HomeMy WebLinkAbout12/12/1988, COMM. 3 - COUNCIL SUPPORT OF INTERIM DEVELOPMENT POLICIES FOR THE AIRPORT AREA AND SURROUNDING RURAL FRINGE • MES AGENDA/��
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990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
MEMORANDUM
December 12, 1988
To: City Council
From: Mike Multari
Subject : Council support of interim development policies for the Airport
Area and surrounding rural fringe
This is coming to you as a Communication item for today's meeting because
the Board of Supervisors will be considering this tomorrow. Staff will
attend the Board meeting in support of these interim development policies
and would request the Council select a representative to attend the
meeting to also support the proposal . Thanks.
Denotes action by Lead Person
Respond by:
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FROM: Michael Multari, Community Development Dir. By: Terry Sanville, Principal Plan.
SUBJECT: Council support of interim development policies for the Airport Area and
surrounding rural fringe.
CAO RECOMMENDATION: By minute action, support the draft interim development policies
and authorize a City Council representative to attend the Board of Supervisor's meeting
to support the proposal.
BACKGROUND:
At its September 20, 1988 meeting the City Council directed the staff to work with the
county to develop an agreement that would better control development in rural areas south
of the city while the Airport Area Specific Plan is being prepared. The staff met with
Paul Crawford, County Planning Director and Vic Montgomery (representing the property
owners) to develop such an agreement. Various options for the form and content of an
agreement were discussed.
On October 22, the Community Development Director sent council members a progress report
that outlined a proposed set of development policies for the airport area and rural
fringe areas. The report asked for council comment if the development policies were
unacceptable. No responses were received by the director.
The county planning staff has prepared a report for the Board of Supervisors (see
attached) asking the Board to adopt interim development policies for the Airport Area and
rural fringe. These policies will be considered on Tuesday December 13. 1988. The city
Community Development Director will be attending. Policy highlights include:
A. No processing of general plan amendment requests outside the Airport Area in the
Edna Valley until the county general plan for this arca is updated.
B. No processing of general plan amendment requests inside the Airport Area if
inconsistent with the Airport Area Concept Plan.
C. Require as a condition of approval for any project in the Airport Area
dedication of full right-of-way for roadways contemplated in the Concept Plan.
D. Require full setbacks from major streets contemplated in the Concept Plan.
E. Require that a master plan for circulation and setbacks be prepared for areas
designated "business parks" before single lots in these areas are developed.
F. Continue to allow city review and comment on all projects (including ARC review
if desired).
SIGNIFICANT IMPACTS
City staff supports the proposed interim policies. If adopted by the Board, the policies
should allow preparation of the Airport Specific Plan to proceed without being
compromised by conflicting changes to the county's general plan. The interim policies
will also allow the city and county to jointly work on updating the county LUE for the
San Luis Obispo Area. The county has accelerated its work schedule and will be starting
work on this city's area plan in January 1989.
CONSEQUENCES OF NOT TAKING AN ACTION
Lack of council support could affect the board's acceptance of the proposed interim
development policies. e?
Attachment
Department of Planning and Building
San Luis Obispo County
County Government Center
San Luis Obispo
California 93408
(805)549-5600
Paul C.Crawford,AJCP
DECEMBER 13, 1988 Director
TO: BOARD OF SUPERVISORS
FROM: PAUL C. CRAWFORD, DIRECTOR OF PLANNING AND BUILDING
SUBJECT: S.L.O. AIRPORT AREA SPECIFIC PLAN - PROPOSED INTERIM POLICIES
SUMMARY
Review of the conceptual land use plan prepared by staff as part of the
Phase I work on the San Luis Obispo County Airport Area Specific Plan by
the county Planning Commission, San Luis Obispo City Council and the
Airport Area Property Owners Association is nearing completion. Although
final comments from the city as articulated by the City Council are not
yet available, it appears that both the city and the property owners
association are in agreement with the basic direction of the concept land
use plan and accompanying goals and objectives. With Board authorization
after receipt and review of the city comments and recommendations, staff
will proceed with Phase II, completion of the actual draft specific
plan. In order to avoid the completion of Phase II and eventual plan
implementation being hampered by near-term development decisions that are
inconsistent with the directions of the concept plan, staff is proposing
that the Board enact a series of interim policies which will assure that
development proposals filed during completion of Phase II be consistent
with, and further the objectives of the concept plan.
RECOMMENDATION
Direct staff to implement the following policies, including returning to
your Board with appropriate Land Use Element/Land Use Ordinance amendments
where necessary:
1. Until completion of the forthcoming update of the San Luis Obispo
Area Plan of the Land Use Element, LUE amendments within the San Luis
Obispo planning area (outside the planning area for the Airport Area
Specific Plan) will not be processed except where considered as part
of the LUE update.
2. Until completion and adoption of the Airport Area Specific Plan, Land
Use Element amendments proposed within the planning area for the
Airport Area Specific Plan will be processed only where they are
consistent with the concept plan.
Board of Supervisors
December 13, 1988
Page 2
3. Until completion and adoption of the Airport Area Specific Plan, Land
Use Element amendments proposed within the planning area which are
not consistent with the concept plan will not be processed as separate
applications but, where authorized by the Board of Supervisors, will
be considered as plan alternatives in the completion of the specific
plan and the environmental review process.
4. The county will work toward the enactment of new road improvement
standards for the specific plan planning area so that development
which occurs prior to adoption of the specific plan will provide for
right-of-way dedication and road improvements which are compatible
with city standards. [Amendment to Land Use Element planning area
standards required. ]
5. The county will work toward the enactment of new setback and land-
scaping standards for development along Higuera Street, Prado and
Tank Farm Roads, and Highway 227 so that development which occurs
prior to adoption of the specific plan will provide for building
setbacks and street frontage landscaping which are compatible with
city standards. [Amendment to Land Use Element planning area
standards required. ]
6. Any development proposals for property within the areas of the concept
plan designated for business parks will be required to include a
master plan for circulation and building setbacks for all property
within the business park so that the land use permit process can
verify that the interim development will not interfere with the
ultimate development of the site consistent with the objectives of
the concept plan. [Amendment to Land Use Element planning area
standards required. ]
DISCUSSION
The completion and adoption of the specific plan will determine signifi-
cant new directions for the nature, quality and timing of new development
in the airport area. Those new directions are outlined by the concept
plan. It is important that development which occurs in the interim period
while the specific plan is being completed not compromise the directions
established by the concept plan. The issues which the specific plan must
address (land use, circulation, water supply, sewage disposal, storm
drainage, airport compatibility, etc.) are complex enough that near-term
development which involves a different approach to those issues than that
suggested by the concept plan could seriously hinder their resolution and
further delay completion of the specific plan. For that reason, a series
of policies is proposed that would work with existing and amended Land
Use Element planning area standards to provide additional guidance for
development proposed in the area before completion of the specific plan.
OM„».
Board of Supervisors
December 13, 1988
Page 3
The proposed policies would address the following issues:
1. Plan amendments. Policies are proposed to deal with two aspects of
plan amendments: changes around the San Luis Obispo urban fringe
generally, and any changes within the planning area for the Airport
Area Specific Plan. Regarding general fringe area amendments, the
proposed policy of not accepting proposals for processing but instead
referring them to the LUE area plan update is based on recent Board
actions on several fringe area amendment proposals. The policy would
enable all such proposals to be treated consistently and would ensure
that potential land use changes near the urban fringe would be
evaluated through a comprehensive rather than incremental process.
The proposed policy for amendments within the specific plan area
would ensure that any such requests would be consistent with the
directions of the specific plan, or could be used to refine the
recommendations of the plan as it is prepared. Amendment proposals
within the specific plan area which are consistent with the concept
plan could be processed immediately; proposals which take a different
direction would be considered as the actual specific plan is being
drafted.
2. Compatibility of interim development with city standards. Because
one important objective of the specific plan is to work toward
eventual annexation of the area to the city, it would be most
efficient if new development occuring in the final months of specific
plan preparation is designed to not hinder the ability of later
annexations to integrate the public improvements installed with such
development into city systems. Proposed policies 4 and 5 would
provide for the county and city to work quickly to develop common
right-of-way improvement and street frontage landscaping standards
for the area, which would then be brought to the Board of Supervisors
for adoption as planning area standards applicable to new development
in the area.
3. Master plans for business parks. The business parks proposed by the
concept plan are particularly sensitive because they are the only
portions of the specific plan where the parcel sizes and ownership
pattern would support modern subdivision techniques. It is therefore
important that any development proposals for those areas which are
filed before completion of the specific plan incorporate the
additional study necessary to ensure that their features will not
interfere with appropriate development in the remainder of the
business park. Proposed policy 6 would require the first development
proposal within a designated business park to prepare an overall plan
for street layout and building setbacks for the particular business
park. Review of the development proposal by the county could then
5MA". 3�
Board of Supervisors
December 13, 1988
Page 4
appropriately determine how the development would relate to later
completion of the business park. As development of the business park
continues, the master plan could be modified as necessary. This
policy would also require implementation through adoption of a
planning area standard.
The proposed policies have been reviewed and agreed to by all members of
the specific plan preparation team and the Technical Review Committee of
the Airport Area Property Owners Association. .
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