HomeMy WebLinkAbout01249changemapfor1250irisand1615fairviewORDINANCE NO . 1249 (1993 Series )
AN ORDINANCE OF THE CITY OF SAN LUIS OBISP O
TO AMEND THE OFFICIAL ZONE MA P
FROM R-2-S TO 0-S FOR PROPERTIES LOCATE D
AT 1250 IRIS STREET AND 1615 FAIRVIEW STREE T
AND FROM 0-PD TO 0-S FOR PROPERTY LOCATE D
TO THE WEST OF THE DEVELOPED HOSPITAL PROPERT Y
WHEREAS,the Planning Commission and the City Council have held hearings to
consider appropriate zoning for the subject site in accordance with Section 65800 et .seq.
of the California Government Code ; and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows :
SECTION 1 .Zoning Map Designation .That the sites be rezoned "O-S"as shown
on the map attached marked Exhibit C and included herein by reference .
SECTION 2 .Environmental Determination .The City Council finds and determine s
that the project's Negative Declaration adequately addresses the potential significan t
environmental impacts of the proposed rezoning, and reflects the independent judgemen t
of the City Council . The Council hereby adopts said Negative Declaration and incorporate s
the mitigation measures shown on the attached Exhibit A into the project .
SECTION 3 .Adoption.The 0-S rezoning of the sites is approved, subject to th e
following findings :
1250 Iris Street
1 . The proposed rezoning for the property at 1250 Iris Street will not b e
detrimental to the health,safety or welfare of persons residing or working in
the vicinity because the site is naturally separated and buffered from the res t
of the neighborhood by the creek area and the vegetation alon
gTheproposedrezoningforthepropertyat1250IrisStreetisconsistent wit h
the goals and policies of the General Plan, given the limitation on access fro m
0-1249
City Council Ordinance No .1249 (.1993 Series)
GP/R 109-93
Page 2
the site to Iris Street will prevent traffic impacts to the adjacen t
neighborhood, and the loss in residential development potential is insignifican t
when considered from a citywide perspective .
The proposed development of the site at 1250 Iris Street as parking is
appropriate since it is physically integrated with other hospital facilities and
will be compatible with surrounding land uses with the proposed landscape d
treatment of the street frontage .
1615 Fairview Stree t
The proposed rezoning is consistent with the goals and policies of the Genera l
Plan because commercial traffic introduced into the Breck/Fairview Stree t
residential neighborhood will be insignificant. This determination can b e
made because of the project's proposed internal connection fro m
Fairview/Breck Street to the signalized intersection of Johnson Avenue an d
Lizzie Street . Most vehicles will find that the signalized intersection a t
Johnson Avenue and Lizzie Street will be more direct and easier to access
than the intersection of Johnson Avenue and Breck Street . Therefore, acces s
to the site can be viewed as being from an arterial street, rather than a
residential street .
5.The proposed development of the site with a hospital-related use i s
appropriate since the proposed driveway connection from the develope d
portion of the property to this site will physically integrate it with othe r
hospital facilities and it will be compatible with surrounding land uses.
Property to the west of French Hospita l
6.The proposed rezoning will not be detrimental to the health safety and
welfare of persons living or working in the area or at the site .
7.The proposed rezoning is consistent with the general plan .
The proposed rezoning is appropriate at the proposed location and will be
compatible with surrounding land uses .
All Site s
The proposed "S", Special Consideration Overlay Zoning,will address the
unique concerns with development of these sites which are :
City Council Ordinance No .1249 (1993 Series )
GP/R 109-9 3
Page 3
Types and sizes of medical-related uses established at the site ar e
consistent with general plan policies and are logically related to th e
hospital master plan ;
City noise standards are satisfied ;
Traffic impacts are mitigated and safe on-site circulation, as well as
safe access to the site are provided ; an d
Open space is preserved .
10 . A Mitigated Negative Declaration was prepared by the Communit y
Development Department on October 28, 1993, which describes significan t
environmental impacts associated with project development . The Negativ e
Declaration concludes that the project will not have a significant adverse
impact on the environment subject to the mitigation measures shown in the
attached Exhibit A being incorporated into the project, and the City Council
hereby adopts said Negative Declaration and finds that it reflects th e
independent judgement of the City Council .
SECTION 4 .Implementation .A summary of this ordinance, together with the aye s
and noes, shall be published, at least five (5) days prior to its final passage,in the Telegram
Tribune, a newspaper published and circulated in said city, and the same shall go into effec t
at the expiration of thirty (30) days after its passage .
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Lui s
Obispo,at its meeting held on the 7th day of December 1993, on motion of
Council Member Rappa ,seconded by Council Member Romero and on th e
following roll call vote :
AYES :Council Members Rappa, Romero, Roalman, Settle,and Mayor Pinar d
NOES:Non e
ABSENT:None
City Council Ordinance No .1249 (1993 Series )
GP/R 109-93
Page 4
ATTEST:
APPROVED :
In conformance with AB 3180, the following mitigation measures will be monitored a s
indicated below :
Vehicular access, other than for emergency vehicles, to the portion of the projec t
site currently addressed as 1250 Iris Street, shall be prohibited .
Monitoring :
The restriction on access shall become a condition of the use permit approvin g
the master plan .
2.Consistency with Professional Office Policy C .3 .b .(6 .) could be achieved by :
a .Denying the request to rezone the property at 1615 Fairview Street from R
2-S to 0-S and eliminating the need for the street connection from th e
site to Fairview Street ; o r
Reducing commercial traffic on residential streets to insignificant levels b y
adopting mitigation measures to restrict traffic.
The Planning Commission and City Council must determine that the proposal i s
consistent with LUE policy by finding that :
Access to the site is from an arterial street, rather than a local residentia l
street, given the project's proposed internal connection fro m
Fairview/Breck Street to the signalized intersection at Johnson Avenu e
and Lizzie Street . This would include the determination that commercia l
traffic on Breck Street will be insignificant because most vehicles will fin d
that the signalized intersection is more direct and easier to access .
b.Proposed mitigation measures restricting traffic on Breck Street outline d
in Mitigation Measures 8 and 9 will reduce traffic impacts to a level o f
insignificance.
Ek!-IIBIT A
ENVIRONMENTAL REVIEW ER 109-9 3
SUMMARY OF MITIGATION MEASURE S
MONITORING PROGRAM
ER 109-9 3
Page 18
Monitoring:
The Planning Commission and City Council will need to weigh the pros and con s
of the proposed driveway access through the site from Johnson Avenue to
Fairview/Breck Street in terms of general plan policy and adopt appropriat e
mitigation measures and conditions to assure consistency .
The applicant shall mark Ella Street for through-left and right lanes at Johnso n
Avenue .
The applicant shall deposit a letter of credit with the City for the cost of the
installation of a traffic signal at the intersection of Johnson Avenue and Ell a
Street . The letter of credit shall be held for a period of up to five years fro m
complete campus build-out . The applicant shall provide annual reports to the
City Engineer, prepared by a Civil Engineer or Traffic Engineer,during the tim e
that the letter of credit is held, evaluating the need for installation of a traffi c
signal at the intersection of Johnson Avenue and Ella Street . The traffic signal
shall be designed to include an emergency vehicle preemption (Opticom) an d
interconnect with the intersection at Johnson Avenue and Lizzie Street . The City
will establish an agreement with the applicant for reimbursement for the cost of
the signal installation, based on contributing developments in the area over the
next 15 years, in accordance with SLO Municipal Code Section 16 .44 .090.
6 .The applicant shall install an emergency vehicle preemption (Opticom) at th e
intersection of Johnson Avenue and Lizzie Streets .
Monitoring :
The City Engineer shall confirm that all traffic mitigations have been successfully
fulfilled and/or completed prior to building occupancy for Phase I developmen t
Building E).
The applicant shall submit a plan for the review and approval of the Fir e
Marshal indicating ; how minimum access requirements for emergency vehicles will
be met without compromising other requirements for parking and landscaping .
Monitoring :
The Fire Marshal, by reviewing project plans during architectural review an d
building permit plan check,will confirm that access complies with City standards .
With review of a future use permit for development of the site at 1615 Fairview
Street, the Planning Commission shall restrict office uses to those related to the
Monitoring :
With the proposed 0-S zoning of the site, a Planning Commission use permi t
would be processed prior to any uses being established at the site . If the rezoning
is supported, then this mitigation measure would also become a condition o f
master plan approval.
9.With development of the site at 1615 Fairview Street, street access shall be
addressed to the satisfaction of the City Engineer .
Monitoring :
Specific measures to limit access from Johnson Avenue to Breck Street woul d
become part of use permit conditions for the development of the property at 161 5
Fairview Street .
10.The applicant shall submit precise plans and calculations for how individua l
buildings will be sewered to the approval of the Public Works and Utilitie s
Directors . Improvements to the capacity of existing sewer mains may be needed .
Monitoring :
Each new building proposed on the master plan will require processing of a
Planning Commission use permit and architectural review . The Public Works an d
Utilities Directors will review plans submitted with applications for thes e
entitlements and establish specific requirements for sewer service .
Consistent with Municipal Code Section 15.44 .270, all graded surfaces shall be
wetted, protected or contained in such a manner as to prevent dust or spill upo n
any adjoining property or street . The following measures shall constitute th e
project's dust management plan and shall remain in effect during all phases of
that project's construction :
Regular wetting of roads and graded areas (at least twice daily wit h
complete coverage of all active areas);
Increasing frequency of watering whenever winds exceed 15 mph ;
Cessation of grading activities during periods of winds over 25 im p
ER 109-9 3
Page 19
hospital where minimal public access is required thereby decreasing traffi c
impacts.
11 .
ER 109-9 3
Page 20
d .Direct application of water on material being excavated and/or
transported on-site or off-site ;
Watering material stockpiles ;
f.Periodic washdowns, or mechanical streetsweeping, of streets in the vicinity
of the construction site ; an d
Monitoring :
Grading practices shall be monitored by the Community Developmen t
Department staff through field inspections during project construction .
11 The applicant shall update the approved parking management plan to provide a
trip reduction program that contains a comprehensive list of actions to reduce
auto use to the Community Development Director for review and approval . Th e
plan shall include the following additional measures :
a .Provide lockable bicycle storage for the office portions of the propose d
medical facilities consistent with the office standards specified in th e
Bicycle Transportation Plan (June 1993).
Include showers and lockers in the project to encourage employees to rid e
bicycles or walk to work .
City Community Development Department, or Public Works Traffic Division, staff
would monitor the trip reduction program annually until the County APCD set s
up an independent monitoring program .
Non-potable water is to be used in all construction and dust control work .
h .Scheduling of construction truck trips during non-peak hours to reduc e
peak hour emissions .
Provide preferential parking places (closer to building entries) fo r
employees who carpool .
d.Expand incentive program to include employees who bicycle or walk t o
work .
Monitoring :
ER 109-93
Page 21
13.Protective fencing shall be installed prior to, and maintained in place unti l
conclusion of, grading and development of parking lot areas to prevent excess soi l
from sloughing off into sensitive creek and ravine environments on the site.
Monitoring :.
Grading practices shall be monitored by the Community Developmen t
Department staff through field inspections during project construction .
14.To insure maintenance of the mature trees on the site, the heavily woode d
portions not to be used for parking and/or building pads should be maintaine d
as permanent open space easements .
Monitoring :
The requirement for the open space easements shall become a condition o f
master plan approval .
15.Parking lot lighting shall be designed to be directed downward and not cast glar e
onto adjacent properties . The specific design of lighting shall be to the approva l
of the Architectural Review Commission . The ARC shall carefully review th e
height and type of lighting fixtures .
Monitoring :
The ARC shall review specific proposals for parking lot lighting as part of specifi c
plans for each proposed building and associated parking .
16.If the Community Development Director determines that the above mitigatio n
measures are ineffective or physically infeasible, he may add, delete or modify the
mitigation to meet the intent of the original measures .
Ordinance No . 1249 (1993 Series )
FINALLY PASSED this 16thday of December , 1993
on motion of Council Member Rappa
seconded by Council Member Romero , and on the following
roll call vote :
AYES : Council Members Rappa, Romero, Roalman,Settle,and Mayor Pinar d
NOES : Non e
ABSENT :None
ATTEST :
g Pinard