San Luis Obispo have expressed strong
community values. For the past 29 F Residents have again and again voiced their
desire to preserve environmental assets and control excessive growth. There have been
many public votes on such issues, and all have expressed the same set of community
values:
• In 1972, 70% of city voters rejected by referendum an environmentally -
controversial annexation in the Edna Valley, the Danley Annexation.
• In June 1978, 62% of city voters amended the city Charter by initiative to allow
voters to vote yes or no on annexations.
• In November 1978, when the first Charter -mandated votes on annexations were
held, 58% of voters rejected the Foothills annexation, and 56% the Ferrini
annexation.
• In 1983, 73% of city voters said the city should protect sensitive hillsides and
consider purchasing open space in order to preserve it..
• Also in 1983, 69% of city voters said Port San Luis should not be used for offshore
oil activities.
• In 1985, 71 % of voters chose to amend the San Luis Obispo Charter to require that
land annexed to the city can only be developed in consistency with the General
Plan.
• In 1989, 68% of city voters said growth management regulations should apply to all
development in the city.
• In 1991, 69% of city voters repealed by referendum Council -approved zoning for
the Islay Hill/Arbors Tract.
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` HE GENERAL PLAl`�
• Also in 1991, in the midst of the worst drought in history, 56% of city voters said the
city should not participate in the State Water Project.
In a 1992 referendum, a similar percentage of city voters rescinded Council
approval for joining the State Water Project.
• In 2005, 51.5% of the City voters opposed rezoning for the MarketPlace Project, a
mixed -use development proposed on prime farmland within the City's Urban
Reserve, thereby rescinding previous City development approvals.
As voters, the people of San Luis Obispo have spoken clearly and consistently on
environmental protection and quality of life issues for the past 28 „eaFs. Citizens spoke
equally clearly when polled by the City in 1988 as part of the Land Use Element update.
The 585 poll respondents placed quality of life and environmental issues at the top of their
concerns. Ninety percent of respondents listed the natural environment as their top quality
of life concern. Asked, in an open-ended question, the City's greatest problem, the top
response (42%) was excessive growth. (The next largest response, at 15%, was traffic.)
Asked, also in an open-ended question, the City's greatest strength, 53% of responses
concerned environmental quality and sense of community.
Asked what reductions in quality of life they were willing to accept in return for greater
economic growth, in the following areas a majority said "none":
• air pollution, 83%;
• increased traffic and traffic noise, 67%;
• development on peaks and hillsides, 66%;
• development on farmland and ranch land, 51 %;
• development harmful to creeks, 67%;
• overall pace of life, 51 %.
Asked to pick a growth rate from listed categories, 85% of respondents picked categories
ranging from none (15%) to slower than the state and county (51 %) to no faster than the
county (19%). Despite such consistent and strong expression of community values, there
has been continued, incremental degradation of the natural environment expressly valued
by residents of San Luis Obispo.
In conjunction with 2035 Land Use and Circulation Element Update, the City conducted a
Quality of Life and Future Development Survey in Spring 2012. The survey was designed
specifically to compare current community attitudes with the results of the 1988 survey. The
survey was distributed to 25,000 residents and businesses via utility bill inserts and direct
mail. It was also made available online. The survey was completed by 2,029 people via
return mail and 169 online, for a total of 2,198 respondents — nearly four times the number
of respondents in the 1988 survey.
The results of the 2012 survey largely reaffirmed the community values and opinions
expressed in the 1988 survey, with some notable differences. Respondents to the survey
rated the natural environment and crime as having the greatest impact on quality of life —
echoing the sentiments expressed by respondents in 1988. When asked to identify San
Luis Obispo's greatest problem, respondents' top choices were homelessness (19%), traffic
(10%), lack of lobs (9%). and affordable housing (9%). Downtown parking and congestion
were cited by 8%. This shows the shift from 1988 responses, more than doubling the
percentage of people who cited homelessness issues as the city's greatest problem.
Concerns about traffic actually went down from 1988, though it remains one of the top
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concerns. The survey also shows the shift in the mob market, with concerns about available
jobs more than doubling. When asked about the city's greatest strength, the City's natural
setting took most of the top spots, as it had in the 1988 survey.
When asked which of several listed approaches to determining allowable growth in the city
they supported, respondents continued, but to a lesser degree than earlier, to support
preservation of the natural environment. Sixty-six percent want to keep growth in existing
areas and 60% support avoiding harm to the natural environment — a change from the
1988 survey where over 85% of the respondents sought to keep growth in existing areas
and 79% supported avoiding harm to the natural environment.
Nearly 55% of respondents supported "No Change" in the residential growth rate, with over
14% supporting some increases but none greater than the county or state as a whole. Just
10% supported no growth limits. This question also saw a shift in responses from the 1988
survey. Previously 35% supported "no or very little" increase to the city population, with
39% supporting modest increases and 17% supporting "no growth limits".
The Land Use Element must be understood as emerging from the context of the
community's past experiences and present attitudes. It is a document that charts a future
course of concern with environment, society, economy and quality of life, and responds to
the desires of the City's residents.
Preamble To The Land Use Element
We, the people of San Luis Obispo, hold that we have the right to determine our
community's destiny based on our community's values; that the future livability of our
community will be driven by historical choices made from day to day, and not by inevitable
forces beyond our control; that in an age when the livability of large, urban communities to
our north, south, and east is being destroyed by incrementally accelerating environmental
degradation and the breakdown of civility, we assert our desire to seek a different sort of
future for our community; that, therefore, we direct our elected representatives and civic
employees to preserve our community's natural environment and control excessive growth
detrimental to the long-term sustainability of the community.
San Luis Obispo's Vision
Our vision is of a sustainable community, within a diverse natural and agrarian setting,
which is part of a larger ecosystem upon which its existence depends. San Luis Obispo will
maintain its healthy and attractive natural environment valued by residents, its prosperity,
and its sense of safety and community, within a compact urban form. Our community will
have a comprehensible scale, where people know each other and where their participation
in government is welcome and effective. The general plan outlines basic features of the city
needed to sustain our livelihoods, our natural and historical heritage, and our needs for
interaction and expression. The general plan is a benchmark in the continuing planning
process, reflecting the desires of citizens with different backgrounds to sustain the
community's qualities for themselves and for future generations.
The City should provide a setting for comfortable living, including work and recreation. The
City should live within its resources, preserve the relatively high levels of service,
environmental quality and clean air valued by its residents, and strive to provide additional
resources as needed.
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THE GENERAL PLAN
Community's Goals
Introduction
Goals describe desirable conditions. In this context, they are meant to express the
community's preferences for basic future directions. In the goal statements, "San Luis
Obispo" means the community as a whole, not just the City as a municipal corporation. The
statements also indicate what the City should do and what it should influence others to do.
The goals state San Luis Obispo's basic positions on the extent, rate, composition, and
financing of growth. The following Growth Management section includes policies and
programs which offer more specific guidance on these topics. Later sections, dealing with
parts of the City and with land -use categories, give more detailed direction on preserving
neighborhoods and designing new development.
Approach to Planning
San Luis Obispo should:
1. Choose its future, rather than let it happen. San Luis Obispo
should be proactive in implementing its vision of the future, and
should work with other agencies and institutions to create our
desired mutual future.
Environment
San Luis Obispo should:
2. Protect and enhance the natural environment, including the quality
of air, water, soil, and open space.
3. Protect, sustain, and where it has been degraded, enhance wildlife
habitat on land surrounding the city, at Laguna Lake, along creeks
and other wetlands, and on open hills and ridges within the city, so
that diverse, native plants, fish, and animals can continue to live
within the area.
4. Protect public views of the surrounding hills and mountains.
5. Recognize the importance of farming to the economy of the
planning area and the county, protect agriculture from
development and from incompatible uses, and protect remaining
undeveloped prime agricultural soils.
6. Protect and restore natural landforms and features in and near the
city, such as the volcanic morros, hillsides, marshes, and creeks.
7. Foster appreciation among citizens of the complex abundance of
the planning area's environment, and of the need to respect
natural systems.
8. Identify, map and monitor our community's natural assets to
preserve and protect them.
Society and Economy
San Luis Obispo should be a well balanced community. Environmental, social, and
economic factors must be taken into account in important decisions about San Luis
Obispo's future. A healthy economy depends on a healthy environment. The social fabric of
the community for both residents and visitors must also be a part of that balance.
Therefore, complementary to the goals and objectives of this element, the City shall
maintain and bi-annually review goals and objectives that promote the economic well being
of the community.
San Luis Obispo should:
9. Provide employment opportunities appropriate for area residents'
desires and skills.
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10. Provide goods and services which substantial numbers of area
residents leave the area regularly to obtain, provided doing so is
consistent with other goals.
11. Retain existing businesses and agencies, and accommodate
expansion of existing businesses, consistent with other goals.
12. Emphasize more productive use of existing commercial buildings
and land areas already committed to urban development.
13. Provide an adequate revenue base for local government and
public schools.
14. Provide high quality public services, ensuring that demands do not
exceed resources and that adequate facilities and services can be
provided in pace with development.
15. Cooperate with other agencies in the county to assure that
increases in the numbers of workers and college and university
students in the San Luis Obispo area do not outpace housing
availability.
16. Accommodate residents within all income groups.
17. Preserve existing housing which is affordable to residents with
very low, low, and moderate incomes.
18. Actively seek ways to provide housing which is affordable to
residents with very low, low, and moderate incomes, within existing
neighborhoods and within expansion areas.
19. Encourage opportunities for elder care and child care within the
city.
20. Enrich community cultural and social life by accommodating
people with various backgrounds, talents, occupations, and
interests.
21. Provide a resilient economic base, able to tolerate changes in its
parts without causing overall harm to the community.
22. Have developments bear the costs of resources and services
needed to serve them, except where the community deliberately
chooses to help pay in order to achieve other community goals.
23. Provide for high quality education and access to related services
such as museums, art galleries, public art, and libraries.
24. Serve as the county's hub for: county and state government;
education; transportation; visitor information; entertainment;
cultural, professional, medical, and social services; community
organizations; retail trade.
25. Provide a wide range of parks and sports and recreational facilities
for the enjoyment of our citizens.
26. Retain accessible, responsive, and capable local government.
27. Ensure that residents' opportunities for direct participation in City
government and their sense of community can continue.
City Form
San Luis Obispo should:
28. Maintain the town's character as a small, safe, comfortable place
to live, and maintain its rural setting, with extensive open land
separating it from other urban development.
29. Maintain existing neighborhoods and assure that new development
occurs as part of a neighborhood pattern.
30. Keep a clear boundary between San Luis Obispo's urban
development and surrounding open land.
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31. Grow gradually outward from its historic center until its ultimate
boundaries are reached, maintaining a compact urban form.
32. Foster an awareness of past residents and ways of life, and
preserve our heritage of historic buildings and places.
33. Develop buildings and facilities which will contribute to our sense
of place and architectural heritage.
34. Develop buildings and places which complement the natural
landscape and the fabric of neighborhoods.
35. Focus its government and cultural facilities and provide a variety of
business services and housing in the downtown Downtown.
36. Provide a safe and pleasant place to walk and ride a bicycle, for
recreation and other daily activities.
37. Be a safe place to live.
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1E GEi' FRAL PLAN
TO BE
UPDATED
Figure 2: Urban Reserve and Principal Expansion Areas
/'/Urban Reserve Line
Residential
�Ir n Us oBIs Commercial &Industrial4A
Use To Be Determined N
Figure 2. Urban Reserve and Principal Expansion Areas
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THE GENERAL PLAN
LAND USE DIAGRAM AND STANDARDS
NEW Z Style 12 Clarity ❑ Currency ❑ Relocate I ❑ Complete I ❑ Relevance ❑ Resources
The following is a new section that provides a single location for summarizing all land use designations used in the
General Plan. This section takes policies that describe a designation's purpose and application, allowed uses, and
density and intensity standards and places them in a single section using a table format. This section is designed to
convey the same information in an easier -to -use format.
In this document, the information relocated and consolidated into this section is highlighted with an orange colored
strikeout (GkrAhis). For example, this section replaces policies under Policy 2.4 on residential uses and Policy 3.1 on
General Retail.
The most familiar part of any general plan is the Land Use Diagram — the illustration that
shows the types and locations of existing and future development that the general plan
envisions. The following describes how the designations for each land use are expressed
and outlines the associated development standards for each of the designations shown on
the City of San Luis Obispo's General Plan Land Use Diagram.
Land Use Diagram
The Land Use Diagram designates land uses for the entire Planning Area. State planning
law requires that the general plan cover all territory within the boundaries of the adopting
city or county as well as "any land outside its boundary which in the planning agency's
judgment bears relation to its planning" (Government Code Section 65300). To carry out
this directive, most cities formally delineate a "planning area" boundary in their general
plans. The current update does not change the designated planning area but has an
emphasis on infill and therefore a smaller Planning Sub -area has been identified to
describe the area of focus for policies and land use changes.
A copy of the Land Use Diagram is available from the City's Community Development
Department or by download from the City's website.
It is typical for the Land Use and Circulation Diagrams to be updated over
time. Please check with the Community Development Department to ensure
you have the current version.
The Land Use Diagram also depicts the Airport Safety zone overlay for the San Luis
Obispo County Regional Airport. This diagram, together with the Airport policies and
programs contained in Section 7.0, demonstrate how the City's General Plan complies with
the State Aeronautics Act (California Public Utilities Code, Section 21670 et seg.).
For areas outside the LUCE Plannina Sub -area and not otherwise designated on the _C_it
Land Use Diagram, these areas are designated as either Open Space (for lands identified
as part of the City's greenbelt) or reflect land use designations that matched San Luis
Obispo Countv's desianation (refer to section titled "Land Use Designations Outside the
LUCE Planning Sub -area" and Table 2).
Development Standards
State olannina law requires aeneral plans to establish "standards of population densitv and
building intensity" for the various land use designations in the general plan (Government
Code Section 65302(a)). To satisfy this requirement, the General Plan Land Use Element
includes such standards for each land use designation appearing on `the Land Use
Diagram. Following are explanations of how these standards operate.
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Residential Designations
Land Use
' _ Formatte
Standards of building density for residential uses are stated as the allowable maximum
dwelling units per net acre. For Medium -High and High Density residential categories a
minimum density has also been identified. In determining net area, the following types of
areas are excluded: sensitive features such as creeks, habitats of rare or endangered
plants and animals, and significant trees; land dedicated in fee to the public for streets or
neighborhood parks.
Non-residential Designations and Mixed Uses
Standards of building intensity for non-residential uses, such commercial and industrial
uses, are stated as a range of floor -area ratios (FARs) that describe allowed development
intensity. Dwellings may be provided in non-residential districts as part of mixed use
projects. So long as the floor area ratio for the applicable designation is not exceeded, the
maximum residential density (listed in Table 1) may be developed in addition to non-
residential development on a site. (See the residential section for policies on density
bonuses for affordable housing.)
A FAR is the gross floor area of a
building or buildings on a site divided
by the site area. Floor area ratio does
While FAR provides for the overall development size and intensity, it does not specify the
form or character of the building. The guidelines for each designation describe key physical
form characteristics envisioned for the designation. Other City regulations such as Zoning
Codes and Community Design Guidelines will guide the form of buildings within a given
FAR range.
Formatte
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THE GENERAL PLAN
Land Use Designations within LUCE Planning -Sub -area
Within the LUCE Planninq Sub -area, the General Plan Land Use Diagram includes
18 residential, commercial, industrial and other land use designations that depict the types
of land uses that will be allowed within the LUCE Planning Sub -area. Table 1 identifies all
of the designations along with their corresponding development intensity standards.
NEW 10 Style 111 Clarity ❑ Currency 0 Relocate 10 Complete 10 Relevance 1 ❑ Resources
Table 1 includes fnfarmation on 16 of the 19 land use designations in the current General Plan. Two designations,
Suburban Residential and Rural Residential, are shown on Table 2, as these designations are only planned for use in
areas outside the City's Urban Reserve line, These two were renamed to be more in keeping with County naming
convention and to designate that they are used in unincorporated areas. The Interim Open Space designation is
proposed for deletion. Through this General Plan update, plan is to assign a permanent designation to properties
currently designated as Interim open Space, which includes designation as Open Space. For private properties not
planned or developed, designation to an open space use would be done as part of the development review process.
MDR increased from current maximum of 18 dulac to 20 dulac.
Statements in General Retail, office, and Services and Manufacturing state that certain types uses may not be
appropriate in all locations. This was removed from these three designations and incorporated into a general
statement that applies to ALL designations. Cross references to applicable policies have been added to General Retail,
Office, and Services and Manufacturing.
Tables 1 and 2 provide same information:
• Desionation. This column provides the name of each desianation and the
acronym used when referring to this designation. To the right of each name is the
color that is assigned to this designation on the City's Land Use Diagram.
• Description. In this column is a_description of the purpose and application of each
designation, followed by a general list of uses that could be allowed in that
designation. The City's Zoning Reg6lations further refine the uses allowed on any
given property. For any given _ site, not all uses listed may be appropriate for a
given property due _toMlocation, adjacent uses, other applicable General Plan
policies, or other site specific issues.
• Density 1 Intensity. For residential designations, a maximum density is provided,
expressed as dweiling units per acre (dulac). For non-residential uses and mixed
uses a maximum FAR is provided.
General Plan Land Use Designations and Development Standards within the LUCE
Planning Sub area.
Residential Designations
Low Density ' .
Purpose and Application
Maximum Density: 7 dulac
Residential
This designation provides for low density residential
development having locations and forms that provide a sense
of both individual identity and neighborhood cohesion for the
LDR
households occupying them. These dwellings are generally
detached, one and two story buildings with private outdoor
space separating them from neighboring dwellings.
Uses
• Single family detached dwellings
Accessory Secondary dwelling units
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■ Public and quasi -public uses (parks, schools,
churches, e.g.)
• Similar and compatible uses
■ Low density development within and adjacent to
neighborhoods committed to this type of
development.
Medium Density
Purpose and Application
Maximum Density: 12 dulac
Residential
This designation provides for dwellings having locations and
forms that provide a sense of both individual identity and
neighborhood cohesion for the households occupying them,
$f
MDR
but in a more compact arrangement than Low Density
Residential. Such dwellings are generally one or two story
detached buildings on small lots or attached dwellings with
some private outdoor space for each dwelling. This type of
development is appropriate as a transition from low density
development to higher densities.
Uses
• Single family detached dwellings
• Accessory Secondary dwelling units
• Public and quasi -public uses (parks, schools,
churches, e.g.)
• Similar and compatible uses
Medium -High Density
Purpose and Application
Maximum Density: W20
Residential
This designation provides for primarily attached dwellings in
dulac
two and three story buildings with common outdoor areas and
very compact private outdoor spaces. This type of
MHDR
development is appropriate near employment centers, major
public facilities, and transit corridors and nodes.
Uses
• Single family detached dwellings
• Single family attached dwellings
• Multi -family dwellings
• Accessory Secondary dwelling units
• Public and quasi -public uses (parks, schools,
churches, e.g.)Similar
and compatible uses
Highl Density
Purpose and Application
Maximum Density: 24 dulac
Residential
This designation provides for primarily attached dwellings in
two and three story buildings, with common outdoor areas
and very compact private outdoor spaces. This type of
HDR
development is appropriate near Cal Poly, in the Downtown
core, near employment concentrations, and near transit
corridors and nodes.
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THE GENERAL. PLAN
Uses
Multi -family dwellings
Single family attached dwellings
Public and quasi -public uses (parks, schools,
churches, e.g.)
Similar and compatible uses
Land Use
Commercial and Industrial Designations
General Retail Purpose and Application Maximum Density: 36 duiac
This designation provides for goods and services adequate to Maximum FAR 3.0
meet most of the needs of city and nearby county residents.
This designation is applied to Downtown, the intersection of 3.75 in the Downtown core,
GR Madonna Road and Highway 101, and the area around or 4.0 in the Downtown core
Highway 101 and Los Csos Valley Roadwith a TDC or a density
bonus
Uses
• Specialty stores
■ Department stores
• Warehouse stores
■ Discount stores
• Restaurants
■ Banks and other services
• Public and quasi -public uses
• Similar and compatible uses
Neighborhood Purpose and Application Maximum Density: 12 dulac
Commercial This designation provides for goods and services to meet the Maximum FAR: 2.0
frequent shopping needs of people living nearby.
Neighborhood Commercial uses should be available within a
one -mile radius of residences. These uses should be located
NC on sites not exceeding about four acres, unless the
neighborhood to be served includes a significant amount of
high density residential development.
Uses
■ Small scale grocery stores
■ Laundromats
j0
Drug stores
'0
Small-scale specialty stores (provided they will not
be a major citywide attraction or displace more
general, convenience uses)
■ Residential uses as part of mixed -use projects
■ Public and quasi -public uses
■ Similar and compatible uses
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THE GENERAL PLAN
Land Use
Community
Purpose and Application
Maximum Density:
Commercial
This designation provides for shopping centers to serve
36 du/acre
community -wide needs. Community commercial areas are
Maximum FAR: 2.0
intended to be configured as distinctive, pedestrian -oriented
CC
shopping centers and may accommodate larger scale uses
that are not appropriate in the Downtown Core.
Lases
'
■ Retail uses
■ Personal service uses
• Specialty uses (provided they do not detract from
the Downtown as the city's primary concentration of
specialty stores)
■ Residential uses as part of mixed -use projects
• Offices that provide "over-the-counter" services to
customers
• Professional offices, particularly above the ground
floor:::..
• Public and quasi -public uses
• Similar and compatible uses
Tourist Commercial
Purpose and Application
Maximum Density:
This designation provides for uses that primarily serve the
12 du/acre
traveling public.
Maximum FAR: 2.5
TC
Uses
■ Hotels
• Motels
Restaurants
• Service stations
Recreational uses
• Minor retail uses serving the needs of travelers
`
Public and quasi -public uses
■ Similar and compatible uses
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THE GENERAL PLAN
Land Use
Office
Purpose and Application
Maximum Density.
This designation provides for offices use to meet the needs of
12 du/acre
city and specialized needs of county residents Not all types
Maximum FAR: 1.5
0
of offices are appropriate in all locations.
Uses
■ Professional and financial services such as doctors,
architects, insurance companies and banks
• Government offices
■ Residential uses as part of mixed -use projects
■ Public and quasi -public uses
• Similar and compatible uses
Services and
Purpose and Application
Maximum Density:
Manufacturing
This designation provides for a wide range of service and
24 dulacre
manufacturing uses to meet the needs of the city and some
Maximum FAR: 1.5
demands of the region. Certain areas may be reserved
SM
through special zoning provisions for certain types of uses to
assure compatibility among the wide range of potential uses,
and to assure adequate land for certain types of uses.
Uses
■ Business and professional services with limited
need for public visitation or access to government
services such as computer services, building
contractors, labor and fraternal organizations,
veterinarians, insurance and financial services)
Medical services located on commercial collector or
arterial streets with convenient access to public
transportation, that do not significantly increase
traffic in residential neighborhoods
■ Wholesaling, warehousing, and storage
■ Lumber and building materials dealers
• Repair shops, printing services, laundries, animal
hospitals, sporting goods stores, auto parts stores
and some recreational facilities
Light manufacturing, research and development,
and laboratories
• Retail sales of large items, bulk quantities, and
items often stored outdoors (vehicles, building
materials, furniture, appliances, and plant
nurseries)
• Convenience restaurants and other activities
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primarily serving area workers
• Caretaker quarters
• Homeless shelters
• Residential uses as part of mixed —use projects
• Public and quasi -public uses
• Similar and compatible uses
Business Park
Purpose and Application
Maximum Density:
This designation provides for research and development and
Maximum FAR: 1.0
light manufacturing in a campus setting and should provide
BP
high quality design of public and private facilities.
Uses
• Research and development
• Light manufacturing
• Financial and Professional Services and Offices
• Small Retail
• Restaurants
• Caretaker quarters
■ Public and quasi -public uses e
■ Similar and compatible uses
Other Designations
Public
Purpose and Application
Maximum Density:
This designation provides for public, cultural, and quasi -public
Maximum FAR: 2.0 in
uses to meet the needs of city and county residents.
Downtown, 1.0 in outlying
PUB
; �
Uses
areas
• City, County, and State offices and facilities —
similar types of services should be grouped where
possible. City and County government offices and
meeting rooms should be located Downtown.
■ Health care facilities, such as Mental Health and
Public Health services (see Policy 5.1.4)
• Social services such as County Social Services, CA
Employment Development and Rehabilitation, and
Social Security Administration (see Policy 5"1.5)
• Cultural and public recreation facilities
• Compatible private businesses (provided they do
not displace the preferred public agencies)
• Caretaker quarters
• Homeless shelters
• Public and quasi -public uses
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city o
San WIS 0131spa
THE GENERAL. PLAN
Land Use
■ Similar and oompatible uses
Park
Purpose and Application
This designation provides for public park facilities.
P
Uses
• Passive recreation areas
• Walking paths
• Low activity facilities or incidental uses such as
basketball courts
• Playgrounds
• Small community centers
■ Public restrooms
• Public and quasi -public uses
• Similar and compatible uses
Recreation
Purpose and Application
This designation provides for outdoor recreational facilities.
REC
Uses .0 NNt7
• Active recreation uses such as sports fields for
soccer, baseball, football
• Golf courses
• Small community centers
• Public restrooms
• Incidental retail uses to support active recreation
such as "snack shacks"
• Public and quasi -public uses
■ Similar and compatible uses
Open Space
Purpose and Application
Maximum Density: 1 du$ or
This designation provides for land or water areas that remain
more acres to be defined with
in a predominantly natural or undeveloped state and which is
each area
OS
generally free of structures. It provides for the protection and
i
preservation of the community's natural and historic
resources, defines the urban boundary, and provides visual
and physical relief from urban development. Open spaces
may consist of small portions of a parcel such as small
wilderness preservation areas or large tracts of land. Open
Space purposes and uses are more fully described in the
current Conservation and Open Space Element.
Uses
■ Protection and enhancement of resources in a
natural state
Protection of hillsides, Morros, and ridgelines
• Farming and grazing
Task Force Review Version 10/16/2013 1-29
!� MY or Land Use
San Luis OBISpo
THE GENERAL PLAN
• Creeks, marshes, watershed and floodplains
■ Scenic resources
• Plant and animal habitat
• Historic and archaeological resources
• Passive recreation
Agricultural Purpose and Application
This designation provides for the agricultural uses such as
agricultural cultivation and keeping of livestock and is applied
AGI to open areas that have historically been used for agriculture_
Uses
• Agricultural cultivation
■ Keeping of livestock
• Single family detached dwellings
■ Public and quasi -public uses
• Similar and compatible uses
Maximum Density: 1 du120
acres or 1 du/legal lot
whichever is less
%
II
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City of
Shcn lull OBISPO
Land Use
1 GROWTH MANAGEMENT
POLICIES
As part of the General Plan Update, integrating the concept of sustainability
was an important aspect of the State grant. In reviewing the General Plan, a
number of sustainability practices were already included in the General Plan.
For existing and new policies and programs that support sustainability, this
icon is shown at the end of the policy / programs title. See Policy 1.0.1
below as an example.
1.0 Overall Intent
1.0.1 Growth Management Objectives 14
The City shall manage its growth so that:
A. The natural environment and air quality will be protected.
B. The relatively high level of services enjoyed by City residents is maintained or
enhanced.
C. The demand for municipal services does not outpace their availability.
D. New residents can be assimilated without disrupting the community's social
fabric, safety, or established neighborhoods.
E. Residents' opportunities for direct participation in City government and their
sense of community can continue.
Policy 1.0.1 111 Style 10 Clarity I ❑ Currency 111 Relocate 10 Complete 10 Relevance 111 Resources
No change proposed.
1.0.2 Development Capacity and Services t
The City wflkshall not designate more land for urban uses than its resources can be
expected to support.
Policy 1.0.2 10 Style 111 Clarity 111 Currency I ❑ Relocate 111 Complete 111 Relevance 111 Resources
Edited for style only.
1.1 Urban Separation
Broad, undeveloped open spaces should separate the City from nearby urban areas. This
element establishes a final edge for urban development.
Policy 1.1 111 Style I ❑ Clarity 111 Currency 111 Relocate 10 Complete I ❑ Relevance 111 Resources
No change proposed.
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IE tea NI ll?,A1. RPt,AM
1.2 Urban Reserve Line
Land Use
There should not be major expansion of the urban reserve line because the urban
reserve provides adequate capacity for new housing and employment up to the
City's desired maximum. This element 1^ok to ^S+^hc-sh an ultimate ^ pulati^^
Gapacity.
Policy 1.2 1 ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate ❑ Complete 2 Relevance 1 ❑ Resources
This policy repeats the information conveyed in policy number 1.6.1.
1.3 Urban Edges Character
The City shall maintain a clear Tkie-boundary between San Luis Obispo's urban
development and surrounding open land should be ol . Development just inside
the boundary shall provide measures to avoid a stark -appearing edge between
buildings in the city and adjacent open land. Such measures may include: using
new or existing groves or windrows of trees, or hills or other landforms, to set the
edge of development; increasing the required side -yard and rear -yard setbacks,
and providing open space or agricultural transition buffers.
Policy 1.3 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style and to clarify intent. An additional example added.
Policy 1.4 10 Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete 12 Relevance 10 Resources
Task Force determined that land use diagram and amount of land dedicated to housing and non-residential
development should determine balance of uses.
"1.4 Regional Planning
The City w41-shall encourage regional planning and growth management
throughout the county, and in cooperation with neighboring counties and the State.
Policy 1.5 12 Style 111 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance (❑ Resources
Edited for style and proper capitalization.
4,61.5 City Size and Expansion
11.51.5.1 Urban Reserve
The City shall have maintain an urban reserve line containing the area around the
city where urban development might occur (Land Use Eleme^+ Map Diagram and
Figure 2).
Urban uses within this line should only be developed asserdiag to if consistent with
City -approved plans, ^^ 606te t with this ^le,rAeRt Non -urban agricultural, open
space, and wildlife corridor uses are also encouraged within the urban reserve, as
interim or permanent uses shown on City -approved plans.
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1-11,111, }� san Luis orispo
fU ' c El'tt-f:AI 111',.A. d
Policy 1.6.1 12 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style and proper reference to Land Use Diagram.
1.6.21.5.2 Expansion Areas
The City shall designate €expansion areas adequate for growth consistent with
these policies within the urban reserve line (Land Use
Element Map Diagram and Figure 2.)
Policy 1.6.2 12 Style 12 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited for style and proper reference to Land Use Diagram.
1:6.31.5.3 Interim Uses
Expansion areas should be kept in agriculture, compatible with agricultural support
services, or open -space uses until urban development occurs, unless a City -
approved specific plan provides for other interim uses.
Policies 1.6.3 1 ❑ Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
No change proposed.
4-.71.6 Greenbelt
(See also Section 6, Resource Protection)
1.6.1 Open Space Protection
Within the City's planning area and outside the urban reserve line, undeveloped
land should be kept open. Prime agricultural land, productive agricultural land,
and potentially productive agricultural land should be protected for farming. Scenic
lands, sensitive wildlife habitat, and undeveloped prime agricultural land should be
permanently protected as open space.
Policy 1.7.1 1 ❑ Style I ❑ Clarity I ❑ Currency ❑ Relocate I ❑ Complete ❑ Relevance I ❑ Resources
No change proposed.
1.7.21.6.2 Greenbelt Uses
Appropriate greenbelt uses include: watershed; wildlife habitat; grazing; cultivated
crops; parks and outdoor recreation (with minimal land or landscape alteration,
building, lighting, paving, or use of vehicles, so rural character is maintained); and
home sites surrounded by land of sufficient size and appropriately located with
respect to topography and vegetation to maintain the open character.
Policy 1.7.2 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
No changes proposed.
1.7.31.6.3 Commercial Uses in Greenbelt
The City shall not allow Gcommercial development within the greenbelt areas#ali
not eGGur unless it is clearly incidental to and supportive of agriculture or other
open space uses.
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'I 111cE (3f-MI 'RAL s" MNI
Policy 1.7.3 1 0 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style and to clarify intent.
1.7.41.6.4 Parcel Sizes and & Density
The City w44-shall encourage the County to create no new parcels within the
greenbelt, with the exception of those permitted under thePolicy 1.9faAewiag
Glu ster inGe.,+;.,o. Outside of clusters, allowed parcel sizes within the greenbelt
should be no less than 10 acres and preferably 20 acres or large[smalleF and +he
Policy 1.7.4 12 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Remove reference to previous County Land Use Element and replace with desired sizes/density.
1.7.51.6.5 Building Design and Siting
All new buildings and structures should be subordinate to and in harmony with the
surrounding landscape. The City should encourage County adoption of regulations
prohibiting new structures on ridge lines or in other visually prominent or
environmentally sensitive locations, and allowing transfer of development rights
from one parcel to another in order to facilitate this policy.
Policiy 1.7.5 1 ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
No change proposed.
1.7.61.6.6 Wildlife Habitat ;
The City shall ensure that Scontinuous wildlife habitat — including corridors free of
human disruption shall be are preserved, and, where necessary, created.
Policy 1.7.6 1 0 Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style only.
1.7.71.6.7 Trees Outside City Limits
The City shall preserve significant trees, particularly native species, outside its
limits and in the -greenbelt 6hall be peeserved on lands owned or leased by the City
or for which the City has an easement. For other areas in the greenbelt, the City
will work with the County to protect these trees.
Policy 1.7.7 10 Style 10 Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edit the policy to reflect the City's jurisdiction over trees outside the city limits and to work with County to protect
trees in unincorporated areas.
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19Z
4-.81.7 Prime Agricultural Land
4"1.7.1 Agricultural Protection '
The City's peliGy te enGourage shall support preservation of economically
viable agricultural operations and land within the urban reserve and city limits. The
City should provide for the continuation of farming through steps such as provision
of appropriate general plan designations and zoning.
Policy 1.8.1 1 0 Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style.
1.8.21.7.2 Prime Agricultural Land ,,..
The City may allow 9development of -on prime agricultural land may he ^e•Fnitted if
the development contributes to the protection of agricultural land in the urban
reserve or greenbelt by one or more of the following methods, or an equally
effective method: acting as a receiver site for transfer of development credit from
prime agricultural land of equal quantity; securing for the City or for a suitable land
conservation organization open space easements or fee ownership with deed
restrictions; helping to directly fund the acquisition of fee ownership or open space
easements by the City or a suitable land conservation organization. Development
of small parcels which are essentially surrounded by urbanization need not
contribute to agricultural land protection.
Policy 1.8.2 12 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited for style only.
4-.91.8 Residential Clustering for Open Space Protection
'T9.111.8.1 Parcel Sizes
In the greenbelt, the City M4-may allow, and the City shall encourage the County to
allow, smaller parcel sizes and more dwellings my when:
1. All new dwellings will be clustered contiguously in aGGOFdance with
Table 1;
2. At least 90% of Tthe site area outside the Gluster is permanently
protected as open space;
3. Agricultural easements are placed on prime agricultural lands
outside the cluster.
Policy 1.9.1 1 0 Style I 0 Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for clarification and to incorporate minimum open space requirements shown in Table 1.
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11 city of Land Use
SAT) tLII5 0BJSP0
Minimum non
WusteFpar-set
a*zeiar.Fesi
Monimum site
area to be
apace, aside
area
dwelling{asres�
AAa--ie�r�ket
es)
20
80
4-0
4
30
80
4-5
4
40
85
20
4
80
90
40
4
440
95
80
2-.5
320
95
460
275
ormere
Table 1 111 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
Delete Table - It is confusing and most important concept in table is the required open space. This requirement has
been added to previous policy 1.8.1.
1.9.21.8.2 Means of Protection
The City shall require that 9open space is to be preserved either by dedication of
permanent easements or transfer of fee ownership to the City, the County, or a
responsible, nonprofit conservation organization.
Policy 1.9.2 1 0 Style 10 Clarity 111 Currency I ❑ Relocate 10 Complete 10 Relevance 10 Resources
Edited for style only.
1.9.31.8.3 Public Access
Areas preserved for open space should include public trail access, controlled to
protect the natural resources, to assure reasonable security and privacy of
dwellings, and to allow continuing agricultural operations. Public access through
production agricultural land will not be considered, unless the owner agrees.
Policy 1.9.3 111 Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete 111 Relevance 10 Resources
Task Force supported original language — no changes.
4.9-.41.8.4 Design Standards
The City shall require 6cluster Development shall to:
9-.A. Be screened from public views by land forms or landscaping vegetation,
but not at the expense of habitat. If the visually screened locations contain
sensitive habitats or unique resources as defined in the Conservation and
Open Space Element, avoid development should be avoided in those areas
and instead designed the -to cluster in the form of vernacular farm building
complexes, to blend into the traditional agricultural working landscape.
G-. B. Be located on other than prime agricultural land and be situated to allow
continued agricultural use;
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Land Use
9-.C. Prohibit building sites and roads within stream corridors and other
wetlands, on ridge lines, rock outcrops, or visually prominent or steep hillsides,
or other sensitive habitats or unique resources as defined in the Conservation
and Open Space Element.
1=D. Preserve historic or archaeological resources.
Policy 1.9.4 12 Style I ❑ Clarity 10 Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Specific setback number is not always correct for all sites.
4401.9 Growth Rates & Phasing
11.118:41.9.1 Overall Intent
The City shall manage the city's growth rates sheold to provide for
the balanced evolution of the community and the gradual assimilation of new
residents. Growth must be consistent with the City's ability to provide resources
and services and with State and City requirements for protecting the environment,
the economy, and open space.
Policy 1.10.1 12 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Language edited to standardize writing style for policies. No change in policy direction.
''�1.9.2 Residential Growth Rate
The City shall manage the growth of the Gcity's housing supply shall grow so that it
does not exceed ^^ faster than one percent per year, on average, based on
thresholds established by Land Use Element Table 24, excluding dwellings
affordable to residents with extremely low, very low or low incomes as defined by
the Housing Element. This rate of growth may continue so long as the City's basic
service capacity is assured. Table 2 4 shows the approximate number of dwellings
and residents which would result from the one percent maximum average annual
growth rate over the planning period. Approved specific plan areas may develop in
accordance with the phasing schedule adopted by each specific plan provided
thresholds established by Table 2-4 are not exceeded. The City Council shall
review the rate of growth on an annual basis in conjunction with the General Plan
annual report to ensure consistency with the City's gradual assimilation policy.
Policy 1.10.2 12 Style 10 Clarity 12 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Language edited to standardize writing style for policies. No change in policy direction. The table referred to in policy
(now numbered Table 4), has been updated to reflect timeframe to correspond to the date of this update.
Table 4: Artieipated One Percent City Population Growth Projection
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city of Land Use
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Year
Approximate
Maximum Number
of Dwellings*
Anticipated
Number of People
29�92013
2 ,222-k 20.697
45.541
20154
2421.113
4 8, 8 8 4 45 456
202OU
22-22.190
61- 8826
20254
23 47723,322
63,9 a51 317
203029
24-424 5,12
"7� 53,934
2035
25 762
56 686
Estimated urban reserve capacity:
57,200
2013 population based on CA Department of Finance data and
projected Act, _al R.hdmh Qn frQPA 2009 { @wsinn Element R@Plaininn
dwollinnc @Ad pgpwlotin.n nwmhoa s based on 1% annual growth.
** Owarripq cGuAt of 24,3110 110 %AM-dId ba coaG sd in appwximatol e
Table 2 1 ❑ Style I ❑ Clarity 19 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
The table has been updated to reflect California Department of Finance estimate for 2013. Future years were
calculated by increasing the 2013 dwellings and population at a rate of one percent per year.
1.10.31.9.3 Phasing Residential Expansions
Before a residential expansion area is developed, the City must have adopted
a specific plan or a development plan for it. Such plans for residential
expansion projects will provide for phased development, consistent with the
population growth outlined in Table 24, and taking into account expected infill
residential development.
Policy 1.10.3 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Large expansion areas are identified in Section 8 are required to prepare a specific plan, and a phasing plan is
required as part of all specific plans.
1.10.41.9.4 Nonresidential Growth Rate
Each year, the City Council will -shall evaluate the actual increase in nonresidential
floor area over the preceding five years. The Council shall consider establishing
limits for the rate of nonresidential development if the increase in nonresidential
floor area for any five-year period exceeds five percent, exeept that thefiFSt
. Any limits so established shall not apply to:
A. Changed operations or employment levels, or relocation or ownership change,
of any business existing within the City at the time the limit is set;
B. Additional nonresidential floor area within the Downtown core (Figure 4);
C. Public agencies;
D. Manufacturing, light industrial, research businesses, or companies Providing a
significant number of head of household mobs.
Policy 1.10.4 12 Style 10 Clarity I Z Currency I ❑ Relocate I ❑ Complete 10 Relevance ❑ Resources
Edited for style and to delete outdated information related to exclusion of non-residential floor area constructed after
LUE was adopted in 1994. No change in overall policy direction. Task Force added reference to head of household
jobs in last bullet.
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f 4dTl I T 114 OBIS
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1-.441.10 Educational and Governmental Facilities Near the City
''�1.10.1 Overall Policy
�
because GhaRges in the RUmbers
of workers, t.dento, Rd ates of the three U tiORsRea;�tho
City direc;tly *RflueRce the kiG base, land use, 6rculatiOR, and ability to
manage The City >helllri shall continue to communicate with nearby
government and educational institutions to
address proposed changes in numbers of workers, students, or inmates that have
the potential to
glans All not result in aay-significant adverse land use or circulation impacts on the
City or may negatively influence the City's ability to manage growth.
Policy 1.11.1 12 Style 12 Clarity I ElCurrency I El Relocate ElComplete ElRelevance f ElResources
Edited for style and clarity and to delete extraneous text.
1.11.21.10.2 Cal Poly
The City favors Gal Poly's—appFoved master plan enFoliment taFgets shall
encourage Cal Poly not to change its 2001 Master Plan enrollment These targets
should net be cna„ged in a way that would exceed campus and community
resources. The City favors shall encourage Cal Poly to provide additional on -
campus housing, enhanced transit service, and other measures to minimize
impacts of campus commuting and enrollment. Cal Poly should actively engage the
community during updates of the Campus Master Plan and fully mitigate impacts to
the City.
Policy 1.11.2 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Language edited to standardize writing style for policies. No change in policy direction.
1.11.31.10.3 California Men's Colony
The City shall continue to communicate and cooperate with the California Men's
Colony (CMC) to identify resource constraints and to avoid adverse impacts of
increased inmate population.
Policy 1.11.3 12 Style I ❑ Clarity I ❑ Currency ❑ Relocate ❑ Complete ❑ Relevance ❑ Resources
Language edited to standardize writing style for policies. No change in policy direction.
1.11.41.10.4 Cuesta Community College
The City favors -supports Cuesta College's efforts to offer .ne-asa;es suGh as
courses offerings -at satellite campuses, on-line courses, and enhanced transit
service to avoid housing and commuting impacts of increasing enrollment at
Cuesta College.
Policy 1.11.4 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Language edited to standardize writing style for policies. No change in policy direction.
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1421.11 Annexation and Services
''�1.11.1 Water and Sewer Service
The City shall not provide nor permit delivery of City otp able water or sewer
services to the following areas. However, the City will serve those parties having
valid previous connections or contracts with the City.
A. Outside the City limits;
B. Outside the urban reserve line;
C. Above elevations reliably served by gravity -flow in the City water system;
D. Below elevations reliably served by gravity -flow or pumps in the City sewer
system.
Policy 1.12.1 1 0 Style I ❑ Clarity I 0 Currency 10 Relocate 10 Complete ❑ Relevance ❑ Resources
Word "potable" added to clarify the service being addressed and changes to the Water and Wastewater Element
approved by the Council in 2010.
1.12.21.11.2 Annexation Purpose and Timing
The City may use Aannexation 6hould be us as a growth management tool, both
to enable appropriate urban development and to protect open space. Areas within
the urban reserve line which are to be developed with urban uses should be
annexed before urban development occurs. The City may annex an area long
before such development is to occur, and the City may annex areas which are to
remain permanently as open space. An area may be annexed in phases,
consistent with the city -approved specific plan or development plan for the area.
Phasing of annexation and development will reflect topography, needed capital
facilities and funding, open space objectives, and existing and proposed land uses
and roads.
Policy 1.12.2 1 0 Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style and to delete unnecessary reference to Section 7.0.
1.11.3 Annexation of Cal Poly
The City should analyze the suitability of annexing Cal Poly.
NEW I ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Desire to investigate the advantages of annexation, including capture of sales tax revenues, sharing of services, and
so forth were brought up during Community Leader Interviews held during March 2012.
1.12.4 Annexation in Airport Area
Fer-Properties in the Airport aArea Specific Plan, a specific plan shall be adopted
for thy, mfhele area. Until „ peGift plan is adopted properties may only be annexed
if they meet the following criteria:
1. The property is contiguous to the existing city limits; and
2. The property is within the existing urban reserve line; and
3. The property is located near to existing infrastructure; and
4. Existing infrastructure capacity is available to serve the proposed
development; and
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5. A development plan for the property belonging to the applicant(s)
accompanies the application for annexation; and
The applicant(s) agree to contribute to the cost of preparing -the
ecift plan aPd constructing area -wide infrastructure improvements
according to a cost -sharing plan maintained by the City.
NEW I ❑ Style I ❑ Clarity 0 Currency 0 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Created to address annexation of remaining areas within the Airport Area Specific Plan. Text was taken from existing
Policy 1.12.3, Item A, and updated to reflect current circumstances.
1.12.5 Required Plans
The City shall not allow development of any newly annexed private bland iR aryo#
the fpllo.. *Rg a xatinn areas may be developed .,nl., aft or until the City has
adopted a specific or development plan for land uses, open space protection,
roads, utilities, the overall pattern of subdivision, and financing of public facilities for
the area.
1
A the Airport if'iG plern� shall beadoptedfor the ...bole
r<. For Al, ea -a- es ski ^rea.
Until a 6peoifio plan i adopted rpperties p.ay only he a ved if the.. meet the
2. heproperty isTV within theeexisti g � �rl�TVan Feserlrelinei and
3. The PFOperty- is-IoEated near to existing infFa6tFUGtUFej and
4. Existing infFaGtFUcture rapac;ity is available to serve the proposed
5. A development plan for the property belonging to the apil*Gas)
The appli Pt/ to GORtribute to the f the 'f'o
�. '-TT"�rPP*TC-:aTT`TS�--a�feP. noSt�r-PrP.pa^^g--tTT�."Pcviriv
sharipo play m iptaiPed by the Gity.
B. Fer the Orrutt a ion area speoifio plan shall he adopted far tho
"thole area before any part of it is a ved
d.
review. Cvoept for City parks o ports fields further development shall Pat e
p a ks-cam-sports fields -may be developed beNrethe -speGi G plan 0e-adopted—;
en./ir/1Pmental r Ai for the nark or sports field hap been o pleted, aPd if t
she
nark pr sports field is oonistent .with the (`-eneral Dla;and- anthe draft ssifio Plan
most recently endOFsed by the City Goun&7
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Land Use
Policy 1.12.3 12 Style I ❑ Clarity 12 Currency 121 Relocate I ❑ Complete I ❑ Relevance 1 ❑ Resources
Edited for style. Item A was moved to a new, separate policy preceding this policy. Text related to Special Planning
Areas was consolidated into one location as part of Section 8. NOTE: If Cal Poly were to be annexed, it would be
exempted from this policy as it is a State facility. The word "private" was also added to the first sentence to clarify
this.
1.12.6 Development and Services
The City shall approve development in newly annexed areas
aR annex in an aRRexed aFea , he approved only when adequate City services
can be provided for that development, without reducing the level of Public services
or increasing the cost of services for existing development and for build -out within
the City limits. as of july 1994on acrordaRce with the City's , ,ater m „agerne #
that would he needed fer hr rad out i.rithin the 1-994 n°--�.*ty--limits to be used
annexation re'eo#s Water for development i aR annexed area may he made
available by any one OF any GombiRation of the wlel.vi
A. Gity water supply, wateri
B. Redlr.' — of Ghty ureter in a istiRg development so that there will he
Re net in ace in long term .doter i
C. Private well water but ophr as an iRteFim SGUFGe, n endiRg availability of an
appFGyed addition to Gity water SOUFGes, and wheR it is demonstrated that u6eof
Policies 1.12.4 121 Style 10 Clarity 12 Currency 111 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style and to be consistent with Water and Wastewater element updated in 2010.
1.12.7 Open Space
The City shall require that €each annexation shall help secure permanent
protection for areas designated Open Space, and for the habitat types and wildlife
corridors within the annexation area that are identified in the Conservation and
Open Space Element.
appropFeate. Other area Properties, which are both along the urban reserve line
and on hillsides, shall dedicate land or easements for about four times the area to
be developed (developed area includes building lots, roads, parking and other
paved areas, and setbacks required by zoning). (See also the Hillside Planning
policies, Section 6.2). The following standards shall apply to the indicated areas:
A. rrish Hills Area properties shall dedicate land o easements covering an
r c
aFea
n the hills at least equal to the a a to he developed (See also Hillside
Planning seatiop 6.2.6.H.)
B. Margarita Area ronerti.es shall dedicate land er ease-ments aeveriRg th..e.,
hills above the elevatiOR designated in the hillside planRing seGt*on and FMpaFi
(See also Hillside Planningsection 2 R C )
Q Oror hit AFea prroonpeFties shall land OF easeFneRt6 aeverinn #h
Santa foothills and Mine Hill, as identified in the Conservation and QpeR
Shane Clement
BA. Airport Area Specific Plan properties shall secure protection for any on -site
resources as identified in the Conservation and Open Space Element. These
properties, to help maintain the greenbelt, shall also secure open space protection
for any contiguous, commonly owned land outside the urban reserve. If it is not
feasible to directly obtain protection for such land, fees in lieu of dedication shall be
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paid when the property is developed, to help secure the greenbelt in the area south
of the City's southerly urban reserve line.
Road, and Lo6—Os8S Valley Road) shall dedicate Iand or emeRtc fe. the
0 Mately One half of each ownership that is to be preserved as open 6paGe.
9= . Foothill Annexation: The northern portion of the Foothill property, and the
creek area shall be annexed as open space. Development on this site should be
clustered or located near Foothill Boulevard, with the northern portion of the site
and creek area preserved as open space.
G.A. Qthee aFea ... FOpeFtiec hieh e, e both along the u FbaR reserve line and on
hillsides, shall dedir.ate Ia;Pd_ P-r easements for about few tornes the aFea to be
developed (developed area inn-ludes building lots, reads, paFkiRg and etheF paved
Section--6: )}
Policy 1.12.5 10 Style I ❑ Clarity 12 Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style. Text related to Special Planning Areas was consolidated into one location as part of Section 8.
1.13 Costs of Growth
The City shall require the costs of public facilities and services needed for new
development shall be borne by the new development, unless the community chooses to
help pay the costs for a certain development to obtain community -wide benefits. The City
shall consider a ranae of options for financing measures so that new development pays its
fair share of costs of new services and facilities required to serve the project. The-G4y_wi4
adopt a development fee prograrn and ether apprepr G ate fiRaRGORg measures, so that RemV
Policy 1.13 19 Style I ❑ Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style. Second sentence was rewritten to state a "range of options". The concept of a development fee
maintenance program was moved to be a new Program, as this is an implementation measure.
1.14 Solid Waste Capacity
In addition to other requirements for adequate resources and services prior to
development, the City must shall require that adequate solid waste disposal
capacity well be availa exists before granting any discretionary land use approval which
would increase solid waste generation.
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Edited for style and to clarify intent.
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PROGRAMS
See also Section 10, Implementation
1.15 Countywide Planning
1.15.1 County "RMS"
The City will monitor reports offrom the County "resource management system"
and advocate adherence to that system's principle of assuring that there will be
adequate resources and environmental protection before development is approved.
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Edited for grammar.
1.15.2 Regular Coordination Meetings
The City wlll-shall advocate and help arrange anRual-guarterly coordination
meetings among planning directors of local jurisdictions in San
Luis Obispo County, SLOCOG, LAFCO, Cal Poly, and APCD to discuss regional
issues.
Prog.1.15.2 12 Style I ❑ Clarity I ❑ Currency 12 Relocate 111 Complete 12 Relevance I ❑ Resources
Edited for style. Program changed to advocate continued quarterly meetings with local jurisdiction and planning
organization planning directors. Elected officials represented as part of SLOCOG board.
1.15.3 Plans Summary
The City will shall provide information to SLOCOG so that it can maintain help -keep
ep-to-date a current summary of the land use plans of all agencies in the cGounty,
showing areas designated for urban, rural, and open -space uses, and tabulating
the capacities for various kinds of uses.
Prog. 1.15.3 121 Style 10 Clarity I ❑ Currency 121 Relocate l El Complete ❑ Relevance J ❑ Resources
Restate this as a policy and move to policy section. This is an appropriate role for SLOCOG.
Prog.1.15.4 10 Style 10 Clarity 12 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
SLOCOG is already performing a regional planning function. See also the revised Program 1.15.2.
1.15.4 Project Review
The City will continue to participate with the County in help establish a PFOGedwe
f9F all jUF06diGtionTn the C,,, Rty tG fGFFn.ally reviewing and providing input on
County local projects and general -plan amendments that have the potential to
impact the ECity or be inconsistent with City policies.
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Prog.1.15.5 1 ❑ Style I Z Clarity I ❑ Currency 10 Relocate I ❑ Complete ❑ Relevance ❑ Resources
This process was established since the last General Plan update. Program has been rephrased to a maintenance
activity.
1.15.5 Regional Growth Management
The City will -shall advocate a regional growth -management program, which should
include:
A. Population growth no faster than the statewide average growth rate for the
preceding year, and no faster than can be sustained by available resources
and services, whichever is less.
B. No significant deterioration in air quality, due to development activities for
which local government has approval.
C. Plans for large residential developments to include a range of housing types to
provide opportunities for residents with very low, low, or moderate incomes.
D. Voter approval for any significant change from e0pen &Space, aAgriculture, or
(Residential (Rural usedesianations to another designation.
Prog.1.15.6 12 Style I ❑ Clarity 10 Currency I Z Relocate 10 Complete I ❑ Relevance 10 Resources
Propose to restate as a policy and move to policy section. Edited Item D to associate with change in designation (a
General Plan modification) rather than use.
1.15.6 Consistent Plans
The City w4l_7shall seek County Board of Supervisors approval amending the
County Land Use Element to make it consistent with this element within San Luis
Obispo's planning area. The City will work with the County during updates of the
County's plan for the San Luis Obispo planning area.
Prog.1.15.7 12 Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Language edited to standardize writing style for programs. No change in direction.
1.15.7 City -County Agreement
The City shall maintain will pursue a memorandum of understanding between -with
the City--and-the County , pledging that neither agency will approve a
substantial amendment to its plan for San Luis Obispo's planning area without
carefully considering the comment and recommendation of the other agency. The
key feature of the memorandum would be the City's acceptance of the planned
amount of growth and the County's agreement to not allow urban development
within the planning area but outside the City.
Prog.1.15.8 12 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
City and County developed an MOU. No change in direction.
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1.15.8 Refined Planning Area Map
The City w4ll shall prepare and GORtirue to maintain a ref+aed Planning Area Map in
the gGeneral pPlan. The City will seek to establish and maintain County
concurrence for the Mmap, which applies to the City's pPlanning aArea outside the
urban reserve, including the City's sphere of influence. The map will show:
A. Areas to be kept in permanent open space, including scenic lands, sensitive
wildlife habitat, and undeveloped prime agricultural land.
B. Existing uses other than open space, relatively far from the City's urban
reserve line, which may be maintained but which should not be expanded or
made more intense, including institutional uses such as California Men's
Colony, Camp San Luis Obispo, and Cuesta College, and scattered residential
and commercial developments.
C. Existing uses other than open space which may be considered for inclusion
within the urban reserve line during the ten-year updates of this element, such
as nearby groups of rural homesites.
D. Any existing uses other than open space which should be changed, relocated,
or removed to allow restoration of the natural landscape or agricultural uses.
Prog.1.15.9 12 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style.
1.15.9 Maintain Development Fee Program
The Citv shall maintain a development fee proaram that covers the costs
associated with serving projects with City services and facilities. This maintenance
will include periodic review of the fees collected to ensure thev are adequate to
cover City costs.
NEW I ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate ❑ Complete ❑ Relevance ❑ Resources
Component moved from Policy 1.13, Costs of Growth.
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2 CONSERVATION AND DEVELOPMENT OF
RESIDENTIAL NEIGHBORHOODS
The City shall preserve, protect and enhance the City's neighborhoods and strive
to preserve and enhance their identity and promote a higher quality of life within
each neighborhood.
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To be consistent with other sections, added a framework for the other policies in this section._ Supports LUE goal 29,
"Maintain existing neighborhood and assure that new development occurs as part of a neighborhood pattern."
2.1 Neighborhood Protection and Enhancement
2.1.1 Neighborhood Identity
The City shall assist residents to identify and desigRate The City
will —shall work with residents to address neighborhood specific issues prepare
including enhancing a sense of
place within neighborhoods.
Policy.2.1.1 121 Style 10 Clarity 10 Currency ❑ Relocate I ❑ Complete 0 Relevance ❑ Resources
Revised to eliminate City designation of neighborhood boundaries per TF-LUCE direction.
2.1.2 Neighborhood Groups
The City shod —shall encourage and support the formation and continuation of
neighborhood planning groups composed of neighborhood residents.
Policy.2.1.2 12 Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style only. Strong neighborhood relationships were discussed at the first community workshop and
identified by all groups attending.
2.1.3 Neighborhood Traffic
Neighborhoods should be protected from intrusive traffic. All neighborhood street
and circulation improvements should favor pedestrians, bicyclists, and local traffic.
Vehicle traffic on residential streets should be slow. To foster suitable traffic speed,
street design should include measures such as narrow lanes, landscaped
parkways, traffic circles, textured crosswalks, and, if necessary, stop signs, speed
humps, and bollards.
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Task Force added "bicyclists".
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2.1.4 Neighborhood Connections
The City shall provide Aall areas c"^l it have -with a pattern of streets, pedestrian
network, and sadewbicycle facilities „'+that promotes neighborhood and
community cohesiveness. There should be continuous sidewalks or paths of
adequate width, connecting neighborhoods with each other and with public and
commercial services and public open space to provide continuous pedestrian paths
throughout the cGity. Connectivity to nearby community facilities (such as parks
and schools), open space, and supporting commercial areas shall also be
enhanced, but shall not be done in a method that would increase cut -through
traffic. (See also the Circulation Element.)
Edited for style and to added reference to "open space". Need to enhance connectivity between neighborhoods
described during Community Leader Interviews (March 2012) and as part of Task Force Neighborhood Open Houses
held July 28, 2012 and September 29, 2012. At Community Workshop #1 (May 16, 2012), 7 out of 10 groups supported
a complete network of sidewalks and pedestrian paths and 6 out of 10 groups supported a complete network of bicycle
lanes and bikeways as very important neighborhood features. Community Leader Interviews expressed concerns that
neighborhoods throughout the city are not well connected to one another and about neighborhood cut -through traffic
From the 2012 Community Survey results:
52.6% of citizens wanted more bicycle infrastructure
43.6% of citizens wanted more sidewalk improvements and pedestrian connections
2.1.5 Neighborhood Open Links
The City should shall treat streets, sidewalks, and front setbacks as a continuous
open link between all -among all areas of the Gcity and with all land uses. These
features should be designed as amenities for light, air, social contact, and
community identity.
Policy 2.1.5 10 Style ❑ Clarity 10 Currency ❑ Relocate 10 Complete 10 Relevance ❑ Resources
Edited for style only.
2.1.6 Neighborhood Amenities
The City shall promote livability and safety for all residents. Characteristics of
quality neighborhoods vary from neighborhood to neighborhood, but often include
one or more of the following characteristics:
■ A mix of housing type styles, density, and housing affordability.
■ Design and circulation features that create and maintain a
pedestrian scale.
■ Nearby services and facilities including schools, parks, retail
(e.g., grocery store, drug store), restaurants and cafes, and
community centers or other public facilities.
■ A tree canopy and well -maintained landscaping.
■ A sense of personal safety (e.g., low crime rate, short police and
emergency response times).
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■ Convenient access to public transportation.
f—Well-maintained housing and public facilities.
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Need for policy on neighborhood enhancement was described during the following: LUCE RFP, Task force Interviews
(March 2012), Community Leader Interviews (March 2012), Community Survey (May -June, 2012), Community
Workshop #1 (May 16, 2012), Community Workshop #2 (September 27, 2012), Community Workshop #3 (December 1,
2012), MindMixer input, Task Force neighborhood Open Houses (July 28, 2012 and September 29, 2012).
LUE goals 10,17,18,34,36, and 37.
2.1.1 Neighborhood Enhancement
The City shall promote infill development, redevelopment, rehabilitation, and
adaptive reuse efforts that contribute positively to existing neighborhoods and
surrounding areas.
NEW I ❑ Style 111 Clarity I ❑ Currency 111 Relocate I ❑ Complete 10 Relevance 10 Resources
Need for policy on neighborhood enhancement was described during the following: LUCE RFP, Task force Interviews
(March 2012), Community Leader Interviews (March 2012), Community Survey (May -June, 2012), Community
Workshop #1 (May 16, 2012), Community Workshop #2 (September 27, 2012), Community Workshop #3 (December 1,
2012), MindMixer input, Task Force neighborhood Open Houses (July 28, 2012 and September 29, 2012).
LUE goal 29.
2-42.2 Residential Location, Uses, and Design
2.2.1 Mixed Uses &and Convenience -'
The City shall promote Neighborhoods shall iRGlu a mix of compatible uses in
neighborhoods to serve the daily needs of nearby residents, including schools,
parks, churches, and convenience retail stores. Neighborhood shopping and
services should be available within about one mile of all dwellings. When
nonresidential, neighborhood -serving uses are developed, existing housing shall
be preserved and new housing added where possible. If existing dwellings are
removed for such uses, the development shall include replacement dwellings no
net loss of residential units).
Prolicy.2.2.1 1 0 Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style and to clarify intent. Support of neighborhood serving services supported by input received at
Community Workshop #2 (September 27, 2012) and Task Force Neighborhood Open Houses, July 28, 2012 and
September 29, 2012. About'/2 of participants at Community Workshop #1 (May 16, 2012) cited importance of
neighborhood centers.
24-.22.2.2 Separation and Buffering
The City shall seek to protect Rfesidential areas should he separated er SGFeene.d
from incompatible and detrimental non-residential activities and facilities. iRGluding
the Faiiroad. Residential areas should he FoteGte d frem rroaGhMent by
Policy 2.2.2 1 0 Style 12 Clarity 10 Currency ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
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Edited for style and to delete unnecessary text.
Policy 2.2.3 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
All airport compatibility will be covered in updated Section 7.0, Airport Area.
24�42.2.3 Residential Next to Non-residential
In designing development at the boundary between residential and non-residential
uses, the City shall make protection of a residential atmosphere is -the first priority.
Policy.2.2.4 121 Style 10 Clarity 10 Currency ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style only.
2.1. 2.2.4 Street Access
The City shall ensure Nnew residential developments --or and redevelopments
involving large sites, cola -be are designed to orient low -density housing to local
access streets, and medium- or high -density housing to driveways accessible from
collector streets. Major arterials through residential areas shall provide only limited
private access or controlled street intersections.
Policy 2.2.5 12 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
2�52.2.5 Neighborhood Pattern
The City shall require that Aall new residential development should be integrated
with existing neighborhoods. Where physical features make this impossible, the
new development should create new neighborhoods.
Policy.2.2.6 10 Style 10 Clarity 10 Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style only.
24 62.2.6 Housing and Businesses '
The Citv shall encourage mixed use proiects, where appropriate and compatible
with existing and planned development on the site and with adiacent and nearby
properties. The City shall support the location of mixed use proiects and
community and neighborhood commercial centers near major activity nodes and
transportation corridors / transit opportunities where appropriate.WheFe housipig
can be atibl with offices 9F other Ib Usipeeses mixed use projects should he
eAGOuraged.
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Edited for style and to clarify intent. Tie to transportation corridors / transit added to enhance sustainability aspects.
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-.72.2.7 Natural Features
The City shall require Rresidential developments should to preserve and
incorporate as amenities natural site features, such as land forms, views, creeks,
wetlands, wildlife habitats, wildlife corridors, and plants.
Policy.2.2.8 1 Z Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only. Task Force added wildlife corridors to list.
24-.82.2.8 Parking
The City shall discourage the development of l=large parking lots should be
aveided—. and require pRarking lots should be screened from street views. In
general, parking should not be provided -located between buildings and #lie -public
streets.
Policy 2.2.9 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style, to clarify the intent.
2.2.9 Compatible Development
The City shall require that new #housing built within an existing neighborhood
should be in be sited and designed to be compatible with the SGale-and -i„ character
with t of the neighborhood. All multifamily development and large group -living
facilities should shall be compatible with any nearby, lower density development.
Compatibility shall be evaluated using the following criteria:
A. Front Setback Patterns
New development shall match the typical range of setbacks used in areas
adjacent to the project.
B. Landscaping
New development shall repeat or enhance the landscaping provided in
parkway areas (if any exist) along street frontages.
C. Rhythm of Development
New development shall reflect the rhythm of existing development in the area
including features such as setbacks and facade widths along the front setback.
Larger structures, such as multi -family (as allowed by the General Plan land
use designation for the site) should replicate the spacing of structural
components along the street frontage.
D. Street Orientation
New development shall match the general orientation of existing residential
structures in the adjacent area and shall provide an inviting fagade facing
public streets.
E. Architecture
Architectural compatibility will be assessed based on a combination of factors,
including height, scale, mass, form and architectural style. Desired outcome is
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a smooth transition between existing and proposed development, supporting a
quality neighborhood.
F. Privacy and Solar Access
New buildings will respect the privacy and solar access of neighboring
buildings and outdoor areas, particularly where multistory buildings or additions
may overlook backyards of adjacent dwellings. (See also the City's
Conservation and Open Space Element.)
G. Preservation of Natural, Historic and Cultural Features
New development shall:
a. Respect historic context
b. Maintain mature trees on -site to the maximum extent feasible
c. Protect stream corridors and natural drainages
H. Housing Diversity
A mix of housing types, and a range of density within a neighborhood is
desirable (see also Policy 2.1.6).
I. Parking
New development:
a. Outside of the Downtown In -lieu Parking Fee Area, new development will
be required to provide adequate off-street parking to match the intended
use.
b. For multi -family, parking shall be sited and designed to minimize the visual
impact from the public street.
Policy 2.2.10 12 Style I R] Clarity 10 Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Revised to expand the definitions of compatibility. Additional policy on compatibility discussed as part of Community
Survey, Community Workshop #1 (May 16, 2012), Community Workshop #2 (9127112), and Community Workshop #3
(12/1112). The policy proposed provides a set of factors that can be used in evaluating compatibility of new
development with the existing neighborhood and to provide policy support for the Community Design Guidelines.
2-.1402.2.10 Site Constraints
The City shall require new presidential developments ehall—to respect site
constraints such as property size and shape, ground slope, access, creeks and
wetlands, wildlife habitats, wildlife corridors, native vegetation, and significant trees.
Policy 2.2.11 19 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only. Task Force added "wildlife corridors".
24442.2.11 Residential Project Objectives
Residential projects should provide:
A. Privacy, for occupants and neighbors of the project;
B. Adequate usable outdoor area, sheltered from noise and prevailing winds, and
oriented to receive light and sunshine
C. Use of natural ventilation, sunlight, and shade to make indoor and outdoor
spaces comfortable with minimum mechanical support.
D. Pleasant views from and toward the project;
E. Security and safety.
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F. Bicycle facilities consistent with the City's Bicycle PlanSepaFate ^a#hs f^r
vehicles aed # )F pee ,
G. Adequate parking and storage space;
H. Noise and visual separation from adjacent roads and commercial uses. (Barrier
walls, isolating a project, are not desirable. Noise mitigation walls may be used
only when there is no practicable alternative. Where walls are used, they
should help create an attractive pedestrian, residential setting through features
such as setbacks, changes in alignment, detail and texture, places for people
to walk through them at regular intervals, and planting.)
I. Design elements that facilitate neighborhood interaction, such as front porches,
front yards along streets, and entryways facing public walkways.
J. Buffers from hazardous materials transport routes, as recommended by the
City Fire Department.
Policy 2.2.12 110 Style 10 Clarity I ❑ Currency 10 Relocate 111 Complete 10 Relevance I ❑ Resources
Edited for style and content. Reference to separate paths revised to defer to the City's Bicycle Master Plan.
24.4-22.2.12 Non -Residential Activities
Residential areas may accommodate limited non-residential activities which
generally have been compatible, such as child day care, elementary schools,
churches, and home businesses meeting established criteria.
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TF agreed to retain.
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L.-Opportunities for ��v}cnII-am"^cpSother +haR the S3eCF I
developer, to homes or to create IiViRg eRVi�Teprsuited to s m,alri
groups oF to speGial needs.
Prog.2.3.1 1 ❑ Style 10 Clarity 12 Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Text related to Specific Plans was consolidated into one location as part of Section 8.
Prog.2.3.2 1 OStyle 10 Clarity ❑ Currency I ElRelocate ❑ Complete 12 Relevance I ❑ Resources
This policy is addressed with special planning areas in Section 8.
Prog.2.3.3 1 ❑ Style I ❑ Clar4 12 Currency 0 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Residential expansion areas in current language refer to Orcutt Area, Margarita Area, and Irish Hills area. These areas
have existing Specific Plans (GASP and MASP) that designate residential capacity or have already been constructed.
New residential areas are addressed in Section 8.
Residential expansion areas have existing Specific Plans (GASP and MASP) that designate residential capacity or have
already been constructed (Irish Hills), therefore, Table 3 is no longer needed.
For new specific plan areas, Section 8.1 defines a set of performance standards for each site. In order for a project to
develop at levels above the Minimum level described, the concept of Transfer of Development Credits described here
is maintained. See Section 8.1 for more details.
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Formatte
Name of Area
LOW
High
frish Holt
WO
WO
Marga4ta.
1,100
4—,IG8
9rcuti
WO
7W
2-.22.3 Residential Density
2.2.12.3.1 Density Categories
The following residential density categories are established in (Table 414within
LUCE Plannina Sub -area. and Table 2 for areas outside the LUCE Planning Sub-
area but within the City's Planning Area. For planning studies conducted. Table 5
provides a tvpical population densitv for each residential land use designation.
Residential density is expressed as the number of dwellings per acre of net site
area within the designation. In determining net area, the following types of areas
are excluded: sensitive features such as creeks, habitats of rare or endangered
plants and animals, and significant trees; land dedicated in fee to the public for
streets or neighborhood parks.
For the categories other than Rural Lands, Residential Rural, Residential
Suburban, and Low -Density Residential, densities are expressed in terms of a
standard two -bedroom dwelling. This approach is intended to achieve population
densities approximately like those indicated. More or fewer dwellings having
different bedroom counts may be built depending on the number of people
expected to live in a project, as indicated by the number of bedrooms. The
population -density standards also apply to group residential facilities. (For allowed
residential development in non-
residential designations, seems the 6eGti R6 ,.GAGe.. iRg th„6e districts Table 1.)
Policy 2.4.1 10 Style 10 Clarity 10 Currency I 0 Relocate I ❑ Complete 10 Relevance j❑ Resources
This text will be replaced by a new section explaining density and intensity standards at the front of this element
(following goals) in connection with the new uses and standard table (Tables 1 and 2). Sentence describing what is
excluded from net acreage is included in new "Land Use Diagram and Standards" section. Population standards are
recommended for elimination in favor of dwelling units/acre standards as the City cannot regulate land use based on
population,
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Residential Dens itieTPopulation Assumptions' -
Land Use
Designation
Average Population
Density
(Persons Per Acre)
Maximum Dwelling
Density
Units Per Acre
Unincorporated Rural Lands
0.08
0.1 0 du/20 ac)
URL
Unincorporated Residential Rural
URR
0.16
8-as3-0_2
1 du/5 ac
Unincorporated Residential
Suburban URS
1.6
1
Low Density Residential (LDR)
20
7
Medium Density Residential
MDR
25
12
Medium High Density Residential
MHDR
40
U20
High Density Residential (HDR)
55
24
1 This table is intended to reflect average population estimates to be expected with each designation and does not
reflect densities the it is strivin to achieve.
Table 5 1 ❑ Clarity 12 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
This table has been updated for consistency with Tables 1 and 2. Density change for Medium High Density residential
is proposed to enable existing zoned areas to qualify as meeting HCD standards in meeting Regional Housing Needs
Allocation capacity. Task Force asked that footnote be included.
2442.3.2 Density Bonuses A -a '
The City may -shall approve a density bonus for projects thatwhich will be:
A. lie —Provide a receiving site, within expansion areas or the downtown
commercial core only, for development credit transferred to protect open
space;
B. Provide for the Fninim„m peFGentage -of-Include affordable housing Awellifgs
for e'er seniors or lower income households
consistent with the requirements of State Law.
Policy 2.4.2 10 Style I ❑ Clarity 12 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Revised to respond to State density bonus law.
2�32.3.3 Density Redurtions and Site Constraints
The allowed density of residential development shall decrease as slope increases.
The City may require a residential project to have fewer units than generally
allowed for its density category (Table 5), upon finding that the maximum density
would have adverse environmental impacts or cause significant adverse impacts
on the health, safety, or welfare of future residents of the site, neighbors, or the
public generally.
Policy 2.4.3 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance 10 Resources
The first sentence may impact the density in mixed use development in non-residential land use categories. TF agrees
to keep first line.
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Policy 2.4.4 1 ❑ Style I ❑ Clarity I ❑ Currency ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1. Reference to 1989 County Land Use Element is obsolete. City
designations that apply to unincorporated portions of the Planning Area are referenced in (Table 2).
Policy 2.4.5 ❑ Style I ❑ Clarity ❑ Currency 0 Relocate ❑ Complete ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
Policy 2.4.6 10 Style 10 Clarity ❑ Currency 2 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
Policy 2.4.7 1 ❑ Style I ❑ Clarity ❑ Currency 2 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
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Policy 2.4.8 1 ❑ Style 10 Clarity I ❑ Currency 12 Relocate I ❑ Complete 10 Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
Policy 2.5 10 Style I ❑ Clarity 10 Currency 12 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Deleted here as it is appropriately addressed in the City's Housing Element and in the specific plans developed for the
major residential expansion areas referred to in this policy. Policies for new planning areas are located in Section 8.
2-.62.4 Residential Land Protection
Policy 271 0 Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Duplicate of idea expressed in more detail under Policy 2.4.1, below.
2.4.1 Boundary Adjustments
The City may adjust land -use boundaries in a way that would reduce land
designated as residential, only if:
A. A significant, long-term neighborhood or citywide need, which outweighs the
preference to retain residential capacity, will be met, and;
B. The need is best met at the proposed location and no comparable alternative
exists.
Policy 2.6.2 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
No change proposed.
2.4.2 Density Changes
The Citv shall aDnrove re -zonings that increase densitv in existing residential areas
only if it finds that the following are not adversely impacted: neighborhood
character and identity; compatibility of land use; impact on services and facilities
(including schools). In addition, the City shall find that proposed density changes
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meet policies related to neighborhood amenities (Policy 2.1.7); compatible
development (Policy 2.2.9) and residential project obiectives (Policy 2.2.11)6
NEW 10 Style 10 Clarity 10 Currency ❑ Relocate 10 Complete 10 Relevance 111 Resources
Need for policy to protect neighborhood character, identity, and stability was described during the following: LUCE
RFP, Task force Interviews (March 2012), Community Leader Interviews (March 2012), Community Survey (May -June,
2012), Community Workshop #1 (May 16, 2012), and Task Force neighborhood Open Houses (July 28, 2012 and
September 29, 2012). Two property owners expressed interest in up -zoning residential property. TF-LUCE and
Planning Commission provided direction that these types of smaller physical changes should be addressed through
policy discussion. LUE goal 29.
2.4.3 Residential Conversion
The Citv shall approve proposals to convert residential properties along maior
streets to office or commercial uses only when there already is a substantial non-
residential character to the corridor, the proposal is compatible with the
surrounding land use, and adequate off-street parking can be provided. Where
appropriate, replacement dwellings shall be provided as part of the project.
NEW JEI Style ID Clarity ❑ Currency ❑ Relocate 10 Complete JEI Relevance 10 Resources
Need for policy to protect neighborhood character, identity, and stability was described during the following: LUCE
RFP, Task force Interviews (March 2012), Community Leader Interviews (March 2012), Community Survey (May -June,
2012), Community Workshop #1 (May 16, 2012), and Task Force neighborhood Open Houses (July 28, 2012 and
September 29, 2012). LUE goals 29 and 35.
2.5 Student and Campus Housing
2.5.1 Cal Poly
The City shall encourage Cal PolyCalifornia
to build sheuld mov+dde- housing eppe ies _for at least 50% of
all students. . On -campus housing
should increase be expanded at least as fast as enrollment increasesse—the
proportion of students living OR GamPU6 GaR FeFA the same as
Consideration shall be given for housing for facultv and staff as student enrollment
increases.
Policy 2.7.1 10 Style 10 Clarity ❑ Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style and to clarify intent of policy. Support for on -campus housing mentioned in the community
workshops held to date. Reference to 1992 has been removed as proportion of students living on campus has actually
increased since 1992. Additional reference to staff.
2.5.2 Cuesta College
The City should shall encourage Cuesta College to facilitate student housing off -
campus and close to transit and bicycle connections. The City shall discourage on -
campus residential development due to environmental sensitivity of the Chorro
watershed and the lack of other services near the Cuesta campus.
Policy 2.7.2 121 Style I 0 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style and to clarify intent of policy. Change also clarifies that this housing will be `off -site" as previously
directed by Planning Commission due to sensitive resource issues and lack of other services near Cuesta campus.
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2.5.3 Amenities
The City shall encourage development of attractive Mmultifamily housing likely to
be occupied by students should -to provide the amenities whiGh that students may
otherwise seek in single-family areas, to provide an ^tt.^,.tive ^;teMative
Policy.2.7.3 1 0 Style I 0 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style and to clarify intent of policy.
2.5.4 Location
The City shall encourage the development of Hhousing likely to attract faculty,
staff, and or --students 6hould be enGOUFaged o locate close to Cal Poly4oTeduse
GOFFIFflute travel.
Policy 2.7.4 1 0 Style 110 Clarity 10 Currency 111 Relocate 10 Complete 10 Relevance ❑ Resources
Edited for style and to clarify intent of policy. Added proximity to transit and bike connections as a locational criteria.
2.5.5 Fraternities & Sororities
The City shall work with Cal Poly to develop a proposal to locate F-fraternities and
sororities on campus for consideration by the CSU Board. If locations on campus
cannot be provided, fraternities and sororities should be limited to'^^^+ed an ^F''^�
of preferea^^ r1 ` on campus; (" '^ medium -high and high -density residential
areas near the campus.
Prog.2.7.5 12 Style I ❑ Clarity 10 Currency I ❑ Relocate 10 Complete 10 Relevance 10 Resources
Edited for style and to clarify there are two items to be addressed. Location on campus is now a separate statement
and states how the City will work towards the desired end point. Currently, CSU regulations prohibit Greek facilities to
be located on -campus.
2.5.6 Large Group Housing
The City shall not approve Llarge group housing;
located in areas designated low density residential areas. They may be located,
but not concentrated, in medium -density residential areas. They may be
concentrated in medium -high or high -density residential areas, or in suitable
commercial or light -industrial areas, where services are convenient. Each large
group housing proposal shall be evaluated through use -permit review.
Policy 2.8.1 12 Style 111 Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
Edited to reflect the General Plan designation as the definition of an area's use.
2.5.7 Small Residential Care Facilities
The City shall continue to treat &small residential care facilities should be t.e^+e �
the same as individual houses.
Policy 2.8.2 111 Style I ❑ Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
The City is pre-empted by state law from regulating small residential care facilities.
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2.6 Downtown
In Downtown residential areas (Figure 4), the City should encourage the rehabilitation
and maintenance of existing housing. Additional dwellings may be permitted, in
keeping with density limits, provided that the existing character of the area is not
significantly changed. Demolition of structurally sound dwellings shall be strongly
discouraged.
Policy 2.9 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance 11111 Resources
No change proposed.
2.7 Reduced Automobile Dependence in Downtown
The City shall encourage the development of Downtown housing that minimizes the
need for automobile use and minimizes the storage of vehicles in surrounding
neighborhoods.
NEW I ❑ Style 111 Clarity 10 Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Climate Action Plan strategy 5.3.34.5% of survey respondents were in favor of discouraging commuting by individual
drivers and encouraging use of busses, bikes, vanpools, and carpools. LUE goal 35.
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PROGRAMS
(See also Section 10, Implementation)
2-.72.8 Updating & Enforcing Standards
2.8.1 Enforcing Standards
The City wilesshall review, revise if deemed desire necessary, and actively
enforce noise, parking, and property -development and property -maintenance
standards. Staff to adequately enfeFGe these standards will be provided.
Prog.2.10.1 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style. Last sentence removed as budget commitment is the purview of the City Council.
2.8.2 Updatkj-Property Maintenance Standards
The City wildshall adopt:- and 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. The regulat1eRs will he
peFiedir.ally reviewed and updated.
Prog.2.10.2 12 Style I ❑ Clarity 12 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Trash, vehicles, and property maintenance have been addressed through Zoning Code updates. Policy changed to a
maintenance item.
2.9 Multifamily Preferences &and Standards
2.9.1 Preferences
The City will -shall evaluate student housing preferences and consider revising
development standards to better meet them in multifamily housing near campus.
Prog.2.11.1 12 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Clete I ❑ Relevance 10 Resources
Edited for style only.
2.9.2 Multifamily Open Space and Storage Standards
The City w#lshall 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.
Prog. 2.11.2 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
2.10 Downtown Residential Development
The City wil-shall eensider adopting special development standards to guide addition
of dwellings within dDowntown residential areas (Figure 4), to implement policy 2.89.
The following should be included when evaluating new standards for this area:
A. A me.., deR60ty Gategery between the GYerr, _ ent I,.
o De„6ity (R 1 ) and Medil m DeRSity (R 2) decigRatieRs:
IAA. Requirements that new dwellings on lots with existing houses be above or
behind the existing houses, and that the added building area be modestly sized
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and of similar architecture in comparison with the principal residences on the
site and in the surrounding area;
C-B. Requiring new buildings to reflect the mass and spacing of existing, nearby
buildings;
IBC. Requiring special parking and coverage standards;
€D. Requiring minimum amounts of usable open space.
Prog.2.12 110 Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Updated for style. "A" deleted as City now allows secondary units, basically covering the need that "A" was originally
designed to address. Much of Downtown area is already R-2.
Prog.2.13 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate 12 Complete I ❑ Relevance I ❑ Resources
Deleted here as it is addressed in the City's Housing Element and has been completed.
2.11 Neighborhood Compatibility
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. The City
will periodically update Community Design Guidelines for larger homes, infill housing
and accessory single -story buildings.
Prog.2.14 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Task Force wanted to retain and augmentthis program to include update of the CDG.
2.12 Neighborhood ` "►mess AGtien Plans
To help residents preserve and enhance their neighborhoods, the City wWshall:
A. IdeRtify Reighborhoods and Work with residents that request assistance to
prepare neighborhood plans that empower them to shape their neighborhoods;
B. Help devise strategies to help stabilize the rental/owner ratio, to maintain
neighborhood character, safety, and stability;
C. Help identify neighborhood problems, and undertake a wide range of focused
development -review, capital -improvement, and code -enforcement efforts;
D. Encourage the formation of voluntary neighborhood groups, so residents can
become involved early in the development review process;
E. Involve residents early in reviewing proposed public and private projects that
could have neighborhood impacts, by notifying residents and property owners
and holding meetings at convenient times and places within the
neighborhoods.
F. Provide appropriate staff support,
Reighi)GFh,eed 066ee6-, and train all staff to be sensitive to issues of
neighborhood protection and enhancement.
Prog.2.15 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 110 Resources
A. Resources are not available to prepare plans for all neighborhoods, and Task Force expressed concern
regarding whether residents desire such plans for all areas. Program changed to a voluntary program that will
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apply as requested by neighborhoods.
Other direction remains intact.
2.12.1 Residential Densities
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.
Prog.2.16 1 ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete 12 Relevance I ❑ Resources
Maximum density for Medium High Density Residential proposed to change from 18 to 20 dwelling units I acre. TF
decided to keep this policy.
Program The City shall evaluate the potential to use portions of
City -owned parking lots and structures to be used for
residents' parking.
Program The City shall require new housing proiects 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.
Program 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.
NEW I ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
New programs proposed to address residential parking in the Downtown area. Need to address Downtown parking
was discussed during Community Leader Interviews (March 2012), Community Survey (May -June, 2012), Community
Workshop #2 (September 27, 2012), and Community Workshop #3 (December 1, 2012). 34.5% of Community Survey
respondents were in favor of discouraging single -occupancy driving and encouraging the use of transit, car I van
pools, and bicycles. Task Force added last program to address residential parking needs.
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3 COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
3.0 Commercial Siting
3.0.1 Slope
Commercial and industrial uses should be developed in appropriate areas where
the natural slope of the land is less than ten percent.
Policies 3.0.1 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Task Force supported original wording.
3.0.2 Access
The City shall require that Gcommercial and industrial uses should have access
from arterial and collector streets, and should be designed and located to avoid
increasing traffic on residential streets.
Policies 3.0.2 12 Style 111 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
3.0.2 Residential Area
Except for neighborhood -oriented services and commercial uses, the City shall
prohibit the €expansion of commercial centers and industrial uses into adjacent
residential areas.
Policies 3.0.13 12 Style 12 Clarity 10 Currency I ❑ Relocate 10 Complete 111 Relevance 10 Resources
While convenience commercial in a neighborhood is desired, this policy seeks to limit larger commercial centers and
industrial uses from expanding from outside a neighborhood into the neighborhood.
3.1 General Retail
Policies 3.1.1 111 Style 111 Clarity I ❑ Currency 12 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
3.1.23.1.1 Locations for Regional Attractions
The City should focus its retailing with regional draw in the locations of downtown,
the area around the intersection of Madonna Road and Highway 101, and the area
around Highway 101 and Los Osos Valley Road.
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Policies 3.1.2 1 ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Task Force supporting retaining this policy.
Policies 3.1.3 1 ❑ Style 10 Clarity I ❑ Currency 12 Relocate 10 Complete I ❑ Relevance 10 Resources
The General Plan update provides direction at the two major sites that could be used for commercial expansion, the
Caltrans site on the east side of Highway 101 at Madonna Road and the Dalidio property off Madonna Road. Both sites
have undergone review as part of the update process and will be assessed as part of the updates fiscal and circulation
studies. For the Dalidio site, a specific plan will be required as part of new policies in this General Plan. These actions
effectively address the policy described herein. See Section 8.
Policies 3.1.4 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate 10 Complete I ❑ Relevance 10 Resources
This should become a program to revisit the Mid-Higuera Enhancement plan and see where zoning code changes or
other implementation needs to occur to support the vision in the plan. See Section 8.
3.1.43.1.2 Specialty Store Locations
The City shall direct Mmost specialty retail stores Should be to locate Ddowntown
Core, in the Madonna Road area, or the Los Osos Valley Road area, and in other
community shopping areas identified by the Community Commercial district (see
the Community Commercial section below) where they will not detract from the role
of the dDowntown Core as the City's primary concentration of specialty stores;
some may also be in neighborhood shopping centers so long as they are a minor
part of the centers and serve neighborhood rather than citywide or regional
markets.
Policies 3.1.5 12 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
Edited for style and capitalization only.
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Policies 3.1.6 1 ❑ Style I ❑ Clarity 10 Currency I 0 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
3.2 Neighborhood Commercial
Policies 3.2.1 1 ❑ Style I ❑ Clarity I ❑ Currency 110 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
3.2.1 New or Expanded Areas of Neighborhood Commercial Use y'
The City shall provide for Nnew or expanded areas of neighborhood commercial
uses that:
A. Are created within, or extended into, nonresidential areas adjacent to
residential neighborhoods;
B. Provide uses to serve nearby residents, not the whole city;
C. Have access from arterial streets, and not increase traffic on residential
streets;
D. Have safe and pleasant pedestrian access from the surrounding service area,
as well as good internal circulation;
E. Be -Are designed to be pedestrian -oriented, and architecturally compatible with
the adjacent neighborhoods being served. Pedestrian -oriented features of
project design should include:
i. Off-street parking areas located to the side or rear of buildings
rather than between buildings and the street;
ii. Landscaped areas with public seating; and
iii. Indoor or outdoor space for public use, designed to provide a focus
for some neighborhood activities.
Policies 3.2.2 1 0 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style only.
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3.2.2 Expanding Existing Neighborhood Commercial Areas
The City should shall evaluate the need for and desirability of additions to existing
areas of neighborhood commercial use only when specific development proposals
are made, and not in response to rezoning requests which do not incorporate a
development plan.
Policies 3.2.3 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
3.2.3 Stores in Residential Areas " Y
The City shall allow for the continuation of Ssmall, individual stores within
established residential areas may be retaiRed wheR if they are compatible with
surrounding uses. Other isolated commercial uses which that are not compatible
with residential surroundings eventually should be replaced with compatible uses.
Policy 3.2.4 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style only.
Policies 3.2.1 1 ❑ Style 111 Clarity 10 Currency 12 Relocate I ❑ Complete 10 Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
3.3 Community Commercial
Policy 3.3.1 10 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
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Policy 3.3.1 10 Style 10 Clarity 10 Currency 10 Relocate 10 Complete 111 Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
3.3.1 Office Uses
The City may allow Ccertain office uses with limited need for access to dDowntown
government services tea- o be located away from the dDowntown in areas
designated Community Commercial. Appropriate types of offices include those
that provide direct 'over-the-counter" services to customers and clients.
Professional offices, and those identified by the Zoning Regulations as "production
and administrative" offices may also be appropriate, particularly above the ground
floor.
Policy 3.3.3 1 0 Style I ❑ Clarity 10 Currency ❑ Relocate I ❑ Complete ❑ Relevance ❑ Resources
Edited for style only.
3.4 Offices
Policy3.4.1 I ❑ Style 10 Clarity I ❑ Currency 0 Relocate I ❑ Complete ❑ Relevance ❑ Resources
Relocated to new uses and standards table, Table 1.
3.4.23.4.1 Office Locations
A. All types of offices are appropriate in the dDowntown General Retail district,
but are discouraged at street level in storefronts of the commercial core.
B. All types of office activities are appropriate in the Office district which
surrounds the dDowntown commercial area, though offices needing very large
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buildings or generating substantial traffic may not be appropriate in the area
which provides a transition to residential neighborhoods.
C. Medical services should be near the hospitals, and may also be located in
other commercial areas of the City.
D. Government social services and the regional offices of state and federal
agencies should be near the intersections of South Higuera Street, Prado
Road, and Highway 101 (Figure 5);
E. Offices having no substantial public visitation or need for access to dDowntown
government services may be in Services and Manufacturing districts.
F. Certain business and professional services having no substantial public
visitation or limited need for access to dDowntown government services may
be in Services and Manufacturing districts. Examples of such uses are
computer services, utilities engineering and administration, architects and
engineers, industrial design, advertising, building contractors, labor and
fraternal organizations, and insurance and financial services that
do not directly serve retail customers.
G. Certain business and professional services with limited need for access to
dDowntown government services may be located in areas that are away from
the dDowntown, and designated Community Commercial. Appropriate types of
offices include those that provide direct 'over-the-counter" services to
customers and clients. Professional offices may also be appropriate,
particularly above the ground floor.
Policy 3.4.2 12 Style 111 Clarity 111 Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
Updated capitalization only.
3.4.33.4.2 Offices Outside Designated Areas
The City may allow continuation and minor expansion of €existing office buildings
outside the areas described in ePolicy 3.4.21 may GORt*Rue to be used and Ma
if they:
A. Have access directly from collector or arterial streets, not local residential
streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses.
Policy 3.4.3 0 Style ❑ Clarity ❑ Currency ❑ Relocate I ❑ Complete ❑ Relevance ❑ Resources
Edited for style and update to policy reference.
Policy 3.4.4 1 ❑ Style I ❑ Clarity I ❑ Currency I 0 Relocate 111 Complete I ❑ Relevance 111 Resources
Relocated to new uses and standards table, Table 1.
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3.5 Tourist Commercial Uses
(For information on Tourist Commercial land use designation, see Table 1.)
3.5.1 Basis for Tourism
The City shall promote San Luis Obispo as should be an attractive place for short-
term stays, as well as an attractive destination for long-term visitors featuring The
its community character,
natural qualities, historic resources, and its educational and cultural facilities. The
City should emphasize conference and visitor -serving facilities which have a low
impact upon the environment and upon existing land forms and landscapes, and
which provide low -impact visitor activities and low -impact means of transportation.
Policy 3.5.1 10 Style 12 Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style and to add "historic resources as part of definition of community character.
3.5.2 Locations
The City shall encourage integration of Vv_isitor-serving uses
with other types of uses, including overnight accommodations dDowntown, near
the airport, and near the train station; small-scale facilities (such as hostels or bed -
and -breakfast places) may be located in Medium -High Density Residential and
High -Density Residential Districts, where compatible. Visitor -serving uses are
especially appropriate where such uses have already concentrated: along upper
Monterey Street; at the Madonna Road area; at certain freeway interchanges; and
in the dDowntown.
Policy 3.5.2 12 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style and capitalization only. Upper Monterey Street area further described as part of Section 8.
3.5.3 Appropriate Uses
Policy 3.5.3 10 Style 10 Clarity 10 Currency 12 Relocate 10 Complete 10 Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
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Policy 3.5.4 10 Style j 0 Clarity 10 Currency 121 Relocate j ❑ Complete 10 Relevance 10 Resources
Concept of compatibility with residential is covered for all non-residential uses under Policy 2.2.2.
Policy 3.5.5 10 Style 10 Clarity ❑ Currency 0 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
3.5.4 Services and Manufacturing
Policy 3.6.1 10 Style 10 Clarity 10 `Currency 110 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
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Policy 3.6.2 10 Style 10 Clarity 10 Currency 12 Relocate I ❑ Complete I ❑ Relevance_ 10 Resources
Relocated to new uses and standards table, Table 1.
3�4.33.5.4.1 General Retail and Neighborhood Commercial Uses
The City shall not allow Nnew specialty stores, department stores, or neighborhood
commercial centers should not to be developed in Service and Manufacturing-
designated areas. However, existing uses such as supermarkets and drugstores
may be expanded if:
A. They are compatible with nearby uses;
B. The expanded use will not divert trade from other general -retail or
neighborhood -commercial areas which are better located to serve the
expected market area.
Policy 3.6.3 12 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style only.
3.5.4.43.5.4.2 Access
The City shall . require Aaccess to Service and Manufacturing areas Should be
provided by commercial collector streets, to avoid customer traffic on residential
streets or delivery routes which pass through residential areas. Driveway access
onto arterial streets should be minimized.
Policy 3.6.4 10 Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited for style only.
3.6.4.53.5.4.3 Air & Water Quality
Industries locating or expanding in San Luis Obispo shall comply with all applicable
air -quality and water -quality regulations.
Policy 3.6.5 10 Style 10 Clarity 10 Currency 10 Relocate 10 Complete 12 Relevance 10 Resources
It is not required to have a policy to state projects shall comply with City, state, and federal regulations however Task
Force wanted to retain.
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3.5.4.63.5.4.4 Utility Service
The City shall require Services and Manufacturing uses shoo -to connect to the
City water and sewer systems, unless other means of providing service are
identified in a City -adopted plan.
Policy 3.6.6 1 0 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
3�473.5.4.5 Vehicle Sales
A. Auto Park Way / Calle Joaquin
The City shall encourage an easily
accessible and attractive auto sales and service center around Auto Park Way
and adiacent areas along Calle Joaquin (Figure The nif- Will .wane .,h,,,,+
3. (This amount i expe8ted to he n„ffi-ion+ for reIGGatinn of .denleshins
projeGted County population grovAh.) The areas shown for vehir-Ae sa-les; ,-;h
be re6ep.,ed for that use at least uRtil the aRtiripated yeaF 2004 update of this
element, when the a ,n+ of resewe.d land m y he re..ensirderer!
B. Other Areas
Auto sales in areas of the Ocity other than Auto Park Way / Calle Joaquin
should be minimized; in order to reinforce the auto sales center and to
maximize space for other uses in other locations.
Policy 3.6.7 12 Style I ❑ Clarity I 0 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 111 Resources
Edited for style and to reflect current conditions. Most of auto center has been developed, with some limited
expansion along Calle Joaquin possible. Refer also to market study conducted on auto mall recently. New policy
discussion in Chapter 8 will address possible uses and development parameters.
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TO BE
Flgure 3: Vehlele Sales Area at Auto Park Way
My of REM Vehicle Sales Area
Figure 3. Vehicle Sales Area at Auto Park Way
Figure 3 10 Style I ❑ Clarity 12 Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Figure will need to be updated to reflect current auto center size and information from 2013 market study.
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Land Use
3�463.5.4.6 Building intensity
he Fats, of building friooF area to site aFea shall not exceed 1 G. The ZeniRg Formatted: Strik
Regulations will establi6h maximum building height and lot covelcage, and millimurn
ae#�aCkfi-frAM Gtfeet6 and other picepeFty !iRes as well as PFOGedures
determine -a-pFejeet'6 realized building iRteRSity, to ref!eGt iStiRg r desiFeel
Formatted: Strik
approved mixed use development. The . I I . . ideRtial deRSity would be
Gensidering the maximum re6ideRtial density allowed in any neighboFiRg resideRt
aFea. (Also, see the—FeSfdential section for policiesOR .density bGR goes fer
A-ffp-rtdable housing.)
Policy 3.6.8 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Relocated to new uses and standards table, Table 1.
3.5.5 Overall
3.5.5.1 Dependent Care
The City shall offer incentives to nNew development should be P-#eFed
for provision of child care and elder care for employees.
Policy 3.7.1 1 0 Style I ❑ Clarity I ❑ Currency 111 Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style.
3.5.5.2 Convenience Facilities
The City shall allow cOonvenience facilities serving daily needs, such as small food
stores, branch banks, and child and elder care, and amenities such as picnic
areas, will be allowed -in centers of employment. Space for such amenities may be
required within large commercial and industrial developments.
Policy 3.7.2 1 0 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style only.
Formatted: Heac
3.5.5.3 Commercial Revitalization Level: 4 + Numbe
The Cityshall encourage the revitalization, upgrading and beautification of at: I + Alignment
9 Indent at: 0.5", l
commercial retail centers and conversion of strip commercial area to coordinated,
complementary retail and service uses, and where appropriate, provision of
housing on upper floors.
NEW I ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
New policy to maintain economic vitality and balance, sustainability, business attraction and formation, business
retention, tourism, and entertainment. Supports Economic Development Strategic Plan and LUE goals 11 and 12.
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3.5.6 Mixed Uses
The City encourages Scompatible mixed uses in commercial districtsshould be
eRGOUFaged.
Policy 3.8 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Covered in new "Land Use Diagram And Standards" section at front of this element.
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PROGRAMS
(See also Section 10, Implementation)
3.5.7 Programs
3.5.7.1 Zoning Regulations
The City will -shall amend its Zoning Regulations to implement the cornrneFGial a
0.,dustFial pelf changes included in the 2014 General Plan update program.
Prog.3.9.1 10 Style 110 Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
Revised to broaden the program to encompass all changes in the General Plan update.
Prog.3.9.2 111 Style 10 Clarity I ❑ Currency 10 Relocate 110 Complete I ❑ Relevance 111 Resources
This has been completed.
3.5.7.2 Neighborhood Uses
The City will --shall rezone to Neighborhood Commercial existing Service
Commercial sites which have become neighborhood convenience centers, if: (1)
they primarily serve a neighborhood rather than citywide market; and (2) they are
appropriately located considering access and compatibility with other nearby uses.
Prog.3.9.3 12 Style I ❑ Clarity 10 Currency 12 Relocate 10 Complete 10 Relevance 10 Resources
Propose to restate as a policy and move to policy section.
Prog.3.9.4 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 111 Complete I ❑ Relevance I ❑ Resources
This has been replaced by a wayfinding policy (Policy 8.1.7 and Circulation Element Policy 8.1.7).
43.5.7.3 Dependent Care
The City will -shall provide zoning incentives and investigate a program coordinating
commercial and industrial development for the provision of child care and elder
care for workers.
Prog.3.9.5 1 Z Style I ❑ Clarity I ❑ Currency I Z Relocate 10 Complete I ❑ Relevance 111 Resources
Edited for style. Propose to restate as a policy and move to policy section.
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3�53.5.7.4 Neighborhood Centers
The City will -shall identify suitable sites for new or expanded neighborhood centers
as it prepares specific plans and development plans.
Prog.3.9.6 1 0 Style 10 Clarity I ❑ Currency I 0 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Propose to restate as a policy and move to policy section. Updated to include reference to development plans.
ZOR*Rg standaFds, as neeessary, to better—aGhieve the —desired aFGhiteGtu
GharaGter of dG ^+^ n areas wed "Office" ' and"res+dential O fiGe so the
Prog.3.9.7 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 12 Complete I ❑ Relevance I ❑ Resources
Incorporated into Community Design Guidelines.
3.5�73.5.7.5 Auto Sales Relocation
The City will -shall provide incentives to encourage relocation of vehicle sales to the
other compatible areas.
Pr 3.9.8 Z S le ❑ Clan ❑ Currency0 Relocate ❑ Com lete ❑ Relevance ❑ Resources
og• ty ty P
Propose to restate as a policy and move to policy section.
3.5�83.5.7.6 Noise Control
Zoning Regulations and AFGhiteGtural Review Community Design Guidelines will
include measures such as the following to prevent unacceptable noise exposure for
residential areas or other noise -sensitive uses:
location and shielding of mechanical equipment; location of truck loading, trash
collection areas, and loudspeakers; landSGaped setbaGk6 OF noise attenuation walls
measures along property lines. (See also the Noise Element.)
Prog.3.9.9 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 12 Complete I ❑ Relevance I ❑ Resources
No change.
3-5�93.5.7.7 Madonna Road Centers
The City witl-shall investigate ways to encourage rnore—intense commeFcial
development within, and more cohesion between, the existing shopping centers on
Madonna Road.
Prog.3.9.10 1 ❑ Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Substantial commercial development has occurred in this area. Program has been restated to address relationships
between centers.
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3�103.5.7.8 Tourism
The City w i4shall:
A. Encourage SUffiGieRtdevelopment of additional conference and meeting space
to a Art'+to thinnedate rtomonrt fr,r morliuw+ size nr.nferennoc
B. Work with the Performing Arts rent°. City's art community in promoting arts
oriented tourism;
C. Develop aggressive tourism marketing programs that highlight the City as a
visitor destination;
D. Develop concepts such as rail tours, sea GFUises,, historical tours, and bicycle
tours;
E. Encourage development of appropriate recreational facilities for bicycles, golf,
tennis, equestrian activities, soccer, swimming, fishing, and eco-tourism.
Prog.3.9.11 1 ❑ Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Propose to restate as a policy and move to policy section.
New Program:
The City shall amend the Community Design Guidelines to address transitions
between neighborhood commercial development and adjacent residential
neighborhoods.
New Program:
The City shall review zoning regulations to consider allowing visitor -service uses in
office zones adjacent to community commercial zones in the Downtown and the
Monterey Street areas.
New Program:
The City will investigate emerging technologies and trends to evaluate whether
updates to zoning regulations are needed.
New Program:
The City shall implement the Economic Development Strategic Plan and other
appropriate strategies for business retention and expansion with a focus on those
providing head -of -household lobs.
NEW I ❑ Style I ❑ Clarity 111 Currency 10 Relocate I ❑ Complete I ❑ Relevance 111 Resources
Task Force requested new programs to address high tech businesses and trends, visitor -serving uses, transitions to
neighborhoods, and economic development.
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4 DOWNTOWN
"Downtown" is the area generally bounded by Highway 101, the railroad, and High Street
(Figure 4). It embraces residential neighborhoods and touches five historic districts4iGPading
Town", as well as the "Downtown Commercial Core"and civic area, and less intensely
developed commercial and office areas. The City has approved "A Conceptual Physical
Plan for the City's Center," as an advisory document, which covers an area nearly the
same as the core identified in this element. See4This separately published plan for are
guides City review of development in
the dDowntown.
Policy 4.0 10 Style 0 Clarity 10 Currency ❑ Relocate 10 Complete ❑ Relevance ❑ Resources
Edited to clarify. This is introductory text and not policy language, therefore, number removed.
POLICIES
Downtown is the community's urban center serving as the cultural, social, entertainment,
and political center of the City for its residents, as well as home for those who live in its
historic neighborhoods. The City wants its GG,;,eFGial urban core to be economically healthy,
and realizes that private and public investments in the dDowntown support each other.
Downtown should also provide a wide variety of professional and government services,
serving the region as well as the city. The commercial core is a preferred location for retail
uses that are suitable for pedestrian access, off -site parking, and compact building spaces.
Civic, cultural and commercial portions of dDowntown should be a major tourist destination.
Downtown's visitor appeal should be based on natural, historical, and cultural features,
retail services, entertainment and numerous and varied visitor accommodations.
Policy 4.1 110 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited to fix capitalization. This is introductory text and not policy language, therefore, number removed.
4.0 Downtown Residential
Downtown residential uses contribute to the character of the area, allow a 24-hour
presence which enhances security and help the balance between jobs and housing in
the community.
Policy 4.21 0 Style 10 Clarity 10 Currency ❑ Relocate 10 Complete ❑ Relevance ❑ Resources
This is introductory text and not policy language, therefore, moved here from policy language under "Existing and
New Dwellings".
4.0.1 Existing and New Dwellings
the P-a-Mmunity.
The City shall use the following when evaluating development in the Downtown
area:
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• Existing residential uses within and around the commercial core should be
protected, and new ones should be developed.
• Dwellings should be provided for a variety of householdst
• Dwellings should be interspersed with commercial uses.
• All new, large commercial projects should include dweltir�gsresidential
uses.
• Commercial core properties may serve as receiver sites for transfer of
development credits, thereby having higher residential densities than
otherwise allowed.
Policy 4.2.1 1 0 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited to relocate introductory text and to highlight (using bullets) the several different thoughts being expressed in
the policy.
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Figure 4: Downtown Planning Area and Core
cityrx0 Downtown Pfwmirg Ama
Sm ib t I.S0 Downtown Cores
N
Figure 4. Downtown Planning Area and Core
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Policy 4.2.1 110 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited to relocate introductory text and to highlight (using bullets) the several different thoughts being expressed in
the policy.
4.0.1.1 Dwellings and Offices
The City shall continue to ensure that there is no net loss of residential units in
Downtown.
shall eRSure that WithiR e-Ar-.h ;;rPA, the num6ar of dwellings removed shall
eXGeed thenumber of dwellings added.
Policy 4.2.2 1 Rl Style I Rl Clarity 10 Currency 10 Relocate 12 Complete 10 Relevance I ❑ Resources
Zoning Code section 17.86 was updated in 2004 and includes a no net housing loss provision in Downtown. Code
requires one to one replacement if project involves demolition or conversion of 51% of floor area of a housing unit or
units. Revised to simplify policy and to delete implementation language. 35.3% of survey respondents favored
housing opportunities as a most important quality of life factor.
4.0.2 Entertainment and Cultural Facilities
Cultural facilities, such as museums and; galleries, and publiG theateFs should be
dDowntown. Entertainment facilities, such as nightclubs and private heaters ehouldshall
be in the dDowntown-4ee. Locations eutsid-e- Demmtewn may be more appropriate fe
faGilities thaT be out of GharaGter OF too beg for DowntOWR to aGGOMmedate
Policy 4.3 12 Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited to reflect importance of keeping Downtown vibrant with uses not found elsewhere.
4.0.3 Public Gatherings
Downtown should have spaces to accommodate public meetings, seminars, classes,
socialization and similar activities in conjunction with other uses. Downtown should provide
a setting which is festive and comfortable for public gatherings.
Policy 4.4 10 Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Task Force added "socialization".
4.0.4 Walking Environment
The City shall plan and manage Downtown should provi to include safe, eXGiting
interesting places for walking and pleasant places for sitting. To this
end:
• mMid-block walkways, courtyards, and interior malls should be well lit and
integrated with new and remodeled buildings, while preserving continuous building
faces on most blocks.
• Downtown streets should provide adequate space for pedestrians.
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• There should be a nearly continuous tree canopy along sidewalks, and planters
should provide additional foliage and flowers near public gathering areas.
Gb6tFUGt GURlight from reaching sidewalks eR the Rorthwest side of Marsh Street,
HigueFa Street and Monterey Street at ROeR en the WiRter SG'StiGe.
• Public Art should be placed along pedestrian paths.
• Traffic calming and pedestrian safety should be enhanced, where appropriate,
through such features as road tables, pavement changes, bulbouts and scramble
intersection signals.
• Landscaping should mitigate harsh micro -climates.
Policy 4.5 0 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete ❑ Relevance 10 Resources
Sentences converted to Bullets to emphasize individual points made.
Reference to Council Resolution no longer necessary with update. Task Force added additional bullet points.
New Policy:
Civic buildings shall incorporate commercial activity at the street level where appropriate.
NEW 10 Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Task Force wished to include civic buildings in desire for street level activity for pedestrians.
New Policy:
City shall promote a healthy mix of downtown street -level businesses that emphasizes
retail stores, specialty shops and food service rather than bars or taverns.
New policy:
The Downtown should remain the focus for nighttime entertainment cultural events and
related activities. It should be a pleasant and safe place at all times.
NEW 10 Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
These two new policies reflect Task Force direction regarding mix of uses Downtown and alcohol outlets.
4.0.5 Public Safety
The City shall ensure that tindoor and outdoor public spaces should be are designed to be
observable from frequently occupied or traveled places, to enhance public safety.
Policy 4.6 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited for style only.
4.0.6 Open Places and Views
The City shall enhance the Downtown should to include many carefully located open
places where people can rest and enjoy views of the surrounding hills; and DowntewR
outdoor spaces where people are completely separated from vehicle
traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a
few new plazas, and selected street closures.
Policy 4.7 10 Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style. Task Force removed word "many" before "carefully."
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4.0.7 Traffic in Residential Areas
The City shall strive to protect Downtown residential areas from
through traffic.
Policy 4.8 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
TF change "should" to "shall strive"
4.0.8 Street Changes
Street widening and realignment should be avoided.
Policy 4.9 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Task Force opted to keep original language.
4.0.9 Parking
The City shall ensure Tthere should be is a diversity of parking opportunities in the
Downtown. Any major increments in parking supply should take the form of structures,
located at the edges of the commercial core, so people will can walk rather than drive
between points within the core. Retail uses outside the core, and professional office
developments, may have on -site parking for customers and clients.
Policy 4.10 1 ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate 10 Complete 10 Relevance I ❑ Resources
Edited for style.
4.0.10 Toe -San Luis Obispo Creek '
The City shall protect San Luis Obispo Creek sheuld be pFateGted and restored it, provided
this can be done in a manner that minimizes human impact on creek life. Walking paths
along the creek in the dDowntown core should be provided and extended as links in an
urban trail system, provided this will not further degrade wildlife habitat value of the riparian
ecosystem. As properties that have encroaching buildings are redeveloped, the City should
enforce a reasonable building setback from the riparian zone. (See also Resource
Protection Sections in the Conservation and Open Space Element and Safety Element)
Opportunities to open covered sections of the creek should be pursued.
Policy 4.11 10 Style I ❑ Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style. Input at Issues and Opportunities workshop and Future Fair support extending creek walk throughout
its length.
4.0.11 Building Conservation and Compatibility
The City shall ensure that Aarchitectu rally and historically significant buildings should be
are preserved and restored and that Anew buildings should be are compatible with
architecturally and historically significant buildings, but not necessarily the same style.
Policy 4.12 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style.
Formatted: Keer
together
Formatted: Inde
0 pt, Line spacinc
Keep lines togethe
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4.0.12 New Buildings and Views
New dDowntown development nearby publicly -owned gathering places
A41664Ar^r-rrcr2a, the ja6k House Gardens, LCYv-vheFly^-- Park, -and rsimilar
epaGes shall respect views of the hills., Rani^^ r^+her +haR „hS,.,,r.n
MaiRtaiRiRg views of hillsides. In other locations dDowntown, views will be provided
parallel to the street right-of-way, at intersections where building separation naturally
makes more views available, and at upper -level viewing decks.
Policy 4.13 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate 111 Complete I ❑ Relevance 10 Resources
Task Force edited to reflect Downtown's role as most intensely developed urban core. Pedestrian views are blocked
by even smaller buildings and the desire was to accommodate appropriate development Downtown.
Reference to Council Resolution no longer necessary with update.
4.0.13 Noise
Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired
activities which are noisy should be timed to avoid conflict with other desired activities
which need a quiet setting.
Policy 4.14 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
No change.
4.0.14 Sense of Place
To keep the commercial core's sense of place and appeal for walking, it should remain
compact and be the City's most intensely developed area.
Policy 4.15 10 Style 10 Clarity I ❑ Currency 10 Relocate 111 Complete I ❑ Relevance I ❑ Resources
No change.
4.0.15 Design Principles
The following principles should guide construction and changes of use within the
commercial core.
Policy 4.16 1 ❑ Style 10 Clarity I ❑ Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Introductory text. No change.
4.0.16 Street Level Activities
The street level should be occupied by stores, restaurants, and other uses
benefiting from and contributing to pedestrian traffic, such as offices with frequent
client visits. Stores and restaurants may occupy upper levels. Offices not having
frequent client visits should be located above street level.
Policy 4.16.1 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
No change.
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4.0.17 Upper Floor Dwellings
Existing residential uses shall be preserved and new ones encouraged above the
street level. This new housing will include a range of options and affordability
levels.
Policy 4.16.2 1 ❑ Style I 0 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style and clarification.
4.0.18 Continuous Storefront
There should be a continuous storefront along sidewalks, at the back of the
sidewalk, except for the Courthouse and City Hall blocks, plazas, recessed building
entries, and sidewalk cafes.
Policy 4.16.3 10 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
No change.
4.0.19 Building Height
New buildings shall fit within the context and vertisel scale of existing development,
shall net obStFUGt respect views from, or sunlight to, publicly -owned gathering
places such as Mission Plaza, and should be set -stepped back above the second
or third level to maintain a street facade that is consistent with the historic pattern
of development. Generally, new buildings should not exceed 650 feet in height.
Tall buildings (50-75 feet) shall be designed to achieve multiple policy objectives,
including design amenities, housing and retail land uses, such as:
a. Publicly accessible, open viewing spaces at the upper levels
b. Housing affordability in excess of the Inclusionary Housing Requirement
c. Energy efficiency beyond State mandated requirements
d. Adaptive reuse of a historical resource in a manner consistent with the Secretary of
the Interior's Standards for Rehabilitation
e. A— major —pedestrian roenneetia_n--between Higuera—urea and the
f.e_High residential density (e.g. above 24 units per acre) achieved by a concentration
of smaller dwelling units
gf_Street level features such as a public plaza, public seating and/or public art
h.q. Provide midblock or other significant pedestrian connections
�.h_Increased retail floor area, including multi -story retail
j-i_Directly implements specific and identifiable City objectives, as set forth in the
General Plan, the Conceptual Plan for the City's Center, the Downtown Strategic
Plan and other key policy documents
i.Receiving Transfer of Development Credits for open space protection or historic
preservation
k. Proximity of housing to convenient transit connections
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Policy 4.16.4 ❑ Style ❑ Clarity ❑Currency It Relocate ❑Complete ElRelevance El Resources
Reference to Council Resolution no longer necessary with update.
TF edited language in first sentence regarding context and added two bullet points.
4.0.20 Building Width
New buildings should maintain the historic pattern of storefront widths.
Policy 4.16.5 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
No change.
4.0.21 Sidewalk Appeal
Street facades, particularly at the street level, should include windows, signs, and
architectural details which can be appreciated by people on the sidewalks.
Policy 4.16.6 1 ❑ Style I ❑ Clarity I ❑ Currency ❑ Relocate 10 Complete ❑ Relevance ❑ Resources
No change.
4.0.22 Government Offices
City Hall and the County Government Center should remain at their present
locations. Additional local government administrative office space which cannot be
accommodated within the existing city and county properties
GeRteFshould be developed nearby within the dDowntown. (See also Public and
Cultural Facilities policies, Section 5.1).
Policy 4.17 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style and to include reference to both city and county office space in second sentence.
4.0.23 Commercial Buildings Outside the Core
In General Retail areas adjacent to the commercial core, the pattern of buildings in
relation to the street should become more like the core, with shared driveways and
parking lots, and no street or side -yard setbacks (except for recessed entries and
courtyards). Buildings should not exceed 45 feet in height.
Policy 4.18 10 Style 10 Clarity 10 Currency I ❑ Relocate 10 Complete 10 Relevance 10 Resources
No change.
Reference to Council Resolution no longer necessary with update.
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PROGRAMS
4.0.24 Updating Downtown Concept Plan
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 including the opportunity for meaningful public input.
NEW I ❑ Style I ❑ Clarity I Z Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
The current plan is over 20 years old and needs an update and provisions for on -going maintenance.
4.0.244.0.25 Implementing the Downtown Concept Plan
The City will -shall consider inGludiRgfeatures of "A Conceptual Physical Plan for
the City's Center" (Downtown Concept Plan) in the approval of proiects in the
Downtown, recognizing that the plan is a concept and is intended to be flexible. as
appFGPF ate, in its Zoning Regulations, arGhiteGtural review guideliR_-,
Prog.4.19 1 0 Style 10 Clarity I ❑ Currency I ❑ Relocate 111 Complete I ❑ Relevance I ❑ Resources
Edited for style and content. The Community Design Guidelines already reference the Downtown Concept Plan.
4.0.254.0.26 Visual Resource Study
The City will -shall undertake a study of visual resources within the dDowntown 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. A range of options for property
acquisition, including development agreements, will be considered, consistent with
the City's fiscal policies and objectives.
Prog.4.20 1 Z Style I ❑ Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style and capitalization only.
Reference to Council Resolution no longer necessary with update.
Prog.4.21 1 Z Style 10 Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
This was completed by City. See Program 4.17 regarding update and maintenance of Downtown Concept Plan.
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1 A fee based pFegrarn to alit-M.r limiter! residential ark*Rg
Prog.4.202 1 0 Style I ❑ Clarity ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Zoning Code and Parking management plan amendments have been completed.
Reference to Council Resolution no longer necessary with update.
4.21.1 Expansion of Downtown Plaza
The City shall explore the full or partial closure and re -design of the following street
segments to effectively extend, either permanently or for special events, Mission
Plaza on:
• Broad Street between Palm and Monterey Streets, and
• Monterey Street between the two connections with Broad Street.
NEW 10 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Direction on physical alternatives and comments received during Community Workshop #3 (December 1, 2012) and
Council direction on October 15, 2013. LUE Goal 25.
TF change to say "explore"
New Program:
The City shall modify zoning regulations to allow efficiency units and variable density
in the Downtown Core.
New Program:
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.
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New Program:
The City shall develop a master plan for San Luis Obispo Creek in the Downtown area.
New Program:
The Citv 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 to achieve a desirable mix of uses in the Downtown.
New Program:
The City shall incorporate into its zoning regulations specific criteria for evaluating use
permits for bars/taverns, night clubs and late night drinking establishments.
New Policy Safety and Crime Prevention through Environmental Design
The City shall ensure that new development is designed and constructed to
address public safety and welfare.
New Program
The Citv will modifv its Communitv Design Guidelines to enhance Safetv and Crime
Prevention through Environmental Design. Changes shall include, but are not
limited to, inclusion of design statements on:
• Enhanced lighting of building alcoves in Downtown area
• Wayfinding signs to better direct pedestrians and motorists in non-residential
areas
• Visibility into entry and access points on non-residential buildings
• Design solutions that minimize the potential for graffiti
New Program
The City, working with the Downtown Association, businesses, landlords, and
residents will develop emergency callboxes at strategic locations in the Downtown.
New Program
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.
New Program
All specific plans shall identify design features utilized to enhance public safety.
New Program
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.
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5 PUBLIC & CULTURAL FACILITIES
5.21 Introduction
As the County seat and a cultural center for the region, San Luis Obispo plans to
accommodate several types of facilities to support government and cultural services. This
section describes preferred locations for various types of facilities.
POLICIES
5.22 Public Facilities
5.22.1 Grouping for Convenience
The City shall support the continued grouping of Ggovernment offices that provide similar
types of services for efficient service delivery.
Policy 5.1.1 12 Style JEI Clarity JEI Currency 10 Relocate JEI Complete JEI Relevance JEI Resources
Edited for style only.
_10GatioRJor publiG farilities, there may beFormatte
Policy 5.1.2 1 ❑ Style I ❑ Clarity 10 Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standards table, Table 1.
5.1.2 Joint Projects
The City shall work with other Ggovernment agencies should- to cooperatively plan
for new or expanded facilities. They City should encourage agencies to consider
joint projects when mutual objectives can be met.
Policy 5.1.3 12 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style only.
5.1.3 Civic Center
The City shall oromote the continued location of the followina uses in the TheFe
should be a-dDowntown civic center (Figure 5).
lGGate ..A. the n-eRteF, along with compatible -husinesses:
A. City Council offices and meeting rooms, clerk, administration, finance, attorney,
personnel, community development, utilities, and public works administration
and engineering. Any additional space for these functions should be in or close
to City Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for these functions should be provided in or
close to the County Government Center (Courthouse block).
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011-
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Chda Center
Cidtarel Fecllttlee Area
i Health Care Arne I
Figure 5: Public and Cultural Facilities
�r sAn of s ms Public Facilities Areas Q
Figure 5. Public and Cultural Facilities
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Policy 5.1.4 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 1 ❑ Resources
Edited for style and capitalization only.
1
5.1.4 Health Care °*
The City shall promote the location of the following uses in TheFe should be a
health-care areas on Johnson Avenue near Bishop Street (Figure 5). The following
A. Public Health Department; GeneFal u^s^'^', Mental Health Services; French
Medical Center on Johnson Avenue near Bishop Street.
B. Sierra Vista Regional Medical Center and associated health facilities on Casa
and Murray Streets.
A—
13 —Other compatible public or private offices or health facilities_ found to support
the rVeRtimued viability of GeneFal Hospital. if COURty GeneFal Hospital as to be
Febuilt, the Gity will evaluate other 6ites vVithin the Gity f9F publiG health GaFe
tFansportation systems.
C.
Policy 5.1.5 12 Style I ❑ Clarity 12 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style and currency (reflect changed use of General Hospital and add additional health care area around
Sierra Vista Regional Medical center.
5.1.5 Social Services
The City shall promote the location of the following uses in Theme sn^,,'�be a
social -services area er-in the general vicinity of South Higuera Street near Prado
Road (Figure 5)—
afea: County Social and Homeless Services; California Employment Development
and Rehabilitation; (Federal Social Security Administration. This area should have
sufficient space to accommodate regional offices of &State and fFederal agencies.
Policy 5.1.6 1 Rl Style 111 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style and capitalization only.
Policy 5.1.7 1 ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate 10 Complete 12 Relevance I ❑ Resources
This policy is not needed based on rephrasing of Policies 5.1.3, 5.1.4 and 5.1.5.
Policy 5.1.8 1 ❑ Style 0 Clarity ❑ Currency I ❑ Relocate I ❑ Complete I Rl Relevance I ❑ Resources
This policy is not needed based on rephrasing of Policies 5.1.3, 5.1.4 and 5.1.5.
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Policy 5.1.8 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 110 Relevance I ❑ Resources
This policy is not needed based on rephrasing of Policies 5.1.3, 5.1.4 and 5.1.5.
6.1.95.1.6 Other Government Functions
Some government functions which have been provided at certain locations in the
City should be located close to related activities, though they should not be bound
to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center (courts), the County operational center
on Highway 1 (sheriff), or the social services area;
B. Alcohol and drug treatment programs - suitable for the social -services area or
the health-care area.
C. Peripheral locations should be pursued for service vehicle storage.
Policy 5.1.10 10 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
No change proposed.
Policy 5.1.11 JE1 Style 10 Clarity JE1 Currency 10 Relocate 10 Complete 12 Relevance 10 Resources
This policy is not useful.
Building Intensit Dwellings
Dwellings may be provided only as caretaker quarters, as shelters (with discretionary
review), or as part of a specially approved mixed -use development. The appropriate
residential density would be set considering the maximum residential density allowed
in any neighboring land use district.
Policy 5.1.10 10 Style I ❑ Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Task Force preserved last part of policy.
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6-.25.1 Cultural Facilities
5.2.1 Cooperation
The City should shall cooperate with other agencies and with community groups to
help provide facilities for -a-library,-and 9Farts and ssieases-which meet broad
community cultural needs.
Policy 5.2.1 1 0 Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
5.2.2 Mission Plaza Area
The City shall promote the area around the Mission Plaza for
cultural facilities is the ViGiRity Of ne;WAR o1. �� (Figure 5).
Policy 5.2.2 110 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
5.2.3 Community Arts Support
The City will -shall continue to support community arts programs through a variety of means,
such as loans, grants, and help in obtaining sites.
Prog.5.5 1 0 Style I ❑ Clarity I ❑ Currency I 0 Relocate 10 Complete 10 Relevance 10 Resources
Propose to restate as a policy and move to policy section. Task Force moved this from program to policy.
5.2.4 Public Art
The City will -shall continue to encourage inclusion of appFepFiate public art in all projects as
appropriate.
Prog.5.8 1 ❑ Style 10 Clarity 10 Currency 110 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Propose to restate as a policy and move to policy section. City has a public art program supported by an in -lieu fee
program. This language would support that implementation. Task Force relocated from program to policy.
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PROGRAMS
5.2.5 City and County Offices Downtown
The City and County shall continue to work to jointly develop a plan for meeting theif
additional dewntovvR-space needs in the Downtown. The City shall work with the County to
They -wiil coordinate site selection, building design, circulation and utility services, parking,
moans to redUGeyehiGle tFip-strip reduction, and funding.
Prog.5.3 1 ❑ Style 121 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Program revised to better reflect City 1 County roles.
5.2.6 Performing Arts Center
The City, Cal Poly, and the Performing Arts Foundation will jointly develop a lafge-manage
the performing arts theatercenter on the Cal Poly campus.
Prog.5.4 1 ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate 12 Complete 10 Relevance ❑ Resources
The center has been constructed but ongoing management still requires collaboration.
5.2.7 Land Acquisition
The City will work with community organizations to secure land for
cultural facilities OF MiSSiOR Plaza entenSiOR as site6 bee^^,e a"'Mein the Downtown
area.
Prog.5.6 12 Style 10 Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Propose to restate as a policy and move to policy section for the Downtown area. Rephrase City's role to support this
activity.
5.2.8 Facility Reuse
The City wail -shall undertake a study of its surplus facilities for possible reuse by cultural
and non-profit groups.
Prog.5.7 12 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style and clarity.
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6 RESOURCE PROTECTION
6.0 Overall Resource Protection
POLICY
6.0.1 Resource Planning
it 06 the P9liG of +The City ta-shall protect its unique natural resources and systems
by including their considerations and needs within its planning program, and giving
those considerations and needs a planning priority co -equal with that accorded
other community needs. Under this policy, the City will make provisions for the
continued existence of its natural resources within the community. The term
"community" thus includes not only the urbanized human community, dominated by
urban land development and technological systems, but also a natural community
rich in biological and geological diversity, as well as a pre -urban human community
with a strong agricultural base.
Policy 6.0.1 12 Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
PROGRAMS
6.0.2 Resource Mapping
The City shall prepare and maintain geographic information systems -based maps
of the Ccity, the urban reserve, and the planning area to guide in land use
designations and decision -making. Maps for the city and urban reserve shall be in
sufficient detail to highlight all significant natural resources and systems. Maps for
the planning area may be at a lesser degree of detail.
The maps shall show at least the following resources: native plant communities,
wildlife habitats and corridors, aquatic ecosystems, productive or potentially
productive soils (prime or other unique agricultural soil types), viewsheds, terrain,
hillsides, greenbelt areas. The overlay maps shall also show development
constraints such as flood hazard areas, geological hazard areas, soil hazard areas
(subsidence, liquefaction), noise impact areas, airport hazard and noise areas,
radiation hazard areas.
The maps shall orovide the basis of determining where urban development is most
appropriate, and where other needs of the community outweigh the desire or need
for urban development. As a result of the findings of these maps, the City shall re-
evaluate its land use desianations and future plans for undeveloped areas. and
revise the LUE land use map accordin
Prog.6.0.2 1 ❑ Style 12 Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited capitalization and to move language from policy below into this policy.
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Prog. 6.0.3 12 Style I ❑ Clarity 1 ❑ Currency 1 ❑ Relocate I ❑ Complete I ❑ Relevance 1 ❑ Resources
This is not a program and is unnecessary.
6.0.3 Resource Protection
Onrue reseurGe areas eFthy of pFete tier aFe identified+The City shall seek to
protect resource areas deemed worthy of permanent protection by fee acquisition,
them by easement, or other permanent means.
Prog.6.0.4 10 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style.
6.1 Open Space Policies
(See also the Growth Management section)
6.1.1 Open Space and Greenbelt Designations
The City shall designate the following types of land as open space:
A. Upland and valley sensitive habitats or unique resources, as defined in the
Conservation and Open Space Element, including corridors which connect
habitats.
B. Undeveloped prime agricultural soils which are to remain in agricultural use as
provided in policy 1.8.2.
C. Those areas which are best suited to non -urban uses due to: infeasibility of
providing proper access or utilities; excessive slope or slope instability;
wildland fire hazard; noise exposure; flood hazard; scenic value; wildlife habitat
value, including sensitive habitats or unique resources as defined in the
Conservation and Open Space Element; agricultural value; and value for
passive recreation.
D. A greenbelt, outside the urban reserve, that surrounds the ultimate boundaries
of the urban area, and which should connect with wildlife corridors that cross
the urbanized area.
E. Sufficient area of each habitat type to ensure the ecological integrity of that
habitat type within the urban reserve and the greenbelt, including connections
between habitats for wildlife movement and dispersal; these habitat types will
be as identified in the natural resource inventory, as discussed in the
"Background to this Land Use Element Update" and in Community Goal #8.
Public lands suited for active recreation will be designated Park on the General
Plan Land Use Element Map. The City may establish an agricultural designation.
(See the Conservation and Open Space Element for refinements of these policies.)
Prog.6.1.1 10 Style 10 Clarity 10 Currency 0 Relocate ❑ Complete ❑ Relevance ❑ Resources
Task Force retained this language after revising definition of Open Space in Table 1.
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6.1.2 Open Space Uses ,
Lands designated Open Space should be used for purposes which do not need
urban services, major structures, or extensive landform changes. Such uses
include: watershed protection; wildlife and native plant habitat; grazing; cultivated
crops; and passive recreation. The City shall require that Bbuildings, lighting,
paving, use of vehicles, and alterations to the landforms and native or #aditieRal
cultural landscapes on open space lands 6hould be —are minimized, so rural
character and resources are maintained. Buildings and paved surfaces, such as
parking or roads, shall not exceed the following: where a parcel smaller than ten
acres already exists, five percent of the site area; on a parcel of ten acres or more,
three percent. (As explained in the Conservation and Open Space Element, the
characteristics of an open space area may result in it being suitable for some open
space uses, but not the full range.) Parcels within Open Space areas should not
be further subdivided.
Prog.6.1.2 1 Z Style I ❑ Clarity I ❑ Currency I 0 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style.
Prog.6.1.3 10 Style I ❑ Clarity I ❑ Currency 110 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Definition of Agricultural designation is relocated to the new uses and standards table (Table 1).
Prog.6.1.4 10 Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Interim open space designation is proposed to be eliminated as these restrictions are covered under Section 8.0,
Special Planning Areas.
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Prog. 6.1.5 0 Style 10 Clarity 1 0 Currency I ❑ Relocate I ❑ Complete ❑ Relevance I ❑ Resources
Interim open space designation is proposed to be eliminated. See comment on Policy 6.1.4.
Prog.6.1.6 10 Style 10 Clarity 1 0 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Interim open space designation is proposed to be eliminated. See comment on Policy 6.1.4.
6.2 Hillside Policies
As noted in the open space section of this element and in the Conservation and
Open Space Element, San Luis Obispo wants to keep open its steeper, higher, and
most visible hillsides. Some of the lower and less steep hillside areas, however, are
seen as suitable for development, particularly where development is coupled with
permanent open space protection of the more sensitive areas. This section focuses
on where and how some hillsides may be developed.
6.2.1 The City shall maintain establishes comprehensive standards and policies for
hillside development for the following reasons:
A. To protect and preserve scenic hillside areas and natural features such as the
volcanic Morros, ridge lines, plant communities, rock outcroppings and steep
slope areas that function as landscape backdrops for the community.
B. To set the limits of commercial and residential development in hillside areas by
establishing a permanent open space green belt at the edge of the community.
C. To protect the health, safety and welfare of community residents by directing
development away from areas with hazards such as landslides, wildland fires,
flooding and erosion.
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This is not a policy but an introduction to the topic.
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6.2.2 Development Limits
The City shall establish and maintain clear development limit lines for #hillside
planning areas should have GaFefully Ghosen developmeRt limit lines, and special
design standards for the hillside areas WhiGh Gan be developed. The location of the
development limit and the standards should cause development to avoid
encroachment into sensitive habitats or unique resources as defined in the
Conservation and Open Space Element, and public health and safety problems
related to utility service, access, wildland fire hazard, erosion, flooding, and
landslides and other geologic hazards. Also, the development limit line and the
standards should help protect the Gcity's scenic setting. (Locations of hillside
planning areas are shown in Figure 6.
limit limp- and the UFbaR reseNe line aFe shown oR !aFge GGale aerial photoginaphs,
en filefile at the Gnmmi snit y Development department; those nre paFt of the Land Use
ElemeRt.)
Policy 6.2.2 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I Rl Resources
Edited for style and content. Community Development Department does not have this information in an accessible
format. Program 6.3.2 added to define I maintain development limit lines using GIS.
6.2.3 Development Standards
The City shall require Ddevelopment — including buildings, driveways, fences and
graded yard areas — on hillside parcels shah:
A. Be entirely within the urban reserve line or development limit line, whichever is
more restrictive (though parcel boundaries may extend beyond these lines
when necessary to meet minimum parcel -size standards), unless one of the
following three exceptions applies:
1. A location outside the urban reserve line or development limit line is
necessary to protect public health and safety.
2. New wireless telecommunication facilities may be appropriate on South
Street Hills inside the three -acre leasehold already developed with
commercial and municipal radio facilities, subject to use permit approval
and architectural review and approval. Applicants shall comply with all
other provisions of this section, and demonstrate that (a) new facilities will
not individually or additively interfere with City radio equipment necessary
for emergency response coordination, and (b) will not cause on -site radio
frequency radiation levels to exceed exposure standards established for
the general public by the American National Standards Institute.
3. Where a legally built dwelling exists on a parcel which is entirely outside
the urban reserve line or development limit line, a replacement dwelling
may be constructed subject to standards B through H below.
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--------'—~-------- - — — ---'--'-- ---------
Figure 6: Hillside Planning Areas
'*"::::::iHillside Planning Area Boundaries
Figure 6. Hillside Planning Areas
Figure 6 10 Style 10 Clari� I Z Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Following Task Force review and agreement on current Hillside Planning Areas, map will be updated.
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B. Keep a low profile and conform to the natural slopes;
C. Avoid large, continuous walls or roof surfaces, or prominent foundation walls,
poles, or columns;
D. Minimize grading of roads;
E. Minimize grading on individual lots; generally, locate houses close to the street;
minimize the grading of visible driveways;
F. Include planting which is compatible with native hillside vegetation and which
provides a visual transition from developed to open areas;
G. Use materials, colors, and textures which blend with the natural landscape and
avoid high contrasts;
H. Minimize exterior lighting.
Policy 6.2.3 12 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance ❑ Resources
Edited for style only.
6.2.4 Parcels Crossing the Limit Lines
The City shall require that Bbefore development occurs on any parcel which that
crosses the urban reserve or development limit lines, the part outside the lines
shall be protected as permanent open space.
Policy 6.2.4 12 Style I ❑ Clarity I ❑ Currency 111 Relocate 111 Complete I ❑ Relevance I ❑ Resources
Edited for style only.
6.2.5 Development Credit Transfer
Any residential development credit obtained from Open Space designations
outside the urban reserve line or development limit line should be transferred to
land in the Downtown Core or Specific Plan area inside the lines
Policy 6.2.5 10 Style 12 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 111 Relevance I ❑ Resources
Development credit transfer program has proven difficult to implement. Policy direction is still applicable.
6.2.6 Homesites Outside the Limit Lines
Where homesites are to be developed outside the urban reserve or development
limit lines, and beyond the City's jurisdictionAhey within the City's greenbelt, the
Citv shall encouraae the Countv to Dromote the transfer of develooment credits into
the Downtown Core or Specific Plan area. If development is to proceed in these
areas. the Citv shall encouraae the Countv to only allow creation of home sites
consistent with the following guidelines:
A. Be on land sloping less than 15 percent;
B. Have effective emergency -vehicle access from a City street or County road;
C. Be on a geologically stable site;
D. Have adequate water supply for domestic service and fire suppression;
E. Avoid areas with high wildland fire hazard;
F. Be next to existing development;
G. Avoid significant visual impacts;
H. Be clustered to minimize impacts and retain open space.
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Policy 6.2.6 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Revised to recognize County jurisdiction outside city limits, promote transferring development credits, and to promote
clustering (Item H).
6.2.7 Hillside Planning Areas
The City shall urge the County to implement the following HhillsidePeliGies
Specific policies to address particular concerns for
the areas as shown on Figure 6 are listed below. For each of these areas, land
above the development limit line should be secured as permanent open space.
A. The Cal Poly - Cuesta Park area includes the hill east of Cal Poly and north of
Highway 101 near Cuesta Park. Development should be separated or
protected from highway traffic noise and should have adequate fire protection.
The City shall urge the County to conduct Aarchitectural review should be
Fequ+rederof development of -on lots fronting Loomis Street to address visual
impacts of development.
B. The Woodland Drive area includes varaRtland—where resideRtial
development may 9GGuF On the viGinity of the high 6Gh99I andd residential ()F
medeE;al Gare facilities may oE;E;uF in the ViGinity of the hospital. Before further
subdivision or Development of vacant land near Woodland
Drive (Figure 7)
plan she shall address the following_, in addition to relevant iteMs as noted
GR POIiGy
1. The location and design of new public streets and private drives serving
several owners, and any necessary changes to existing streets in the area;
2. Water and sewer systems, including new storage tanks, pumps, main
pipes, and access roads, and changes to existing facilities necessary for
adequate service to the area;
3. New parcels and existing parcels to be changed or combined;
4. Location of building sites on parcels next to or crossing the urban reserve
line;
5. Areas to be kept open through easements or dedication of fee ownership;
6. A program for transferring development potential, consistent with these
hillside planning policies;
7. Location of creek easements to provide flood protection and to protect
existing creekside vegetation;
8. Phasing of development and public improvements.
C. The Goldtree area extends up the hill from the Alrita Street neighborhood.
This is a minor expansion area which can accommodate single-family houses.
1. In addition to meeting the usual criteria for approving minor annexations,
this area should:
i. Provide a gravity -flow water system giving standard levels of
service to all developed parts of the expansion area and correcting
water -service deficiencies in the Alrita Street neighborhood;
ii. Correct downslope drainage problems to which development
within the expansion area would contribute.
iii. A development plan or specific plan for the whole expansion area
should be adopted before any part of it is annexed, subdivided, or
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developed. (Existing houses inside the urban reserve line need not
be annexed along with any new subdivision)
iv. All new houses and major additions to houses should be subject to
architectural review.
D. The Orcutt area includes land on the western flanks of the Santa Lucia
foothills east of the Southwood Drive neighborhood and Orcutt Road. No
building sites should be located above the development limit line. Befere
fUFtheF subdivision OF development of land between the 32200-flenat and wlf-in- flonat
elevations, land above the 460 foot elevatiOR should be seGUred as permanent
open space. All building sites should be below the 460-foet elevati
E. The Margarita area includes the southern slopes of the South Street Hills. No
building sites should be located above the development limit line.
F. The Stoneridge area includes land on the northern slopes of South Street
Hills. Development west of the end of Lawrence Drive should be subject to
architectural review and to measures assuring that building sites will be stable.
G. The Calle Joaquin area should allow the continuation of a commercial use for
the existing building on the hill, but no further development.
H. The Irish Hills area should secure permanent open space with no building
sites above the 150-foot elevation, in conjunction with any subdivision or
development of the lower areas. (See also
Areas Section 8.)
I. The Billygoat acres area extends into the Irish Hills above Prefumo Creek. No
further development should occur beyond the urban reserve line.
J. The Prefumo Creek area extends into the Irish Hills west of Prefumo Canyon
Road. Development should be limited to areas within the urban reserve line
with permanent protection of the creeks and upper hillsides.
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Land Use
Planning Area
Figure 7: Woodland Drive Specific Planning Area
Cityof• ••'• Urban Reserve Line A
�m &m Rus omspo Specific Planning Area N
Figure 7 ❑ Style 10 Clarity 0 Currency ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Figure no longer needed.
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K. 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.
1. A specific plan or development plan for the whole area should be
adopted before any changes to the Urban Reserve Line are made
or any part of it is annexed, subdivided, or further developed. (See
also Section 8-.9.)
2. Upon amendment to an urban designation, the area deslgRated
may accommodate a generously landscaped,
low -intensity extension of the existing tourist facilities. The City
shall require that Ddevelopment locations and building forms
respect the area's extraordinary visual quality and natural slopes,
and maintain views of the mountain from the highway and nearby
neighborhoods.
3. The area immediately west of Highway 101 should be retained as
an open space buffer.
plan for fu„therdeyelepmeat iR 6 area must address
L. The Luneta Drive area includes parcels which may be used for
houseshousin , so long as new construction and major additions to the houses
are approved by the Architectural Review Commission.
Policy 6.2.7 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate 111 Complete I ❑ Relevance J ❑ Resources
Orcutt Area covered now by specific plan. Woodland area acquired with Bowden Ranch and several of the Upper
Goldtree lots were also dedicated at a later time. However, 2.5 acres just above Skylark still out there as well as
remaining Upper Goldtree lots and County property. Changes to Madonna are intended to distinguish between this
area and the Madonna property considered under Section 8 near LOVR. Item #4 is a circulation element item and any
further development would need to address all circulation improvements required.
6.3 Hillside Programs
(See also Section 10 Implementation)
6.3.1 Designating Sensitive Sites
Subdivision approval in hillside planning areas will —shall include designation of
"sensitive sites," which are shall be subject to architectural review.
Prog.6.3.1 1 ❑ Style 10 Clarity 10 Currency 10 Relocate 111 Complete 10 Relevance I ❑ Resources
No change proposed.
Prog.6.3.2 1 0 Style 10 Clarity 10 Currency I 0 Relocate 111 Complete 10 Relevance 111 Resources
Development credit transfer program has proven difficult to implement and is not considered viable within the
Planning Area.
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6-.3 36.3.2 Delineation of Development Limit Lines
The City shall create and maintain a GIS layer to accurately document
development limit lines as they are applied in the General Plan.
NEW I ❑ Style 12 Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources
Old mylar maps need to be digitized to be readily accessible to decision -makers, staff, applicants, and public.
6.3.46.3.3 Community Design Guidelines
Through r^h*teGt era' revie• Community Design guidelines, the City mAll eg-+..hs'sh the
presumption —presumes that all hillside development occurs on sensitive sites, where
architectural review is required. The Community Development Director will screen all
proposals to identify any which do not need architectural review. The City will mitigate the
visual impacts of hillside structures, includina revisina the wav maximum buildina heiaht is
determined.
Prog 6.3.3 1 ❑ Style I R1 Clarity 10 Currency I ❑ Relocate 10 Complete 10 Relevance 10 Resources
TF retained with edit in first sentence. "community design guidelines" and addition of program below.
Prog 6.3.4 1 ❑ Style I R1 Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Task Force combined with program above.
6.4 Creeks Wetlands, and Flooding Policies
San Luis Obispo's aquatic ecosystems consist of creeks, Laguna Lake, floodplains,
marshes, wetlands, serpentine seeps, and springs. These aquatic ecosystems provide
habitat, recreation, water purification, groundwater recharge, and soil production as well as
natural flood protection by reducing the force of floodwaters as they spread and decelerate
over floodplains. Creeks, which are the most obvious of these systems because they flow
under and through the City, provide wildlife habitat, backyard retreats, and viewing and
hiking pleasures, in addition to carrying storm water runoff. When some creeks overflow
during major storms, they flood wide areas beyond their channels (Figure 8). San Luis
Obispo wants to avoid injury or substantial property losses from flooding, while keeping or
improving the creeks' natural character, scenic appearance, recreational value, and fish
and wildlife habitat.
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Figure 8: Creeks and Floodplains
Ommm a aty 100-year Flood Plain A
� Sm Iths mspo Creeks (within urban reserve) N
Figure 7. Creeks and Floodplains
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6.4.1 Creek and Wetlands Management Objectives
The City should shall manage its lake, creeks, wetlands, floodplains, and
associated wetlands to achieve the multiple objectives of:
A. Maintaining and restoring natural conditions and fish and wildlife habitat;
B. Preventing loss of life and minimizing property damage from flooding;
C. Providing recreational opportunities which are compatible with fish and wildlife
habitat, flood protection, and use of adjacent private properties.
D. Recognizing and distinguishing between those sections of creeks and Laguna
Lake which are in PFevioasly urbanized areas, such as the dDowntown core,
and sections which are in largely natural areas. Those sections already heavily
impacted by urban development and activity may be appropriate for multiple
use whereas creeks and lakeshore in a more natural state shall be managed
for maximized ecological value.
Policy 6.4.1 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
6.4.2 Citywide Network 4';
The City shall include Tthe lake, creeks, and wetlands 6hould—be—as part of a
citywide and regional network of open space, parks, and -- where appropriate --
trails, all fostering understanding, enjoyment, and protection of the natural
landscape and wildlife.
Policy 6.4.2 110 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance T❑ Resources
Edited for style only.
6.4.3 Amenities and Access
The City shall require Anew public or private developments adjacent to the lake,
creeks, and wetlands must to respect the natural environment and incorporate the
natural features as project amenities, provided doing so does not diminish natural
values. Developments along creeks should include public access across the
development site to the creek and along the creek, provided that wildlife habitat,
public safety, and reasonable privacy and security of the development can be
maintained, consistent with the Conservation and Open Space Element.
Policy 6.4.3 110 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style only.
6.4.4 Open Channels
The City shall require Aall open channels s#euld—be kept open and clear of
structures in or over their banks. When necessary, the City may approve structures
within creek channels under the limited situations described in the Conservation
and Open Space Element.
Policy 6.4.4 12 Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Edited for style only.
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6.4.5 Porous Paid Runoff Reduction and Groundwater Recharge
The City easeaFages- shall encourage the use of methods to
facilitate rainwater percolation for . PaFking lots and paved roof areas and outdoor
hardscaped areas storage a ,44a where practical, use one 9F FneFe of the
f0l'OWiRg measures to reduce surface water runoff and aid in groundwater
recharge,:
.,ils that far-Alita+^ ^ eia+ie4:
Policy 6.4.5 110 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Task Force focused policy on groundwater recharge.
TNOTE TO REVIEWER:
The following new policies are designed to enhance protection associated
with stormwater drainage and flooding.
6.4.6 Development Requirements
The Citv shall encouraae proiect desians that minimize drainaae concentrations
and impervious coverage and avoid floodplain areas and, where feasible, any
channelization shall be designed to provide the appearance of a natural water
course.
6.4.7 Discharge of Urban Pollutants
The City shall require appropriate runoff control measures as part of future
development proposals to minimize discharge of urban pollutants (such as oil and
grease) into area drainages.
6.4.8 Erosion Control Measures
The City shall require adequate provision of erosion control measures as part of
new development to minimize sedimentation of streams and drainage channels.
6.5 Creeks and Flooding Programs
6.5.1 Previously Developed Areas
To limit the potential for increased flood damage in urbanized
areas, the City%vill shall ensure new development complies with the City's flood
plain ordinance, setbacks, specific plans, and desiqn standards to minimize flood
damage and flood plain encroachment.:
A. ERS �r^ thatill, Wremodel,d aR Fep!aGeFne ,t ^ ^^+s•
rc
1 DO Rot .displace more flood water +haR previous strU Gt Ur^s on a
s
2.
DO nat ^a.,+rib to fleatiRg .debris to flood waters:
R. Have fiRish flaars at least a ^ feat above the flood level o if this is
a
Rot praGtiGal, be flood pFoofed, to MiRiFnize Fisk to life and damage
\.Vh^., n .. to a^hieye the r. of this con+ian
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Prog.6.5.1 10 Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete 10 Relevance I ❑ Resources
Recommended by City Engineer to refer to implementation measures rather than include them here as state and
federal standards change overtime.
6.5.2 National Flood Program
The City will -shall administer the National Flood Insurance Program standards.
Prog.6.5.2 1 0 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete I ❑ Relevance I ❑ Resources
Edited for style only.
6.5.3 Creekside Care and Notification
In maintaining creek channels to accommodate flood waters, the City wlll—shall
notify owners of creeks and adjacent properties in advance of work, and use care
in any needed removal of vegetation.
Prog.6.5.3 110 Style 10 Clarity 10 Currency 10 Relocate 10 Complete I ❑ Relevance 10 Resources
Edited for style only.
New Program
The City shall evaluate the feasibility of establishing a financing district or districts to
address flood concerns in affected areas. Cost and benefits will be weighed in relation to
the cost of flood insurance for affected property owners.
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7 AIRPORT AREA
POLICIES
Land Use
NOTE TO REVIEWER:
The City is working with an airport safety expert to develop a new set of
guidelines for development near the airport.
Policies in this section apply to the Airport Area, as shown on Figure 8.
7.3.2 Regional Service
The City shall support he airport's wilt continued to :ewe service to the region,
consistent with the approved Airport Master Plan.. and FAA -approved Airport
Layout Plan.
7.3.3 Airport Land Use Plan
Land use density and intensity shall carefully balance noise impacts and the
progression in the degree of reduced safety risk further away from the runways,
consistent with California Airport Land Use Planning Handbook guidelines. The
City shall use the Airport Master Plan forecasts of aviation activity as a reasonably
foreseeable proiection of ultimate aviation activity sufficient for long-term land use
planning purposes.
the Sam Luis; Obispo GOURty AaFPGFt Land Use Plan. Prospective buyers of property
wG is subject to airport influence should be so informed.
Policy 7.2 12 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Edited for style only.
Formatte
Airport Safety Zones: *" Formatte
F
- - - - - - - - - - - - - Highlight
Airport Safety Zones shall be consistent with California Airport Land Use Planning
Handbook guidelines and substantiated by the San Luis Obispo County Airport Master Plan
activity forecasts as used for noise planning purposes.
Airport Noise Compatibility 4
The City shall use the aircraft noise analysis prepared for the Airport Master Plan
Environmental Impact Report as an accurate mapping of the long term noise impact of the
airport's aviation activity that is tied to the ultimate facilities development depicted in the
FAA -approved Airport Layout Plan. The City shall use the 60 dB CNEL aircraft noise
contour (FAA and State aircraft noise planning standard) as the threshold for new urban
Formatte
Highlight
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residential areas. Interiors of new residential structures shall be constructed to meet a
maximum 45 dB CNEL.
7.3.4 City Annexation and Services
The City i tee to shall actively pursue annexation of the Aairport Aarea as noted
in the Airport Area Specific Plan. Airport Area land inside the urban reserve shall
be considered for annexation if it meets the criteria stated in Policy 1.12.4 and
provisions in the Airport Area Specific Plan. Annexation of aFeas that do not meet
these iRteFim anrte eep, ieri ml.. be aamexed u bjent to nemnletion of
Any urbaR development approved by the County shall be Gensi6tent with Gity
Policy 7.3 19 Style 10 Clarity I ❑ CurrencyI ❑ Relocate I ❑ Complete ❑ Relevance I ❑ Resources
Edited for style only. Interim criteria are no longer applicable since specific plan has been adopted.
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7.3.5 Greenbelt Protection
The City shall ensure aAnnexation of the Airport Area Specific Plan,, wh_e#,,e_"
E)GGurs tion „ e Fal shall he is consistent with the growth management
objectives of maintaining areas outside the urban reserve line in rural,
predominantly open space uses. An Aifpsrt-AF&a-aAnnexation shall not take effect
unless the annexed area helps protect an appropriate part of the greenbelt near the
Airport Area, through one or more of the following methods:
A. Dedicating an open -space easement or fee ownership to the City or to a
responsible land -conservation organization.
B. Paying fees to the City in -lieu of dedication; which that shall be used within a
reasonable time to secure greenbelt open space near the Airport Area.
Policy 7.4 12 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style only.
7.3.6 Internal Open Space
The City shall ensure Tie —areas designated for urban uses in the Airport Area
Specific Plan, but not necessarily each parcel, should include open areas as site
amenities and to protect resources, consistent with the Conservation and Open
Space Element. In addition, the City shall ensure wildlife corridors across the
Airport Area shall be identified and preserved.
Policy 7.5 10 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete 10 Relevance 10 Resources
First sentence is not necessary as an element doesn't need to say you must comply with other elements.
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-----------------
TO BE
UPDATED
-------------
....................
......... ..... MHUMMMM
................
..........
. ... ................... ............ 7....
........ .......
----- ------ -----
................. .. ..........
. ..................
................................
I.;;;* ........ I .. ........... ..... ....
.. ........
........... ..... .
Figure 9: Airport Area
mow !
CItyofI
Airport Area
M111111go
SM US 0IMSPO
./City
Limit Line
N
Figure 8. Airport Area
Figure 9 1 ❑ Style I ❑ Clad2 Currency I ❑ Relocate 10 Complete I ❑ Relevance I ❑ Resources - Figure 9 will be updated once airport section is complete. Currently doesn't show full extent of area covered by RASP.
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7.3.7 Development Before Annexation
A. Areas which are designated for eventual urban development in the Airport Area
Specific Plan may be developed during the interim with rural residential or rural
commercial uses. In such areas, County development standards and
discretionary review should assure that projects will not preclude options for
future urban development consistent with the City's planning policies and
standards. Before any discretionary County land -use or land -division approval
for such areas, a development plan for the site should be prepared, showing
that circulation, water and other utility, and drainage proposals will be
compatible with future annexation and urban development; and conditions of
aawroval should include payment of City fees required to mitigate traffic,
housing, and open space impacts.
B. Any development within the urban reserve approved by the County prior to
annexation should comply with City standards for roadway cross -sections, bus
stops, walking and bicycle paths, landscaping, view protection, setbacks,
preferred site layouts, and architectural character.
Policy 7.6 1 ❑ Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
Minor edits proposed.
7.3.8 Transit Service
The City shall work with SLOCOG, the County, RTA, the Airport, and area
businesses to extend tTransit service linking developmeRt sites with the Git
in the Airport Areato the airport and County areas south of the City.
Policy 7.7 0 Style El Clarity ❑ Currency ❑ Relocate ❑ Complete ❑ Relevance 0 Resources
Policy reworded to promote the continued efforts of this extension.
Policy 7.8 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate I 0 Complete 10 Relevance 10 Resources
The Airport Area Specific Plan has been completed and adopted.
7 2 10 Business Dark-q
Formatte
2
numbered
Business parks Fnay be developed iR areas designated for thern. Business par Style: 1, 2
Alignment
Indent at:
Gampu6 like 6etting. They should pFavide high quality desigR of public and pFivate Tab stops:
fa-p-ilities. '-;and designated for a business park should Rot be furtheF divided -of
developed until the City aRRexes the aFea and approves a aster plan fer +he
bu6ine66 paFF
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Policy 7.9.1 1 ❑ Style I ❑ Clarity I ❑ Currency 121 Relocate 12 Complete I ❑ Relevance I ❑ Resources
Relocated to new uses and standard table (Table 1).
h L Th +' f h 'L+' fl to itarea Shall nn+ evreed 1.O.�e
vas...___ r_._.__ -.._ ._. _._ _. .__... _..--g --go- v-c.. .� .,,,., .., .,.. Shall ...,.. .�....,.�.�.. ..
Zoning RegulatioR6 will establish maximurn building height and 10t GoveFage,
eXGe +inno +n V4nh s+anrlaF ds in e.nenial n GUmc+annnc
developmeRt The appropFiate resideR+'al deesity-wou.Lahe set n ciderinn +
Policies
Formatted: Strik
Formatted: Strik
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PROGRAMS
Prog.7.10 10 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I 0 Complete 10 Relevance I ❑ Resources
The Airport Area Specific Plan has been completed and adopted.
7.3.127.3.9 Airline Service and
The City w4l-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.and GOndotions on the
Prog.7.11 12 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 12 Relevance 10 Resources
Policy has been refocused to address airline service.
It is not necessary for policy to require compliance with another element.
7.3.137.3.10 Growth Management
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.
Prog. 7.12 1 ❑ Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete I 0 Relevance 1 ❑ Resources
Edited to clarify applicability to AASP.
7..3.1 7.3.11 Open Space Dedication and In -lieu Fees
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 as identified in the Conservation and Open Space Element. These
properties, to help maintain the greenbelt, shall also secure open space protection
for any contiguous, commonly owned land outside the urban reserve. If it is not
feasible to directly obtain protection for such land, fees in lieu of dedication shall be
paid when the property is developed, to help secure the greenbelt in the area south
of the City's southerly urban reserve line. The City shall set fee levels that would be
appropriate in -lieu of open space dedication.
Prog.7.13 10 Style 10 Clarity 10 Currency I ❑ Relocate 10 Complete 12 Relevance 10 Resources
Edited to clarify applicability to AASP.
Fot rmatte
Countv Airaort Land Use Planar=I IHighlight'
The Citv shall continue to work with the Countv Airport Land Use Commission to strive to
achieve consistency between the County Airport Land Use Plan and the City's General
Plan. If consistency cannot be achieved, the City shall preserve and maintain as a plausible
alternative its constitutional land use authority to overrule the Airport Land Use Commission
with regard to adopting General Plan policies that are consistent with the purposes of the
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California Airport Land Use Planning Handbook, State Aeronautics Act and State Law.
Applicable sections of the Zoning Regulations and Specific Plans shall be amended
accordingly.
NEW I ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
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8 OPTIONAL USE 4 SPECIAL DESIGN P64NNMGFOCUS AREAS
NOTE TO REVIEWER:
The current General Plan contains a range of policies and programs that
address the special needs of a number of specific locations in the
community. These are referred to in the General Plan update as "Special
Planning Areas". As part of the update, these have been modified as
• follows:
1�
A. With the exception of the Downtown, which has its own section, all
of the policy dealing with a specific location has been moved to this
section.
B. Each area will be detailed with issues to be addressed and the
expected level of review.
INTRODUCTION
in and roar the CityWithin the Planning Area are several areas where it is appropriate to
consider a range or mix of uses which do not correspond with any one open -space,
residential, commercial, or public designation used by this element. However, a particular
use or mix of uses may not be desirable unless it is chosen in combination with a specific
physical design which solves problems of relationships between activities within the site,
and between the site and its neighbors. In addition, there are areas where special design
concepts can help revitalization efforts. In eptiGRal use and special desigRSpecial Focus
Aareas, the City intends to do one or Amore of the following:
A. Reauire a specific plan for areas with complex development parameters (e.a.
land use mix. sianificant infrastructure needs environmental site constraints).
prior to development.
A-.B. Make a choice about appropriate land uses based on information which will
become available. In some cases, the choice will be connected with approval
of a development plan, possibly with customized limits on specific activities and
requirements for off site improvements or dedications.
&C. Work with properties in areas where an €t�wAARage innovative design
approacheeacepis which is needed to help revitalize and beautify the area.
Special Focus Areas are designated by number on
the General Plan Land Use-MapDiagram, and are indicated on Figure 10. These areas and
the guidelines for their development are listed below. (The number following the decimal
point corresponds to the map number.). The following areas require a specific plan prior to
development: SP-1 (Margarita), SP-2 (Dalidio), SP-3 (Madonna), and SP-4 (Avila Ranch).
The special Dlannina areas are those that Dresent opportunities to develop customized land
use approaches or special design implementation to enhance their appearance and
achieve their respective development potential: Foothill Blvd., Upper Monterey, Mid-
Hiauera, Caltrans site, General Hospital site, Broad Street Area, Madonna Inn area, Sunset
Drive-in. Pacific Beach. Calle Joaauin auto sales area. LOVR Creek area. and Broad Street
at Tank Farm area.
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Figure 10: Optional Use and Special Design Areas
MY .Of Optional Use or Special Design Area /�
(see text for numbered references) A
cn 1S owspo Adjacent areas overlap N
Figure 9. QptmeRal Use Special De6mg -Focus Areas
Figure 10 10 Style I ❑ Clarity 12 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Figure 10 will be updated once Task Force and City Council input on sites is complete.
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Mid-Higuera Enhancement Plan
I eRg Term P n
Figure 11; Mid Hig :era€n annPrnerat Plan
Figure 11 10 Style 111 Clarity ❑ Currency ❑ Relocate I ❑ Complete I 0 Relevance I ❑ Resources
It is not recommended to included other adopted plan graphics in General Plan, as they represent only a part of the
adopted plan and can be misused out of context,
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POLICIES
8.3.1 Special Focus Areas
Land Use
To help guide the development of large land areas (previously referred to as.
"expansion areas") and to provide guidance on the redevelopment of sites identified, the
City shall use the following policy statements to guide their review and actions relative to
these properties.
8.3.2 Specific Plan Areas
8�1-8.3.2.1 Specific Plan / General Plan Amendment
The City shall require the completion and approval of a specific plan and -
associated General Plan Amendment prior to annexation (if applicable) and
development of land within an area designated as a Specific Plan Area on Figure
10. The required General Plan Amendment will modify the General Plan Land Use
Diagram to reflect the land use diagram from the approved specific plan, based on
the land uses listed under "Performance Standards" for each site.
For each specific plan site identified in this section, the location, purpose and
performance standards for that site are defined. The performance standards
section defines the following standards that must be met as part of the specific plan
submitted for each site.
• Type. This defines the basic type of use being described.
• Designations Allowed: This defines the standard General Plan
designations that can be used to describe the development proposed. See
Table 1 for ranges allowed.
• % of Site: This defines the percent of each site (using the gross proiect
site) that can be used for each type of land use.
• Minimum: This provides a minimum development assumed for each site.
For residential and commercial types, these are not considered
requirements, and a number lower than that shown can be proposed.
Maximum: In order to exceed the minimum development for a given site,
transfer of development credits or other permanent protection of open
space would be provided. Development credits would be transferred from
areas in the city, the urban reserve, or the greenbelt where development
would be less appropriate, generally those designated conservation/open
space or, on the County's map, agriculture or rural lands.
The performance standards listed are to supplement other City requirements,
standards, and Zoning Code requirements. If a conflict occurs, the most stringent
standard shall apply.
NEW I ❑ Style I ❑ Clarity I ❑ Currency 110 Relocate 111 Complete I ❑ Relevance 111 Resources
New policy needed to define that large development areas will require additional planning review and approval.
Concept of transfer of development credits is relocated from existing Policy 2.3.4.
Formatted: Norr
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Formatted: List I
+ Aligned at: 0.7
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8.3.2.2 Specific Plan Content
All specific plans prepared for a Specific Plan Area must meet the requirements of
State law and be comprised of four planning frameworks. Within each framework,
the specific plan will provide the goals and policies that will guide future decisions
on projects within the specific plan area. The plan will also include a detailed
implementation plan that will identify responsibilities, financing requirements, and
phasing / timing.
The Land Use Framework will include the proposed land use pattern, actual
development densities in each subarea on the project site, and development
phasing. The framework will also include specifics on development standards.
The Specific Plan prepared will provide complete guidance on the land use
provisions that will guide future development within the Planning Area. At a
minimum, these provisions will address the following topics. In consultation with
City staff, other topics may be required depending on site specific needs.
• Land Use Classification. A land use classification system that clearly
identifies the uses that may be allowed in each subarea. Based on the
land use designations listed under "Performance Standards" section for
each site, the specific plan will provide further details on development
standards for each subarea. This classification system would use clear
terminology to define and further describe allowable uses. Both the land
use classification system and the uses allowed within the various subareas
will provide for an overall mix of uses.
• General Site Planning and Development Standards. These standards
will specify the requirements that would be applied to all development and
land uses regardless of the applicable land use designation. These would
address, as appropriate, sensitive resources; site access requirements;
energy efficiency; fences, walls, hedges, buffers, and other screening;
noise regulations; outdoor lighting standards; performance standards (e.g.,
air quality, glare, vibration, etc.), undergrounding of utilities; and other
similar topics. Planning should also address how the development will be
designed to enhance compatibility with adiacent properties.
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numbered
Style: 1, 2
Alignment
Indent at:
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Level: 1 +
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• Development Standards. Development standards for each land use - Formatte
designation te.g., building forms, design objectives, land use objectives,
height limitations, setback requirements, site coverage requirements, etc.)
will be organized in tables and graphically illustrated wherever possible.
• -lousing Mix. The specific plan will discuss the proposed mix of housing
types within the area. In keeping with the City's Housing Element,
affordable housing requirements and density bonus provisions and related
incentives will be incorporated as appropriate. A key to the housing
component will be to incorporate a mix of housing types, and to provide
phasing mechanisms that ensure to the City the development of this
housing mix as a part of each phase of the project.
The Desian Framework will provide detailed design quidelines that will be used as
the specific plan is implemented / developed. The purpose of these guidelines will
be to establish the expected level of design within the area while still maintaining
project flexibility and innovation. The objective of this framework is not to dictate a
specific design, but to establish design expectations.
- - Formatte
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The design guidelines will be illustrated to help explain the intent and expectations.
This part of the Specific Plan will also incorporate detailed landscaping standards.
The Design Framework will also provide guidance on the integration of the
streetscape into the overall proiect design. The framework will define public
improvements and the public rights -of -way to define the overall character of the
streetscape.
The Circulation Framework will include the proposed circulation network system
elements, design standards, and system phasing. This framework will address all
modes of circulation as well as parking and loading standards if different from the
standard City requirements.
The Infrastructure / Public Facilities Framework will cover infrastructure
requirements (water, sewer, storm drainage, electricity, natural gas, and
communications) as well as parkland, schools, and other public facilities. For
infrastructure, the framework will address the proposed trunk infrastructure system
improvements and system phasing necessary to support implementation of the
land use plan and financing mechanisms to implement planned facilities.
Formatted: Font
Formatted: Inde
Formatted: Font
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8.3.2.3 SP-1, Margarita Area Specific Plan Update numbered
Style: 1, 2
Alignment
Location: The Margarita Area covers about 420 acres bounded by South Indent at:
Hiquera Street, Broad Street, Tank Farm Road, and the ridge of
the South Street Hills in the southern portion of San Luis Obispo. Formatte
Formatte
.Purpose: Adopted in October 2004, the Margarita Area Specific Plan- Formatte
contains five key principles: open space and sensitive resource Formatte
production, cohesive neighborhood creation, transit supporting
land uses and densities, pedestrian environment, and minimizing Formatte
infrastructure costs. Formatte
The approved specific plan includes 868 residential dwelling units,
as well as a business park, a neighborhood park, sports fields, and
open space areas. Over 40 percent of the land area is designated
as open space and 56 acres are designated as parks.
The City shall consider this area as potentially appropriate to
accommodate additional housing. Revisions to the Margarita Area
Specific Plan will be required if residential development in excess
of that accommodated in the plan is proposed.
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8.3.2.4 SP-2, Dalidio Specific Plan Area
+ Level: 4 + Num
Start at: 1 + Aligr
+ Indent at: 0.5"
_I..ocation: This specific plan area is located in the southwest quarter of the'_
Formatted: Inde
city at the corner of Madonna Road and Dalidio Drive. The site is
approximately 132 acres and is currently used for agricultural
Formatted: Font
purposes. The site is primarily flat topographically. The entire site
Formatted: Justi
is within the City's Planninq Area, but is outside the current city
limits.
purpose: This project site should be developed as a mixed use project that
Formatted: Font
maintains the agricultural heritage of the site, provides a
commercial / office transition to the existing commercial center to
the north, and provides a diverse housing experience. Protection
of the adiacent creek and a well -planned integration into the
existing circulation system will be required.
The specific plan for this area should consider and address the
following land use and design issues.
'
Formatted: Justi
a. Provide land and appropriate financial support for development of a Prado Road
connection. Appropriate land to support road infrastructure identified in the EIR
(overpass or interchange) at this location shall be dedicated as part of any
proposal.
a.
Formatted: Inde
a. Circulation connections to integrate property with surrounding circulation network
+ Level: 1 + Num
Start at: 1 + Aligr
for all modes of travel.
b
0.25" + Indent at
Connection to Froom Ranch and Calle Joaquin, if proposed, shall not bifurcate
Formatted: Inde
+ Level: 1 + Num
Start at: 1 + Aligr
agricultural lands. Any connection to Calle Joaquin shall be principally a secondary
/ emergency access by design.
0.25" + Indent at
c. Development shall include a transit center. Developer shall work with transit
officials to provide express connections to Downtown area.
d. Maintain agricultural views along Highway 101 by maintaining active agricultural' -
- - - Formatted: Inde
+ Level: 1 + Num
Start at: 1 + Aligr
uses on the site, and maintain viewshed of Bishop Peak and Cerro San Luis.
e. Maintain significant agricultural and open space resources on site. Land dedicated
to Agriculture shall be of size, location and configuration appropriate to maintain a
0.25" + Indent at
viable, working agricultural operation.
f. Where buffering or transitions to agricultural uses are needed to support viability of
the agricultural use, these shall be provided on lands not counted towards the
minimum size for the agriculture / open space component. Provide appropriate
transition to agricultural uses on -site.
g. Integrate agricultural open space with adjacent SLO City Farm and development
on property.
h. Site should include walkable retail and pedestrian and bicycle connections to
surrounding commercial and residential areas.
i. Commercial and office uses shall have parking placed behind and to side of
buildings so as to not be a prominent feature.
i. Neighborhood Commercial uses for proposed residential development shall be
provided.
k. Potential flooding issues along Prefumo Creek need to be studied and addressed~- Formatted: Justi
without impacting off -site uses. Numbered + Leve
c, ... + Start at: 1
at: 0.25" + Inder
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I. All land uses proposed shall be in keeping with safety parameters described in this
General Plan or other applicable regulations relative to the San Luis Obispo
Regional Airport.
m. Historic evaluation of the existing farm house and associated structures shall be
included.
Performance Standards: This specific plan shall meet the following
performance standards.
Type
Designations
% of Site.
Minimum.
Maximum
Allowe
Residential
LDR
MDR
MHDR
HDR
350 units
500 units
Commercial
NC
CC
50,000 SF
200,000 SF
Office/High
Lech)
O
50,000 SF
150,000 SF
Hotel/Visitor-
150 rooms
serving
Parks
PARK
5.8 ac
Open Space /
OS
AG
Minimum
50%
65 ac
No maximum
Agriculture
Public
n/a
Infrastructure
n/a
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8.3.2.5 SP-3, Madonna on LOVR Specific Plan Area
Land Use
Location: This site includes iust over 73 acres and is located directly west of
the intersection of Los Osos Valley Road and Calle Joaquin.
Purpose: The purpose of the specific plan is to provide design flexibilitv that
will secure the appropriate development of the site while protecting
sensitive environmental resources on the site. Development on
the site should be a compact, mixed use project that provides
workforce housing options and neighborhood commercial uses
that support pedestrian and bicycle access.
The specific plan for this area should consider and address the
following land use and design issues.
a. Develop a design that is sensitive to environmental constraints and adiusts
accordingly through design. Constraints include wetland protection, slope
protection, historic structures, and open space protection.
b. Maintain viewshed of surrounding mountains and secure steeper hillsides as
protected open space areas.
c. Variable height limits will be required to protect views of adiacent hills.
d. Provide access to trails.
e. Provide a plan for adequate and safe infrastructure, including appropriate points of
access to Los Osos Valley Road.
f. Address neighborhood commercial needs of new neighborhood.
g. Provide connectivity to adjacent development.
Performance Standards: This specific plan shall meet the following
performance standards.
Type
Designations
IAllowed
% of Site
Minimum
Maximum
Residential
(Mixed Use)
MDR
MHDR
HDR
200 units
250 units
Commercial
NC
CR
200,000 SF
350,000 SF
Parks
PARK
Open Space /
OS
AG
50 %
minimum
Agriculture
Public
n/a
Infrastructure
n/a
Formatted: Heac
+ Level: 4 + Num
Start at: 1 + Aligr
+ Indent at: 0.5"
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8.3.2.6 SPA Avila Ranch Specific Plan Area
Location: Avila Ranch is located on the north side of Bucklev Road at the far
southern edge of the City of San Luis Obispo. The three parcels
that make up the Avila Ranch area comprise approximately
150 acres. The entire site is located within the Airport Area
Specific Plan.
Purpose: This area will be developed as primarily a residential neighborhood
development with supporting neighborhood commercial, park,
recreation facilities, and open space/resource protection. Within
the proiect, emphasis should be on providing a complete range of
housing types and afford abilities. The specific plan for this area
should consider and address the following land use and design
issues:
a. Provision of a variety of housing types and affordability levels.
b. Modification of the Airport Area Specific Plan to either exclude this area or
designate it as a special planning area within the Airport Area Specific Plan.
c. Provision of buffers along Buckley Road and along eastern edge of property from
adiacent agricultural uses.
d. Provision of open space buffers along northern and western boundaries to
separate this development from adjacent service and manufacturing uses.
e. Provision of open space buffers and protections for creek and wildlife corridor that
runs through property.
f. Safety and noise parameters described in this General Plan and the purposes of
the State Aeronautics Act; or other applicable regulations relative to the San Luis
Obispo Regional Airport.
g. Participation in enhancement to Buckley Road and enhancement of connection of
Buckley Road to South Hiquera Street.
h. Appropriate internal and external pedestrian, bicycle, and transit connections to the
City's circulation network.
i. Implementation of the City's Bicycle Transportation Plan including connections to
the Bob Jones Trail.
i. Water and wastewater infrastructure needs as detailed in the City's Water and
Wastewater Master Plans. This may include funding and/or construction of a
wastewater lift station.
k. Fire protection and impacts to emergency response times.
I. Architectural design that relates to the pastoral character of the area and preserves
view of agrarian landscapes.
m. Provision of a neighborhood park.
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numbered
Style: 1, 2
Alignment
Indent at:
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Performance Standards: This specific plan shall meet the following
performance standards.
Type
Designations
% of Site
Minimum
Maximum
Allowed
Residential
LDR
MDR
MHDR
HDR
500
700
Commercial
NC
15,000 SF
25,0 00 SF
Open Space /
OS
AG
50%'
Agriculture
Public
n/a
Infrastructure
n/a
' Up to 1/3 of the open space may be provided off -site or throuah in -lieu fees consistent
with the Airport Area Specific Plan. Required Open Space may be reduced to 30% of the
site if affordable housina is provided on -site in a ratio consistent with the Reaional Housina
Needs Allocation.
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8.3.3 Special Planning Areas
NOTE TO REVIEWER:
TThe following presents the other sites evaluated as part of the physical
alternatives included in the General Plan Update plus some other sites
carried over from the existing General Plan and not completed or otherwise
addressed.
The policies under Section 8.2 Drovide site specific auidance on the development /
redevelopment of sites in the city. For sites that have existing development,
thFeugh 8.6, renovation of streetscapes, landscaping, and building facades is encouraged.
The City shall require property owners to prepare area plans with land
uses consistent with this section, as well as multi -modal circulation and infrastructure
facilities as appropriate, esrtaiRing—design guidelines and implementation programs.
,-,-The City may consider inGlUde—implementation incentives for redevelopment
areas, such as variations from development standards and/or participation in the
installation or financing of infrastructureor loan funds.
INTRO I ❑ Style I 0 Clarity I 0 Currency 10 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Revised to address current content of section.
Policy 8.1 1 ❑ Style I ❑ Clarity 10 Currency ❑ Relocate I ❑ Complete 0 Relevance ❑ Resources
Existing General Plan contains no guidance on this area. No separate treatment of the existing commercial area is
proposed. For Dalidio property, see Policy 8.1.4.
8�18.3.3.1 Foothill Boulevard / Santa Rosa Area
This area, which includes land on both sides of Foothill Boulevard between Chorro
and Santa Rosa, is currently developed as commercial centers that include
highway and neighborhood serving commercial uses. At the affected property
owners' request, the boundary of this area on the north side of Foothill may be
extended to include one or more of the existing commercial properties west of
Chorro Street. The City shall work with property owners / developers to redevelop
the area as -mixed use (either horizontal or vertical mixed use) to include a mix of
uses as described under the Neighborhood Commercial, Community Commercial
and Medium High to High Density Residential designations. The non-residential
component of the project should include elements that serve the nearby
neighborhoods. Examples include specialty stores and services, food service,
entertainment and recreational facilities, except that movie theaters, nightclubs,
bars/taverns and restaurants serving alcohol after 11 pm shall be prohibited. As
part of this project, the City will evaluate adjustments to parking requirements to
account for predominant pedestrian and bike access. Building height adjustments
in this area can also be considered with mixed use development. Redevelopment
plans shall include consideration of improving the existing complex intersections of
Foothill/Chorro/Broad, the desirability of modifying Boysen at and through the
property on the northeast corner of the area, and enhancement of pedestrian,
bicycle and transit connections across Foothill and to the campus. Among other
possible incentives, building height adjustments on the North side of Foothill may
be considered with mixed use development.
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The Fire Station will be maintained or relocated within the area.
Policy 8.2 1 ❑ Style I ❑ Clarity 12 Currency I ❑ Relocate I ❑ Complete ❑ Relevance ❑ Resources
This policy is blank in the existing General Plan. Language added to reflect Task Force and Planning Commission
direction on physical alternatives and comments received during Community Workshop #3 (December 1, 2012).
Reflects direction from City Council meeting held October 15, 2013.
8.3.3.2 Upper Monterey
In the Upper Monterey area, the emphasis will be on revitalization and
enhancement. The following actions will be pursued in this area.
1. The City shall investigate adding the Upper Monterey area to the
Downtown Parking District, thereby allowing in -lieu payment towards
common parking facilities.
2. The City shall integrate a new Downtown Transit Center in the Upper
Monterey area along Santa Rosa Street and provide enhanced
connectivity to the center from the Upper Monterey area.
3. The City will work with hotels in the Upper Monterey area to provide shuttle
service to the Downtown and Downtown Transit Center.
4. The City will promote restaurant development in the Upper Monterey area,
and include outdoor dining opportunities oriented toward Monterey Street
and buffered from the creek area.
5. The City will evaluate reconfiguring Monterey Street in this area to
enhance bicycle and pedestrian connectivity to Downtown and to Cal Poly.
6. The City will work with local hotels and Cal Poly to develop enhanced
meeting rooms and conference facilities.
7. The City will work with developers to assemble adiacent properties into lots
of suitable size for redevelopment limited to areas southwest of California
Street.
8. The City will develop an Upper Monterey area master plan and design
guide that will provide guidance on street enhancements, fagade
improvement programs, and pedestrian enhancement along Monterey
Street. As part of this effort, the City will investigate the ability to apply
form -based codes to guide future development and will involve residents in
adjoining areas as well as business and property owners along Monterey
Street as part of the public review process in development of the master
plan/design guide. Particular attention will be given to creek protection,
noise, safety, light and glare, and privacy impacts to adioining
neighborhoods .
9. As part of the public review process in developing a master plan and
design guide, the City will include, as part of the public review process,
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evaluation of Ordinance 1130 to ensure that neighborhood concerns are
addressed.
NEW
Style
TO
❑ Clarity
❑ Currency
❑ Relocate
❑ Complete
❑ Relevance
❑ Resources
Reflects direction from City Council meeting held October 15, 2013.
8�28.3.3.3 Mid-Higuera Area
The City will PFepaFe and adopt agpdate the plan for this multi -block commercial
area to reflect current needs and changes that have occurred since the 2001 plan
was adopted.
plaR GOUld also serve as a "GORGeptual FedeyelepMeRt plan," guiding PFRY
seRstr�,--ors+tes—_;;ffestedby any ;QeRiny--or-H.gc, efa—ocFecor-vaR LE•a+s
Obispo Greek. (See Figure 104)
Policy 8.5 10 Style 10 Clarity 12 Currency 12 Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Covered by the Mid-Higuera Street Enhancement Plan that was adopted in 2001. Propose to reword for update of this
plan. As plan is complete, and now reworded as an update, this should be moved to be a Program.
8.3.3.4 Caltrans Site
While this area is within the Mid-Hiquera Area, the unique qualities and
opportunities provided by the site warranted special consideration in the General
Plan. This area is planned for redevelopment from a Caltrans office and yard
complex to a mixed use development. Commercial uses will be as described
under the Tourist Commercial designation with some residential incorporated using
a Medium High to High Density Residential component. Redevelopment plans
shall consider the suitability of realignment of the Madonna/South Hiquera
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. Conference center -type uses are encouraged along with other
appropriate tourist -serving uses as appropriate for the site. Building height
adjustments in this area can also be considered with mixed use development.
The site shall also include a park site north of Madonna Road.
NEW 10 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives. Reflects direction
from City Council meeting held October 15, 2013.
8.3.3.5 General Hospital Site
The General Hospital site includes Countv-owned property includina the old
hospital building (which is planned to remain as an office / treatment facility) and
lands behind the facility. Lands behind the 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
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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.
The undeveloped portion of this site on the southwest side of Johnson Avenue will
remain designated for Public uses.
NEW I ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete 10 Relevance I ❑ Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives. Reflects direction
from City Council meeting held October 15, 2013.
8�38.3.3.6 Broad Street Area
The Citv shall implement the South Broad Street Area Plan to (Appendix X) to
create a safe, attractive and economically vital neighborhood with a mix of
complementary land uses. The Area Plan shall:
a. Encourage innovative design concepts that help revitalize and beautify the
area.
b. Facilitate housing development to meet the full range of community
housing needs.
ac.Improve circulation safety and connectivity within the area and across
Broad Sreet.
Policy 8.3 1 ❑ Style I ❑ Clarity 12 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
This policy is blank in the existing General Plan. Addition reflects direction from the Task Force and Planning
Commission direction on physical alternatives. Direction from City Council meeting held October 15, 2013 was to
complete this plan in keeping with endorsement provided by the City Council at their September 17, 2013 meeting.
8-3.2.48.3.3.7 Madonna Inn Area
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 are permanently
protected as open space. (See also hillside planning policiespol+s K.)
4-10. A specific plan or development plan for the whole area should be
adopted before any part of it is annexed, subdivided, or further developed.
(See also Optional Use and Special Design AFeas PeliG , Q 9
2-.11. Upon amendment to an urban designation, the area designated
Interim Open Space, may accommodate a generously landscaped, low
intensity extension of the existing tourist facilities. Development locations
and building forms should respect the area's extraordinary visual quality
and natural slopes, and should maintain views of the mountain from the
highway and nearby neighborhoods.
3 12. Land southwest of the Bianchi ranch house driveway, designated
Interim Open Space, may accommodate a generously landscaped, low -
intensity extension of the existing tourist facilities. Development locations
and building forms should respect the area's extraordinary visual quality
and natural slopes, and should maintain views of the mountain from the
highway and nearby neighborhoods.
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4.13. The area immediately west of Highway 101 should be retained as
an open space buffer.
5:14. Any plan for further development in this area must address
reconfiguration of the Marsh Street interchange.
Policy 8.9.1
Policy 8.9.2
Policy 8.9.3
❑ Style
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Policy 8.9.4
To be consistent with other sites, the direction provided under existing Policies 8.9.1, 8.9.2, 8.9.3 and 8.9.4 were
combined into a single policy.
8�58.3.3.8 Sunset Drive-in Theater Area
This 2538-acre area should be further developed only if flooding can be mitigated
without significant harm to San Luis Obispo Creek. Until flood hazards are
mitigated, continued agricultural use and low -intensity recreational use are
appropriate. Any use drawing substantial regional traffic also depends on providing
full inteF,.t ange needed infrastructure at Prado Road and extending Prado Road
to connect with Madonna Road.
Once flooding, aad-_access, and agricultural preservation issues are resolved, aed
aqFiGUltUFal a ation r Foments aFe met the area would be suitable for
government a e6' . Ral „ffice6 (bee also PolGc , 5.1.6 .development as a
mixed use (horizontal or vertical) development with a mix of Commercial uses.
Permanent open space shall be required in order to protect the adjacent San Luis
Obispo Creek. As part of future development, a full assessment of the Drive-in
Theater site's potential as a historic resource will need to be evaluated and
addressed.- Bicycle connectivity as referenced in the Bicycle Transportation Plan is
an important component of future development of the area.
The site may need to be designed to accommodate the Homeless Services center.
Policy 8.6 10 Style 110 Clarity 110 Currency 10 Relocate I ❑ Complete 10 Relevance I ❑ Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives. Reflects direction
from City Council meeting held October 15, 2013.
8.3.3.9 Pacific Beach Site
This area is Dlanned 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.
NEW ID Style 10 Clarity 10 Currency 10 Relocate ID Complete JE1 Relevance IETResources
Reflects direction from City Council meeting held October 15, 2013.
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8.3.3.10 Calle Joaquin Auto Sales Area
These four vacant lots are suitable for commercial mixed use and other uses
described under the Tourist Commercial designations. Portions of the site may be
appropriate for use as auto sales, depending on market demand. Development of
this area must address preservation of and transition to the agricultural
parcels/uses to the northwest; connectivity to the Dalidio Ranch area; viewshed
preservation; and treatment as a gateway to the City visible from Highway 101.
NEW I ❑ Style I ❑ Clarity ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives. —Reflects direction
from City Council meeting held October 15, 2013.
8.3.3.11 LOVR Creekside Area
This area is heavily constrained by flood potential along the western boundary as
well as limited circulation access to the site given its proximity to the proposed
LOVR / Highway 101 interchange and its limited frontage on LOVR. Flooding and
access issues must be resolved prior to developing Medium High Density
Residential (in areas adiacent to existing residential uses). Agricultural
Designations must be maintained along the west side of site. As part of future
development, 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 as part of proposed development. The south side of the site will also
need to accommodate relocation of LOVR right-of-way and changes related to the
planned Highway 101 interchange.
NEW I ❑ S le 10 Clarity ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives.
8.3.3.12 Broad Street at Tank Farm Road Site
Located at the northwest corner of Broad Street and Tank Farm Road, this
proximate 10 acre site will be used as a mixed use site, providing for a mix of
uses as described under the Community Commercial and Office designations and
residential limited to upper floors. 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.
NEW 10 Style I ❑ Clarity ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance ❑ Resources
Reflects direction from the Task Force and Planning Commission direction on physical alternatives. Reflects direction
from City Council meeting held October 15, 2013.
CalFire /Cal Poly -owned property on Highway 1
The Citv shall collaborate with Cal Polv in updating the Master Plan for development of
campus property. Master Plan direction for this property shall address sensitive visual and
habitat resources. circulation issues. impacts to Citv services, transition and potential
impacts to surrounding neighborhoods.
NEW I ❑ Style 10 Clarity ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
Reflects direction from the Task Force direction to remove Interim Open Space designation and provide policy
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guidance for future development.
North Side of Foothill (Bishop Knoll)
Future development of this area shall address open space reauirements under 1.12.7 and
open space buffers in accordance with Conservation and Open Space Element policy
8.3.2. This area shall be subject to Architectural Review to ensure consideration of hillside
and resource protection; circulation and access, and transition to existing neighborhoods.
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. Density
shall be limited to 7 units/acre as modified for slope under the Zoning Ordinance.
NEW I ❑ Style I ❑ Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Reflects direction from the Task Force direction to remove Interim Open Space designation and provide policy
guidance for future development.
Alrita Properties
Future development of this area shall address hillside Dlannina reauirements under 6.2.7 B.
This area shall be subject to Architectural Review to ensure consideration of hillside and
resource protection; circulation and access; visual impacts, and transition to existing
neighborhoods. Additional analysis will need to occur in the LUCE EIR to evaluate
potential water service issues. While there is a pump station nearby, more analysis is
needed to determine if the City's water distribution system can adequately serve
development in this area. Densitv shall be limited to 7 units/acre as modified for slope
under the Zoning Ordinance.
NEW 10 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete I ❑ Relevance I ❑ Resources
Reflects direction from the Task Force direction to remove Interim Open Space designation and provide policy
guidance for future development.
Policy 8.4 1 ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate 12 Complete I ❑ Relevance 10 Resources
Railroad District Plan has been adopted and guides development in this area.
Policy 8.7 1 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 12 Complete I ❑ Relevance 10 Resources
Deleted policy as this property has been developed with Target center development and open space dedication.
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Policy 8.8 1 ❑ Style 10 Clarity 10 Currency 12 Relocate 10 Complete 10 Relevance 10 Resources
Covered by new and expanded Policy 8.1.4.
Policy 8.9.2 1 ❑ Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance ❑ Resources
Information moved (unedited) into Policy 8.2.7 on the Madonna Inn Area.
Policy 8.9.3 1 ❑ Style I ❑ Clarity I ❑ Currency i ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Information moved (unedited) into Policy 8.2.7 on the Madonna Inn Area.
Policy 8.9.4 10 Style 10 Clarity 10 Currency 10 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Information moved (unedited) into Policy 8.2.7 on the Madonna Inn Area.
Policy 8.10 10 Style I ❑ Clarity I ❑ Currency 12 Relocate I ❑ Complete I ❑ Relevance 10 Resources
Covered by new and expanded Policy 8.1.4.
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density, and medium high density development eaGh eGoupying about GRe third ef
the area.
While + ed deyele..ment lans (deonrihed IRGY
rvrnrc-a�peF.ii`i F.-�ia�ir�s�ivrTegair �rcccrvprrrcnr-prrn�a�vcccnucc '�vrtC�
1.12.3) are Fequired and should inGl Fde the following:
A. Street *nteFsec;t*ORS oonsistent with the Circulation ElemeRt and no dFiveway
aGGes6, te minimize 66Fuptien E)f traffiG flE)W along Los Qsos Valley Road.
B. Redestr ar , biGyGle, and vehicle asoess between any separate development
sites, OR addition to access provided by Los Osos Valley Road.
S. Sufficient setbacks for tra#isnoise ; `,,itigatien.
D. BuildiRg heights, 6etbaGks, and spaGing to allow views of the Irish Hills fFom
I=E)s 06o6 Valley Road.
+ 'en hill +he
E. Rern�aaenen�Qee--pro�+ ec�+;c,�-cf �areas--ar�+ least col to
development a
Policy 8.10.1 111 Style 111 Clarity I ❑ Currency 10 Relocate 19 Complete 10 Relevance 10 Resources
Deleted policy as this property has been developed.
Policy 8.10.2 111 Style I ❑ Clarity I ❑ Currency 111 Relocate 12 Complete 111 Relevance I ❑ Resources
Deleted policy as this property has been developed (Home Depot 1 Costco development sites).
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9 SUSTAINABILITY
Land Use
NOTE TO REVIEWER:
The following presents a new goal and supporting policies and programs
relative to enhancing sustainability. These additions build upon other
existing and new policies in the Land Use and Circulation Elements marked
with the sustainability icon
MOTE TO REVIEWER: New Goal Proposed
Support statewide and regional efforts to create more sustainable communities, reduce
greenhouse gas emissions, and develop transportation systems that support all modes of
circulation.
9.3.1 Introduction
The City shall take a leadership role in the county in the development of
sustainable plans and programs to guide future development in the city and the
region.
9.3.2 Regional Coordination' •
The City shall work with SLOCOG to develop and periodically update the
Sustainable Communities Strategy as part of the Regional Transportation Planning
process and SLOCOG shall be encouraged to consider the City's General Plan
when developing the Sustainable Communities Strategy.
9.3.3 Sustainability Coordination
The Citv shall review SLOCOG's Regional Transportation Plan, including the
Sustainable Communities Strategy, as it prepares and reviews updates to the
General Plan General Plan Amendments, specific plans, changes in zoning
regulations capital improvement plans and other infrastructure plans to determine
consistency and allow for CEQA streamlining and eligibility for State transportation
funding.
9.3.4 Climate Action Plan m
The City shall maintain and implement its Climate Action Plan to reduce community
and municipal GHG emissions consistent with State laws and objectives.
9.3.5 Urban Heat Effects 4-
The City shall reduce heat effects of urban development by requiring new
development to incorporate as appropriate, features such as reduced hardscape,
light or heat reflective roofing, and shade trees.
9.3.6 Natural Areas and Green Space
The City shall continue to maintain and expand natural areas in and around the city
to foster carbon sequestration while providing more open space for residents.
Formatted Tabb
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+ Indent at: 0.5"
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numbered
9.3.7 Sustainable Desiqn AA Style: 1, 2
The City shall promote and, where appropriate, require sustainable buildinq Alignment
practices that consume less energy, water and other resources, facilitate natural Indent at:
ventilation, use daylight effectively, and are healthy, safe, comfortable, and
durable. Projects shall include, unless deemed infeasible by the City, the following
sustainable design features.
A. .Energy -Efficient Structure _ 4 11Formatte
Utilize building standards and materials that achieve or surpass best Formatte
practices for energy efficiency. + I eve►: 1
Aligned at
B. .Energy -Efficient Appliances- Formatte
Utilize appliances, including air conditioning and heating systems that
achieve high energy efficiency. Incorporation of alternative enerNormand
gy
e. passive and/or active solar, heat pumps). Numbered
systems
( g• P Style: A, E
Alignment
C. Natural Ventilation Indent at:
Optimize potential for coolinq through natural ventilation. FFormatte
D. plumbing Formatte
Level: 1
Utilize plum +
bing fixtures that conserve or reuse water such as low flow + +start
faucets or grey water recyclinq systems. Aligned at
E. efficient Landscaping _ Formatte
Include landscaping that reduces water use through use of drought -tolerant Formatte
/ native plant species, high -efficiency irrigation (drip irrigation), and Formatte
reduction of the use of turf. Collection and use of site runoff in landscape Numberec
irrigation is encouraged. Style: A, E
Alignment
F. .Solar Orientation Indent at:
Optimize solar orientation of structures to the extent possible. Formatte
Formatte
G. Privacy and Solar Access + I evel: 1
New buildings outside of the downtown will respect the privacy and solar + Start
access of neighboring buildings and outdoor areas, particularly where Aligned at
multistory buildings or additions may overlook backyards of adiacent Formatte
dwellings. Formatte
Numbered
Style: A, E
Alignment
Indent at:
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SATI WIS OBISPO
9.3.8 Sustainable Infrastructure
The City shall:
A. Promote infrastructure expansion where it will be more efficient and
effective, and does not promote growth inducement outside the urban
reserve line.
B. Focus infrastructure improvements in designated growth areas and
contiguous to existing development.
Program Climate Action Plan
The City shall review and regularly update the Climate Action Plan and shall
annually report to the City Council on implementation of the Climate Action
Plan.
Program Building Code Update
The City shall regularly review and update its building codes and ordinances to
identify revisions that promote energy efficient building design and construction
practices.
Program Incentive Program
The City shall consider the feasibility of providing incentives for new and
renovated projects that incorporate sustainable design features.
Program LEED Certifiable
The City shall design all new City facilities to meet the requirements specified
for certification as LEED Silver construction or equivalent rating system.
Program Renewable Energy Financing
The City shall promote and pursue a wide range of renewable energy financing
options including a renewable energy fund or loan program.
Program Renewable Energy Choice
The Citv shall evaluate the feasibility of a regional Community Choice
Aggregation program to procure electricity from renewable resources.
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910 HEALTHY COMMUNITY
NOTE TO REVIEWER:
O The following presents a new goal and supporting policies and programs
relative to healthy communities, a Council -identified and -grant objective.
Formatte
NOTE TO REVIEWER: New Goal Proposed
Increase the overall health and wellbeing of residents in the City of San Luis Obispo bw - Formatte
expanding access to healthy food and nutrition choices and through community design that
fosters walking and biking as travel choices.
Formatte
10.3.1 Neighborhood Access r
numbered
Style: 1, 2
Ensure that all residences are within close proximity to food outlets including
Alignment
grocery stores, farmers markets, and community gardens.
Indent at:
Formatte
10.3.2 Local Food Systems "
numbered
Style: 1, 2
The City shall support sustainable local food systems, including farmer's
Alignment
markets, community supported agriculture, urban agriculture, and healthy food
Indent at:
retailers.
Formatte
10.3.3 Provide for Community Gardens
numbered
Style: 1, 2
The City shall continue to support the development of community gardens.
Alignment
Indent at:
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10.3.4 Encouraging Walkability
numbered
The City shall encourage projects which provide for and enhance active and
Style: 1, 2
environmentally sustainable modes of transportation, such as pedestrian
Alignment
movement, bicycle access, and transit services.
Indent at:
Program �I%
The City shall regularly review and update master plans for City parks to
designate areas for community gardens where appropriate.
Program s
The City shall update the Community Design Guidelines to require the
inclusion of communal gardens within multi -family residential developments
with 10 or more units.
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"11 REVIEW & AMENDMENT
18�211.3.2 Comprehensive Reviews
The City should shall conduct a comprehensive review of this element about at least every
ten years, and at other times deemed necessary by the City Council, considering possible
changes in citizen's preferences, technology, population characteristics, and regional plans.
Policies 9.1 110 Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
Edited for style only.
40.3.311.3.3 Amendment Proposals
The City shall consider Aamendments to this element; requested by citizens or deemed
useful by the Planning Commission or the City Council, will be oensideFed by the Gity. Such
amendments should be considered in groups, not more than four times each year.
Policies 9.2 12 Style 10 Clarity I ❑ Currency 10 Relocate 10 Complete 10 Relevance I ❑ Resources
Edited for style only.
10.3.411.3.4 Annual Report
The City -will shall prepare an annual report on the status of the general plan, during the
first quarter of each calendar year, to include the following:
A. A summary of private development activity and a brief analysis of how it helped
meet general plan goals;
B. A summary of major public projects and a brief analysis of how they
contributed to meeting general plan goals;
C. An overview of programs, and recommendations on any new approaches that
may be necessary.
D. A status report for each general plan program scheduled to be worked on
during that year, including discussion of whether that program's realization is
progressing on schedule, and recommendations for how it could better be kept
on schedule if it is lagging;
E. A status report on how the City is progressing with implementing its open
space preservation policies and programs;
F. Updated population or other information deemed important for the plan.
Policies 9.3 12 Style I ❑ Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance J ❑ Resources
Edited for style only.
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#412 IMPLEMENTATION
11.3.112.3.1 Introduction
"Implementation" refers to all the City's actions to carry out the general plan. Besides the
programs described in previous sections, the City uses the following means of
implementing the Land Use Element. The City's actions taken pursuant to the following
shall be URdeF the following headi gs a to be consistent with the General Plan.
INTRO 10 Style 10 Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance 10 Resources
Edited for style.
11.-3.212.3.2 Zoning Regulations
Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones,
property -development standards such as maximum building height and minimum parking,
and procedures intended to give the interests of development applicants and other citizens
fair consideration.
IMP.10.1 111 Style 111 Clarity 111 Currency ❑ Relocate ❑ Complete ❑ Relevance 111 Resources
No changes.
11.3.312.3.3 Subdivision Regulations
Subdivision Regulations cover the division of land into parcels which can be sold, and set
basic standards for streets and utilities.
Imp.10.2 ❑ Style I ❑ Clarity I ❑ Currency I ❑ Relocate 10 Complete I ❑ Relevance 10 Resources
No changes.
11�412.3.4 Architer.WFal RevoewCommunity Design Guidelines
Communitv Desian Guidelines are used by the staff. Citv Council, Plannina Commission
Architectural Review Commission and other advisory bodies in the review of proposed
development proiects to help ensure that such proiects meet the Citv's expectation for the
uality and character of new development.
Imp.10.3 10 Style 10 Clarity 110 Currency 111 Relocate 111 Complete 10 Relevance 111 Resources
Text updated to reflect the current use of Community Design Guidelines in the City's review process.
12.3.5 Historic Preservation Ordinance. Guidelines. and Context Statement
Historic Preservation Ordinance and Guidelines are used by the staff, City Council,
Planning Commission, Cultural Heritage Committee, and other advisory bodies in the
review of proiects within a historic district or on property with a listed historic resource to
ensure protection of historic resources. The City's Historic Context Statement provides
information to support the review and identification of resources.
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NEW 10 Style I ❑ Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
New text added to reflect the current use of Historic Preservation Guidelines in the City's current review process.
11.3.612.3.6 Grading Regulations
Grading Regulations limit the amount and methods of reshaping the ground to
accommodate development.
Imp.10.4 ❑ Style 10 Clarity 10 Currency 10 Relocate 10 Complete 10 Relevance 10 Resources
No changes.
11.3.712.3.7 Budgets
Budgets spell out how City funds will be obtained and spent, particularly the capital
improvement program, a multiyear list of major facilities and equipment which the City will
buy or build. The capital improvement program includes water sources and sewage
treatment equipment, water and sewer lines, and streets and bridges. The Planning
Commission reviews this program for conformity with the general plan.
Imp. 10.5 J ElStyle TO Clarity El Currency 1 ElRelocate 1 ❑ Complete TO Relevance T❑ Resources
No changes.
11.3.612.3.8 Property Management
Property management covers buying land for new City facilities and for public open space,
and selling or leasing land no longer needed for a City government function.
Imp.10.6 ❑ Style 10 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
No changes.
11.3.912.3.9 Development Plans, Area Plans, and Specific Plans
Development plans, area plans, and specific plans bridge between general policies and
actual construction plans.
Imp.10.7 10 Style I IZ Clarity 10 Currency I ❑ Relocate I ❑ Complete 10 Relevance I ❑ Resources
Add reference to "Area Plans" also.
11.3.1012.3.10 Public Planning
Public Planning is a way for the City and its Citizens to help shape the City's future.
Before GORGi eFiRg . ovate making a determination on proposals for
a major development, such as a specific plan, special -design area, or a large subdivision or
planned development not within a specific plan, the City shall provide public notice in
accordance with legal requirements and city practice in order to provide ample opportunity
for community input to decision -makers. Advisory bodies and City Council shall consider
such input prior to taking action on a project. -should P_e_AdUGt an evaluation of
FeatuFes to be examined include tOXiG Gontam*nation, airport operations, greund ,
seasmiG hazards, soil and gFeundwateF GharacteristiGs, wildlife habitats, sr-,einir-, values and
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Imp.10.8 1 ❑ Style 12 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 111 Resources
Adjust focus to public process and not duplicate description of Environmental Review below.
11.3.1112.3.11 Environmental Review
Environmental Review is a formal way to inform the public and decision -makers of the
expected consequences of their actions. Two common types of environmental documents
are environmental impacts reports and "initial studies." Before considering private
proposals for a major development, such as a specific plan or special -design area, the City
6hoaldmust conduct an evaluation of environmental opportunities and constraints, to which
a private proposal can respond. Features to be examined would include toxic
contamination, airport operations, ground slopes, seismic hazards, soil and groundwater
characteristics, significant wildlife habitats, road and rail traffic noise, water and sewer
service limits, access and circulation, and historic and archaeological resources.
Imp.10.9 1 Z Style 111 Clarity I ❑ Currency I ❑ Relocate I ❑ Complete I ❑ Relevance 10 Resources
Edited for style only.
11.3.1212.3.12 Communication
Communication, ranging from informal staff discussions to letters from the City Council lets
other agencies know the City's position based on the gGeneral pElan.
Imp.10.10 1 ❑ Style I ❑ Clarity I ❑ Currency 10 Relocate 111 Complete I ❑ Relevance I ❑ Resources
Change for capitalization only.
Formatte
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Attachment 5
RESOLUTION NO. (2013 Series)
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO FORWARDING THE LAND USE ELEMENT POLICY AND PROGRAM
REVISIONS AND ADDITIONS FOR CITY COUNCIL CONSIDERATION TO BE
CONSIDERED THROUGH THE EIR PROCESS (GPI 15-12)
WHEREAS, the City received a Strategic Growth Council grant in the amount of
$880,000 with strict performance timeframes to update the City's Land Use and Circulation
Elements; and
WHEREAS, in June 2011, the City Council approved goals for the 2011-2013 Financial
Plan including additional funding to support the update of the Land Use and Circulation
Elements; and
WHEREAS, public participation has been a long tradition in land use issues in the City
of San Luis Obispo and public involvement is essential in updating the 1994 Land Use and
Circulation Elements; and
WHEREAS, to date input has been received through two different on-line tools, five
community workshops, one workshop at Cal Poly, 31 Task Force meetings, six Planning
Commission hearings, two traveling open houses in six locations, and a community survey
returned by over 2,000 respondents; and
WHEREAS, the City Council appointed a 17 resident member Task Force for the Land
Use and Circulation Elements Update (TF-LUCE) to inform the update process at key
milestones, provide feedback and recommendations on the Land Use and Circulation Elements,
and disseminate information to each participant's circle of influence; and
WHEREAS, The Planning Commission has reviewed and recommended policy and
program updates, additions, and changes to the Land Use Element based upon input from the
community and the Task Force; and
WHEREAS, endorsing a set of policy and program alternatives to be considered through
the Environmental Impact Report process is an important milestone step in the update of the
City's Land Use and Circulation Elements update; and
WHEREAS, the Planning Commission will have future opportunities to further review
the Land Use Element policies and programs with additional information provided through the
environmental review process of the Land Use and Circulation Elements update; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of interested parties, and the evaluation and recommendations by the TF-LUCE and
staff presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo that the proposed policy and programs contained in the amended legislative
draft of the Land Use Element considered at the hearing on December 12, 2013 are
Attachment 5
Council Resolution No. XXXX (2013 Series)
Page 2
recommended to the City Council for evaluation through the environmental review process as
part of the Land Use and Circulation Elements Update.
SECTION 1. Land Use Element Draft: The proposed Land Use Element policies and
programs recommended for consideration as part of the EIR process are shown as Exhibit A to
this resolution.
Upon motion of Commissioner , seconded by Commissioner , and
on the following vote:
AYES:
NOES:
ABSENT:
The foregoing Resolution was adopted this 121h day of December, 2013.
Planning Commission Secretary