HomeMy WebLinkAboutR-9593 Amendments to City General Plan Land Use Element Map & Policies concerning Medical Services LocationsC,
RESOLUTION NO.9593 (2004 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF
SAN LUIS OBISPO APPROVING AMENDMENTS TO THE
CITY'S GENERAL PLAN LAND USE ELEMENT MAP FOR
PROPERTY LOCATED AT 1231 LAUREL LANE (GP/ER
121-03) AND 1661 MILL STREET (GP/ER 37-04) AND
AMENDING POLICIES OF THE LAND USE ELEMENT TO
PROVIDE GREATER FLEXIBILITY FOR THE
LOCATIONS OF MEDICAL SERVICES
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
April 14, 2004, April 28, 2004, and May 12, 2004, and recommended approval of three
applications to amend the City's Land Use Element Map and Policies as follows:
A. GP/ER 121-03 changing land use designations for property at 1231 Laurel Lane from
Neighborhood Commercial to High Density Residential;
B. GP/ER 37-04 changing land use designations for property at 1661 Mill Street from
Medium Density Residential to Tourist Commercial; and
C. GPA/ER 22-04 changing Policies LU 3.4.2 C, LU 3.6.1, and LU 3.6.2 to provide greater
flexibility for the locations of medical services;
WHEREAS, the City Council of the City of San Luis Obispo conducted public hearings
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 1,
2004 and June 15, 2004, for the purpose of considering these applications and approved the
requested General Plan Amendments in concept; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 7,
2004, for the purpose of approving the General Plan Land Use Element Map and Text
amendments in final form; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Council has reviewed and considered the Mitigated Negative
Declarations of environmental impact for the amendments; and
WHEREAS, the Council has duly considered all evidence, including the
recommendations of the Planning Commission, testimony of interested parties, and the
evaluation and recommendations by staff, presented at said hearings.
R 9593
Resolution No. 9593 (2004 Series)
Page 2
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Environmental Determination. The City Council finds and determines that
the individual application's Negative Declaration and mitigated Negative Declarations
adequately addresses the potential significant environmental impacts of the proposed
amendments, and reflects the independent judgment of the City Council. The Council hereby
adopts the following:
A. Mitigated Negative Declaration for 1231 Laurel Lane (ER 121-03) and incorporates the
following mitigation measure and monitoring program into the project:
Mitigation Measure: Noise — The construction of future residential uses shall be
accompanied by an acoustical analysis (noise study) to ensure that interior spaces
and exterior private use areas comply with standards contained in the City's
General Plan Noise Element.
Monitoring Program: Noise — Compliance with this requirement shall be
monitored through the review of detailed plans submitted for architectural review
and building permit primarily by the Community Development Department staff.
B. Mitigated Negative Declaration for 1661 Mill Street (ER 37-04) and incorporates the
following mitigation measures and monitoring program into the project:
1. Mitigation Measure: Cultural Resources - During construction, in the event that
subsurface cultural or historic material is discovered on the property, all activities
shall cease in the affected area until the area is surveyed by an
archeologist/historian approved by the City. At that time a subsurface testing
program shall be initiated in order to determine the presence or absence of any
historic or pre -historic materials on the site. Under the direction of the
archaeologist/historian, a mitigation plan shall be developed and approved by the
environmental coordinator.
Monitoring Program: Cultural Resources - Ongoing field inspections by City
staff and construction staff awareness shall ensure compliance with the mitigation
measure. The project shall be reviewed for consistency with the City's Historic
Preservation Program Guidelines and the Demolition Ordinance for the
demolition or relocation of the existing residence upon submittal of construction
permit applications.
2. Mitigation Measure: Land Use Planning - As part of the re -zoning of the
property a Special Considerations "S" overlay zone shall be applied to the
property consistent with Chapter 17.56 of the Zoning Regulations. The S overlay
Resolution No. 9593 (2004 Series)
Page 3
designation will ensure future land use compatibility with the site specifically
related to the following site constraints:
a) `B" flood zone as designated on FEMA maps for this property.
b) Adjacent sensitive residential uses.
c) Creek adjacency and creek setback.
d) Parking and access agreement with the Veterans Memorial Hall.
Monitoring Program: Cultural Resources - The S overlay shall be recorded onto
the City Zoning Map with the change of zoning from R-2 to C-T, with the new
Zoning to be C-T-S. A copy of the special considerations for the site shall be
placed into the property address file, the GIS information database and into the
City S overlay folder maintained by the Community Development Department.
C. Negative Declaration for Medical Services land use changes (ER 22-04)
SECTION 2. Findings. Based upon all the evidence, the Council makes the
following findings:
A. 1231 Laurel Lane (GP 121-03)
1. The proposed General Plan amendment is consistent with General Plan Land Use
Element Policy 3.2.1 because there is an existing commercial center
approximately 150-feet from the project site and additional neighborhood
commercial centers (Broad/Orcutt intersection) are located less than 1-mile from
the site.
2. The property is not conducive to commercial development on its own due to the
site's small size (16,545 square feet) and separation from the existing commercial
center by elevation changes and a residential use.
3. The City Council finds and determines that the project's mitigated Negative
Declaration adequately addresses the potential significant environmental impacts
of the proposed project.
B. 1661 Mill Street (GP.37-04)
1. The General Plan Amendment is appropriate at this site since it will not introduce
new detrimental commercial uses into a sensitive residential area. Instead it will
allow the existing use to conform.
2. The existing property is not conducive to residential development since it is a
very small site at the edge of the C-T district and an existing similar use.
Furthermore the site is separated from other residential uses by a creek and a
public street.
3. The City Council finds and determines that the project's mitigated Negative
Declaration adequately addresses the potential significant environmental impacts
of the proposed project, and reflects the independent judgment of the Council.
Resolution No. 9593 (2004 Series)
Page 4
C. Medical Services (GP 22-04)
1. The proposed changes reinforce the existing policy structure of the General Plan
and are necessary to implement Land Use Element goals of the General Plan.
2. The City Council finds and determines that the project's mitigated Negative
Declaration adequately addresses the potential significant environmental impacts
of the proposed project, and reflects the independent judgment of the Council.
SECTION 3. Action. The Council does hereby approve:
A. an amendment to the General Plan Land Use Element Map from Neighborhood
Commercial to High Density Residential for property located at 1231 Laurel Lane, as
shown on Exhibit A;
B. an amendment to the General Plan Land Use Element Map from Medium Density
Residential to Tourist Commercial for property located at 1661 Mil] Street, as shown on
Exhibit B; and
C. an amendment to the policies of the General Plan Land Use Element as follows:
Land Use Element Policy 3.4.2: Office Locations
C) Medical services should be near the hospitals, and may also be located in other
commercial areas of the City.
Land Use Element Policy 3.6.1: Purpose
The City should have sufficient land designated for Services and Manufacturing to meet
most demands of the City, and some demands of the region, for activities such as
business services, medical services, wholesaling, building contractors, utility company
yards, auto repair, printing, food manufacturing and other light manufacturing, and retail
sales of large items, bulk quantities, and items often stored outdoors (vehicles, building
materials, plants). Areas reserved for these uses may also accommodate convenience
restaurants and other activities primarily serving area workers.
Land Use Element Policy 3.6.2: Appropriate Uses
G) Medical services may be allowed if proposed medical uses are found to be
compatible with surrounding land uses, are located along commercial collector or arterial
streets with convenient access to public transportation, do not significantly increase
traffic in residential neighborhoods and are consistent with the Airport Land Use Plan.
SECTION 4. The Community Development Director shall cause the amendments to be
reflected in documents which are on display in City Hall and which are available for public use.
Resolution No. 9593 (2004 Series)
Page 5
On motion of Vice Mayor Schwartz, seconded by Council Member Ewan, and on the
following roll call vote:
AYES: Council Members Ewan and Mulholland, Vice Mayor Schwartz and
Mayor Romero
NOES: None
ABSENT: Council Member Settle
The foregoing resolution was passed and adopted this 7`s day of July, 2004.
i
MayorDavid F. '• •
ATTEST:
Diane Reynold , M.C.
Deputy -City C)
APPROVED AS TO FORM:
o n P. Lowell
City Attorney
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our mission statement
our mission is to serve ALL persons in A positive and courteous
manner And help ensure that san Luis OBISpo continues to Be A
heALthy, sAfc, AttRActivc, And enjOYABLe plAce to Live, work, or visit. we
help nLAn
the city',; dorm and chAracter, Support community vALuea7,
preserve the environment, promote the wise use of resources, and
protect puBbc heAlth and safety.
OUR seavIce philosophy
the city Of san Luis OBISpo community development department sta f f
provides hitch quality service when you need it. we will:
✓ listen to understand your needs;
✓ ulve c1c.Ar, accurate and prompt answers to your questions;
✓ explain how you can Achieve your coals under the city's rules:
✓ help RCSolve problems in An open, oajective manner;
✓ maintain hich ethical standards; and
✓ work to improve our service.
City of San Luis Obispo
GENERAL PLAN
LAND USE ELEMENT
This element was adopted August 23, 1994, by City Council Resolution No. 8332. The
following text amendments have been adopted:
Topic
Date
Resolution #
Telecommunications and safety
facilities on hills
April 2, 1996
8520
Water retrofit credit for annexations
July 2, 1996
8560
Airport Area interim annexations
April 1, 1997
8650, 8652
Offices and bakeries in Services and
April 1, 1997
8654
Manufacturing areas
Replacement of certain hillside houses
April 1, 1997
8655
Pertaining to Prefumo Creek Homes
April 1, 1997
8657
Maino Family open space area
May 19, 1998
8806
Margarita Area park development
June 18, 2002
9331
Community Commercial designation
July 31, 2003
9461
Commercial Zoning Revisions
July 31, 2003
9462
Housing Element consistency
March 30, 2004
9544
Medical Offices
July 6, 2004
9593
The Land Use Map, which shows land use designations, the urban reserve line, and
special planning areas on a print about three feet square, is part of this element.
Amendments to the Land Use Map are listed in annual reports on the General Plan.
The City's General Play � is made up of sections called "elements." Each element
focuses on certain topics as required or allowed by State law. According to State law,
each element carries equal weight in defining City policies. In July 2002, the following
elements comprised the City's General Plan:
Title Adoption or Last
Major Revision
Date
Land Use
I 1994
Housing
2004
Circulation
1994
Open Space
1994
Conservation
1973
Parks and Recreation
2001
Noise
1996
Safety
2000
Energy Conservation
1981
Water & Wastewater
Management
1996
CITY COUNCIL
Dave Romero - Mayor
Christine Mulholland
Allen Settle
John Ewan
Ken Schwartz
PLANNING COMMISSION
James Caruso
Michael Boswell
Jim Aiken
Alice Loh
Orval Osborne
Carlyn Christianson
Andrea Miller
ADMINISTRATION
Ken Hampian, City Administrative Officer
Wendy George, Assistant City Administrative Officer
COMMUNITY DEVELOPMENT DEPARTMENT
John Mandeville, Director
Michael Draze, Deputy Director for Long-range Planning
��-- --f ■ -M i �i
SLO General Plan Land Use Element
TABLE OF CONTENTS
INTRODUCTION TO THE LAND USE ELEMENT ................ ..................1
History......................................................................................................................1
PublicParticipation...................................................................................................2
Background to This Land Use Element Update .......................................................
2
CommunityValues...................................................................................................
3
PREAMBLE TO THE LAND USE ELEMENT.................................................................
5
SAN LUIS OBISPO'S VISION........................................................................................
5
COMMUNITYGOALS....................................................................................................6
Approachto Planning...............................................................................................
6
Environment.............................................................................................................
6
Society& Economy..................................................................................................
7
CityForm.................................................................................................................
8
GROWTH MANAGEMENT...........................................................................................
11
POLICIES..................................................................................................................
11
OverallIntent..........................................................................................................11
UrbanSeparation...................................................................................................
11
Build -out Capacity..................................................................................................
11
UrbanEdges Character.........................................................................................
11
Jobs/Housing Relationship.....................................................................................
12
RegionalPlanning..................................................................................................12
City Size and Expansion........................................................................................12
Greenbelt...............................................................................................................12
PrimeAgricultural Land..........................................................................................13
Residential Clustering for Open Space Protection .................................................
13
AirQuality..............................................................................................................15
GrowthRates & Phasing........................................................................................
15
Educational and Governmental Facilities Near the City.........................................17
Annexation and Services.......................................................................................
17
Costsof Growth.....................................................................................................
20
SolidWaste Capacity.............................................................................................
20
PROGRAMS..... ......... __...........................................................................................
20
CountywidePlanning.............................................................................................20
Rural Areas and Open -Space Planning................................................................
22
AirQuality..............................................................................................................23
CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS....
24
POLICIES..................................................................................................................
24
Neighborhood Protection and Enhancement..........................................................
24
Residential Location, Uses, and Design.................................................................24
Residential Expansion Areas.................................................................................
27
ResidentialDensity................................................................................................
28
AffordableHousing.................................................................................................
30
Residential Land Protection...................................................................................
31
Student and Campus Housing..............................................................................
31
GroupHousing ........................_............................................... .............................
31
Land Use Element SLO General Plan
OldTown................................................................................................................
32
PROGRAMS.............................................................................................................
33
Updating & Enforcing Standards............................................................................
33
Multifamily Preferences & Standards.....................................................................
33
Downtown Residential Development...... ................................................................
33
AffordableHousing.................................................................................................
34
Neighborhood Compatibility...................................................................................
34
Neighborhood Wellness Action Plans....................................................................
34
ResidentialDensities ........................................ .......................... ............................
. 34
COMMERCIAL & INDUSTRIAL DEVELOPMENT.......................................................
35
POLICIES........................................................................................... ...................
35
CommercialSiting...................................................................................................
35
GeneralRetail.........................................................................................................
35
Neighborhood Commercial......................................................................................
36
TouristCommercial.................................................................................................
40
Services and Manufacturing...................................................................................
40
VehicleSales.........................................................................................................
T2
Overall....................................................................................................................
43
MixedUses............................................................................................................
43
PROGRAMS.............................................................................................................
45
ZoningRegulations..................................................................................... ........
45
Planned Development Zoning................................................................................
45
NeighborhoodUses...............................................................................................45
TouristInformation.................................................................................................
45
DependentCare.....................................................................................................
45
DowntownOffice Design.................................................................... ..........
45
AutoSales Relocation............................................................................................
45
Noise Control
Madonna Road Center...........................................................................................46
Tourism..................................................................................................................
46
DOWNTOWN................................................................................................................
48
POLICIES..................................................................................................................
48
Downtown's Role.....................................................................................................
48
DowntownResidential............................................................................................
48
Entertainment and Cultural Facilities......................................................................49
PublicGatherings...................................................................................................
49
WalkingEnvironment ........ ................................... ....—.... ................. ......................
49
PublicSafety..........................................................................................................
49
OpenPlaces and Views .......................... ...............................................................
49
Traffic in Residential Areas....................................................................................
49
StreetChanges......................................................................................................
49
Parking...................................................................................................................
50
TheCreek..............................................................................................................
50
Building Conservation and Compatibility ...................................... .............
50
New Buildings and Views.......................................................................................
50
I1
SLO General Plan Land Use Element
Noise. ..................................................................................................................... 56
Senseof Place.......................................................................................................
56
DesignPrinciples...................................................................................................
50
GovernmentOffices...............................................................................................
51
Commercial Buildings Outside the Core................................................................
52
PROGRAM................................................................................................................
52
PUBLIC & CULTURAL FACILITIES............................................................................
54
POLICIES......... .........................................................................................................
54
PublicFacilities......................................................................................................
54
CulturalFacilities....................................................................................................56
PROGRAMS.............................................................................................................
56
City and County Offices Downtown........................................................................
56
Performing Arts Center..........................................................................................
56
Community Arts Support........................................................................................
56
LandAcquisition.....................................................................................................
56
FacilityReuse.........................................................................................................
57
PublicArt................................................................................................................
57
RESOURCE PROTECTION.........................................................................................
58
Overall Resource Protection..................................................................................
58
POLICY.....................................................................................................................
58
PROGRAMS.............................................................................................................
58
OpenSpace Policies..............................................................................................
59
Hillside Policies......................................................................................................
62
HillsidePrograms...................................................................................................
68
Creeks, Wetlands, and Flooding Policies...............................................................
68
Creeks and Flooding Programs..............................................................................
72
Community Heritage Policies........................................................... ............
73
Community Heritage Programs..............................................................................
75
AIRPORTAREA...........................................................................................................
78
POLICIES..................................................................................................................
78
RegionalService....................................................................................................
78
AirportLand Use Plan............................................................................................
78
City Annexation and Services ................. ...............................................................
78
Greenbelt Protection..............................................................................................
78
InternalOpen Space..............................................................................................
79
Development Before Annexation............................................................................
79
TransitService.......................................................................................................
79
SpecificPlan..........................................................................................................
79
BusinessParks......................................................................................................
79
RecreationArea.....................................................................................................
89
PROGRAMS.............................................................................................................
80
SpecificPlan..........................................................................................................
80
Airline Service and Impacts....................................................................................
86
GrowthManagement..............................................................................................
86
Open Space Dedication and In -lieu Fees...............................................................
86
M
Land Use Element SLO General Plan
OPTIONAL USE & SPECIAL DESIGN AREAS........................................................... 82
INTRODUCTION....................................................................................................... 82
POLICIES.................................................................................................................. 82
Madonna Road Regional Shopping Area............................................................... 82
FoothillBoulevard Area............................................................................................ 82
BroadStreet Area.................................................................................................. 82
Santa Barbara Street Area..................................................................................... 82
Mid-Higuera Area................................................................................................... 83
Drive-in Theater Area............................................................................................. 83
LosOsos Valley Gap............................................................................................. 83
Dalidio-Madonna-McBride Area............................................................................. 83
Maino-Madonna Area............................................................................................. 84
IrishHills Area........................................................................................................ 84
REVIEW& AMENDMENT............................................................................................ 86
ComprehensiveReviews.......................................................................................86
AmendmentProposals...........................................................................................86
AnnualReport........................................................................................................ 86
IMPLEMENTATION...................................................................................................... 87
ZoningRegulations................................................................................................ 87
Subdivision Regulations.........................................................................................87
Architecturalreview................................................................................................87
GradingRegulations.............................................................................................. 87
Budgets................................................................................................................. 87
Propertymanagement............................................................................................ 87
Development plans and specific plans................................................................... 87
PublicPlanning......................................................................................................87
EnvironmentalReview........................................................................................... 88
Communication...................................................................................................... 87
DEFINITIONS............................................................................................................... 89
RESOLUTION NO. 8332 (1994 SERIES)
95
iv
SLO General Plan Land Use Element
FIGURES
NUMBER TITLE Paae
1 San Luis Obispo Planning Area................................................................vi
2 Urban Reserve Line & Principal Expansion Areas ................................... 10
3 Vehicle Sales Area Auto Parkway............................................................ 44
4 Downtown Planning Area..................................................................... 47
5 Public Facilities........................................................................................ 53
6 Hillside Planning Areas............................................................................ 61
7 Woodland Drive Specific Plan Area ......................................................... 67
8 Creeks and Floodplains........................................................................... 70
9 Airport Area.............................................................................................. 77
10 Optional Use and Special Design Areas .................................................. 81
TABLES
NUMBER TITLE Page
1 Residential Clustering for Open Space Protection ................................... 14
2 Anticipated City Population Growth. .......... ................ ............................. 16
3 Major Residential Expansion Areas......................................................... 28
4 Residential Densities............................................................................... 29
u
10
1
r
- '_• San Luis Obispo
101,1
Avila Beach 227)
She!! Beach
Pismo Beach
PACIFIC OCEAN
I
Figure 1: San Luis Obispo Planning Area
q" cc�ty of San Luis Obispo
Maas sm Us otms o Planning Boundary N
SLO General Plan Land Use Element
INTRODUCTION TO THE LAND USE ELEMENT
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 conditions at the time of adoption, the 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.
Policies in the Land Use Element and the General Plan Land Use Map are consistent
with other General Plan elements. The Housing Element goals, policies, and programs
reflect the land use policies as they relate to residential development. The Circulation
Element recognizes implications of land use policy on traffic and establishes relevant
goals, policies, standards, and implementation measures that address both existing and
potential circulation deficiencies. The Safety Element identifies hazards that could
affect both existing and future development and the Open Space Element addresses
protection of open space amenities and resources. The Land Use Element recognizes
these potential constraints on land use policy.
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 land
use element in 1972 and in 1977. The current element is a revision of the 1977 version.
1
Land Use Element SLO General Plan
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 started work on updating this element with a series of public workshops in
1988. Also, the City took a public opinion survey and established committees to give
advice on the element.
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 This Land Use Element Update
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 stop, 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 have informed much of the
current revision. Votes of residents and the public opinion survey of residents done as
part of this 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. This revision
proposes solutions to the continued irretrievable loss of this world -class natural asset.
2
SLO General Plan
Land Use Element
Another issue that was less well understood in 1977 is the preservation of important
wildlife and native plant habitats; this revision proposes methods to begin preservation
of such habitats, including planning based on the identification, mapping and monitoring
of the community's existing natural assets. This element is a continuation of the 1977
element; it represents fine tuning rather than a new beginning.
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 25 years, 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.
0 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.
o 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.
3
Land Use Element SLO General Plan
As voters, the people of San Luis Obispo have spoken clearly and consistently on
environmental protection and quality of life issues for the past 25 years.
Citizens spoke equally clearly when polled by the City in 1988 as part of the current
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.
The present Land Use Element update 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.
C!
SLO General Plan Land Use Element
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.
Land Use Element
COMMUNITY GOALS
Introduction
SLO General Plan
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:
Chnnse its future- rather than let it hannen. 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.
on
SLO General Plan
Society & Economy
Land Use Element
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.
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.
7
Land Use Element
SLO General Plan
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.
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.
SLO General Plan
Land Use Element
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.
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
Z
Figure 2: Urban Reserve and Principal Expansion Areas
city0f
Egg mn Luis omw
-e""/Urban Reserve Line
Residential
Commercial & Industrial
Use To Be Determined nJ
SLO General Plan
GROWTH MANAGEMENT
POLICIES
1.0 Overall Intent
Land Use Element
1.0.1 Growth Management Objectives 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.
1.0.2 Development Capacity and Services The City will not designate more
land for urban uses than its resources can be expected to support.
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.
1.2 Build -out Capacity
This element seeks to establish an ultimate population capacity.
1.3 Urban Edges Character
The boundary between San Luis Obispo's urban development and surrounding
open land should be clear. 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 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.
11
Land Use Element
1.4 Jobs/Housing Relationship
SLO General Plan
The gap between housing demand (due to more jobs and college enrollment) and
supply should not increase.
1.5 Regional Planning
The City will encourage regional planning and growth management throughout the
County, and in cooperation with neighboring counties and the State.
1.6 City Size and Expansion
1.6.1 Urban Reserve The City shall have an urban reserve line containing the
area around the City where urban development might occur (Land Use Element
Map and Figure 2). Urban uses within this line should be developed according to
City -approved plans, consistent with this element. 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.
1.6.2 Expansion Areas Expansion areas adequate for growth consistent with
these policies should be designated within the urban reserve line (Land Use
Element Map and Figure 2).
1.6.3 Interim Uses Expansion areas should be kept in agriculture, compatible
agricultural support services, or open -space uses until urban development occurs,
unless a City -approved specific plan provides for other interim uses.
1.7 Greenbelt (See also Section 6, Resource Protection)
1.7.1 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.
1.7.2 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.
1.7.3 Commercial Uses Commercial development shall not occur, unless it is
clearly incidental to and supportive of agriculture or other open -space uses.
12
SLO General Plan
Land Use Element
1.7.4 Parcel Sizes & Density The City will encourage the County to create no new
parcels within the greenbelt, with the exception of those permitted under the
following cluster incentive. Outside of clusters, allowed parcel sizes within the
greenbelt should be no smaller, and the number of dwellings allowed on a parcel
should be no more, than designated by the 1989 San Luis Obispo County Land Use
Element.
1.7.5 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.
1.7.6 Wildlife Habitat Continuous wildlife habitat --including corridors free of
human disruption-- shall be preserved and, where necessary, created.
1.7.7 Trees Significant trees, particularly native species, shall be preserved.
1.8 Prime Agricultural Land
1.8.1 Agricultural Protection It is the City's policy to encourage 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.
1.8.2 Prime Agricultural Land Development of prime agricultural land may be
permitted, 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.
1.9 Residential Clustering for Open Space Protection
1.9.1 Basis for Variation Allowed parcel sizes and the number of dwellings may
vary from policy 1.7.4 when:
A. All new dwellings will be clustered contiguously in accordance with Table 1;
B. The area outside the cluster is permanently protected as open space;
C. Agricultural easements are placed on prime agricultural lands outside the
cluster.
13
Land Use Element
SLO General Plan
1.9.2 Means of Protection Open 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.
TABLE 1
RESIDENTIAL CLUSTERING FOR OPEN SPACE PROTECTION
Minimum non-
cluster parcel
size (acres
Minimum site area
to be open space,
outside cluster
(percent)
Minimum overall
site area per
dwelling (acres)
Maximum lot area
(acres)
20
80
10
1
30
80
15
1
40
85
20
1
e^v
90
40
1
160
95
80
2.5
320 or more
95
160
2.5
1.9.3 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.
1.9.4 Design Standards Cluster development shall:
l_ l . wr r_ r___
A. Be set [�acK approximate-- 10 _ reet morn puoiic: roac5;
M. o... ,-.A r� .UIIy. L.. I...,...J Fo I.. v..J .. but - -.+ -+ +I,0
L. Ue scr eel ICU II of I II public views uy laI Iu lur I i Is or IaI dscapii Ig, V L I w� Cal Ll lG
expense of habitat. If the visually screened locations contain sensitive
habitats or unique resources as defined in the Open Space Element, avoid
development in those areas and instead design the cluster in the form of
vernacular farm building complexes, to blend with the traditional agricultural
working landscape.
C. Be located on other than prime agricultural land and be situated to allow
continued agricultural use;
14
SLO General Plan
Land Use Element
D. 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 Open Space
Element.
E. Preserve historic or archaeological resources.
1.10 Air Quality
If measures proposed at the time this element was adopted, mitigation decided
during project review, or other programs or incentives intended to offset significant
air -quality impacts of growth prove to be ineffective, the City will amend this Land
Use Element to reduce its development capacity and will encourage other
jurisdictions to reduce theirs, so that air quality will not deteriorate unacceptably
because of growth. The City would then consider raising planned capacities to
previous levels only if measures effective in protecting air quality are carried out.
1.11 Growth Rates & Phasing
1.11.1 Overall Intent Growth rates should 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.
1.11.2 Residential Growth Rate The City's housing supply shall grow no faster
than one percent per year, averaged over a 36-month period, excluding dwellings
affordable to residents with very low or low incomes as defined in the Housing
Element. This rate of growth may continue so long as the City's basic service
capacity is assured. Table 2 shows the approximate number of dwellings and
residents which would result from the one percent maximum average annual growth
rate over the planning period.
1.11.3 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 2, and taking into account
expected infill residential development within the 1994 City limits.
Though the periods of development of the major residential expansion areas may
overlap, the City prefers to complete one neighborhood before beginning another.
The sequence of development of the major residential expansion areas will be
decided based on the affordability of dwellings, and other public benefits, primarily
open space. The area committing to development of the largest number of
dwellings affordable to residents with very low, low, or moderate incomes would be
15
Land Use Element
SLO General Plan
developed first, with open space dedication or other public benefits used to decide
the order if two or three areas offer substantially the same housing affordability.
The anticipated intervals for the major expansion areas' development are: first
area, 1997 - 2003; second area, 2004 - 2010; third area, 2011 - 2017.
TABLE 2
ANTICIPATED CITY POPULATION GROWTH
Year
1992
Approximate Maximum
Number of Dwellings
18,200
i
Anticipated Number j
of People
42,800
1997
191100
45,000
2002
20,100
47,300
2007
21,000
22,200
49,700
52,200
2012
2017
23,300
54,900
2022
24,300
57,200
Estimated urban reserve capacity:
57,700
Includes residents of group housing.
** Includes Cal Poly campus residents, who are inside the urban reserve but who
were outside the City limits in 1994.
1.11.4 Nonresidential Growth Rate Each year, the City Council will evaluate the
actual increase in nonresidential floor area over the preceding five years. The
Couf nil shial! consider estaL l!51!!I lL� !!I!!!:a !�J! :!!C Id:C L'! !!�': l reJ!uC!l:IQ! ��CvGlVp!!!e..-
if the increase in nonresidential floor area for any five-year period exceeds five
percent; except that the first 300,000 square -feet of nonresidential floor area
constructed after 1994 shall be excluded from calculating the increase. 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, or research businesses.
16
SLO General Plan Land Use Element
1.12 Educational and Governmental Facilities Near the City
1.12.1 Overall policy Communication and cooperation between the City and
nearby government institutions is important and must be maintained, because
changes in the numbers of workers, students, and inmates of the three major public
institutions near the City directly influence the City's economic base, land use,
circulation, and ability to manage growth. The City should continue to work with
Cuesta College and Cal Poly to assure that enrollment growth addressed in their
approved master plans will not result in any significant adverse impacts on the City.
1.12.2 Cal Poly The City favors Cal Poly's approved master plan enrollment
targets. These targets should not be changed in a way that would exceed campus
and community resources. The City favors additional on -campus housing,
enhanced transit service, and other measures to minimize impacts of campus
commuting and enrollment.
1.12.3 California Men's Colony The City supports communication and
cooperation between the City and California Men's Colony (CIVIC). The City shall
continue to work with CIVIC to identify resource constraints and to avoid adverse
impacts of increased inmate population.
1.12.4 Cuesta Community College The City favors measures such as course
offerings at satellite campuses and enhanced transit service to avoid housing and
commuting impacts of increasing enrollment at Cuesta College.
1.13 Annexation and Services
1.13.1 Water & Sewer Service The City shall not provide nor permit delivery of
City 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.
1.13.2 Annexation Purpose and Timing Annexation should be used 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
17
Land Use Element
SLO General Plan
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. (See also Section 7.0, Airport Area.)
1.13.3 Required Plans Land in any of the following annexation areas may be
developed only after the City has adopted a plan for land uses, roads, utilities, the
overall pattern of subdivision, and financing of public facilities for the area. The plan
shall provide for open space protection consistent with policy 1.13.5.
A. For the Airport area, a specific plan shall be adopted for the whole area.
Until a specific 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
5, A development plan for the property belonging to the applicant(s)
accompanies the application for annexation; and
6. The applicant(s) agree to contribute to the cost of preparing the specific
plan and constructing area -wide infrastructure improvements according
to a cost -sharing plan maintained by the City.
B. For the Orcutt expansion area, a specific plan shall be adopted for the whole
area before any part of it is annexed.
C. For the Margarita Area, annexation may occur following the City Council's
1993 approval of a draft specific plan as the project description for
environmental review. Except for City parks or sports fields, further
development shall not occur until the City has completed environmental
review and adopted a specific plan. City parks or sports fields may be
developed before the specific plan is adopted, if environmental review for the
park or sports field has been completed, and if the park or sports field is
consistent with the General Plan and the draft specific plan most recently
endorsed by the City Council.
Private properties that are annexed before the specific plan is adopted shall
be zoned Conservation/Open Space upon annexation, and shall be zoned
consistent with the specific plan when it is adopted.
18
SLO General Plan
Land Use Element
D. For any other annexations, the required plan may be a specific plan,
development plan under "PD" zoning, or similar development plan covering
the entire area.
1.13.4 Development and Services Actual development in an annexed area may
be approved only when adequate City services can be provided for that
development, without reducing the level of services or increasing the cost of
services for existing development and for build -out within the City limits as of July
1994, in accordance with the City's water management policies. The water
management policies may allow part of the water retrofit credit that would be
needed for build -out within the 1994 city limits to be used for annexation projects.
Water for development in an annexed area may be made available by any one or
any combination of the following:
A. City water supply, including reclaimed water;
B. Reducing usage of City water in existing development so that there will be no
net increase in long-term water usage;
C. Private well water, but only as an interim source, pending availability of an
approved addition to City water sources, and when it is demonstrated that
use of the well water will not diminish the City's municipal groundwater
supply.
1.13.5 Open Space 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 policy 6.1.1. Policies concerning prime
agricultural land shall apply when appropriate. The following standards shall apply
to the indicated areas:
A. Irish Hills Area properties shall dedicate land or easements covering an area
in the hills at least equal to the area to be developed. (See also Hillside Planning
section 6.2.6.H.)
B. Margarita Area properties shall dedicate land or easements covering the hills
above the elevation designated in the hillside planning section and riparian and
wetlands areas as identified in the Open Space Element. (See also Hillside
Planning section 6.2.6.E.)
C. Orcutt Area properties shall dedicate land or easements covering the Santa
Lucia foothills and Mine Hill, as identified in the Open Space Element.
D. Airport Area properties shall secure protection for any on -site resources as
identified in the 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
19
Land Use Element
SLO General Plan
is developed, to help secure the greenbelt in the area south of the City's
southerly urban reserve line.
E. Dalidio area properties (generally bounded by Highway 101, Madonna Road,
and Los Osos Valley Road) shall dedicate land or easements for the
approximately one-half of each ownership that is to be preserved as open
space.
F. Foothill Annexation: The northern portion of the Foothill property (Open
Space Element Site Map, site #3) 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. 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 629).
1.14 Costs of Growth
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 will
adopt a development -fee program and other appropriate financing measures, so
that new development pays its share of the costs of new services and facilities
needed to serve it.
1.15 Solid Waste Capacity
In addition to other requirements for adequate resources and services prior to
development, the City must determine that adequate solid waste disposal capacity
will be available before granting any discretionary land use approval which would
increase solid waste generation.
PROGRAMS
See also Section 10, Implementation
1.16 Countywide Planning
1.16.1 County "RMS" The City will monitor reports of 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.
20
SLO General Plan
Land Use Element
1.16.2 Regular Meetings The City will advocate and help arrange annual
meetings among decision -makers of local jurisdictions to discuss regional issues.
1.16.3 Plans Summary The City will help keep up to date a summary of the land -
use plans of all agencies in the County, showing areas designated for urban, rural,
and open -space uses, and tabulating the capacities for various kinds of uses.
1.16.4 Countywide Group The City will discuss with other jurisdictions the
desirability of forming a countywide planning group. This group would be composed
of representatives of the County and each city. It could establish a regional plan, to
define urban and rural areas and approximate capacities for different types of uses.
1.16.5 Project Review The City will help establish a procedure for all jurisdictions
in the County to formally review local projects and general -plan amendments that
could have countywide impact.
1.16.6 Regional Growth Management The City will 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 open space, agriculture, or
rural use to urban land uses.
1.16.7 Consistent Plans The City will 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.
1.16.8 City -County Agreement The City will pursue a memorandum of
understanding between the City and County governments, 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.
21
Land Use Element
1.17 Rural Areas and Open -Space Planning
SLO General Plan
1.17.1 Means -of Protection The City will pursue a wide range of means to protect
the surrounding open lands, including: agreements with the County; annexations;
zoning; acquisition of fee title, open space and conservation easements, or
development rights; agricultural preserve contracts with tax reductions; transfer of
development credits; and cluster development; acquisition of land, easements, or
access rights along public road extensions through agricultural or open space
areas; a program for payment of fees in lieu of dedicating open space; adoption of
a right -to -farm ordinance.
1.17.2 Funding The City will aggressively pursue sources of revenue for open
space purchase and protection. Such revenue will augment and extend the
effectiveness of traditional tools for open space protection (such as zoning) and deal
with the equity issues of land -owner compensation. The City will explore all
potential funding sources and other creative incentive programs, including general
obligation bonds, sales tax increase, property transfer tax, assessment districts, tax
incentives, and state and federal loans and grants. The City will advocate
countywide planning and funding for open space protection.
1.17.3 Refined Planning Area Map The City will prepare, incorporate into the
general plan, and seek County concurrence for a refined land -use map applying to
the City's planning area outside the urban reserve. 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.
1.17.4 Cluster District The City should encourage the County to adopt a
"mandatory cluster district" for appropriate areas of the greenbelt under County
jurisdiction, to implement Policies 1.7 and 1.9 and to better preserve the open space
qualities of the land. The City recognizes the County major and minor cluster
programs and TDC programs.
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SLO General Plan
1.18 Air Quality
Land Use Element
1.18.1 Model City The City will be a model of pollution control efforts. It will
manage its own operations to be as pollution -free as possible. The City will work
with other agencies and organizations to help educate citizens in ways to prevent air
pollution.
1.18.2 Helping the Air District Along with other agencies and organizations, the
City will help the Air Pollution Control District update and implement the County
Clean Air Plan. The City, working with involved agencies and organizations, will
help implement programs to reduce the number of single -occupant trips in gasoline
and diesel -fueled vehicles, including restrictions on, and alternatives to, car access
for Cal Poly and Cuesta College.
1.18.3 Development Review The City shall consult with the Air Pollution Control
District on all significant development.
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Land Use Element
CONSERVATION AND DEVELOPMENT OF
RESIDENTIAL NEIGHBORHOODS
POLICIES
2.1 Neighborhood Protection and Enhancement
SLO General Plan
2.1.1 Neighborhood Identity The city shall assist residents to identify and
designate neighborhoods. The city will work with residents to prepare neighborhood
plans, to facilitate development of a sense of place within neighborhoods.
2.1.2 Neighborhood Groups The City should encourage and support the
formation and continuation of neighborhood planning groups, composed of
neighborhood residents.
2.1.3 Neighborhood Traffic Neighborhoods should be protected from intrusive
traffic. All neighborhood street and circulation improvements should favor the
pedestrian 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.
2.1.4 Neighborhood Connections All areas should have a street and sidewalk
pattern 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 to provide continuous
pedestrian paths throughout the City. (See also the Circulation Element.)
2.1.5 Neighborhood Open Links The City should treat streets, sidewalks, and
front setbacks as a continuous open link between all areas of the City and all land
uses. These features should be designed as amenities for light, air, social contact,
and community identity.
2.2 Residential Location, Uses, and Design
2.2.1 Mixed Uses & Convenience Neighborhoods shall include a mix of uses 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. If
existing dwellings are removed for such uses, the development shall include
replacement dwellings.
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SLO General Plan
Land Use Element
2.2.2 Separation and Buffering Residential areas should be separated or
screened from incompatible, nonresidential activities, including most commercial
and manufacturing businesses, traffic arteries, the freeway, and the railroad.
Residential areas should be protected from encroachment by detrimental
commercial and industrial activities.
2.2.3 Housing and Aircraft New housing should not be allowed in areas where
aircraft noise exposure and the risk of aircraft accidents are not acceptable.
2.2.4 Residential Next to Non-residential In designing development at the
boundary between residential and non-residential uses, protection of a residential
atmosphere is the first priority.
2.2.5 Street Access New residential developments, or redevelopments involving
large sites, should be 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.
2.2.6 Neighborhood Pattern All residential development should be integrated with
existing neighborhoods. Where physical features make this impossible, the new
development should create new neighborhoods.
2.2.7 Housing and Businesses Where housing can be compatible with offices or
other businesses, mixed -use projects should be encouraged.
2.2.8 Natural Features Residential developments should preserve and incorporate
as amenities natural site features, such as land forms, views, creeks, wetlands,
wildlife habitats, and plants.
2.2.9 Parking Large parking lots should be avoided. Parking lots should be
screened from street views. In general, parking should not be provided between
buildings and the street.
2.2.10 Compatible Development Housing built within an existing neighborhood
should be in scale and in character with that neighborhood. All multifamily
development and large group -living facilities should be compatible with any nearby,
lower density development.
A. Architectural Character New buildings should respect existing buildings
which contribute to neighborhood historical or architectural character, in terms of
size, spacing, and variety.
B. Privacy and Solar Access New buildings will respect the privacy and solar
access of neighboring buildings and outdoor areas, particularly where multistory
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Land Use Element
SLO General Plan
buildings or additions may overlook backyards of adjacent dwellings. (See also
the Energy Conservation Element.)
2.2.11 Site Constraints Residential developments shall respect site constraints
such as property size and shape, ground slope, access, creeks and wetlands,
wildlife habitats, native vegetation, and significant trees.
2.2.12 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;
F. Separate paths for vehicles and for people, and bike paths along collector
streets;
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.)
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.
2.2.13 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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SLO General Plan
2.3 Residential Expansion Areas
Land Use Element
2.3.1 Specific Plans Specific plans for the Margarita Area and Orcutt Area
residential expansions shall include:
A. Desired types and intensities of development, compatible with the
surrounding area;
B. Phasing of development and public facilities, subject to availability of
resources;
C. Measures to protect resources and open space, including, among other
types, permanent wildlife habitats and corridors, and farm fields;
D. Desired types of public facilities and the means to provide them, to City
standards, including water supply, sewage collection, storm water drainage,
streets, bikeways, walking paths, and passive and active park space;
E. Desired levels of public services and the means to provide them, including
fire, police, and schools;
F. A variety of owner and rental housing, including a broad range of prices,
sizes, and types. (See also policy 2.5 below.)
G. Trees to help reduce wind exposure, and water -frugal landscaping;
H. Public parks and open space, and other land that is not to be built on, such
as yards, and community gardens for multifamily areas;
I. Dual water systems allowing use of treated wastewater for non -potable uses.
J. Energy efficient design, utilizing passive and active solar features;
K. Amenities to facilitate public transportation within the area;
L. Opportunities for individuals or small groups, other than the specific plan
developer, to build homes or to create living environments suited to small
groups or to special needs.
2.3.2 Separate Paths Within the major expansion areas, bicycle and walking
paths which are separate from roadways should connect residential areas with
neighborhood commercial centers, schools, parks and, where feasible, other areas
of the City.
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Land Use Element
SLO General Plan
2.3.3 Residential Neighborhood Designation The major residential expansion
areas are shown as Residential Neighborhood on the General Plan Land Use Map.
They may be developed as adequate utilities and services are made available.
They should be developed as residential neighborhoods, with a wide range of
housing types and costs, and supporting uses such as small parks, elementary
schools, and shopping and services to meet the daily demands of neighborhood
residents. The estimated residential capacities of the major expansion areas are
shown in Table 3. These capacities are based on the amount of land suitable for
development according to policies of this element, and average densities on the
housing sites in the range of eight to ten dwellings per acre (excluding public
streets, parks, and other land dedicated to public use).
2.3.4 Transfer of Development Credits For each major expansion area, Table 3
indicates a low capacity which may be developed without transfer of development
credits and a high capacity which may be used with transfer of development credits.
Development credits would be transferred from areas in the City, the urban
reserve, or the qreenbelt where development would be less appropriate, generally
those designated conservation/open space or, on the County's map, agriculture or
rural lands.
TABLE 3
RESIDENTIAL CAPACITY OF MAJOR EXPANSION AREAS
Name of Area
Irish Hills
Margarita
Orcutt
2.4 Residential Density
Approximate Number of Dwellings
Low
500
1,100
500
Hiah
500
1,200
?00
2.4.1 Density Categories The following residential density categories are
established (Table 4). 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, 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
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SLO General Plan
Land Use Element
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 Office, commercial,
and manufacturing districts, see the sections concerning those districts.)
2.4.2 Density Bonuses The City may approve a density bonus for a project which
will:
A. Be a receiving site, within expansion areas or the downtown commercial core
only, for development credit transferred to protect open space;
B. Provide for the minimum percentage of dwellings for elderly or affordable to
the income groups specified in State law.
TABLE 4
RESIDENTIAL DENSITIES
Category
Average
Population Density
(People Per Acre)
Maximum
Dwelling Density
(Units Per Acre)
Rural
.16
.1 1 du/10 ac
Suburban
1.6
1
Low
20
7
Medium
25
12
Medium -High
40
18
High
55
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2.4.3 Density Reductions 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 4), 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.
2.4.4 Rural Residential development consists of not more than one dwelling per
ten acres. Suburban residential development consists of not more than one
dwelling per acre. These residential categories are appropriate for areas that have
been developed, or subdivided to allow such development, within predominantly
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Land Use Element
SLO General Plan
open space areas near the edges of the City. These areas generally were
subdivided under County jurisdiction, and are beyond City services. They will be
limited to areas shown for such use in the 1989 County Land Use Element. (See
also Greenbelt policies.)
2.4.5 Low -Density Residential development should be primarily dwellings having
locations and forms that provide a sense of both individual identity and
neighborhood cohesion for the households occupying them. Such dwellings are
generally detached, one- or two-story buildings, with private outdoor space
separating them from neighboring dwellings. Other uses which are supportive of
and compatible with these dwellings, such as parks, schools, and churches, may be
permitted. Low -density development is appropriate within and next to
neighborhoods committed to this type of development.
2.4.6 Medium -Density Residential development should be primarily dwellings
having locations and forms that provide a sense of both individual identity and
neighborhood nnhesinn fry the households nrri irny inn them, but in n mnre rnmpart
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. Other uses which are supportive of and
compatible with these dwellings, such as parks, schools, and churches, may be
permitted. Medium -density development is appropriate as a transition from low -
density development to higher densities.
2.4.7 Medium -High Density Residential development should be primarily
attached dwellings in two- or three-story buildings, with common outdoor areas and
very compact private outdoor spaces. Other uses which are supportive of and
compatible with these dwellings, such as group housing, parks, schools, and
churches, may be permitted. Such development is appropriate near employment
centers and major public facilities.
2.4.8 High -Density Residential development should be primarily attached
dwellings in two- or three-story buildings, with common outdoor areas and very
compact private outdoor spaces. Other uses which are supportive of and
compatible with these dwellings, such as group housing, parks, schools, and
churches, may be permitted. Such development is appropriate near the college
campus, the downtown core, and major concentrations of employment.
2.5 Affordable Housing
The City will help conserve and increase residential opportunities for residents with
very low, low, or moderate incomes. As explained more fully in the Housing
Element, each development project should contribute in some way to the
conservation or production of affordable housing, considering the opportunities and
limitations for the project. The major residential expansion areas, in particular,
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SLO General Plan
Land Use Element
should include a wide range of housing types and costs to meet the needs of
various income levels and housing preferences.
2.6 Residential Land Protection
2.6.1 Large Areas Substantial areas designated for residential use should not be
changed to nonresidential designations.
2.6.2 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.
2.7 Student and Campus Housing
2.7.1 Cal Poly California Polytechnic State University campus should provide
housing opportunities for both faculty and students. Existing on -campus housing
should be retained. On -campus housing should increase at least as fast as
enrollment, so the proportion of students living on campus can remain the same as
in 1992.
2.7.2 Cuesta College The City should encourage Cuesta College to facilitate
student housing.
2.7.3 Amenities Multifamily housing likely to be occupied by students should
provide the amenities which students seek in single-family areas, to provide an
attractive alternative.
2.7.4 Location Housing likely to attract faculty or students should be encouraged
to locate close to Cal Poly, to reduce commute travel.
2.7.6 Fraternities & Sororities Fraternities and sororities should be located, in
order of preference, (1) on campus, (2) in medium -high and high -density residential
areas near the campus.
2.8 Group Housing
2.8.1 Large group housing other than fraternities and sororities, such as
retirement homes or homes for handicapped, should not be located in 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
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Land Use Element
SLO General Plan
are convenient. Each large group housing proposal shall be evaluated through use -
permit review.
2.8.2 Small residential care facilities should be treated the same as individual
houses.
2.9 Old Town
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.
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SLO General Plan
PROGRAMS
(See also Section 10, Implementation)
2.10 Updating & Enforcing Standards
Land Use Element
2.10.1 The City will review, revise if deemed desirable, and enforce noise, parking,
and property -development and property -maintenance standards. Staff to
adequately enforce these standards will be provided.
2.10.2 The City will adopt and implement property -maintenance regulations,
focused on proper enclosure of trash, appearance of yards and buildings from the
street, and storage of vehicles. The regulations will be periodically reviewed and
updated.
2.11 Multifamily Preferences & Standards
2.11.1 The City will evaluate student housing preferences and consider revising
development standards to better meet them in multifamily housing near campus.
2.11.2 The City will 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.
2.12 Downtown Residential Development
The City will consider adopting special development standards to guide addition of
dwellings within downtown residential areas, to implement policy 2.9. The following
should be included when evaluating new standards for this area:
A. A new density category between the current Low -Density (R-1) and Medium -
Density (R-2) designations;
B. 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 and of similar architecture in comparison with the principal residences
on the site and in the surrounding area;
C. Requiring new buildings to reflect the mass and spacing of existing, nearby
buildings;
D. Requiring special parking and coverage standards;
E. Requiring minimum amounts of usable open space.
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Land Use Element
2.13 Affordable Housing
SLO General Plan
The City will adopt inclusionary-housing and development -fee ordinances consistent
with the Housing Element.
2.14 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.
2.15 Neighborhood Wellness Action Plans
To help residents preserve and enhance their neighborhoods, the City will:
A. Identify neighborhoods, and work with residents 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 aoorooriate staff support, possibly inrluding a single staff person for
neighborhood issues, and train all staff to be sensitive to issues of
neighborhood protection and enhancement.
2.16 Residential Densities
The City will evaluate alternatives to the current maximum number of dwelling units
per acre (based on bedroom count) and height and setback standards, to regulate
residential building intensity, and bulk and mass. Floor area limits will be
considered.
34
SLO General Plan
COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
3.0 Commercial Siting
Land Use Element
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.
3.0.2. Access Commercial and industrial uses should have access from arterial
and collector streets, and should be designed and located to avoid increasing traffic
on residential streets.
3.0.3. Residential Area Expansion of commercial and industrial uses into
residential areas is prohibited.
3.1 General Retail
3.1.1 Purpose and Included Uses The City should have areas for General Retail
uses adequate to meet most demands of City and nearby County residents.
General Retail includes specialty stores as well as department stores, warehouse
stores, discount stores, restaurants, and services such as banks. Not all areas
designated General Retail are appropriate for the full range of uses (see policies
3.1.2 and 3.1.5).
3.1.2 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.
3.1.3 Madonna Road Area Retail Expansion No substantial additional land area
should be added to the commercial centers at Madonna Road and Highway 101
until a detailed plan for the retail expansion has been approved by the City. The
plan should describe the limits of commercial expansion, acceptable uses, phasing,
and circulation improvements. Any permitted expansion should be aesthetically and
functionally compatible with existing development in the area. Before approving an
expansion plan, the City should consider an evaluation of how much it would
transfer sales from existing retail areas in the City and whether the proposed uses
could be developed in existing retail areas.
3.1.4 Mid-Higuera Enhancement The City shall consider the potential
enhancement of underutilized commercial land along Higuera Street between
Madonna Road and High Street. (See also Special Design Area, policy 8.5.)
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Land Use Element
SLO General Plan
3.1.5 Specialty Store Locations Most specialty retail stores should be downtown,
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 downtown 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.
3.1.6 Building Intensity The ratio of building floor area to site area shall not
exceed 3.0, except that downtown sites which receive transfers of development
credits for open space protection shall not exceed 4.0. The Zoning Regulations will
establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, as well as procedures for exceptions to such
standards in special circumstances. Architectural review will determine a project's
realized building intensity, to reflect existing or desired architectural character in a
neighborhood. With the exception of the Downtown Core, when dwellings are
provided in General Retail districts, they shall not exceed 36 units per acre.
irni innil may, by ordinance, establish flexible development standards for residential
and mixed -use developments in the Downtown Core, including residential density
that exceeds 36 units per acre. So long as the floor area ratio is not exceeded, the
maximum residential density may be developed in addition to nonresidential
development on a site. (See the residential section for policies on density bonuses
for affordable housing.)
3.2 Neighborhood Commercial
3.2.1 Purpose and Included Uses The City should have areas for Neighborhood
Commercial uses to meet the frequent shopping demands of people living nearby.
Neighborhood commercial uses include smaller -scale grocery stores, laundromats,
and drug stores. Neighborhood commercial uses should be available within about
one mile of all residences. These uses should be located on sites not exceeding
about four acres, unless the neighborhood to be served includes a significant
amount of high density residential development. Small-scale specialty stores may
be located in areas designated for neighborhood commercial uses as long as they
will not be a maior cit!^jride attraction or displace more general, convenience us?c.
3.2.2 New or Expanded Areas of Neighborhood Commercial Use New or
expanded areas of neighborhood commercial uses should:
A. Be 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;
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SLO General Plan
Land Use Element
E. Be designed to be pedestrian -oriented, and architecturally compatible with the
adjacent neighborhoods being served. Pedestrian -oriented features of project
design should include:
Off-street parking areas located to the side or rear of buildings rather than
between buildings and the street;
2. Landscaped areas with public seating; and
3. Indoor or outdoor space for public use, designed to provide a focus for some
neighborhood activities.
3.2.3 Expanding Existing Neighborhood Commercial Areas The City should
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.
3.2.4 Stores in Residential Areas Small, individual stores within established
residential areas may be retained when they are compatible with surrounding uses.
Other isolated commercial uses which are not compatible with residential
surroundings eventually should be replaced with compatible uses.
3.2.5 Building Intensity The ratio of building floor area to site area shall not
exceed 2.0. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
procedures for exceptions to such standards in special circumstances. Architectural
review will determine a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. When dwellings are provided in
Neighborhood Commercial districts, they shall not exceed 12 units per acre. So
long as the floor area ratio is not exceeded, the maximum residential density may
be developed in addition to nonresidential development on a site. (See the
residential section for policies on density bonuses for affordable housing.)
LU 3.3: Community Commercial
LU 3.3.1: Purpose and Included Uses Areas for shopping centers that serve
community -wide needs are designated Community Commercial. Community
commercial areas are intended to provide for a wide range of retail sales and
personal services within the context of distinctive, pedestrian -oriented shopping
centers that serve customers and clients from all over the City. These centers may
accommodate retail uses of a larger scale that would be inappropriate in the
downtown, but proposed uses will be reviewed to ensure that they will not detract
from the role of the downtown as the City's primary concentration of specialty
stores.
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Land Use Element
SLO General Plan
LU 3.3.2: Building Intensity The ratio of building floor area to site area shall not
exceed 2.0. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
procedures for exceptions to such standards in special circumstances.
Architectural review will determine a project's realized building intensity, to reflect
the existing or desired architectural character in the surrounding area. Dwellings
may be provided in Community Commercial districts only as part of mixed use
projects, where their density shall not exceed 35 dwelling units per acre. So long as
the floor area ratio is not exceeded, the maximum residential density may be
developed in addition to nonresidential development on a site. (See the residential
section for policies on density bonuses for affordable housing.)
LU 3.3.3: Office Uses Certain office uses with limited need for access to
downtown government services may be located away from the downtown 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.
3.4 Offices
3.4.1 Purpose and Included Uses The City should have sufficient land for Office
development to meet the demands of City residents and the specialized needs of
County residents. Office development includes professional and financial services
(such as doctors, architects, and insurance companies and banks) and government
agencies. The City should retain the regional offices of state and federal agencies.
Not all types of offices are appropriate in all locations. (See office location policies
below. Also see the Public Facilities section, page 49.)
3.4.2 Office Locations
A. All types of offices are appropriate in the downtown 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 downtown commercial area, though offices needing very large
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);
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SLO General Plan
Land Use Element
E. Offices having no substantial public visitation or need for access to
downtown 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 downtown 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, veterinarians, and insurance and financial services
that do not directly serve retail customers.
G. Certain business and professional services with limited need for access to
downtown government services may be located in areas that are away from
the downtown, 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.
3.4.3 Offices Outside Designated Areas Existing office buildings outside the
areas described in policy 3.3.2 may continue to be used and may have minor
expansions 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.
3.4.4 Building Conservation Historic or architecturally significant buildings
located in Office districts should be conserved, not replaced.
3.4.5 Building Intensity The ratio of building floor area to site area shall not
exceed 1.5. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
procedures for exceptions to such standards in special circumstances. Architectural
review will determine a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. When dwellings are provided in
Office districts, they shall not exceed 12 units per acre. So long as the floor area
ratio is not exceeded, the maximum residential density may be developed in
addition to nonresidential development on a site. (See the residential section for
policies on density bonuses for affordable housing.)
39
Land Use Element
3.5 Tourist Commercial
SLO General Plan
3.5.1 Basis for Tourism The City should be an attractive place for short-term
stays, as well as an attractive destination for long-term visitors. The City should
base its attraction on the character of the community, its natural qualities, 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.
3.5.2 Locations Visitor -serving uses should be integrated with other types of
uses, including overnight accommodations downtown, 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 downtown.
3.5.3 Appropriate Uses Tourist Commercial uses are those which primarily serve
the traveling public. Tourist Commercial areas should accommodate motels,
restaurants, service stations, recreational uses, and minor retail sales for the
convenience of travelers. To assure adequate space for visitor -serving uses, areas
designated Tourist Commercial should not include offices, general retail stores, auto
repair, or business services.
3.5.4 Residential Neighbors Site planning, building design, and types of activities
for new tourist -commercial development adjacent to residential areas should be
carefully reviewed by the Architectural Review Commission, the Planning
Commission, or both, to assure compatibility.
3.6.5 Building Intensity The ratio of building floor area to site area shall not
exceed 2.5. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
nmredhwrac fnr ayrantir%nc tr. si -ch standarrlc in rirr Umstancec Ar__hitr-rti irall
review will determine a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. When dwellings are provided in
Tourist Commercial districts, they shall not exceed 12 units per acre. So long as the
floor area ratio is not exceeded, the maximum residential density may be developed
in addition to nonresidential development on a site. (See the residential section for
policies on density bonuses for affordable housing.)
3.6 Services and Manufacturing
3.6.1 Purpose The City should have sufficient land designated for Services
and Manufacturing to meet most demands of the City, and some demands of the
region, for activities such as business services, medical services, wholesaling,
40
SLO General Plan
Land Use Element
building contractors, utility company yards, auto repair, printing, food manufacturing
and other light manufacturing, and retail sales of large items, bulk quantities, and
items often stored outdoors (vehicles, building materials, plants). Areas reserved
for these uses may also accommodate convenience restaurants and other activities
primarily serving area workers.
3.6.2 Appropriate Uses The following types of uses are appropriate in areas
designated Services and Manufacturing. Certain areas designated Services and
Manufacturing may be reserved 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.
A. Wholesaling, warehousing, and storage;
B. Vehicle sales and rental;
C. Retail sales of products which require outdoor areas or large floor areas for
display and storage, such as warehouse stores, lumber and building
materials dealers, home improvement centers, furniture and appliances
stores, and plant nurseries;
D. Repair shops, printing services, laundries, animal hospitals, sporting goods
stores, auto parts stores, and some recreation facilities;
E. Light manufacturing, research and development, and laboratories. (See also
"Business Parks" in the Airport section, page 74.)
F. Offices having no substantial public visitation or need for access to
downtown government services may be in Services and Manufacturing
districts.
G. Certain businesses and professional services having no substantial public
visitation or limited need for access to downtown 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, veterinarians, and insurance and financial services
that do not directly serve retail customers.
H. Medical services may be allowed if proposed medical uses are found to be
compatible with surrounding land uses, are located along commercial
collector or arterial streets with convenient access to public transportation,
do not significantly increase traffic in residential neighborhoods and are
consistent with the Airport Land Use Plan.
41
Land Use Element SLO General Plan
3.6.3 General Retail and Neighborhood Commercial Uses New specialty
stores, department stores, or neighborhood commercial centers should not be
developed in Service and Manufacturing 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.
3.6.4 Access Access 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.
3.6.5 Air & Water Quality Industries locating or expanding in San Luis Obispo
shall comply with all applicable air -quality and VV Lei -quality regulations.
3.6.6 Utility Service Services and Manufacturing uses should connect to the City
water and sewer systems, unless other means of providing service are identified in
a City -adopted plan.
3.6.7 Vehicle Sales
A. Auto Park Way The City intends to create around Auto Park Way an easily
accessible and attractive auto sales and service center. The City will reserve
about 50 acres total for vehicle sales in this area, including the areas shown
in Figure 3. (This amount is expected to be sufficient for relocation of
dealerships located elsewhere in the City, plus expansion of dealerships in
proportion to projected County population growth.) The areas shown for
vehicle sales should be reserved for that use at least until the anticipated
year 2004 update of this element, when the amount of reserved land may be
reconsidered.
If a plan for vehicle sales expansion onto prime agricultural soils is approved,
it shall provide for permanent preservation of prime soils, within the urban
reserve or greenbelt. If a plan for vehicle sales expansion into wetland or
creek areas is approved, mitigation shall consist at least of restoration and
permanent preservation, within the urban reserve or greenbelt, consistent
with the Open Space Element.
B. Other Areas Auto sales in areas of the City other than Auto Park Way
should be minimized, in order to reinforce the auto sales center and to
maximize space for other uses in other locations.
42
SLO General Plan
Land Use Element
3.6.8 Building Intensity The ratio of building floor area to site area shall not
exceed 1.5. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
procedures for exceptions to such standards in special circumstances. Architectural
review will determine a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. 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 residential area. (Also, see the residential section for policies on density
bonuses for affordable housing.)
3.7 Overall
3.7.1 Dependent Care New development should be offered incentives for
provision of child care and elder care for employees.
3.7.2 Convenience Facilities Convenience 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.
3.8 Mixed Uses
Compatible mixed uses in commercial districts should be encouraged.
43
pvv�
o
Figure 3: Vehicle Sales Area at Auto Park Way
M". CAty of Cj Vehicle Sales Area A
iQlllll sm LUGS OBISPO N
SLO General Plan Land Use Element
3.9 PROGRAMS
See also Section 10, Implementation
3.9.1 Zoning Regulations The City will amend its Zoning Regulations to
implement the commercial and industrial policies.
3.9.2 Planned Development Zoning The City will amend the Zoning Regulations
so the "planned development" approach can be used on any size parcel, in any
commercial or industrial zone.
3.9.3 Neighborhood Uses The City will 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.
3.9.4 Tourist Information The City will consider establishing tourist information
facilities near highway entries to the City, to reduce demands for on -site and off -site
advertising by tourist- and general -retail uses.
3.9.5 Dependent Care The City will provide zoning incentives and investigate a
program coordinating commercial and industrial development for the provision of
child care and elder care for workers.
3.9.6 Neighborhood Centers The City will identify suitable sites for new or
expanded neighborhood centers as it prepares specific plans.
3.9.7 Downtown Office Design The City will make more explicit its architectural
review guidelines and revise its zoning standards, as necessary, to better achieve
the desired architectural character of downtown areas zoned "office" and
"residential -office," so the character and fabric of existing neighborhoods will be
protected.
3.9.8 Auto Sales Relocation The City will provide incentives to encourage
relocation of vehicle sales to the Auto Park Way area.
3.9.9 Noise Control Zoning Regulations and Architectural Review 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;
landscaped setbacks or noise attenuation walls along property lines. (See also the
Noise Element.)
Ki
Land Use Element
SLO General Plan
3.9.10 Madonna Road Center The City will investigate ways to encourage more
intense commercial development within, and more cohesion between, the existing
shopping centers on Madonna Road.
3.9.11 Tourism The City will:
A. Encourage sufficient conference and meeting space to accommodate the
demand for medium size conferences;
B. Work with the Performing Arts Center in promoting arts oriented tourism;
C. Develop aggressive tourism marketing programs;
D. Develop concepts such as rail tours, sea cruises, historical tours, and bicycle
tours;
E. Encourage development of appropriate recreational facilities for golf, tennis,
equestrian activities, soccer, swimming, fishing, and eco-tourism.
EEO
run
r r-,[
Figure 4: downtown Planning Area and Core
(,mv of � Downtown Planning Area
�s sxi tul.s cm1.1-spo p Downtown Core
N
Land Use Element
DOWNTOWN
Introduction
SLO General Plan
Downtown is the area generally bounded by Highway 101, the railroad, and High Street
(Figure 4). It embraces residential neighborhoods, including "Old Town," as well as the
commercial core, a civic area, and less intensely developed commercial and office
areas. The City has approved "A Conceptual Physical Plan for the City's Center," which
covers an area nearly the same as the core identified in this element. See this
separately published plan for an illustration of how downtown development may occur.
POLICIES
4.1 Downtown's Role
Downtown is the cultural, social 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
commercial core to be economically healthy, and realizes that private and public
investments in the downtown support each other. Downtown should 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 downtown should be a major tourist destination.
Downtown's visitor appeal should be based on natural, historical, and cultural
features, retail services, and numerous and varied visitor accommodations.
4.2 Downtown Residential
4.2.1 Existing and New Dwellings 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. 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 households, including
singles, coupples, da ld gluupj. LJVVCI1111gs JIIUUIU uC 11;Le1JFae1jGU VVIL11 Coi;;ieriiai
uses. All new, large commercial projects should include dwellings. Commercial
core properties may serve as receiver sites for transfer of development credits,
thereby having higher residential densities than otherwise allowed.
4.2.2 Dwellings and Offices Residential uses within some downtown areas
designated Office prior to this element's 1994 update should be maintained, or
replaced as new offices are developed. The City should amend the Downtown
Housing Conversion Permit process to preserve the number of dwellings in the
Downtown Core (CD zone) and the Downtown Planning Area by adopting a "no net
housing loss" program by amending the Downtown Housing Conversion Permit
ordinance. The amendment shall ensure that within each area, the number of
dwellings removed shall not exceed the number of dwellings added.
SLO General Plan Land Use Element
4.3 Entertainment and Cultural Facilities
Cultural facilities, such as museums, galleries, and public theaters should be
downtown. Entertainment facilities, such as nightclubs and private theaters should
be in the downtown, too. Locations outside downtown may be more appropriate for
facilities that would be out of character or too big for downtown to accommodate
comfortably, such as the major performing arts center planned for the Cal Poly
campus.
4.4 Public Gatherings
Downtown should have spaces to accommodate public meetings, seminars,
classes, and similar activities in conjunction with other uses. Downtown should
provide a setting which is festive, and comfortable for public gatherings.
4.5 Walking Environment
Downtown should provide safe, exciting places for walking and pleasant places for
sitting. To invite exploration, mid -block walkways, courtyards, and interior malls
should be integrated with new and .remodeled buildings, while preserving
continuous building faces on most blocks. Downtown streets should provide
adequate space for pedestrians. There should be a nearly continuous tree canopy
along sidewalks, and planters should provide additional foliage and flowers near
public gathering areas.
4.6 Public Safety
Indoor and outdoor public spaces should be observable from frequently occupied or
traveled places, to enhance public safety.
4.7 Open Places and Views
Downtown should include many carefully located open places where people can
rest and enjoy views of the surrounding hills. Downtown should include some
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.
4.8 Traffic in Residential Areas
Downtown residential areas should be protected from through traffic.
4.9 Street Changes
Street widening and realignment should be avoided.
ELI
Land Use Element
4.10 Parking
SLO General Plan
There should be a diversity of parking opportunities. Any major increments in
parking supply should take the form of structures, located at the edges of the
commercial core, so people will 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.
4.11 The Creek
San Luis Obispo Creek should be protected and restored, provided this can be
done in a manner that minimizes human impact on creek life. Walking paths
along the creek in the downtown core should be provided 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 6.4.3.D1 and 6.5.1.4.)
Opportunities to open covered sections of the creek should be pursued.
4.12 Building Conservation and Compatibility
Architecturally and historically significant buildings should be preserved and
restored. New buildings should be compatible with architecturally and historically
significant buildings, but not necessarily the same style.
4.13 New Buildings and Views
New downtown development should respect views of the hills, framing rather
than obscuring them.
4.14 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.
4.15 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.
4.16 Design Principles
The following principles should guide construction and changes of use within the
commercial core.
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SLO General Plan
Land Use Element
4.16.1 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.
4.16.2 Upper Floor Dwellings Existing residential uses shall be preserved and
new ones encouraged above the street level.
4.16.3 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.
4.16.4 Building Height New buildings should fit within the existing vertical
scale. They should respect street -level views of the hills, allow sunlight to reach
public open spaces, and defer to a few tall, 'landmark" buildings. Generally, new
buildings should not exceed two or three stories (about 35 to 50 feet). Where
necessary to protect significant views, sunlight, and street character, new
buildings should be limited to two stories, or about 25 to 35 feet tall. A few taller,
landmark buildings (about five stories or 75 feet) may be developed where they
will not obstruct views or sunlight for public spaces. These taller buildings would
be more appropriate at mid -block than at corners, and their floors above the
second or third level should be set back to maintain a lower street facade. The
tall buildings should include publicly accessible, open viewing spaces at the
upper levels.
4.16.5 Building Width New buildings should maintain the historic pattern of
storefront widths.
4.16.6 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.
4.17 Government Offices
City Hall and the County Government Center should remain at their present
locations. Additional administrative office space which cannot be accommodated
within the County Government Center should be developed nearby within the
downtown. (See also Public and Cultural Facilities policies, beginning on page
48.)
51
Land Use Element SLO General Plan
4.18 Commercial Buildings Outside the Core
In retail areas beyond the commercial core, the pattern of buildings in relation to
the street should become more like the core, with few driveways and parking lots
serving individual developments, and no street or side -yard setbacks (except for
recessed entries and courtyards). However, buildings should not exceed two
stories (about 35 feet in height).
PROGRAM
4.19 Implementing the Downtown Concept Plan
The City will consider including features of "A Conceptual Physical Plan for the
City's Center," as appropriate, in its Zoning Regulations, architectural review
guidelines, engineering standards, and capital improvement program.
52
Civic Center
Cultural Facilities Area
A Health Care Area j`
Social Services AreaW
Figure 5: Public and Cultural Facilities
� C-Ity r0r �r ^ == » Public Facilities Areas A
m 1 th 3 owsp �,: Wit:: N
Land Use Element
PUBLIC & CULTURAL FACILITIES
Introduction
SLO General Plan
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
5.1 Public Facilities
5.1.1 Grouping for Convenience Government offices that provide similar types of
services should be grouped for efficient service delivery.
5.1.2 Private Businesses Within any area shown as a preferred location for public
facilities, there may be compatible private businesses, so long as they do not
displace the preferred public agencies.
5.1.3 Joint Projects Government agencies should cooperatively plan for new or
expanded facilities. They should consider joint projects when mutual objectives can
be met.
5.1.4 Civic Center There should be a downtown civic center (Figure 5). The
following functions should be located in the civic center, along with compatible
businesses:
A. City Council offices and meeting rooms, clerk, administration, finance,
attorney, personnel, community development, utilities, and public works
administration and engineerinq. 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).
5.1.5 Health Care There should be a health-care area on Johnson Avenue near
Bishop Street (Figure 5). The following functions should be located in the health-
care area:
54
SLO General Plan
Land Use Element
A. Public Health Department; General Hospital; Mental Health Services.
B. Other public or private offices or health facilities found to support the
continued viability of General Hospital.
If County General Hospital is to be rebuilt, the City will evaluate other sites
within the City for public health care facilities, including consideration of
convenient access from regional transportation systems.
5.1.6 Social Services There should be a social -services area on South Higuera
Street near Prado Road (Figure 5). The following functions should be located in the
social services area: County Social Services; California Employment Development
and Rehabilitation; federal Social Security Administration. This area should have
sufficient space to accommodate regional offices of state and federal agencies.
6.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6,
but functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and
5.1.6, and not functionally related to the named offices, should be consolidated at
the social services area, or they may be expanded at their present locations or
within designated office areas.
5.1.9 Different Offices Government and private activities of types not listed in
policies 5.1.4, 5, and 6 may be established in these identified areas, so long as they
are compatible with and do not displace the government functions which should be
located in the areas.
5.1.10 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.
5.1.11 Consolidation Desired It would be desirable to consolidate government
agencies dealing with environmental quality, such as the Regional Water Quality
Control Board and the County Air Pollution Control District.
6.1.12 Building Intensity Buildings in Public Facility areas will have a wide range
of characteristics, since they can range from downtown offices and meeting rooms
55
Land Use Element
SLO General Plan
to fire stations and maintenance yards at the edges of the City. The appropriate
building intensity for each location will be decided through use permit and
architectural review. Generally, the ratio of building floor area to site area should
not exceed 1.0 in outlying locations, and 2.0 downtown. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks
from streets and other property lines, generally to reflect the standards for these
items in neighboring land use districts. 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.
5.2 Cultural Facilities
5.2.1 Cooperation T he City should cooperate with other agencies and with
community groups to help provide facilities for a library, and for arts and sciences
which meet broad community cultural needs.
5.2.3 Mission Plaza Area An appropriate area for cultural facilities is the vicinity of
Mission Plaza (Figure 5).
PROGRAMS
5.3 City and County Offices Downtown
The City and County will jointly develop a plan for meeting their additional downtown
space needs. They will coordinate site selection, building design, circulation and
utility services, parking, means to reduce vehicle trips, and funding.
5.4 Performing Arts Center
The City, Cal Poly, and the Performing Arts Foundation will jointly develop a large
performing arts theater on the Cal Poly campus.
5.6 Community Arts Support
The City will continue to support community arts programs through a variety of
means, such as loans, grants, and help in obtaining sites.
5.6 Land Acquisition
The City will attempt to acquire land for cultural facilities or Mission Plaza extension
as sites become available.
56
SLO General Plan Land Use Element
5.7 Facility Reuse
The City will study its surplus facilities for possible reuse by cultural and non-profit
groups.
5.8 Public Art
The City will encourage inclusion of appropriate public art in all projects.
57
Land Use Element
RESOURCE PROTECTION
INTRODUCTION
SLO General Plan
Part of what makes San Luis Obispo a special place is the rich diversity of its natural
environs and natural systems, and the fact that, unlike many more heavily urbanized
areas nearby, its systemic diversity remains. However, the region's special character is
threatened by development pressure that incrementally whittles away at special
geographical, biological, geological, and other natural resources. (See also the Open
Space Element and the Conservation Element)
Overall Resource Protection
POLICY
6.0.1 Resource Planning It is the policy of the City to 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.
PROGRAMS
6.0.2 Overlay Mapping The City shall develop overlay maps of the City, 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 overlay 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,
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.
58
SLO General Plan
Land Use Element
6.0.3 Land Use Element Map Revision The overlay maps shall provide the basis
or 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 overlay maps, the City shall re-evaluate its land use
designations and future plans for undeveloped areas, and revise the LUE land use
map accordingly.
6.0.4 Resource Protection Once resource areas worthy of protection are
identified, the City shall seek to protect them by easement or other permanent
means.
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
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 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 Open Space Element for refinements of these policies.)
6M
Land Use Element
SLO General Plan
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. Buildings, lighting, paving, use of
vehicles, and alterations to the landforms and native or traditional landscapes on
open space lands should be 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 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.
6.1.3 Open Space Land Divisions Parcels within Open Space areas should not
be further divided.
6.1.4 Interim Open Space Designation The General Plan Land Use Element
Map shows desired future uses for most land within the urban reserve line.
However, the City has not decided the best eventual use for some areas. Such
areas are designated Interim Open Space, indicating that they will be suitable for
urban development when certain conditions are satisfied. Examples of such
conditions include demonstrated need for further urban development that cannot be
satisfied on already urbanized land, provision of proper access and utility service,
and environmentally acceptable reduction of flood hazards. The Interim Open
Space designation is to be changed -to an urban classification only when the
conditions necessary for development can be satisfied and a certain type of
development is approved. After further study, it may be found that permanent Open
Space is an appropriate classification for areas initially classified as Interim Open
Space.
6.1.5 Interim Open Space Uses and Parcel Sizes Uses within Interim Open
Space areas should be the same as in Open Space areas (policies 6.1.1 and 6.1.2).
Interim Open Space areas should not be further subdivided until a development
plan or a specific plan is approved (pursuant to policy 1.13.3), except to separate
�•�nri 4.-. he rlerJina#®rJ in fee to the ^i#:: rar n#hc.r ree nnncihla r.iohli� r�.r t��rsnrrsfit
lal lu LWIJ%. %A%O%AlV LVM 11I 1VV LW Ll— Vllr, VI VLI— IV VW1 IVI h+M — .r. —IL
agency, for permanent open space.
6.1.6 Eventual Uses This element identifies intended uses for each area
designated Interim Open Space. Such areas are discussed under Optional Use and
Special Design Areas, and Hillside Planning.
One area not discussed under those headings is: About 11 acres between Los
Verdes Park and San Luis Obispo Creek, which may be used for residential
development if the flood hazard is mitigated without significant harm to the creek.
tOPrefu
Billygoat
Acres
A
Cal Poly -
Cuesta Park
Luneta ...••'
...............
.........
Woodland Drive
r C
Madonna Goldtree
H
Irish Hills
G
Calle
Joaqui
Figure 6: Hillside Planning Areas
D
Orcutt
clu+ oV ;:::: Hillside Planning Area Boundaries
i� sm Leis omspo N
Land Use Element
6.2 Hillside Policies
SLO General Plan
6.2.0 Introduction As discussed in the open space section, 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.
The City 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.
6.2.1 Development Limits Hillsides planning areas should have carefully chosen
development limit lines, and special design standards for the areas which can 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 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 City's scenic setting. (Locations of hillside planning areas are
shown in Figure 6. More precise locations of the development limit line and the
urban reserve line are shown on larae-scale aerial photographs on file at the
Community Development Department; these are part of the Land Use Element.)
6.2.2 Development Standards Development —including buildings, driveways,
fences and graded yard areas— on hillside parcels shall:
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.
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SLO General Plan
Land Use Element
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.
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.
6.2.3 Parcels Crossing the Limit Lines Before development occurs on any
parcel which crosses the urban reserve or development limit lines, the part outside
the lines shall be protected as permanent open space.
6.2.4 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 inside the lines.
6.2.5 Homesites Outside the Limit Lines Where homesites are to be developed
outside the urban reserve or development limit lines, and beyond the City's
jurisdiction, they should:
63
Land Use Element SLO General Plan
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;
C. Avoid significant visual impacts.
6.2.6 Hillside Planning Areas Hillside policies apply to all hills in and around the
City. Specific policies to address particular concerns for the areas as shown on
Figure 6, 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. Architectural _review_ should _be_ required for development of lots
fronting Loomis Street.
B. The Woodland Drive area includes vacant land where residential
development may occur in the vicinity of the high school and residential or
medical -care facilities may occur in the vicinity of the hospital. Before further
subdivision or development of any of certain vacant land near Woodland
Drive (Figure 7) a specific plan or development plan should be approved.
This plan should address the following, in addition to relevant items as noted
in policy 2.3.1.
(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;
SLO General Plan Land Use Element
(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:
(a) 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;
(b) Correct downslope drainage problems to which development
within the expansion area would contribute.
(2) A development plan or specific plan for the whole expansion area
should be adopted before any part of it is annexed, subdivided, or
developed. (Existing houses inside the urban reserve line need not be
annexed along with any new subdivision.)
(3) 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.
Before further subdivision or development of land between the 320-foot and
460-foot elevations, land above the 460-foot elevation should be secured as
permanent open space. All building sites should be below the 460-foot
elevation.
E. The Margarita area includes the southern slopes of the South Street Hills. No
building sites should be located above the development limit line.
65
Land Use Element
SLO General Plan
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 Optional Use and Special Design
Areas.)
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 URL with
permanent protection of the creeks and upper hillsides.
K. The Madonna 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 part of it is annexed, subdivided, or further
developed. (See also Optional Use and Special Design Areas, policy
8.9.)
(2) 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) The area immediately west of Highway 101 should be retained as an
open space buffer.
(4) Any plan for further development in this area must address
reconfiguration of the Marsh Street interchange.
L. The Luneta Drive area includes parcels which may be used for houses, so
long as new construction and major additions to the houses are approved by
the Architectural Review Commission.
N
1�
O
.
CO
Specific Planning Area
Figure 7: Woodland Drive Specific Planning Area
C- ty of .••'••'•...••'' Urban Reserve Line
�—��1� III `.poa Specific Planning Area N
Land Use Element SLO General Plan
6.3 Hillside Programs (See also Section 10, Implementation)
6.3.1 Designating Sensitive Sites Subdivision approval in hillside planning areas
will include designation of "sensitive sites," which are subject to architectural review.
6.3.2 Transfer of Development Credits The City will add a "development
transfer" section in its Zoning Regulations, to encourage the transfer of residential
development allowed on land outside the urban reserve line to suitable land within
the line, regardless of land ownership.
6.3.3 Architectural Guidelines Through architectural review guidelines, the City
will establish the presumption 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.
6.3.4 Maximum Building Height The City will consider means to mitigate the
visual impacts of hillside houses, including revising the way maximum building
height is determined.
6.4 Creeks, Wetlands, and Flooding Policies
Introduction
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 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.
6.4.1 Creek and Wetlands Management Objectives The City should 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;
68
SLO General Plan
Land Use Element
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 previously urbanized areas, such as the downtown
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.
6.4.2 Citywide Network The lake, cree
citywide and regional network of open space
all fostering understanding, enjoyment, and
wildlife.
6.4.3 Flood Hazard Reduction
ks, and wetlands should be part of a
, parks, and --where appropriate-- trails,
protection of the natural landscape and
A. The City will develop and carry out environmentally sensitive programs to
reduce or eliminate the potential for flooding in previously developed, flood -
prone areas of the City.
B. The City should allow flood waters to move through natural channels. Flow
should be accommodated by removing debris and man-made obstructions.
The City recognizes that natural channels generally cannot contain runoff
from a storm of the intensity expected once in 100 years ("100-year storm").
C. No new building or fill should encroach beyond, or extend over, the top -of -
bank of any creek.
D. Within predominantly developed areas (such as downtown) infill, remodel,
and replacement projects should not displace more flood water than previous
structures on the site or in the vicinity. Commercial buildings may be flood -
proofed where providing floor levels above the 100-year storm flow is not
appropriate due to adjacent improvements. New infill buildings may be
required to have greater setbacks than their older neighbors.
MOV
rden Creek "'- [ �' '\ San Luis
I - Obispo Creek
I_..� Stenner Creek —
c�p1 Acacia
Creek
Prefumo Creek
.�
San Luis Obispo,
Creek ;,.
.................
f
of
.®
Figure 8: Creeks and Fioodpriains
(;� { I�I 100-year Flood Plain
a" Sm lull olmspo Creeks (within urban reserve) N
SLO General Plan
Land Use Element
E. Within new development areas, such as the potential expansion areas shown
in Figure 2, substantial displacement of flood waters should be avoided by:
(1) Keeping a substantial amount of flood -prone land in the vicinity as
open space;
(2) Enlarging man-made bottlenecks, such as culverts, which contribute
to flood waters backing up from them;
(3) Accommodating in such places uses which have relatively low ratios
of building coverage to site area, for which shallow flooding of parking
and landscape areas would cause minimum damage.
(4) Requiring new buildings to be constructed above the 100-year flood
level.
F. Creek alterations shall be considered only if there is no practicable
alternative, consistent with the Open Space Element.
6.4.4 Amenities and Access New public or private developments adjacent to the
lake, creeks, and wetlands must 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 Open Space Element.
6.4.5 Open Channels All open channels should 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 Open Space
Element.
6.4.6 Creek Setbacks
A. The City should establish creek setbacks, consistent with the Open Space
Element, to include: an appropriate separation from the physical top of bank;
the appropriate floodway, as identified in the Flood Management Policy;
native riparian plants or wildlife habitat; space for paths called for by any
City -adopted plan. (See the Open Space Element for additional standards.)
B. The following items should be no closer to the wetland or creek than the
setback line: buildings, streets, driveways, parking lots, above -ground
utilities, and outdoor commercial storage or work areas.
71
Land Use Element
SLO General Plan
C. Development approvals should respect the separation from creek banks and
protection of floodways and natural features identified in part A above,
whether or not the setback line has been established.
D. The features which normally would be outside the creek setback may be
permitted to encroach where there is no practicable alternative, to allow
reasonable development of a parcel, consistent with the Open Space
Element.
E. Existing bridges may be replaced or widened, consistent with the criteria of
the Open Space Element. Removal of any existing bridge or restoration of a
channel to more natural conditions will provide for traffic circulation, access,
utilities, and reasonable use of adjacent properties.
6.4.7 Porous Paving The City encourages the use of porous paving to facilitate
rainwater percolation. Parking lots and paved outdoor storage areas shall, where
practical, use one or more of the following measures to reduce surface water runoff
and aid in groundwater recharge: porous paving; ample landscaped areas which
receive surface drainage and which are maintained to facilitate percolation;
drainage detention basins with soils that facilitate percolation.
6.5 Creeks and Flooding Programs
6.5.1 Previously Developed Areas To limit the potential for increased flood
damage in previously developed areas, the City will:
A. Ensure that infill, remodel, and replacement projects-
(1) Do not displace more flood water than previous structures on a site;
(2) Do not contribute floating debris to flood waters;
(3) Have finish floors at least one foot above the flood level or, if this is
not practical, be good -proofed, to minimize risk to life and damage to
utilities, furnishings, merchandise, and equipment.
B. Require new infill buildings to have greater setbacks than their older
neighbors, when necessary to achieve the purposes of this section.
C. Remove man-made obstruction from channels.
D. Ensure that any new development in the watershed detains rather than
accelerates runoff from development sites.
72
SLO General Plan
Land Use Element
6.5.2 County and Property Owners The City will coordinate with the County and
with property owners to control erosion within the watershed.
6.5.3 Ownership and Easements The City will obtain fee ownership, or
easements, for drainage, maintenance, and appropriate public access, for wetlands
and creek channels.
6.6.4 Man-made Obstructions The City will maintain the creeks free of man-
made obstructions.
6.5.5 Restoration at Development Sites The City will require protection and
restoration of wetlands and creek channels for fish and wildlife habitat within
development sites.
6.5.6 National Flood Program The City will administer the National Flood
Insurance Program standards.
6.5.7 Wide Cooperation The City will work with the U. S. Army Corps of
Engineers, U. S. Fish and Wildlife Service, California Department of Fish and
Game, Regional Water Quality Control Board, County Flood Control District, the
County Land Conservancy, and other interested groups and individuals to assure
that its own activities and the development it regulates conform with flood -control
and habitat -protection objectives.
6.5.8 Creekside Care and Notification In maintaining creek channels to
accommodate flood waters, the City will notify owners of creeks and adjacent
properties in advance of work, and use care in any needed removal of vegetation.
6.5.9 Public Awareness The City will foster public awareness and appreciation of
wetlands and creeks and other aquatic ecosystems through such activities as tours
and clean-up events.
6.5.10 Aquatic Ecosystem Management Plan The City will work with other
affected agencies, community groups, and property owners to prepare an inventory
of, and a management plan for, all aquatic ecosystems. The plan will describe and
set priorities for acquisition, habitat restoration, and development of public access.
6.5.11 Non-native Plants The City will work with other affected agencies to
remove harmful, non-native plants along creeks and replace them with native,
riparian plants.
6.6 Community Heritage Policies
Introduction
Before Europeans arrived on the central coast, native Chumash and Salinan had lived
in the area for centuries. While many reminders of these people have been destroyed,
73
Land Use Element
SLO General Plan
some evidence of their presence remains, and should be respectfully studied and
preserved. San Luis Obispo began with the founding of the Mission in 1772. Over the
last two centuries, the community has experienced many changes. The many older
buildings and historic sites which remain help us appreciate these changes today. The
City wants to preserve these tangible reminders of earlier days in the community's life.
6.6.1 Historical Resources Historical resources should be identified, preserved,
and where necessary and possible, restored.
6.6.2 Building Conservation Historically or architecturally significant buildings
should r + he rle ^linked ^r n� �hn+.�r�+i.�ll�i nhnnneil in ^11+%ei�rrl �rrc�r�nnc nlooc
AI IV U i IWL uc ucI i IVIh71 icu v1 QuvQLal nianr tq IaI Iycu n 1 vuwvaI u aNN1cu ca n..�, uI
doing so is necessary to remove a threat to health and safety and other means to
avoid the threat are infeasible. The street appearance of buildings which contribute
to a neighborhood's architectural character should be maintained.
6.6.3 Remodeling and New Buildings Changes or additions to historically or
architecturally significant buildings should be consistent with the original structure.
New buildings in historical districts, or on historically significant sites, should reflect
the form, spacing, and materials of nearby historic structures.
6.6.4 Archaeological Resources
A. The City shall provide for the protection of both known and potential
archaeological resources. To avoid development on important
archaeological sites, all available measures, including purchase of fee
interest or development rights, shall be explored at the time of on
development proposal. Where such measures are not feasible and
development would adversely affect identified archaeological or
paleontological resources, adequate mitigation shall be required.
B. Activities other than development, which could damage or destroy
archaeological sites, including off -road vehicle use on or adjacent to known
sites or unauthorized collecting of artifacts, shall be prohibited.
C. The City shall establish and maintain archaeological site records about
known sites. Specific archaeological site information will be kept confidential
to protect the resources. The City will maintain, for public use, generalized
maps showing known areas of archaeological sensitivity.
D. Development within an archaeologically sensitive area shall require a
preliminary site survey by a qualified archaeologist knowledgeable in
Chumash culture, prior to a determination of the potential environmental
impacts of the project.
74
SLO General Plan
Land Use Element
E. Where a preliminary site survey finds substantial archaeological resources,
before permitting construction, the City shall require a mitigation plan to
protect -the resources. Possible mitigation measures include: project
redesign; covering with a layer of fill; excavation and removal under the
direction of a qualified professional; presence of a qualified professional
during initial grading or trenching.
F. Where substantial archaeological resources are discovered during
construction or other activities, all activities shall cease until a qualified
archaeologist knowledgeable in Chumash culture can determine the
significance of the resource and recommend alternative mitigation measures.
G. All Native American cultural sites and archaeological sites should be
protected as open space wherever possible.
H. All areas proposed for development should be surveyed for significant Native
American resources before planning is finalized.
Native American participation should be included in the City's guidelines for
resource assessment and impact mitigation. Native American monitors
should be present during archaeological excavation, and during construction
in an area likely to contain cultural resources.
J. The City will respect the fact that sites may be culturally significant to Native
Americans even if they have lost their scientific archaeological integrity
through previous disturbance, and that artifacts may have intrinsic value
even if their archaeological context has been disturbed.
K. The Native American community should be consulted as knowledge of
cultural resources expands and as the City considers updates or significant
changes to its General Plan.
6.7 Community Heritage Programs
6.7.1 Cultural Heritage Committee The City will maintain its Cultural Heritage
Committee to help identify, and advise on suitable treatment for, archaeological and
historical resources. The Cultural Heritage Committee will continue to develop
information on historic resources and provide guidance to owners to help restoration
efforts.
6.7.2 Property Maintenance and Restoration The City will continue a financial
assistance program which encourages owners to maintain and restore historic
properties.
75
Land Use Element
SLO General Plan
6.7.3 Architectural Review The City will expand its Architectural Review
Guidelines to offer more specific guidance on the construction of new buildings
within historic areas.
6.7.4 Public Awareness The City will foster public appreciation of historic
resources by sponsoring educational programs.
6.7.5 Archaeological Survey Standards The Cultural Heritage Committee will
prepare standards concerning when and how to conduct archaeological surveys,
and the preferred methods of preserving artifacts.
6.7.6 Displays The Cultural Heritage Committee and the County Archaeological
Society will help display artifacts which illuminate past cultures.
we
Figure 9: Airport Area
Mcity of 0 Airport Area
sm wis OBIS City Limit Line 'N`
Land Use Element
AIRPORT AREA
POLICIES
7.1 Regional Service
SLO General Plan
The airport will continue to serve the region, consistent with the approved Airport
Master Plan.
7.2 Airport Land Use Plan
Development should be permitted only if it is consistent with the San Luis Obispo
County Airport Land Use Plan. Prospective buyers of property which is subject to
airport influence should be so informed.
7.3 City Annexation and Services
The City intends to actively pursue annexation of the Airport Area. Airport Area land
inside the urban reserve shall be considered for annexation if it meets the criteria
stated in Policy 1.13.3.A. Annexation of areas that do not meet these interim
annexation criteria may be annexed subject to completion of environmental and
economic studies and a specific plan. Pending annexation:
A. Any urban development approved by the County shall be consistent with City
development standards; and
B. Urban development and provision of adequate resources and services
needed citywide shall be closely monitored.
7.4 Greenbelt Protection
Annexation of the Airport Area, whether it occurs as one action or several, shall be
consistent with the growth management objectives of maintaining areas outside the
urban reserve line in rural, predominantly open space uses. An Airport Area
annexation 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 shall be used within a
reasonable time to secure greenbelt open space near the Airport Area.
78
SLO General Plan
7.5 Internal Open Space
Land Use Element
The areas designated for urban uses, but not necessarily each parcel, should
include open areas as site amenities and to protect resources, consistent with the
Open Space Element. In addition, wildlife corridors across the Airport Area shall be
identified and preserved.
7.6 Development Before Annexation
A. Areas which are designated for eventual urban development 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.
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.
7.7 Transit Service
Transit service linking development sites with the citywide bus system should be
provided concurrent with any additional urban development in the Airport Area.
7.8 Specific Plan
The City will prepare a specific plan for land uses, habitat protection, circulation,
utilities, and drainage within the Airport Area.
7.9 Business Parks
7.9.1 Location and Uses Business parks may be developed in areas designated
for them. Business parks are to accommodate research and development and light
manufacturing in a campus like setting. They should provide high quality design of
public and private facilities. Land designated for a business park should not be
further divided or developed until the City annexes the area and approves a master
plan for the business park.
7.9.2 Building Intensity Building location and intensity standards will be provided
in a specific plan for each business park. The ratio of building floor area to site area
79
Land Use Element
SLO General Plan
shall not exceed 1.0. The Zoning Regulations will establish maximum building
height and lot coverage, and minimum setbacks from streets and other property
lines, as well as procedures for exceptions to such standards in special
circumstances. Dwellings may be provided only as caretaker quarters 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 residential area. (Also, see the residential section for policies on
density bonuses for affordable housing.)
7.10 Recreation Area
The large Recreation space shown in the Airport Area is to be a golf course or other
outdoor recreational use such as sports fields, irrigated with non -potable (probably
reclaimed) water.
PROGRAMS
7.11 Specific Plan
The City will work with Airport Area property owners to complete a specific plan.
7.12 Airline Service and Impacts
The City will work with the County to assure that airline services and conditions in
the vicinity of the airport are consistent with the Circulation Element policies.
7.13 Growth Management
The City will annex the area and accommodate incremental development consistent
with the growth management policies, including those concerning adequacy of
resources and services and development paying its own way.
7.14 Open Space Dedication and In -lieu Fees
In approving development proposals, the City will assure that Airport Area
properties secure protection for any on -site resources as identified in the 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.
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Figure 10: optional Use and special Design Areas
LI tV 0 Optional Use or Special Design Area
(see text for numbered references)
111111111111MOi ,``sm) Luis C3L;1spo Adjacent areas overlap N
Land Use Element
OPTIONAL USE & SPECIAL DESIGN AREAS
INTRODUCTION
SLO General Plan
In and near the City 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 optional use and special design areas, the City intends to do
one or both of the following:
(A) 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.
(B) Encourage innovative design concepts which help revitalize and beautify the
area.
Each optional use and special design area that is mostly open land may be designated
Interim Open Space untiltheCity approves a plan -for use of the area.
Optional use and special design areas are designated by number on the General Plan
Land Use Map, 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.)
POLICIES
In areas 8.1 through 8.5, renovation of streetscapes, landscaping, and building facades
is encouraged. The City should work with property owners to prepare area plans
containing design guidelines and implementation programs. Programs may include
implementation incentives, such as variations from development standards or loan
funds.
8.1 Madonna Road Regional Shopping Area
8.2 Foothill Boulevard Area
8.3 Broad Street Area
8.4 Santa Barbara Street Area
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8.5 Mid-Higuera Area
Land Use Element
The City will prepare and adopt a plan for this multi -block commercial area showing
any desired street and driveway changes, flood mitigation measures, and
opportunities for a linear park along San Luis Obispo Creek. The plan could also
serve as a "conceptual redevelopment plan," guiding private construction on sites
affected by any widening of Higuera Street or San Luis Obispo Creek. (See also
policy 3.1.4)
8.6 Drive-in Theater Area
This 25-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
a full interchange at Prado Road and extending Prado Road to connect with
Madonna Road.
Once flooding and access issues are resolved, and agricultural preservation
requirements are met, the area would be suitable for government agencies' regional
offices (see also policy 5.1.6).
8.7 Los Osos Valley Gap
This 16-acre site should be developed if land in common ownership to the east is
permanently preserved as open space. The following are possible uses for the area
designated Interim Open Space.
- Vehicle sales;
- Multifamily housing;
- An open space corridor, trail, or both, to connect Laguna Lake Park and Prefumo
Creek with the Irish Hills.
8.8 Dal idio-Madonna-McBride Area
This approximately 180-acre area of prime farm land bounded by Madonna Road,
Highway 101, Central Coast Plaza, and Prefumo Creek is in three ownerships. The
City intends to preserve significant parts of this signature working agricultural
landscape at the southern gateway to San Luis Obispo.
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Land Use Element
8.9 Madonna Area
SLO General Plan
8.9.1 This area may be developed further only if surrounding hillsides are
permanently protected as open space. (See also hillside planning policy 6.2.6.K.)
8.9.2 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.
8.9.3 The area immediately west of Highway 101 should be retained as an open
space buffer.
8.9.4 Any plan for further development in this area must address reconfiguration of
the Marsh Street interchange.
8.10 Irish Hills Area
This approximately 110-acre area extends from Los Osos Valley Road to the base of
the Irish Hills, and from Madonna Road to Auto Park Way. It shall be zoned
Conservation/Open Space upon annexation, and shall be zoned for appropriate urban
districts upon approval of development -plans.
8.10.1 About 38 acres northerly from the vicinity of the Garcia Drive intersection is
designated Medium -Density Residential. This area may accommodate about 500
dwellings. There should be a range of housing types, with low -density, medium -
density, and medium -high density development each occupying about one-third of
the area.
While a specific plan is not required, development plans (described in policy 1.13.3)
are required and should include the following:
A. Street intersections consistent with the Circulation Element and no driveway
access, to minimize disruption of traffic flow along Los Osos Valley Road.
B. Pedestrian, bicycle, and vehicle access between any separate development
sites, in addition to access provided by Los Osos Valley Road.
C. Sufficient setbacks for traffic noise mitigation.
D. Building heights, setbacks, and spacing to allow views of the Irish Hills from
Los Osos Valley Road.
E. Permanent open space protection of hill areas at least equal to the
development area.
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SLO General Plan
Land Use Element
8.10.2 About 72 acres southerly from the vicinity of the Garcia Drive intersection is
designated General Retail.
While a specific plan is not required, development plans (described in policy 1.13.3)
are required and should include the following:
A. Street intersections consistent with the Circulation Element and no driveway
access, to minimize disruption of traffic flow along Los Osos Valley Road.
B. Pedestrian, bicycle, and vehicle access integrating circulation among any
separate development sites, in addition to access provided by Los Osos
Valley Road.
C. Building heights, setbacks, and spacing to allow views of the Irish Hills from
Los Osos Valley Road.
D. Permanent open space protection of hill areas at least equal to the
development area.
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Land Use Element
REVIEW & AMENDMENT
9.1 Comprehensive Reviews
SLO General Plan
The City should conduct a comprehensive review of this element about 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.
9.2 Amendment Proposals
Amendments to this element, requested by citizens or deemed useful by the
Planning Commission or the City Council, will be considered by the City. Such
amendments should be considered in groups, not more than four times each year.
9.3 Annual Report
The City will 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.
SLO General Plan
IMPLEMENTATION
Introduction
Land Use Element
"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 under the following headings
are to be consistent with the General Plan.
10.1 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.
10.2 Subdivision Regulations cover the division of land into parcels which can be
sold, and set basic standards for streets and utilities.
10.3 Architectural review applies to the layout and outdoor appearance of new
housing tracts, multifamily developments, hillside development, stores, offices,
and manufacturing buildings, and remodeling of some downtown buildings and
historical buildings.
10.4 Grading Regulations limit the amount and methods of reshaping the ground to
accommodate development.
10.6 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.
10.6 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.
10.7 Development plans and specific plans bridge between general policies and
actual construction plans.
10.8 Public Planning is a way for the City and its Citizens to help shape the City's
future environmental quality. Before considering private 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 should conduct an
evaluation of environmental opportunities and constraints, to which a private
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Land Use Element
SLO General Plan
proposal can respond. Features to be examined include toxic contamination,
airport operations, ground slopes, seismic hazards, soil and groundwater
characteristics, wildlife habitats, scenic values and impacts, agricultural values,
open space preservation, aquatic ecosystems, air quality, sustainability impacts,
road and rail traffic noise, water and sewer service limits, access and circulation,
and historic and archaeological resources.
10.9 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 should 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.
10.10 Communication, ranging from informal staff discussions to letters from the City
Council, lets other agencies know the City's position based on the general plan.
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SLO General Plan Land Use Element
DEFINITIONS
Some terms unique to the General Plan or city planning activities are used. They are
defined below. Generally, the first time each of these terms appears in the text, it is
printed in italics.
Agriculture is the use of land for the production of food or fiber, or both, including (1)
the growing of crops, or (2) the grazing of animals on naturally prime pasture or
improved pasture land, or both (1) and (2).
Annexation is the extension of the City limits, to increase the area which is subject to
City laws and, sometimes, eligible for City utilities and services. Annexations are acted
on by the Local Agency Formation Commission, according procedures and standards in
State law. This commission is made up of two members of the County Board of
Supervisors, two members of councils of the cities within the County, and a public
member.
Aquatic ecosystems are biological communities that have developed in and around
creeks, Laguna Lake, floodplains, marshes, wetlands, serpentine seeps, and springs.
Arterial street is a major road connecting different areas of the City with each other and
with highways. Driveway access is usually limited. (See also the Circulation Element.)
Business park is a master -planned, campus -like setting for research -and -development
or light -manufacturing industries.
Building intensity is a measure of the amount of floor space in relation to site area. It
is expressed as the ratio of gross building floor area to site area. For example, where a
ratio of 1.0 is allowed, building floor area can equal site area. In this example, a one-
story building could cover all of the site (except any required setbacks), a two-story
building could cover one-half the site, or a three-story building could cover one-third of
the site. (See also "density.")
Civic Center is a part of downtown where certain types of City and County government
offices are to be concentrated.
Collector street is a street serving a neighborhood or subarea of the City, usually
having only two lanes. See also the Circulation Element.
Commercial core is the part of downtown's commercial area where buildings generally
cover whole parcels and there is little or no on -site parking. See Figure 3.
Creek is a waterway or portion of a waterway so designated on the Open Space
Element "Creek Map," or other source as defined in the Open Space Element; creek
includes a natural watercourse or altered natural watercourse where water flows in a
Land Use Element SLO General Plan
definite channel, with a bed and banks.
Creek setbacks establish the minimum distance that development must be from a
creek's physical top of bank or the outer edge of riparian vegetation, considering
preservation of creek habitat and adequate space for natural changes and the storm
design capacity, as provided in the Open Space Element.
Density describes how many things of a certain kind occupy an area of land. Density is
often expressed as the number of residents, dwellings, or employees per acre. In this
element, it means the maximum number of dwellings per acre that may be allowed.
(See also "building intensity.")
Development limit line is a boundary, inside the urban reserve, between land to
remain open and land which can be developed. It has been applied to certain hillsides.
Development plan is a plan for development of a certain site which has been rezoned
under the "planned development" section of the City's Zoning Regulations. A
development plan shows land uses, roads, utilities, building outlines, and development
timing in more detail than the general plan, but not so precisely as construction plans.
Downtown is the central part of the City, generally bounded by Highway 101, the
railroad, and High Street, including the commercial core and historic residential
neighborhoods.
Expansion areas are places that the City has decided will be appropriate for urban
development, generally next to and extending beyond the City limits at the time the plan
was adopted. The relatively large major expansion areas are shown and named on the
plan map. Some smaller expansion areas are also shown; others may be designated
as the City identifies additional places which meet certain standards that make them
appropriate for urban development.
General Retail is a commercial land -use category which includes specialty stores as
well as department stores, restaurants, and some services such as banks.
Greenbelt is the essentially undeveloped open land beyond surrounding the City's
urban reserve line, which maintains the City's rural setting and ecological integrity by
preserving hillsides, agricultural land, wildlife and native plant habitat, and other open
space.
Health -Care area is a district on Johnson Avenue where County and related private
health-care facilities are to be located.
High -Density Residential is a land -use category for attached or closely spaced
dwellings, usually in multistory buildings, for group housing, and for other uses that are
supportive of and compatible with residential neighborhoods.
W
SLO General Plan Land Use Element
Hillside planning areas are places at the City's edges where a relatively precise
boundary between potential development areas and open space has been drawn, and
where special development standards apply.
Historical resources are places, buildings, or artifacts which represent periods in local
history.
Infill is development on vacant sites which are essentially surrounded by urban
development, and inside the city limits existing when this element was adopted.
Interim Open Space is a land -use category for areas which may be suitable for
development someday but which should be kept open until certain constraints to
development are overcome.
Local street is a street providing access to all or part of a neighborhood, and not
carrying through traffic. See also the Circulation Element.
Low -Density Residential is a land -use category for dwellings that provide a sense of
individual identity and neighborhood cohesion for the households occupying them,
generally detached, one- or two-story buildings, with private outdoor space separating
them from neighboring dwellings, and other uses which are supportive of and
compatible with these dwellings.
Medium -Density Residential is a land -use category for dwellings that provide a sense
of individual identity and neighborhood cohesion for the households occupying them,
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. Other uses which are supportive of and
compatible with these dwellings, such as parks, schools, and churches, may be
permitted.
Medium -high -density residential is a land -use category for attached or closely spaced
dwellings, usually in multistory buildings, for group housing, and for other uses that are
supportive of and compatible with residential neighborhoods.
Neighborhood Commercial is a commercial land -use category for businesses which
primarily meet the frequent shopping demands of people who live nearby, such as
supermarkets and drug stores.
Office is a land -use category for professional and financial services, and related,
supporting businesses.
Old Town means the part of downtown which includes the residential areas around the
commercial core, where most original houses were built before 1940.
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Land Use Element SLO General Plan
Open Space is land or water area which remains in a predominantly natural or
undeveloped state, and is generally free of structures. Such lands protect and preserve
the community's natural and historical resources, define the urban boundary, and
provide visual and physical relief from urban development. Open spaces may consist of
small portions of a parcel or large tracts of land. Such lands may include farming and
grazing; creeks, marshes, watershed and floodplains; scenic resources; plant and
animal habitat; historic and archaeological resources; and passive recreation areas.
Park is a land -use category for publicly owned parks.
Passive recreation means low -impact activities such as hiking, bird -watching, nature
photography, trails, nature study, viewing stations, interpretive areas, and similar uses.
Planning area is the land within the city limits where the City can control development
as well as the area outside the City limits where the City is particularly concerned with
land use. See Figure 1.
Prime agricultural land means land which the U.S. Soil Conservation Service
considers to be Class I or Class II. These soils have few or no limitations for growing
crops due to slope, depth, texture, drainage, or inherent fertility.
Programs are actions which the City intends to take in pursuit of its goals and policies.
Public is a land -use category for government facilities, such as schools, offices,
meeting rooms, police and fire stations, and maintenance yards.
Recreation is a land -use category for publicly or privately owned recreation facilities,
either outdoors or buildings within a park -like setting.
Region generally means San Luis Obispo County.
Residential Neighborhood is a designation for the major residential expansion areas
shown on the General Plan Land Use Map, which are to include a wide range of
housing types and costs, and supporting uses such as small parks, elementary schools,
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Residential/Office is a potential land -use category for downtown neighborhoods which
have started to make the transition from residential to office uses, where the City wants
to assure than housing is protected or replaced as office development occurs.
Riparian means characteristic of creeks or their edges.
Rural commercial is an intensity of land -use in the airport area. Rural commercial
includes farming as well as businesses which need a lot of space, which can be
supported by on -site water supply and waste disposal rather than City water and sewer
service, and which do not concentrate substantial numbers of employees or customers.
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SLO General Plan Land Use Element
Rural Residential is a land -use category for one or fewer dwellings per ten acres,
where City water and sewer services are not available.
Services and Manufacturing is a land -use category including repair and maintenance
services, retailing of items such as vehicles and building materials, and light
manufacturing.
Small residential care facility means a home for not more than six people who need
supervision or help with daily activities.
Social services area is a district on South Higuera Street near Prado Road where
government agencies providing income -maintenance and employment services are to
be located.
Special design areas are sites where the general plan anticipates a broader range or
mix of uses than would be allowed by the named land -use categories, and where those
uses can be developed only as part of a development plan which solves certain
problems.
Specialty store is one which offers a limited range of typically small consumer items to
a wide market area, such as a shoe store, book store, or tobacco shop.
Specific plan is a document adopted by the City to show land uses, roads, utilities,
other public facilities, and development timing in more detail than the general plan, but
not so precisely as subdivision maps or construction plans.
Suburban Residential is a land -use category for not more than one dwelling per acre,
where City water and sewer services are not available.
Tourist Commercial is a land -use category for businesses which primarily serve
visitors and the traveling public, such as motels, gas stations, and restaurants.
Urban reserve line is the boundary between areas that the City has decided may be
appropriate for urban development and land to remain in open -space and rural uses.
Agricultural and open space uses may also be maintained within the urban reserve.
Urban use is a relatively intensive use of land which normally requires City water and
sewer service; urban uses are nearly all the types of development accommodated in the
following categories of this element: low-, medium-, medium -high, and high -density
residential; neighborhood, tourist, and general -retail commercial; offices; services and
manufacturing; business parks, and most public buildings.
Warehouse store is a large retail or wholesale store which sells items primarily in bulk
quantities or containers, and which has minimal range of brands and minimal display
space that is separate from storage areas.
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Land Use Element
SLO General Plan
Wetland is any area where one or more of the following attributes exist:
1. At least periodically, in years of normal rainfall, the plants are those which thrive
only in water or saturated soil.
2. The substrate is predominantly undrained hydric soil as defined by the United
States Soil Conservation Service.
3. Substrate other than soil is at least periodically saturated or covered by shallow
water at some time during the growing season in each year of normal rainfall.