HomeMy WebLinkAboutr8248amendmapfor1250iris1615fairviewRESOLUTION NO. 8248 (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISP O
AMENDING THE GENERAL PLAN LAND USE ELEMENT (LUE) MAP FRO M
MEDIUM-DENSITY RESIDENTIAL TO OFFICE FOR PROPERTIES LOCATE D
AT 1250 IRIS STREET AND 1615 FAIRVIEW STREE T
WHEREAS, the Planning Commission and the City Council have held public
hearings on these amendments in accordance with the California Government Code ;an d
WHEREAS, the amendments come to the council upon the favorabl e
recommendation of the Planning Commission ; and
WHEREAS, the potential environmental impacts of the changes have been evaluate d
in accordance with the California Environmental Quality Act and the City's Environmenta l
Guidelines .
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows :
SECTION 1 .Environmental Determination .The City Council adopted the initia l
study of environmental impact (ER 109-93), incorporating ,the mitigation measures shown
on the attached Exhibit A into the project .
SECTION 2 .Findings.That this Council, after consideration of the amendments
and staffs analysis, the Planning Commission's recommendation,public testimony, and
reports thereof, makes the following findings :
1250 Iris Street
The proposed general plan amendment for the property at 1250 Iris Stree t
will not be detrimental to the health, safety or welfare of persons residing or
working in the vicinity because the site is naturally separated and buffere d
from the rest of the neighborhood by the creek area and the vegetation alon g
it .
R-8248
City Council Resolution No . 8248(1993 Series )
GP/R 109-9 3
Page 2
2.The proposed general plan amendment for the property at 1250 Iris Street is
consistent with the goals and policies of the General Plan, given the limitatio n
on access from the site to Iris Street will prevent traffic impacts to the
adjacent neighborhood, and the loss in residential development potential i s
insignificant when considered from a citywide perspective .
3.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 general plan amendment is consistent with the goals an d
policies of the General Plan because commercial traffic introduced into th e
Breck/Fairview Street residential neighborhood will be insignificant . This
determination can be made because of the project's proposed internal
connection from Fairview/Breck Street to the signalized intersection o f
Johnson Avenue and Lizzie Street . Most vehicles will find that the signalize d
intersection at Johnson Avenue and Lizzie Street will be more direct and
easier to access than the intersection of Johnson Avenue and Breck Street .
Therefore, access 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 .
Both Sites
The proposed "S", Special Consideration Overlay Zoning, will address th e
unique concerns with development of these sites which are :
Types and sizes of medical-related uses established at the site are
consistent with general plan policies and are logically related to the
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 and
City Council Resolution No .8248(1993 series )
GP/R 109-9 3
Page 3
Open space is preserved .
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 advers e
impact on the environment subject to the mitigation measures shown in th e
attached Exhibit A being incorporated into the project, and the City Counci l
hereby adopts said Negative Declaration and finds that it reflects th e
independent judgement of the City Council .
SECTION 3 .Adoption .
1 .The Land Use Element is hereby amended as shown in Exhibit B .
2 The Community Development Director shall cause the change to be reflecte d
in documents which are on display in City Hall and which are available fo r
public use .
On motion of Council Member Rappa .seconded by Council Member Romero ,
and on the following roll call vote :
AYES :Council Members Rappa, Romero, Roalman, and Settl e
NOES :Mayor Pinar d
ABSENT :Non e
the foregoing resolution was passed and adopted this 7th day of December 1993.
A
Mayor
City Council Resolution No .8248(1993 Series )
GP/R 109-93
Page 4
APPROVED :
ER 109-93
Page 17
ENVIRONMENTAL REVIEW ER 109-9 3
SUMMARY OF MITIGATION MEASURE S
MONITORING PROGRA M
In conformance with AB 3180, the following mitigation measures will be monitored a s
indicated below :
1.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 ;
Reducing commercial traffic on residential streets to insignificant levels b y
adopting mitigation measures to restrict traffic .
3.The Planning Commission and City Council must determine that the proposal is
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 from
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 .
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 .
ER 109-93
Page .18
Monitoring :
The Planning Commission and City Council will need to weigh the pros and cons
of the proposed driveway access through the site from Johnson Avenue t o
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 th e
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 th e
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 signa l
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 o f
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 .
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 successfull y
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 Fire
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 and
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 Fairvie w
Street, the Planning Commission shall restrict office uses to those related to the
ER 109-9 3
Page 19
hospital where minimal public access is required thereby decreasing traffi c
impacts .
Monitoring:
With the proposed 0-S zoning of the site,a Planning Commission use permit
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 .
With development of the site at 1615 Fairview Street, street access shall b e
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 Utilities
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 these
entitlements and establish specific requirements for sewer service .
11.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 upon
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 o f
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 ;
c.Cessation of grading activities during periods of winds over 25
ER 109-93
Page 20
d.Direct application of water on material being excavated and/o r
transported on-site or off-site;
e.Watering material stockpiles ;
f.Periodic washdowns, or mechanical streetsweeping, of streets in the vicinity
of the construction site ; and
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 .
Monitoring :
Grading practices shall be monitored by the Community Developmen t
Department staff through field inspections during project construction .
12. The applicant shall update the approved parking management plan to provide a
trip reduction program that contains a comprehensive list of actions to reduc e
auto use to the Community Development Director for review and approval . The
plan shall include the following additional measures :
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).
b.Include showers and lockers in the project to encourage employees to rid e
bicycles or walk to work.
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:
City Community Development Department,or Public Works Traffic Division, staf f
would monitor the trip reduction program annually until the County APCD set s
up an independent monitoring program .
ER 109-93
Page 21
13.Protective fencing shall be installed prior to, and maintained in place until
conclusion of, grading and development of parking lot areas to prevent excess soil
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 glare
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 specific
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 th e
mitigation to meet the intent of the original measures .
ER 109-9 3
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 soil
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 specific
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 th e
mitigation to meet the intent of the original measures .
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