HomeMy WebLinkAbout02/05/1991, 2 - 1. TRACT 1358: TENTATIVE MAP TO CREATE TWELVE LOW-DENSITY RESIDENTIAL LOTS AND THREE REMAINDER LOTS ON THE WEST SIDE OF POINSETTIA STREET, NORTH OF TANK FARM ROAD, WITHIN THE EDNA-ISLAY SPECIFIC PLAN AREA; AND 2. SP 1493: AMENDMENT TO THE MEETING DATE:
city of San LUIS OBISPO
- -
COUNCIL AGENDA REPORT ITEM NUMBER
O
FROM: Arnold Jonas, Community Development Directo
BY: Judith Lautner, Associate Planner
SUBJECT: 1. Tract 1358: Tentative map to create twelve low-
density residential lots and three remainder lots on
the west side of Poinsettia Street, north of Tank Farm
Road, within the Edna-Islay Specific Plan area;
and
2 . SP 1493 : Amendment to the Edna-Islay Specific Plan to ,
remove two planned street extensions into the adjacent
county area.
CAO RECOMMENDATION
1. Adopt a resolution amending the specific plan and approving the
tentative map, with findings and conditions, as recommended by the
Planning Commission.
2 . Direct the Planning Commission to evaluate alternative land uses and !
circulation patterns for the specific plan's secondary planning area,
as part of its review of the land use element.
Report-in-brief
The subdividers want to divide three large lots, which are partially
inside and partially outside the city limits, into twelve single-family ,
residential lots (within the city limits) , plus three large remainder )
lots (outside the city limits) .
The site consists of property bounded by Industrial Way, Broad Street, .
and Tank Farm Road. The entire site is part of the Edna-Islay Specific ;
Plan area. The portion within the city limits is part of the "primary
planning area", and the portion outside the city limits is part of the
"secondary planning area" .
The specific plan calls for two streets (Bougainvillea and Columbine) toj
be extended into the adjacent county area (secondary planning area) , to
serve a residential development there. The subdivider is asking for a '
change to this street system (a specific plan amendment) , to eliminate
the two residential street extensions. He says the property can be
adequately served by Tank Farm Road or Industrial Way.
The Planning Commission, in looking at the twelve-lot subdivision, asked
that pedestrian access by provided from Poinsettia into the secondary
planning area. The revised tract maps show access (a sidewalk) up to
Industrial Way, and another walkway from Poinsettia, alongside the
existing detention basin, into the secondary planning area. There were
no other significant concerns with the twelve lots proposed.
J -
Tract 1358
SP 1493
• 3935 Poinsettia Street
Page 2
The primary issue in deciding this request has to do with the elimination
of the two streets. The environmental initial study looked at several
ways to serve the residential portion of the secondary planning area
without having access to Poinsettia Street. The conclusion of that study
was that the specific plan map land use designations may have to be
changed if the streets are eliminated.
The Planning Commission recommends approval of the specific plan
amendment and approval of the twelve-lot subdivision, but that commission
did not recommend a specific circulation plan to replace the one their
action would eliminate. Staff is recommending that the council direct
the Planning Commission to evaluate alternative land uses and circulation
patterns for the secondary planning area, as part of its review of the
draft land use element update.
DISCUSSION
Situation
The subdivider has received approval of several subdivision maps to
develop the Edna side of the Edna-Islay Specific Plan area. Approval of
the proposed map would complete subdivision of the easterly side of the
specific-planned area.
Data summary
Address: 3935 Poinsettia Street
Applicant: French Brothers Investments Development
Representative: Jerry Michael
Property owners: Melvin C. Jones and Charles E. French
Zoning: R-1-SP (city portion)
General plan: Low-density residential (city portion) , Interim
Conservation/Open Space and Rural Industrial (county
portion)
Specific plan: Edna-Islay - designated low-density residential (city
portion) ; county portion is divided between low-
density and medium-density residential, and service
commercial.
Environmental status: EIR certified for specific plan in 1982 ; negative
declaration of environmental impact, with
mitigation, granted by the director November 8,
1990.
Project action deadline: Permit streamlining act deadline: December
2 , 1990; deadline extended by subdivider
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Tract 1358
SP 1493
3935 Poinsettia Street
Page 3
Site and project description
The site includes three large lots bounded by Tank Farm Road, Broad
Street, and Industrial Way. The site contains land both within and
outside the city limits. The property is relatively flat, except for the
portion of a detention basin within the project boundaries.
The county land contains a lumber yard. The property within the city
limits is vacant and contains no significant vegetation.
The subdividers want to divide the three lots into twelve residential
lots, averaging 6,000 square feet each, all within the city limits, and
three remainder lots, all outside the city limits. A small irregular
portion of the property, at the southeast corner of the site, is to be
dedicated to the city for road purposes. The site is shown on the map
below:
The site is included in the
Edna-Islay S ecific Plan. The
•"'•R-1-SF specific plan prescribes
..-•'•• specific land uses for all
,�/ �OIJ �'••••• Qp,N ��eP areas included in the plan.
"•R=1 ®''._ The in-city portion of the
P/ailr�iixj
IR-In specific plan is called the
"primary planning area", while
the county portion is called
the "secondary planning area".
The secondary planning area,
consisting of only land
`� NJP outside the city limits, is
Pyr F the city ' s " official
R recommendation to the county
e government for what should
happen in the secondary
µ planning area", according the
page 50 of the specific plan.
The plans for the secondary
planning area are intended to
minimize conflicts between the
adjacent city and county land
Map of site tP � , uses and street systems.
i
_ o?-3
Tract 1358
SP 1493
3935 Poinsettia Street
Page 3
Site and proiect description
The site includes three large lots bounded by Tank Farm Road, Broad
Street, and Industrial Way. The site contains land both within and
outside the city limits. The property is relatively flat, except for the
portion of a detention basin within the project boundaries.
The county land contains a lumber yard. The property within the city
limits is vacant and contains no significant vegetation.
The subdividers want to divide the three lots into twelve residential
lots, averaging 6, 000 square feet each, all within the city limits, and
three remainder lots, all outside the city limits. A small irregular
portion of the property, at the southeast corner of the site, is to be
dedicated to the city for road purposes. The site is shown on the map
below:
d v The site is included in the
Edna-Islay Specific Plan. The
° specific plan prescribes
specific land uses for all
areas included in the plan.
S�/ 4rr The in-city portion of the
Qun9 i specific plan is called the
•° "primary planning area", while
w the county portion is called
the "secondary planning area".
"-- The secondary planning area,
consisting of only land
" outside the city limits, is
the city ' s " official
recommendation to the county
. _ government for what should
.a happen in the secondary
R planning area", according the
page 50 of the specific plan.
The plans for the secondary
'a planning area are intended to
minimize conflicts between the
adjacent city and county land
Map of site uses and street systems.
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Tract 1358 M&MG"81 I
midi Mil '
SP 1493 i �`oo'.Rw drP,q,�o
3935 Poinsettia street e. a�V� G4
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Page 4 _ " .• o
rr.k.
i►1fio
The specific plan map (right) shows
a street system extending from
inside the city limits into the pGFl /0r1
adjacent county area, to serve a ►`'
small residential area. The
residential area shown on the map
includes a medium-density portion P�QYU'1�l
next to Tank Farm Road, plus a low- �JJ
density area above that. The area
remainder of the property is to be
a service-commercial development.
eO�t� O
The subdividers want to eliminate 4 Seed 9( �'-
the two street extensions (fin)„„ f �.�
(Bougainvillea and Columbine) into P �� ..I.V
the adjacent secondary planning a re Qr
area. This action would eliminate
the street system shown on the
specific plan map, above. The
applicants say the area can be
adequately served from Tank Farm
Road, Broad Street, or Industrial Specific plan map of site
Way. (excerpt from Figure 27)
EVALUATION
1. The specific plan amendment may affect the future use of the county
property. The secondary planning area is not now subject to city
control, and there are several different options for its development.
The city's current plans for the property (and official recommendation
to the county) are shown in the specific plan, on figure 27 (see
excerpt above) . This plan shows Bougainvillea and Columbine extending
into the upper part. of the secondary planning area, and connecting to
a residential cul-de-sac.
The specific plan amendment would eliminate the connection from the
county land to Poinsettia Street, forcing a different type of
circulation plan. However, in taking an action to eliminate this
option, the commission did not make any recommendation for changing
the street system shown in the specific plan. Several alternative
plans were examined in the environmental initial study (attached) .
The conclusion of the initial study is that the specific plan land use
designations would almost certainly have to change (now or later) if
the street extensions are eliminated.
Staff recommends that the council review the discussion in the initial
study to become familiar with the options for the adjacent county
land. h
d �A�
Tract 1358
SP 1493
3935 Poinsettia Street
Page 5
2. If the street extensions are eliminated, how must the specific plan
be modified? The applicants have not asked for a change to the land
use designations shown on the specific plan maps. However, removing
the planned connection to Poinsettia Street leaves the residential
portion of the secondary planning area (figure 27) without a
circulation plan.
As noted above, the Planning Commission did not support any specific
circulation pattern to replace the one shown in figure 27 of the
currently adopted plan. The applicant argued that the adjacent
property already has frontage on three streets: Broad Street,
Industrial Way, and Tank Farm Road. Additional access from
Poinsettia, in the applicant's view, was unnecessary. The
commission's recommendation is to maintain the land use designations
shown in the specific plan, but remove the suggested street pattern.
The figure below illustrates this change, and is also included is the
draft resolution for approval, attached.
a� To provide for future access, the council
should consider direction to the Planning
Commission to evaluate alternative land uses
for this county parcel, along with
circulation patterns for those uses, as part
of its review of the draft land use element.
3. Pedestrian paths. The subdivision design is
-� fairly straightforward. The city portion is
to be divided into 12 residential lots. The
Planning Commission was concerned about the
�y foss of a connection from the secondary
Proposed amendment area, if the street extensions are removed.
to Figure 27 At the commission's direction, the
subdivider revised the map to show two
walkways that would allow pedestrian or
bicycle access to and from the secondary
area. These connections will allow pedestrian or bicycle links to the
linear and public parks from the secondary area, and access to
commercial development from the Edna neighborhood.
4. Environmental review. Environmental review is not normally required
of residential subdivisions in specific planned areas. An initial
study was required for the specific plan amendment, and a negative
declaration with mitigation was granted by the Director on November
8, 1990.
Sr
Tract 1358
SP 1493
3935 Poinsettia Street
Page 6
The subdivider objects to the proposed mitigation measures required
by the initial study (See letter from John French, attached) . These
mitigation measures are copied below:
ER 15-90
SUMMARY OF MITIGATION MEASURES
1 . If the land use designations are amended, the council should maintain
the potential to allow at least 35 residences on the Broad Street
site, or allow the transference of this density to another site
nearby. In its review of the amendment request, the council should
consider higher-density residential uses for the site, as well as
other options for providing affordable housing.
2. The medium-density area and part of the low-density area should have
access from a cul-de-sac off Poinsettia Street. The remainder of the
low-density area should have access from Industrial Way or through an
extension of Bougainvillea Street. If access is from Industrial Way,
the Industrial Way intersection should be paved in contrasting
pavement materials to distinguish the area as residential and as a
pedestrian zone.
3 . The council should consider and minimize the potential for traffic and
circulation impacts of the different land uses prior to making a
decision on the specific plan amendment.
Mr. French does not see the connection between eliminating the streets
and providing affordable housing (Mitigation measure no. 1, above) .
Staff feels the connection has been made in the initial study, and
notes that two of the mitigation measures are being met by this
report: The requirement to "maintain the potential to allow at least
35 residences on the Broad Street site" can be met by not changing the
land use designations of the secondary planning area at this time,
which is the Planning Commission recommendation. The requirement for
the council to "consider higher-density residential uses for the
site. . . " and "other options for more affordable housing" is met by
referring to the initial study discussion on impacts on the Housing
Element.
The majority of commissioners agreed with Mr. French's argument
against the second mitigation measure, and the draft resolution
accordingly eliminates this measure. This mitigation measure requires
access from Industrial Way or retention of the Bougainvillea
connection, and access from Poinsettia near the curve.
Councilmembers should review the initial study and determine the value
of the mitigation measures in reducing environmental impacts, and make
modifications, if necessary.
Tract 1358
SP 1493
- 3935 Poinsettia Street
Page 7
OTHER DEPARTMENT COMMENTS
The Engineering Division is opposed to additional residential street
intersections with Tank Farm Road, for safety and traffic control
reasons. This concern is discussed more fully in the environmental
initial study. Engineering also wonders how the existing detention basin
would be relocated as shown on the proposed R-1 configuration submitted
by the applicant.
Cal Trans notes that it prohibits any additional driveways on Highway 227
(Broad Street) .
No other department or agency had concerns with the request.
ALTERNATIVES
The council may continue both requests, with direction.
The council may deny the amendment and the subdivision requests, based
on findings.
RECOMMENDATION
1. Adopt a resolution amending the specific plan and approving the
tentative map, with findings and conditions, as recommended by the
Planning Commission.
2 . Direct the Planning Commission to evaluate alternative land uses and
circulation patterns for the specific plan's secondary planning area,
as part of its review of the land use element.
Attached:
vicinity map
Draft resolutions
Figure 27 (EISP)
Letter from John French objecting to mitigation measures and extending
the deadline for city action
Environmental initial study
Planning Commission minutes - December 12, 1990
Letters from citizens
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RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
GRANTING APPROVAL OF TENTATIVE TRACT NO. 1358
LOCATED AT 3935 POINSETTIA STREET
BE IT RESOLVED by the Council of the City of San ids
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of the tentative map of Tract 1358 and the Planning
Commission's recommendations, staff recommendations, and reports
thereof, makes the following findings:
1. The design of the tentative map and proposed improvements
are consistent with the general plan and the Edna-Islay
Specific plan.
2 . The site is physically suited for the type and density of
development allowed in the R-1-SP zone.
3 . The design of the subdivision and the proposed improvements
are not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure
fish or wildlife or their habitat.
4 . The design of the subdivision or the type of improvement
will not conflict with easements for access through, or use
of property within, the proposed subdivision.
5. The Community Development Director has determined that an
environmental impact report was certified by the council for
the Edna-Islay Specific Plan, and an environmental initial
study was completed for the specific plan amendment, and the
proposed subdivision will not have a significant effect on
the environment and has granted a negative declaration.
SECTION 2. Conditions. The approval of the tentative map
for Tract 1358 be subject to the following conditions:
1. The subdivider shall pay any applicable transportation
impact fees adopted by the City Council prior to recordation
of the final map. These fees are anticipated to be adopted
on or about July, 1992.
2 . The subdivider shall pay any applicable storm drainage fees
adopted by the City Council prior to recordation of the
a— /
Resolution No. (1991 Series)
Tract 1358
Page 2
final map. These fees are anticipated to be adopted on or
about July, 1992 .
3 . The subdivider shall pay any applicable sewer fees adopted
by the City Council prior to recordation of the final map.
These fees are anticipated to be adopted on or about July,
1992 .
4 . The subdivider shall dedicate vehicular access rights along
the Industrial Way frontage to the city.
5. The subdivider shall record a lien or alternative approved
by the Community Development Director, equal to $750 per
unit for park improvements, to become due and payable to a
special fund, maintained by the city, upon transfer of the
lots or dwelling units.
6. The subdivider shall inform future lot buyers of the
possibility of building permit delay based on the city's
water shortage. Such notification shall be made a part of
the recorded documentation for each lot.
7. Grading plans must note that if grading or other operations
unearth archeological resources, construction activities
shall cease. The Community Development Director shall be
notified of the extent and location of discovered materials
so that they may be recorded by a qualified archeologist,
the cost of which shall be paid by the developer.
Disposition of artifacts shall comply with state and federal
laws.
8 . The subdivider shall establish covenants, conditions, and
restrictions for the regulation of land use, control of
nuisances and architectural control of all buildings and
facilities. These CC&R's shall be approved by the Community
Development Director and administered by the homeowners'
association.
The subdivider shall include the following provisions in the
CC&R's for the tract:
a. Maintenance of linear park, railroad buffer areas, and
all storm water detention basins shall be by the
homeowners' association in conformance with the Edna-
Islay Specific Plan.
b. There shall be no change in city-regulated provisions
of the CC&R's without prior approval of the Community
Development Director.
C� -!o
Resolution No. (1991 Series)
Tract 1358
Page 3
On motion of ,
seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
i Atrn
Community Devel tyment Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING APPROVAL OF THE TENTATIVE MAP FOR TRACT 1358 ,
ON THE SOUTHWEST SIDE OF POINSETTIA STREET, ABOVE TANK FARM ROAD
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the subdivision request Tract
1358 , the Planning Commission's recommendation, staff
recommendations and reports thereon, makes the following findings:
1. The design of the tentative map and the proposed
improvements are not consistent with the general plan, or with the
Edna-Islay Specific Plan.
denied. SECTION 2 . The tentative map for Tract 1358 is hereby
On motion of
seconded by '
and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Resolution no. (1991 Series)
Tract 1358
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
i o ne
Community Dev o went Director
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•
r -SARTFA LUCLA, HILLS
November 28, 1990
RECEIVED
Arnold B. Jonas V 3 v No
City of San Luis Obispo
City
990 Palin StreetCitya Son Luis OCrsFo
Cemnwmty[krdopmeM
P.O. Box 8100
San Luis Obispo, Ca. 93403-8100
Re:ER 25-90 and Tract 1358
Dear Mr. Jonas:
As I pointed out to Ms. Lautner, I agree with your conclusions that the requested Tract
1358 and amendment of the Edna Islay Specific Plan will cause no significant harm to the
environment. However, I totally disagree with the mitigation treasures.
How is elimination of automobile access from Poinsettia Street to the secondary planning
area mitigated by consideration of higher-density residential and more affordable housing?
How does accessing the secondary planning area from Industrial Way, which has no
connection to the Edna Islay Community, mitigate elimination of access from Poinsettia
Street?
Could you explain what is meant by "impacts of the different land uses"? Our application
does not request any change in land use designations.
I believe the impact of elimination of auto connection from Poinsettia Street to the
secondary planning area is fully mitigated by the pedestrian circulation improvements
shown in our revised proposal. As I pointed out, the secondary planning area is totally
surrounded by major streets which are more than capable of accommodating the auto traffic
generated by development of the secondary planning area.
In summary,I See no bm±ib•w1hatsozver for the mitigation me asuar:s you propos; W.Uc i do
agree that the proposed amendment and tract will cause no significant harm to the
environment.
On another matter,we agree to your request for time extensions to the extent necessary for
expeditious processing of our application.
y,
ohn French
JDF/maj
P.O. Box 1796 • San Luis Ohisfv, Califomia 93406 • (605) 544-3613
city of San WIS OBISpo
�i►I�IIIIIIII i�l�i,l�!�►►��Il;�lil�
a INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 3935 Poinsettia APPLICATION NO. 15-90
PROJECT DESCRIPTION Amendment of the Edna-Islay Specific Plan to delete two
street extensions from existing residential areas into adjacent county
areas, at the northwesterly end of Poinsettia Street.
APPLICANT French Brothers Development
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPAREDBY Judith Lautner, Assoc' to Planner DAT t(Oct.
5, 1990
COMMUNITY DEVELOPMENT DIRECTOR'S AC71ON: aa DATE 1 �7-
h1tcK�r�7 � r�
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ................................................... NONE*
B. POPULATION DISTRIBUTION AND GROWTH.......................................... NONE
C. LAND USE ....................................................................... NONE
D. TRANSPORTATION AND CIRCULATION .............................................. NONE*
E. PUBLICSERVICES ................................................................ NONE
F. UTILITIES.......... ...... NONE
G. NOISE LEVELS ................................................................... NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... NONE
1. AIR QUALITY AND WIND CONDITIONS............................................... NONE
J. SURFACE WATER FLOW AND QUALITY .............................................. NONE
K PLANT LIFE ......................: ........................ NONE
L ANIMAL LIFE..................................................................... NONE
M. ARCHAEOLOGICAU/HISTORICAL ................................... .. ......
NONE
N. AESTHETIC ....................................... NONE
O. ENERGVRESOURCE USE .......................................................... NONE
ROTHER .............................................................. NONE
111.STAFF RECOMMENDATION
NEGATIVE DECLARATION, WITH MITIGATION
*SEE ATTACHED REPORT seas
ER 15-90
SUMMARY OF MITIGATION MEASURES
1. If the land use designations are amended, the council should
maintain the potential to allow at least 35 residences on the
Broad Street site, or allow the transference of this density
to another site nearby. In its review of the amendment
request, the council should consider higher-density
residential uses for the site, as well as other options for
providing affordable housing.
2 . The medium-density area and part of the low-density area
should have access from a cul-de-sac off Poinsettia Street.
The remainder of the low-density area should have access from
Industrial Way or through an extension of Bougainvillea
Street. If access is from Industrial Way, the Industrial Way
intersection should be paved in contrasting pavement materials
to distinguish the area as residential and. as a pedestrian
zone.
3. The council should consider and minimize the potential for
traffic and circulation impacts of the different land uses
prior to making. a decision on the specific plan amendment.
ER 15-90
3935 POINSETTIA STREET
DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The project is the amendment of an adopted specific plan for the
Edna-Islay area. The amendment affects the circulation plan for
a portion of the "Secondary Planning Area" , defined in the specific
plan. The secondary planning area is outside the city limits, and
therefore development of the area would be controlled by the city
only upon annexation..
The specific plan map shows two streets extending from the
northerly "Primary Planning Area" into the northerly portion of the
secondary planning area, as shown on Figure 27 of the specific plan
(also shown below) . The proposed amendment would delete those
street extensions. Circulation plans for two land use options for
the secondary planning area (neighborhood commercial and
residential) are suggested by the applicant. Each of the options
shows access from Tank Farm Road.
The amendment requested by the applicant does not involve any
changes to land uses proposed by the specific plan. However, the
change to the street layout may raise questions about the
appropriate land use designations for the parcel on the
northeasterly corner of Tank Farm Road and Broad Street (a portion
of the secondary planning area) . Therefore, this report will
evaluate potential alternative land uses for this parcel. This
land is currently outside the city limits, but is under
consideration for annexation by the city as part of the Southern
California Gas Company annexation request. The site is currently
zoned for industrial use, and is partially developed with a boat
sales yard.
7
r�Y
Northerly portion of
secondary planning area
ER 15-90
3935 Poinsettia
Page 2
POTENTIAL IMPACTS
Community Plans and Goals
Edna-Islay Specific Plan:
The proposal is inconsistent with the Edna-Islay Specific Plan,
since it affects a circulation concept for the secondary planning
area. The request is inconsistent with figure 27 and is probably
inconsistent with one of the arterial street design criteria on
page 55: "Local street intersections along Tank Farm Road shall
be spaced a minimum of 400 feet apart."
If approved, the specific plan would be amended and therefore the
request would no longer be inconsistent.
Conclusion: Not significant.
Housing Element:
A change to the land use designations stipulated by the specific
plan may be made as a result of this amendment request. The
current land use designations for the parcel are residential (next
to the primary planning area) and service commercial (next to Broad
Street) . The area designated for residential development is
approximately 6.8 acres - large enough to accommodate approximately
45 dwellings, including 17 medium-density apartments and 28 low-
density homes. If the flood control detention basin remains where
it now is, at the northwesterly corner of Tank Farm Road and
Poinsettia, the number of potential dwellings is closer to 35. (The
alternative designs suggested by the applicants include relocation
of the detention basin. )
One of the Housing Element's goals is to improve the jobs-housing
balance in the city. A change to the land use designation that
would remove the potential for the above homes to be built would
not meet that goal. A land use change that increased the area
available for residential development would further that goal.
The use of the site for commercial development would generate jobs,
thereby increasing the jobs/housing imbalance.
The degree of imbalance can not be accurately predicted.
Employment generation depends on the land use category chosen, and
within that, the actual use. According to studies done for the
Southern California Gas Annexation EIR (draft prepared for the city
in 1986; final EIR not yet certified) , employment generation
varies more by use than by zone. The range of uses possible under
various commercial zones (service commercial, industrial, retail
commercial, and neighborhood commercial) is from less than one
1
ER 15-90
3935 Poinsettia
Page 3
employee per acre (mini-storage) to 100 employees per acre (multi-
level office use) . If the currently-designated residential area
is changed to a commercial designation, it is likely to be
neighborhood commercial or service commercial. For uses in these
categories, an average of 25 employees per acre is a conservative
estimate.
The site proposed for residential development, then, could support
an alternative commercial development employing up to 680 people,
if the development were multi-storied offices, and may create a
demand for up to 425 homes, based on employment characteristics
derived from the 1980 census. A more likely estimate, based on 25
employees per acre, is that the site could support development
employing 170 persons, which would create a demand for as many as
106 homes.
The construction of homes by itself does not translate to a better
jobs-housing balance. The cost of the homes is also a factor.
Because of current housing costs, the average workers in service
commercial, industrial, and service establishments will not be able
to afford most of the homes available in the city. If current
trends continue, about 80% of workers coming to San Luis Obispo to
work at the site will live in homes in the surrounding communities
and commute.
Conclusion: May be significant.
Recommended mitigation: If the land use designations are amended,
the council should maintain the potential to allow at least 35
residences on the Broad Street site, or allow the transference of
this density to another site nearby. In its review of the
amendment request, the council should consider higher-density (R-
2 or R-3) residential uses for the site, as well as other options
for providing affordable housing.
Transportation and Circulation
The specific plan calls for access to the low-density residential
area in the secondary planning area from existing residential
streets, and access to the medium-density residential portion from
Tank Farm Road or Poinsettia Street (see excerpt from figure 27,
above) . The service commercial portion of the site is to proposed
to be reached from Broad Street, Industrial Way or Tank Farm Road.
(Broad Street access will only be allowed by Cal Trans if there is
no other access available. )
Street designs depend in part on the land use designations of the
property. The following discussion evaluates three alternatives:
_ 1
ER 15-90
3935 Poinsettia
Page 4
current land use designations:
Approval of the proposed amendment would result in the residential
portion of the site being accessed from Tank Farm Road or
Industrial Way.
Through-street: The street design
might be one street, parallel to
Broad Street, through the center
of the residential area. This
' E .. alternative has been sketched on
the adjacent map. If a street
ot
were designed to go through from
Industrial Way to Tank Farm Road,
such a street would invite through
traffic from and to the industrial
area along Sacramento Drive. For
citizens who use Tank Farm Road to
get to work, and who work in the
industrial area, such a local
�+ street would be an attractive
alternative to Broad Street.
.e Impacts of traffic on this
interior street would include
interference with traffic on Tank
•-�N Farm Road, an arterial street,
particularly from left-turns onto
One through street the interior street. Local streets
should not be designed to carry
through traffic.
Single cul-de-sac: A cul-de-sac from either Tank Farm Road or
Industrial Way would have to be about 900 feet long, which is too
long for emergency access if the entrance to the street is blocked.
The street would need to have access on both Tank Farm Road and
Industrial Way, to allow timely emergency access.
Two cul-de-sacs: The residential area could be reached through
cul-de-sacs from Industrial Way and Tank Farm Road (see below) .
These streets could be as short as 3501 , which may be acceptable
to emergency services, if the farthest homes contain fire
sprinklers.
All of these alternatives require local streets to empty onto
industrial or arterial streets, rather than collectors, which carry
less traffic. Residential traffic would create greater
interference with the flow of traffic on Tank Farm Road than it
would if it were funneled through Poinsettia Street, a collector.
Pedestrian connections to the area's parks and planned neighborhood
I
ER 15-90 `d
3935 Poinsettia
Page 5
"S. 9
=s
commercial area would need to be provided.
-T -
, A fourth alternative
`tlous�" is to provide access
- to the medium-density
and part of the low-
density area from a
cul-de-sac off the •e"
curved portion of
Poinsettia Street, and f�
access to the
remainder of the low-
density area from Two cul-de-sacs
Industrial Way. (See
left) While not as
.o desirable as the extension of Columbine
Street, this alternative avoids the problems
Cul-de-sac o f f associated with direct access to Tank Farm
Poinsettia Road, but retains the undesirable effects of
having access to a residential area through
an industrial area. If the cul-de-sac
intersection with Poinsettia Street is more than 150 feet from the
intersection of Tank Farm Road and Poinsettia Street, sight-
distance problems may be avoided. This alternative would also
require relocation of the detention basin.
Conclusion: May be significant.
Mitigation: The medium-density area and part of the low-density
area should have access from a cul-de-sac off Poinsettia Street.
The remainder of the low-density area should have access from
Industrial Way or through an extension of Bougainvillea Street.
If access is from Industrial Way, the Industrial Way intersection
should be paved in contrasting pavement materials to distinguish
the area as residential and as a pedestrian zone.
All residential:
Low-density: A possible street design for a low-density
residential designation was submitted by the applicant, and is
attached to this report as exhibit A. This design is a loop
street, starting and ending on Tank Farm Road. One end of the loop
would be about 200' from the intersection of Tank Farm Road with
Broad Street. An additional intersection this close to Broad
Street could be hazardous. The City Engineer opposes any
additional residential access to Tank Farm Road, for safety and to
maintain traffic flow on this arterial street, as discussed under
"current land use designations" , above.
ER 15-90
3935 Poinsettia
Page 6
Alternatives that would eliminate additional residential street
intersections on Tank Farm include providing access on Industrial
Way and on the two street extensions that are proposed to be
eliminated. Traffic impacts would be similar to the impacts
discussed under "current land use designations" , above.
Higher density: The area could be designated higher-density
residential. Access problems would be similar to the low-density
design, but intensified because of the increased traffic associated
with higher densities.
All commercial•
The applicants have submitted a design for a neighborhood
commercial shopping center, exhibit B. attached, using the entire
site and one across Tank Farm Road as well. Access is shown from
Tank Farm, Broad, and Industrial Way. Cal Trans will not approve
any additional driveways on Broad Street, for safety reasons. The
other access points seem acceptable for this alternative. Access
from the two street extensions shown in the specific plan is not
desirable, because local streets with direct access to commercial
development tend to carry through traffic to the commercial areas..
Conclusion: The significance of the impacts depends on the type
of land use to be developed on the Tank Farm Road-Broad Street
site. Further environmental review will be conducted at the time
a specific project is proposed.
Recommended mitigation: The council should consider and minimize
the potential for traffic and circulation impacts of the different
land uses prior to making a decision on the specific plan
amendment.
STAFF RECOMMENDATION
Grant a negative declaration of environmental impact, with the
following:
Mitigation measures:
1. If the land use designations are amended, the council should
maintain the potential to allow at least 35 residences on the
Broad Street site, or allow the transference of this density
to another site nearby. In its review of the amendment
request, the council should consider higher-density
residential uses for the site, as well as other options for
providing affordable housing.
ER 15-90
3935 Poinsettia
Page 7
2 . The medium-density area and part of the low-density area
should have access from a cul-de-sac off Poinsettia Street.
The remainder of the low-density area should have access from
Industrial Way or through an extension of Bougainvillea
Street. If access is from Industrial Way, the Industrial Way
intersection should be paved in contrasting pavement materials
to distinguish the area as residential and as a pedestrian
zone.
3 . The council should consider and minimize the potential for
traffic and circulation impacts of the different land uses
prior to making a decision on the specific plan amendment.
Mitigation monitoring:
The adopted mitigation measures will be implemented through review
and approval of specific project designs.
Attached:
Exhibits
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