HomeMy WebLinkAbout07/16/1991, 3 - GP 1442/PD 1518 - CONSIDERATION OF: 1) AMENDING THE LAND USE ELEMENT AND ZONING MAPS TO CHANGE THE DESIGNATIONS FROM SERVICE-COMMERCIAL/LIGHT INDUSTRIAL (M ZONE) TO MEDIUM-HIGH DENSITY RESIDENTIAL, PLANNED DEVELOPMENT (R-3-PD); AND 2) A PR iIIN�I�III�IIlllnl� 1I �-- MEETING DATE:
city
o1' San LUIS OBISPO 7 -/to- 1 J
AummftmA COUNCIL AGENDA REPORT ITEM NUMBER:
FROM:, Arnold Jonas, Community Development Director By: Jeff
HoolC' sociate Planner
SUBJECT: GP 1442/PD 1518 - Consideration of: 1) amending the
Land Use Element and Zoning maps to change the designations from
Service-Commercial/Light Industrial (M zone) to Medium-High Density
Residential, Planned Development (R-3-PD) ; and 2) a preliminary
development plan for an 89-unit residential condominium project at
843 Mutsuhito Avenue.
CAO RECOMMENDATION: Review and consider the project, take public
testimony, and continue discussion to August 6, 1991.
REPORT-IN-BRIEF
The report concludes that the project is consistent with general
plan policies encouraging a wide variety of housing types, tenure,
and costs close to employment areas, and policies which encourage
a balance between job and housing opportunities. Since the project
will introduce a new residential neighborhood into an area which
consists of a mix of older dwellings and service-commercial/light-
industrial uses, special design measures are provided to maintain
compatibility with adjacent uses. The report also concludes that
if residential uses are appropriate at this location, the City
should initiate a study of adjacent M-zoned land to the north of
Villa Rosa for possible rezoning to allow residential uses.
BACKGROUND
on June 26th, the planning commission recommended, on a unanimous
vote (commissioner Gurnee refrained from voting due to a potential
conflict of interest) , that the council concur with the mitigated
declaration and approve the general plan amendment, PD rezoning,
and preliminary plan for "Villa Rosa. " On May 8th the commission
reviewed this project and asked the applicant to provide additional
information on affordability and resale terms, adjacent land
ownership, Broad Street traffic signal design, and compatibility
with adjacent uses. The additional information was provided and
is attached. The Architectural Review Commission conceptually
reviewed Villa Rosa on June 17th, and their comments are summarized
below.
The applicants, Stanley and Elizabeth Bell, want to amend the
general plan designation only for the interior portion of the
former Faulstich Brothers brickyard, and to rezone the interior
8 .26 acres from M to R-3-PD for a specific residential project.
With this proposal, the three "Brickyard" lots adjacent to Broad
Street would remain C-S.
Sow (
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SIGNIFICANT IMPACTS
The project will not have significant adverse environmental impact
provided that the mitigation measures listed in the attached
initial study are included in the project. These measures address
land use compatibility, traffic and circulation air
p y, quality,
trees, and historic preservation.
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DATA SUMMARY
Applicants: Stanley and Elizabeth Bell
Representative: Mike Multari j
Zoning: M
General Plan: Service-Commercial/Light Industrial
Environmental Status: Mitigated negative declaration
Site Data: The vacant, 8.26 acre triangular site is located at the
south portion of the city, just east of and parallel to Broad
Street between Lawrence Drive and Orcutt Road. Located on the east
side of Broad Street, the site is within a service-
commercial/industrial district that consists of small commercial
lots with older warehouses and commercial uses, and a few older,
non-conforming houses. Formerly used as a brickyard, the site' s
topography has been completely disturbed.
ADVISORY BODY RECOMMENDATION
The Planning Commission recommends council approval of the general
plan amendment and rezoning from Service-Commercial/Light-
Industrial (M) to Medium-High Density Residential, planned
development (R-3-PD) , and to recommend approval of the preliminary
PD plan. At the commission's hearing, discussion focused on the
project's affordability provisions, with some commissioners
expressing a preference for a slightly higher "recapture fee" upon
resale of the affordable units. Several citizens spoke in support
of the project.
In a separate motion, commissioners voted unanimously to initiate
a staff rezoning study for the possible expansion of residential
uses to the north of Villa Rosa.
On June 17th, the Architectural Review Commission conceptually
reviewed Villa Rosa and voiced general support for the project.
Commissioners like the site layout and architectural design, and
affordability aspects. Although they took no formal action,
commissioners had several suggestions:
1. Provide floor plans of entire buildings to show relationship
of units.
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2 . Provide pedestrian linkages to integrate. the project with the-
surrounding area, eg. Sinsheimer Park; avoid an inward- i
oriented residential "island" (eg. Sinsheimer Park)
3. A community room or meeting facility is needed, possibly
worked into Building 7. Also desirable is inclusion of a
carpool waiting area, kiosk, gardening areas, and j
interconnected jogging trails.
4. Include features to reduce noise in courtyards; and garages
should accommodate bicycles and small trash containers.
5. Give more design emphasis for the project entry on Lawrence
Street.
PROJECT CHANGES
I
The applicants made several project changes in response to staff
and commission comments from the May 8th Planning Commission
meeting (refer to applicant's letter) :
1) To allow through circulation between Mutsuhito Avenue and
Lawrence Drive, alternative designs for Victoria Avenue and
Building 9 have been submitted. This alternative has four fewer
units, provides all of the required parking off-street, and has
wider landscaped setbacks from the adjacent Grange Hall and
Plumbing supply house.
I
2) Affordable housing terms have been changed:
■ A lower sales price category (65%. of market value) is now j
offered for low income buyers (earning 80% of median income) ;
■ Four units will be available exclusively to low income
buyers, with at least 22 additional units available for low-
or moderate-income buyers;
■ Resale controls will extend for 12 years on units sold at
65% of market value; all other units sold at below-market are
subject to 10-year resale controls as before;
■ A "recapture" provision is added which funnels 10% of the
profits from the sale of discounted units back to the Housing
Authority (or other non-profit housing entity) for the
development of additional affordable housing.
3) A map highlighting ownership/land use just north of Villa Rosa
has been submitted.
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4) A preliminary traffic signal design has been done for the Broad.
Street/Lawrence Drive intersection and will be available at the
meeting.
5) On June 3, 1991 the Community Development Director granted a
negative declaration of environmental impact, subject to inclusion
of 19 mitigation measures, listed in the attached initial study,
ER 18-91. The applicants have indicated they will comply with the
mitigation measures.
PROJECT DESCRIPTION
Stanley and Elizabeth Bell want to build an 85-unit planned
development on a vacant site, a portion of what is known as "the
Brickyard property, " on Broad Street just north of Orcutt Road.
The project application involves several planning actions:
■ a general plan amendment from Manufacturing to Medium-high
density Residential (GP/R 1452) ;
i
■ rezoning the site from manufacturing (M) to medium-high
density, planned development (R-3-PD) (PD 1518) ; i
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■ Architectural Review Commission approval (ARC 91-23) ;
■ a vesting subdivision map to create 85 small lots, plus one
common area lot (TR 1066) ;
■ a lot line adjustment to adjust the lot line between this
and the adjacent commercially-zoned site to the west (proposed i
Orchard Supply Hardware, ER 15-91) ; and
■ partial street abandonment of Frederick, Victoria and
Mutsuhito Avenues.
The condominium project consists of a combination of two- and three
bedroom units. Six floor plans are proposed, ranging in floor area
from 1118 square feet to 1500 square feet. Each unit includes a
small lot, a balcony and/or small outdoor patio, and covered
parking. The one- and two-story units are arranged in nine
clusters of 6 - 13 units, with stucco exteriors and wood and tile
detailing. The developers plan to sell 41 of the units at prices
affordable to persons of moderate incomes.
Primary access is from Broad Street (State Highway 227) via
Mutsuhito Avenue, with secondary street access from Lawrence Drive
and Orcutt Road. The project includes an interconnected system of
bikeways, open space, landscaping, and other recreation amenities.
Total building coverage is 26 percent of the site, paved area is
28 percent, with the remaining 46 percent in open space and
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landscaping. Additional project details are included in the.
applicants' project description, attached.
SITE HISTORY
This site is part of the Imperial addition, a subdivision recorded
in the late 18001s. Originally platted as residential lots, the
area was then on the outskirts of the city. In the early 1900 'x,
the area developed with a mixture of houses and light-industrial
and manufacturing uses, including the brickmaking operation which
began in 1921. Over time, the area became increasingly dominated
by service-commercial and industrial uses. The site's northern
part was annexed in 1940, and designated for medium-density
residential uses along Broad Street and manufacturing uses in the
interior lots in the city's first zoning ordinance dated 1947. It
was not until 1969 that the rest of the brickyard site was annexed.
As the city grew, residential and neighborhood-commercial uses
began to expand along the Broad Street. corridor. The Imperial
Addition, once a residential/industrial transition area on the +
city's outskirts, became surrounded by residential and commercial
uses. North of the brickyard site, the M-zoned area east of Broad
Street, between Woodbridge Street and Humbert Avenue is still a
"mixed-use" area, with over 20 houses and apartments, a convenience
store, auto repair, wood shop, and various light-industrial uses.
EVALUATION
Staff views this as an innovative and attractive project, and
supports approval of the requested general plan amendment and PD
rezoning. As with any planned development or subdivision of this j
size, many details must be resolved before final approval; however
the plans are sufficiently detailed at this time to act on the
general plan amendment and PD rezoning/preliminary PD plan
requests. The council is being asked to consider a modified street
design and alignment for Victoria Street. The tentative tract map
and street abandonment requests must be consistent with the
preliminary plan, and will return for council action at a future
hearing.
General Plan
The general plan designates this site for service-commercial/light
industrial uses, suitable for a wide variety of industrial,
manufacturing, and service commercial uses. During the
commission's work on the general plan update, it designated the
Brickyard area as a "special design area", suitable for mixed
residential and commercial uses.
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General plan policies would seem to support .residential uses here,.
provided that compatibility issues could be resolved; The project
appears consistent with the following policies:
-"The City should encourage residential development, promoting
efficient urban densities and diversity of design consistent
with prevailing or proposed neighborhood character, to enable
adequate choice of location, type, tenure, design and cost by
families and individuals working in or enrolled near San Luis
Obispo. "
This project could set the "prevailing character" for residential
development in this area of Broad Street. And while older
dwellings already exist in the M-zoned neighborhood to the north,
the proposed general plan amendment would, if approved, mark a
significant commitment to mixed residential and commercial uses in
this area. To avoid creating an "island" of residential surrounded
by commercial, Staff supports the planning commission's initiation
of a rezoning study which could expand the residential neighborhood
northerly at least to Humbert Street.
-"Medium-high-density residential development, allowing a
maximum of 18 density units per acre shall be encouraged in
areas substantially committed to this type of development, ,
close to community commercial centers and public facilities.
i
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The equivalent of R-1 and R-2 housing is located in the M-zone,
just north of this site. To the east, across the Southern Pacific
Railroad right-of-way is both R-1 and R-4 density residential
development. The Crossroads, a recently completed commercial
center on Broad Street at Orcutt Road, offers neighborhood-serving i
uses within easy walking distance of Villa Rosa. Sinsheimer Park
and Sinsheimer Elementary School are also nearby.
-"New residential developments or redevelopments involving
large scale sites (expansions of existing neighborhoods or
major infill or intensification areas) should be designed to
orient low-density housing to local access streets and medium-
or high-density housing to driveways accessible from collector
streets. "
"The allocation of land resources for service
commercial/light industrial uses should be periodically
reviewed and revised as necessary to reflect the realistic
needs and opportunities of the City of San Luis Obispo based
on changes in the work force and resource availability. "
The Planning Commission's draft Land Use Element update designates
the Brickyard site as a "Special Design Area, " and Villa Rosa
appears consistent with the draft LUE policies encouraging mixed
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residential and commercial uses, convenient walking routes.
connecting nearby commercial and recreational uses, and buffering
of residential uses from the undesirable effects of adjacent
commercial uses.
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Zoning/Subdivision Regulations
The project meets city standards for residential density, lot
coverage, building height, and parking. At 85 units, the proposed
density is 10.3 units/acre, and R-3 zone allows up to 18 units per
net acre. Most units do not meet conventional building setback
requirements; however as a PD condominium, the city may relax
setback standards and other zoning requirements. In condominium
developments, lots may be any size, shape, or dimension. Due to
the building "cluster" layout, the minimum side and rear yard is
0 feet, and street yards vary from about three to 10 feet wide.
In the R-3 zone, a minimum 15-foot streetyard is required.
However, staff feels the preliminary PD plan achieves the intent
of the Zoning Regulations since a 15-foot separation between the
street (or private driveway) and units is maintained, with
landscaping and four foot wide sidewalks between the street and
buildings.
Parking
The project meets city parking standards, and will provide more
guest parking than is normally required by city standards. Unit
types A, B. and C have one-car garages, and unit types D and E have
two-car garages. Additional required parking for residents and
guests is provided in parking lots adjacent to each building j
cluster and along the main driveway. Building courtyards are not j
intended for nor are they large enough to accommodate resident or
guest parking. They would be used for access to garages, and for
temporary parking/loading only. Signage and/or pavement marking, i
as well as condominium C.C. and R.s would need to restrict parking
in courtyards to maintain clear access, including tow-away
provisions.
In the past, the council has sometimes used a different parking
standard for condominiums of 2.5 parking spaces per unit. At this
rate, the project would require 223 parking spaces. Staff feels
the higher parking rate should apply which is based on the Zoning
Regulations. Eleven bicycle and motorcycle spaces are required
(one bicycle plus one motorcycle per 20 required car spaces) , and
17 of each are provided in the outdoor parking areas.
Land Use Compatibility
The service-commercial/light-industrial uses which border this
site, and those which are allowed by right in the C-S and M zones,
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aren't intensive industrial uses involving. basic .fabrication of.
metals, equipment, food, or chemicals. Based on city zoning
regulations and established use patterns, the adjoining C-S uses
consist largely of offices, small-scale assembly and repair
services, cleaning supplies and services, and equipment rental and
outdoor storage. More intensive manufacturing uses requires
special review and use permit approval on a case-by-case basis.
In other areas of San Luis Obispo, for example along Laurel Lane,
residential and M-zone uses have co-existed for many years.
I
The Land Use Element requires new residential areas to be
adequately buffered from potentially incompatible land uses, and
includes the following policies for new residential development:
i
■ Residential developments should be designed to mitigate
special site constraints, and should be compatible with
present and potential adjacent land uses.
■ Residential neighborhoods should be separated from
incompatible non-residential uses, and should be spatially
separated or otherwise insulated from adverse noise and other
traffic impacts;
Potential adverse impacts on future Villa Rosa residents include
noise, light and glare, traffic, and odors/fumes from the adjacent
industrial businesses and arterial streets. A variety of physical
standard building and planning measures are available, such as
sound walls, building setbacks and landscaping/grading design,
i which can be used to meet the city's performance standards for
interior and exterior noise. The effectiveness of these techniques
can be maximized when incorporated with building design and
orientation which shields yard areas and minimizes window openings
toward the noise source.
Mitigation measures 1 - 4 (see page 14 of initial environmental
study) are intended to maintain compatibility:
-Provide a minimum building setback of 20 feet for units 79 -
' 89 to the south and west property lines, with an
architecturally compatible fence or wall, and a 10-foot wide
landscaped planter for visual screening and physical
separation.
-Provide a minimum building setback of 20 feet for unit 31,
and provide a noise attenuation wall along the property line
between Mutsuhito Avenue and the north corner of the proposed
OSH store to protect residential uses from vehicle traffic
and loading noise. The noise wall shall be architecturally
integrated with the project using landscaping and
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architectural detail, to the approval. of the Architectural-
Review Commission.
-Residential units with wall openings facing the C-S zone
shall incorporate construction measures to ensure interior
noise levels do not exceed 45 dBA (Ldn) , to the approval of
the Chief Building Official. An acoustic engineer shall
recommend appropriate design measures for the units so that
the 45 dBA sound level is not exceeded, and these measures i
shall be incorporated in the building plans. Such measures i
may include, but are not limited to double glazing, reduced
window area, enclosed outdoor patios, and special wall
assemblies.
-A declaration to buyer shall be included in California
Department of Real Estate documents prepared for prospective
buyers. The declaration shall advise buyers that project is
located adjacent to manufacturing and service-commercial uses,
and that occasional. industrial noise and related activities
may occur.
Performance standards in the city's Zoning Regulations already set
exposure standards for lighting glare, vibrations, noise, heat, air
contaminants, and solid waste. The site is large enough to
accommodate one or more of these measures, and in some cases, these
measures have already been incorporated into the project's design.
For example, the project provides streets and/or landscape buffers
at least 30 feet wide on the north and east sides where it abuts
manufacturing zoned areas. This separation plus dense landscaping
will mitigate what will likely be minor land use conflicts
i resulting from lighting glare, nuisance noise, and unattractive
views.
I
The modified site plan, "Exhibit E" (Figure B) shows the main site
plan change from the original 89-unit project design. This change
addresses compatibility concerns with the adjacent C-S uses by
providing added setback and landscape screening between the Grange
Hall and the janitorial supply house. It- also reduces the Building
9 footprint, and provides all of the building's required parking
on-site.
Traffic and Circulation
Primary access is proposed from Mutsuhito Avenue, with secondary
access from Lawrence Drive and Orcutt Road. Private driveways
provide internal circulation around and through the project. Villa
Rosa would share Mutsuhito Avenue access with Aggson's Paint and
Glass, San Luis Obispo Grange Hall, and a planned Orchard Supply
Hardware (OSH) store on the Broad Street frontage. Access onto
Orcutt Road would be right-turn in and out only. The attached
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traffic study concludes that this project will not significantly.
impact traffic and circulation provided that the project includes
mitigation measures -- primarily to address the cumulative impacts
of this and other planned projects nearby (see page 15 of initial
environmental study) .
The proposed OSH store provides a 20-foot wide driveway easement
from its parking lot/delivery area to, Mutsuhito Avenue. The
traffic study recommends a signalized intersection at Broad Street i
and Mutsuhito Avenue. However after reviewing development plans
for Villa Rosa and OSH, CalTrans and city engineering staff
recommend that the Broad/Lawrence Drive intersection be signalized I
instead because:
i
1) Mutsuhito Drive aligns with Perkins' Lane on the west side of
Broad Street. Perkins Lane is a substandard street which narrows
to ten feet in some places. A signal at this location would
increase traffic on Perkins Lane, and trigger the need for right-
of-way acquisition and widening of Perkins Lane. Given the. cost
and difficulty of widening, this is not a likely scenario in the
foreseeable future.
2) Lawrence Drive is offset about 70 feet where it crosses Broad
Street. A four-way, signalized intersection here would serve the
Lawrence Drive/Woodbridge neighborhood in addition to the Villa
Rosa project. It could also serve future development along the
north side of Lawrence, east of Broad Street; and the Stoneridge
1 and 2 residential projects (Stoneridge II is currently being i
considered by the Planning Commission) . Lawrence Drive is also
farther away from the Broad/Orcutt intersection, a more desirable
signal spacing for maintaining smooth traffic operation.
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Victoria Avenue Alignment
To allow through circulation to Lawrence Drive, the Victoria Avenue
right-of-way (r.o.w. ) -- now a paper street -- should be improved
between Lawrence Drive and Mutsuhito Avenue. The applicant has
submitted two alternative site plans which show how that might be
accomplished (Exhibits D and E: Site Plan Modification, Figures .A
and B) . Both layouts shift Victoria Avenue eastward about 25 feet,
and reduces the r.o.w. width from 60 feet to 40 feet. Of the two
alternatives, Figure B is desirable in terms of land use buffering
and separation of building 9 from the adjacent commercial uses;
however Figure A is more in keeping with city standards for a local
residential street -- two 12 ft. wide travel lanes, plus 8 ft. wide
parking lanes on both sides of the street. These designs would
have the least impact on building 9, and allow wide, landscaped
street yards of 25 to 35 feet.
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Staff prefers a third alternative -- keeping the present alignment-
and
lignmentand width of Victoria Avenue right-of-way, with a 40 ft. wide
street paveout for most of Victoria Avenue except where the main
walkway crosses Victoria Avenue. Here, staff supports elimination
of two or three parking spaces on both sides of the street, and a
sidewalk bulbout with textured crosswalk for improve pedestrian
safety. This alternative would allow a safer, conventional
intersection if Victoria Avenue is extended northward in the
future, while allowing some curbside parking. This is the general
approach the planning commission supports.
This design is addressed in recommended condition 3 . If the
existing Victoria Avenue r:o.w. alignment is maintained, however,
it will reduce the site area for building 9 (and expand the site
area for buildings 5 and 8, and may require a smaller building 9.
Some points to consider:
-Victoria Avenue would carry both commercial and residential
traffic and allow through access to a signalized intersection.
However. it should carry relatively light daily traffic
volumes. It will be used mainly as an alternate route when
Broad Street traffic makes left turns in and out of Mutsuhito
Avenue difficult.
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-Commercial trucks would occasionally use Victoria Avenue;
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-Victoria Avenue will likely be extended northward when the
adjacent vacant parcels are developed. The applicant' s
proposed alignment would require a similar shift of Victoria
Street north of Lawrence Drive, with a mid-block transition
i to the existing street alignment of Victoria Avenue at
Humbert.
-If realigned. as shown in figures A and B (Exhibits D & E)
an unused 25 ft. X 135 ft. strip of right-of-way would remain
behind the SLO. Grange property. It could, however, provide
an extra-wide landscape buffer between the Grange Hall and
residential units.
-The sidewalk bulbout would visually link the residential
project across Victoria Avenue, and make pedestrian crossings
safer.
As an alternative strategy, Victoria Street r.o.w. could be
narrowed to 40 feet wide, but centered within the current right-
of-way, ie. abandon 10 feet on both sides of Victoria Avenue. No
on-street parking would be allowed. This would require a westerly
shift of building 9 of about 20 feet, just under the width of a 3
bedroom "D" unit.
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Emergency Access
The Fire Department originally asked that the project incorporate
two changes to allow emergency access:
i
1) Provide an access gate along the east property line,
adjacent to the McMillan Center at 2995 McMillan Avenue. The
two properties meet grade at that location, and the gate would
allow emergency access to or from the Mcmillan Avenue
neighborhood in an emergency. The applicant has agreed to
provide the access point.
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2) Widen one side of Mutsuhito Avenue so that it is at least
20 feet wide. It's shown on the preliminary . plan as two 17
ft. wide streets with an 8 ft. wide median. The median would
need to be narrowed by 3 ft. , or the bike lanes or parkways
reduced to gain the three feet.
For aesthetic reasons, the applicant prefers to keep the design as
shown on the preliminary plan. The purpose of the 20 ft. minimum
is to allow enough room for vehicles to pass a parked fire truck. j
In the event of an emergency both sides of Mutsuhito Avenue would
be available for emergency traffic, plus 20 ft. wide accessways at
Lawrence Drive and Orcutt Road. Since alternate access roads are
available, there may be justification for granting an exception to
allow the 17 ft. wide entry lanes. It should be noted that large
commercial trucks may be using this street also.
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Site Planning/Landscape Development i
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Site planning, architectural and landscape design are excellent. j
Nine building clusters are arranged around a central open space
corridor. Seven of the building clusters have central courtyards
which provide access to double or single garages. Main unit
entries are located around the outside perimeter of each building
cluster, with secondary access through the garages. Buildings
orient toward a private driveway which rings the project and
connects with Orcutt Road, Lawrence Drive, and Mutsuhito Avenue. i
The overall concept is to build small- to medium-size condominiums
with small yard areas, and to screen and separate cars from
pedestrian and recreational spaces. Landscaping, patios,
promenades, fountains, and play lots are included to create a sense
of openness in a moderately dense residential project (about 11
units per acre) . The semi-formal, axial open space corridor ties
in with the project's somewhat formal Italianate architectural
character.
The one- and two-story, hip-roofed buildings have a maximum roof
height of 28 feet. Wall recesses, balconies and patios, columns
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and projecting cornices, arches, and sculptural ornaments are used.
to articulate wall and reduce the buildings ' apparent mass and
scale. Two building types are shown: the 10 - 13 unit cluster
with "motorcourt", and the 5-unit cluster, like buildings 1 and 2.
Note on the larger building clusters that a one-story "unit All is
used at the building corners opposite the entry. This provides a
transition to pedestrian scale along the central open space
corridor, and adds interest to the side elevations.
The project's key landscape feature is its central open space
corridor which links. the two play lot/recreation areas. Walkways
extend through and out from the 48-foot wide corridor to link all
units with the recreation areas and site entries. Walkways and
recreation areas are located to minimize pedestrian/automobile
conflicts. For example, the main driveway crosses the walkway
system in only two locations. Dense landscaping is proposed along
the property lines where the project adjoins service-commercial
uses. The entire site will be regraded from what now exists. +
Utilities �
The site is adequately served by all public utilities, including
water, gas and sanitary sewer mains in Broad Street and Orcutt
Road. Site drainage will be carried to an existing public storm
drain in Orcutt Road. A 16" high pressure gas line runs along the
site's east property line. Special precautions must be taken
during grading and construction around the gas main. Otherwise,
Fire Department staff do not feel the gas main precludes
i residential development of this site. Fire Department building
setback requirements from the gas main should be observed.
Water Supply and Demand
I
Normal citywide water use is roughly 8, 200 acre-feet per year,
based on actual use in 1987, plus water allocated to development
projects from July 1987 through April 1991, minus the net savings
expected from retrofitting. This figure approximates what actual
usage would be if mandatory conservation was not in effect. I
Due to mandatory conservation, water use in the last year has been
about 51000 acre-feet. This level of -use has been supplied by
drastically reduced withdrawals from surface reservoirs plus
groundwater pumping.
The city has defined "normal water use" as the amount which
customers would demand during average weather and economic
conditions, without mandatory conservation.
"Safe yield" is the amount of water which the city can draw from
its sources year after year and not run out of water, considering
the most severe drought which has been experienced. When safe
3
rilli11�1;i�Vilillfilll��' 11111II city Of San L"IS OBISp0
COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 14
yield is exceeded, water use must be cut back from normal levels-
to avoid running out during droughts. The city considers its safe
annual yield, including a conservative estimate of yield from some
of the wells the city developed in 1988; to be about 7,800 acre-
feet, or about 96 percent of normal use. However, this safe yield
amount has been challenged as being too high, considering
indicators of long-term weather conditions, apparently unlimited
withdrawals downstream from Salinas Reservoir (affecting the city's
ability to store water in that reservoir) and faster siltation of i
the reservoirs than assumed in the safe yield calculations.
The city will need about 12,400 acre-feet around the year 2020, if
it is to meet all demands and assuming (1) full development as
allowed by the adopted general plan, and (2) no change in water
usage rates (such as acre-feet per resident, per motel room, or
per square-foot of commercial space) . The city may aim for 14,400
acre-feet of supplies, providing a 2, 000 acre-feet cushion in case
some sources cannot deliver the expected amounts.
I
Since demand for city water has exceeded the safe yield of
supplies, the city has responded by adopting measures to restrict
water use and development. The council has initiated amendments to
further limit allocation of water to development, so a balance
between safe yield and normal demand can be reached sooner as new
water sources are developed. These measures would apply to any
further development or change of use on any of these sites, and
will mitigate potential water-use impacts.
i
Villa Rosa is expected to increase citywide water demand by about
23 acre feet per year, based on the city's Water Use Factors. This
represents an increase over current citywide water use of about j
one-half of one percent (0.5 percent) . The increased demand would
be offset, however, through implementation of the city's water
allocation ordinance, which require new development to save twice
as much water as their projected demand by retrofitting other city
businesses and residences with water-saving plumbing fixtures.
While mandatory water conservation is in effect, the project must
meet the retrofit requirement before a construction permit can be
issued. To get construction permits, approximately 770 one-bathroom
dwellings -or motel dwellings or motel rooms within the city would
have to be retrofitted.
Housing Affordability
A key aspect of Villa Rosa is its affordability provisions. At
least 41 units will be sold at below-market prices to persons
earning between 150% and 65% of the County's annual median income -
- or between $55,500 and $24, 050. The San Luis Obispo Housing
Authority would qualify buyers for the below-market units, with the
sales price discount tied to the buyer's income level, as shown in
�i��i�►b►►►mI1111111��1°ui� I 11 city of San WIS OBISPO
AIIII
COUNCIL AGENDA REPORT
Staff Report, GP 1452/PD 1518
Page 15
Table A, attached. A graduated schedule would prevent windfall
- sales of the below-market units for at least 4 years after
purchase, to up to 12 years for the lowest price units.
i
Although the unit's market value hasn't been determined, an example
might illustrate how the affordability table works. Just as an
example, if the market value for the three-bedroom unit is
$200, 000, a qualified buyer with an annual income of $37, 000 would
be able to purchase the unit at 70% of its market value, or i
$140, 000. For qualified buyers earning $29, 600 or less annually,
four units would be sold at 65% of market value, or in the example
given, for $130, 000. A buyer of the lowest price unit would need i
to wait 12 years before reselling at more than 165% of the original
purchase price (plus an adjustment for inflation and broker's
fees) .
An added "recapture" fee is proposed to funnel 10% of the profits
from the re-sale of discounted units to non-profit housing agency
to help fund the construction of additional affordable units. The
applicant estimates that this will generate about $400, 000 of
"recaptured" fees to provide additional affordable housing. Staff
believes this is an exemplary, privately-funded effort to meet the
need for affordable housing, and supports the applicant's
affordability provisions as submitted.
RECOMMENDATION
i
Review and consider the project, take public testimony, and
continue the item to the council 's August 6th hearing. Due to the
project's size and the range of planning issues, staff and the
applicant felt that a council introduction and preliminary
discussion would be useful. Staff tries to group general plan
amendments together on three regular council hearing dates per
year, and that regular general plan amendment hearing date is
August 6th.
Attachments:
I
-Vicinity map
-Exhibits A and B: GP amendment/rezoning maps
-Exhibit C: Supplemental PD information/Affordability Tables
-Exhibits D and E: Site plan modifications, Victoria Avenue
and Building 9
-Exhibit F: Parcelization/land use north of Villa Rosa site
-Citizens ' letters
-Planning Commission minutes
Enclosure:
-Initial Environmental Study, ER 18-91 3,15
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City at San lun OOisr,
Supplemental Information for "Villa Rosa"
June 11, 1991
1 . Homeowners Association fees. We expect the association fees to run about
$35 - 42 per month, based on examples from similar projects.
2. Noise from the railroad and from the "auto courts" At the nearest point, the
project is over 600 feet from the railroad tracks. Most of the project is
significantly farther away and is buffered from the lines by the
commercial/industrial buildings in the vicinity of McMillan Avenue. A noise
analysis, done for an earlier zone change request, concluded that residential
development on this site would not be subject to unacceptable noise levels.
That analysis is referenced in the initial study.
A concem was raised about noise in the "auto courts" (the common driveway
area on which the garages face). We discussed this concern with the managers
of a project with a similar feature in Southern California. That project also has
several garages facing a common court, with residences above. They said that
noise did not present a problem; they do not receive complaints about cars or
garage-related noise.
The garages will be equipped with automatic openers and the CC&R's will
restrict the activities that can go on in open garages. The units, of course, will
be of quality construction, including appropriate insulation, so the usual noises
from automobiles entering and leaving the courts should not be a problem.
3. Victoria Avenue. The staff has recommended that Victoria Avenue be
constructed as a public street between Mutsuhito Avenue and Lawrence Drive.
Our original plan included a request to abandon Victoria, with use of the right-
of-way for parking and landscaped open space.
Enclosed is a revised plan showing how Victoria can be constructed as
recommended by staff. See Figure A. Under this alternative, however, a
significant amount of on-site parking is lost. We can provide much of this
parking elsewhere on the site, but not all. We, therefore, would request that ten
of the on-street parking spaces on Victoria be counted as guest parking spaces.
We have prepared an alternative in case that is not possible. That alternative
reduces Building No. 9 (the one closest to the Grange) from 11 units to 7 units.
See Figure B. This has two important advantages: 1) it significantly increases
the buffer between this building and the Grange Hall; and, 2) it accommodates
all required parking.
E.�CI-IMT C
347
hiECtivc_
Villa Rosa supplern,
June 11, 1991 JUN 1 ,31991
City of San Luis Obw,
The principal disadvantage of this alternative is that it reduces the*project-size
by four units (from 89 to 85); unfortunately, because of the growing costs of
meeting these conditions and mitigations, the reduction in density must be
among the below-market rate units (reducing their number from 45 to 41 units).
4. Grange concerns. On June 4, we met with representatives of the Grange to
go over possible changes to the project design to address their concerns. We
agreed to the following:
• provide a solid wall and landscaping along the boundary between their
property and Villa Rosa;
• double glaze all windows facing the Grange property;
• record with each unit,a statement which would acknowledge its proximity to
the Grange and describe usual activities such as music/dances and
barbecues;
• install a chain link fence along the Grange property line fronting on Victoria.
With.these features (some of which are also required by the City) the Grange
representatives seemed agreeable to the project.
Of course, if the alternative shown in Figure B is adopted, the concerns about
compatibility with the Grange are even further reduced.
5. Housing Authority representative One commissioner asked if a
representative of the Housing Authority could attend the next meeting; that has
been arranged.
6. Homeless shelter. We do not believe the homeless shelter is an
unacceptable neighbor; we do not anticipate any unusual security
requirements. There will be fencing, lighting and other typical security features
in the homes and garages.
7. Land uses north of the site Although the commission did indicate that this
was a suitable site for residential uses, at least one commissioner wanted more
information about the land uses to the north. This is summarized in Figure C.
This exhibit shows that directly north of Villa Rosa, across from the Lawrence
Drive right-of-way, is a large vacant parcel. This is owned by Southern Pacific.
Farther north, across Humbert to Francis, and east of Victoria, all the lots have
residential uses except one. Note, too, that some of these lots are large and
have only a single house on them. Many of the houses are probably ripe for
recycling.
Interestingly, the west side of Victoria, from Humbert all the way to Woodbridge,
is also fronted by residences, with one exception.
Crawford Multari s Starr planning • architecture •public policy
2
3 Baa
Kt�;tivc..
Villa Rosa supplerr,
June 11, 1991 JUN 1 q 1991
C ty of Sen LUIS ON=
Thus, it seems that there is strong potential to extend the Villa Rosa
neighborhood north at least to Francis Avenue, east of Victoria. From our
perspective, a general plan amendment and re-zoning to accommodate
residential development farther to the north, generally east of Victoria, appears
reasonable. We would suggest that the City initiate such changes, or at the
least, investigate them further.
8. Preliminary design of the Lawrence - Broad intersection. Staff has
recommended that a traffic signal be installed at Lawrence and Broad. At least
one commissioner asked to see the design of that improvement. We have
retained a traffic engineer to work with our civil engineer to develop a
preliminary design for the intersection signalization. This diagram, however,
was not complete as of this writing. We expect to turn it in shortly.
9. Changes to the affordable housing proposal In response to the comments
offered at the last hearing, we have made some adjustments to our below-
market rate housing proposal. See revised Tables A and B, and please note
the following changes:
a. The inclusion of another sales price category, even lower than before,
in which the prices will be discounted to 65% of the market value and will
be available only to low income households (80% or less of median
income).
b. We have clarified that four units will now be available exclusively to
low income households and that at least 22 additional units will be
available to low- or moderate- income households.
c. The re-sale controls will extend for 12 years on the low-income units.
We are also adding a provision to "recapture" some of the original discount at
time of re-sale, which will be given to the Housing Authority (or other
appropriate non-profit) for the construction, acquisition or write-down of
affordable units. Ten percent of the profit from the re-sale of discounted units
(not to exceed the amount of the original discount from market rate) will be
placed into a fund to be used for affordable housing. This will help expand the
permanent affordable housing stock as discussed at the last meeting.
Estimating what this means in terms of actual funds is difficult because it
depends on changes in housing prices and on the timing of re-sales. However,
we conservatively expect that this "recapture" program will generate about
$400,000. If housing costs increase in line with the experience in the late
1980's ( much less conservative scenario), the program might result in over
$1 ,000,000.
Crawford Multari a Starr planning - architecture • public policy ,
3 I
3 -a-
RECEIvc_
Villa Rosa suppleML
June 11, 1991 JUN 131991
cay of San lu's Obise.
An interesting feature of our recapture proposal is that as housing prices
escalate, the amount of money going into the fund will increase, too.
To give us some idea of what $400,000 means in terms of actually producing
affordable housing, we asked the staffs of the Housing Authority and Peoples'
Self-help Housing Corporation (PSHHC) what they could do with that sum. Of
course, a wide range of possibilities was discussed. One option would be the
direct purchase or construction of about four units affordable to low income
households (with no other subsidies). More likely, however, the cash would be
used to leverage other state or federal housing programs, to develop larger
projects which would not otherwise be feasible.
Both the Housing Authority and PSHHC felt that based on recent examples,
$400,000 could be used to leverage the funding necessary to construct a 20-
unit rental project. PSHHC has another example of where the City of Santa
Maria donated land valued at about $400,000. That donation made a 65-unit
apartment complex for farm-workers feasible. Without that local assistance, the
various federal programs would not have been sufficient to make the project
possible.
10. Comparisons to various LUE recommendations. Commissioner Kourakis
described Villa Rosa as a "bridge" between current development practices and
some of the new ideas proposed in the draft LUE update, notably increased
affordable housing opportunities and mixed use development. We agree. She
asked for a comparison between the Villa Rosa affordable proposal and those
which the staff and PC have recommended in the different versions of the draft
LUE. This comparison is illustrated in Figure D.
This exhibit shows that Villa Rosa significantly exceeds the recommended
standards for residential developments outside the major expansion areas.
Crawford Multari s Starr planning - architecture-public policy
4
kECElvc_
JUN 1 ;Z 1991
Qty of San Luis Ob spr
TABLE A
PROJECTED SALES PRICES FOR DIFFERENT INCOME LEVELS
(revised)
Sales Price
(Percent of Market Value) 95% 90% 80% 75% 70% 65%
Maximum Income
of Eligible Buyers 150% 140% 120% 110% 100% 80%
(Percent of Median Income)
Minimum Number
of Units to be Offered 4 11 11 4 (2)
in Category (1)
Note: (1) A total of 41 units will be offered at prices below
market rate; with the exception of the 65% sales price
catagory, more units may be offered in each of these
categories than the numbers shown here (depending on
demand and the order of the waiting list), provided the total
number of units sold at below market prices equals 41.
(2) In this category only, this number also represents the
maximum number of units available.
June, 1991
3 -a3
�ttt;titi�_
JUN 1 ,'i 1991
'Ry of San Lws 00isr-
TABLE B
RESALE CONTROLS SCHEDULE
(revised)
SALES PRICE
ORIGINAL A
(%of Market Value) 95% 90% 80% 75% 70%
Term Maximum Resale Maximum Income of Eligible Buyers(2)
(Year of Resale) Price(1)
1 100% 150% 140% 120% 110% 100%
2 100% 150% 140% 120% 110% 100%
3 115% 175% 1650/0 140% 130% 115% > ! a€t15'Lo<
4 115% 175% 165% 140% 130% 115%
5 125% (3)- 175% 150% 140% 1250/6
6 125% _ _ °
150% 140% 125%
7 135% - - 165% 150% 135% <R
8 135% - - 1650/6 150% 135% 35'Zo »
9 150% - - - 165% 150%
10 150% - - - 150%
t 1 165% - - - - -
12 165%
>12 -
(1) (%of Original Sales Price) x(%Change in Median Income Levels) + Brokers Fees
(2) %of Median Income
(3) -= No Resale Controls June, 1991
Figure "D" (page 1) JUN 1 1 1991 .
city Of San Luis Oozs^
Outside Expansion Areas:
LUE Workbook: Staff Recommendation
affordability maximum income of buyers term of resale controls
5%of units or low income not specified
10%of units or low or moderate income not specified
1%fee low or moderate income not specified
PC LUE Recommendation
affordability maximum income of buyers term of resale controls
10%of units or low income in perpetuity
20%of units or low or moderate income in perpetuity
20/6 fee low or moderate income in perpetuity
Original Villa Rosa Proposal
affordability maximum income of buyers term of resale controls
30% low or moderate income 8 - 10 years
(21% moderate - 'modest" 4 - 5 years)
Revised Villa Rosa Proposal
affordability maximum income of buyers term of resale controls
5% plus low 12 years
26% plus low or moderate income 8- 10 years
(18% plus moderate-"modest" 4- 5 ears
recapture fee (1) low or moderate income long term
below market rate but may be purchased by households somewhat
higher than legal definition of moderate
(1) The"recapture" fees will likely exceed 20/6 significantly
3
, �5
Figure "D" (page 2)
t2El;tIVc_
For Expansion Areas: JUN 1 :Z 1991
car of San Luis oeis�-
LUE Workbook: Staff Recommendation
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X median income 5% low income not specified
3X median income 10% low or moderate income not specified
4X median income 10% low or moderate income not specified
PC LUE Recommendation
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X 10% low income in perpetuity
3X 20% low or moderate income in perpetuity
4X 20% low or moderate income in perpetuity
Original Villa Rosa Proposal
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X 0%
3X 0%
3.3 -3.7X 30% low or moderate income 8- 10 years
3.7-4.4X 21% moderate-"modest" 4- 5 years
Revised Villa Rosa Proposal
Selling Price %of Expansion Area Income Level of Buyers Term of Resale Controls
2X 0% .
3X 5% low 12 years
3.3 -3.7X 26% low or moderate income 8- 10 years
3.7-4.4X 18% moderate-"modest" 4- 5 years
plus 'recapture" fee for offsite affordable units
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SAN LUIS OBISPO GRANGE #639 - 2880 So. Broad St,
Ph - 543-9672 or 543-3279
The S.L.O. Grange continues to oppose the land use element map changes.
and the zoning changes proposed by' Stanley Bell from service commercial-
light industrial M zone, to R-3-PD9 Project #GP1452 - PD1518 as we have
in the past, We oppose it on the following reasons.
(1) We feel that this is an inappropriate spot zoning change, placing
R-3 zoning in the middle of what is now essentially a commercial corridor
along So, Broad St, between it and the railroad tracks, The city might
just as well place a spot of M zone in the middle of a current residential
neighborhood, Delany of the surrounding businesses create noise, odors, ect,
which are accepable in a commercial zone, but probably will not be next
to an R-3 zone,
The grange hall is often rented for dances or wedding receptions, act,
and the music sometimes gets very LOUD. We also rent the bar-b-que in
back of our building, These bar-b-ques make smoke and odors, These things
probably would not be acceptable to someone living in a condo next door,
People would then want to curtail our present activities,
(2) We would also point out that this development would generate a large
increase in traffic on Broad, Orcutt and Lawrence Sts, We ask if this has
been addressed in an enviormental impact report EIR ?
(3) Finally we do not think the city should approve large R-3 develope-
-ments while we are still having water rationing, without having secured
additional reliable water supplies, such asNaciemento or State water ect,
Has this been addressed in EIR?
We object most to the unit #9 on Lawrence St. This unit will be right
Text to the Grange hall at a higher elevation. Right on top of us as it
were. 0 ��f� '�GCGLtIQ.
Respectfully a submitted; Mike OIToole Duane 3e1veal
S.L.O.Grange Mk5?'ER
-TK EifSU.R C 9
MAYO 91991
6 May 19 91 ^n O'S ^Luis oo e:
Mr. Gilbert Hoffman,
Chairman of the Planning Commission
City of San Luis Obispo,
990 Palm Street,
San Luis Obispo, CA 93401
RE: The Proposed Villa Rosa Housing Project
Dear Mr. Hoffman,
This letter is to express my endorsement for the proposed
Villa Rosa housing project that is to be located adjacent to
my neighborhood on Broad Street.
My support for this project is based upon my perceptions and
opinions as a city resident for 22 years, as an adjacent home
owner and as a practicing architect in the City of San Luis
Obispo.
Affordable housing in the City is not available because of
the lack of open land and high development costs for
developers. Acquisition of land is expensive, project
planning and agency approvals are lengthy, and new land is not
allowed to be annexed for subdivisions.
As a home owner in the Stoneridge subdivision, I was
fortunate. I was able to buy a small lot at below market
value from a developer. The developer could have sold the
parcels for more, but he chose not to. As an architect I was
able to prepare my own drawings, hire subcontractors and build
my own home.
Others are not as lucky to be in this position. Their only
option is to purchase a built home. The best method of
providing an affordable home is to build multi-family units on
a scale that the developer can make a reasonable profit.
Everyone has this perception that these developers are making
a killing. As an architect trying to make a living in this
town, we know these people personally. They are not the
typical rich getting richer. They owe money to the banks,
their architect, and subcontractors. Some are having their
properties taken back by the banks.
3�3�
The Villa Rosa project deserves approval for the following
reasons:
- This project will provide affordable housing for single
persons, young married couples and parents with families.
- It will provide construction jobs for the many desperate
construction workers in this area.
- 'It will provide all the typical spin-off benefits such as
sales in construction materials, money deposited in bank
accounts etc. In general there is an increase in retail
sales, goods and services.
- It will increase the tax base for a parcel that has been
vacant for years and currently offers little benefit to .
anyone.
- The proposed project is an attractive addition to the
city, and. will set a precedent for future developments.
Thank you for the opportunity to submit this' letter for your
consideration. I have confidence that Planning Commission
will - recognize the merits of the Villa Rosa project and
consider it for approval at the next planning commission
hearing.
Sincerely,
Rando ph L. Rea, AIA
575 to
Drive,
San Luis Obispo
546-9043
3P �a'
Trett's Chevron Service chevron
3180 So. Broad St:, San Luis Obispo, CA 9340 cop"
Achon
Telephone 805.544.0611 ��'C`�""" :. .
p1V0 ❑ FIREcz-W May 14, 1991
❑ CLERK/ORIC. ❑ POLICEQ.L
❑ MGMT.T&L4I Q REC DIR.
❑ C READ FILE C1 UTIL DRL
City Council ❑
San Luis Obispo
Dear Council members :
Mr. Stan Bell met with me recently to show me the
plans for his proposed development of homes on the old
"Brick Yard" property that borders my business on two
sides.
I must say that I am very impressed and pleased with
such a well thought - out, attractive addition to my
neighborhood. His plan goes w&ll beyond what would be
considered ordinary or adequate.
With its rose gardens, fountains, statuary, play yards,
and tree lined walkways, it is almost like having a park
next door. Such an up - grade development next to me
would be welcomed as. an asset to the neighborhood. I
would urge its approval .
Sincerely,
Sam G. 7 t
(Owner of Trett ' s Chevron)
RECEIVED
MAY 1 1991
SM awWssao,CA
i
3
Dear Mayor Dunin and City Council Members:
I read an article in the Telegram Tribune on the Villa Rosa Housing
Project slated to be built on Broad Street in San Luis Obispo. As
a resident of San Luis Obispo for 13 years , and as someone who is
struggling to save money for a house of my own, I find this idea
very much in line with what is needed in the City. I also find that
Broad Street lends itself well as the place to build. Just wanted
to support this proposed project.
Thank you,
Kathleen McCarthy
Registered voter and resident of San Luis Obispo
COPIES TO:
❑, DMNO-tes Action
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CITY COUNCIL AND PLANNING COMMISSION ❑ aMtK/ORIC. ❑ pOUC:EjaL
CITY OF SAN LUIS OBISPO ❑ MGMZTF:aAI ❑ RECDIR.
P 0 PDX 810Q Cl CRE4DFlLE O UI:LDM
SAN LUIS OBISPO, CA 9.3403
RE: CITY APPROVAL OF VILLA ROSA
GENTLEMEN AND LADIES
I AM WRITING TO EXPRESS MY STRONG SUPPORT OF YOUR APPROVAL OF THE
VILLA ROSA PROJECT.
AFFORDABLE HOUSING IN THE CITY OF SAN LUIS OBISPO IS SORELY LACKING
FOR THOSE OF US WHO WORK HERE BUT HAVE TO GO TO OUTLYING AREAS TO LIVE.
I STRONGLY URGE YOU TO APPROVE THS WORTHWHILE PROJECT.
YOURS SINCERELLY,
?EANI HUTCHERSON
aAt,�
RECEIVED
MAY 1 1991
IERK
i 7xm J Q415PO.S9
3
MAY 15, 1991
CITY COUNCIL AND PLANNING COMMISSION
CITY OF SAN. LUIS OBISPO
P 0 BOX 8144
SAN LUIS OBISF-09 CALIF 93443.
RE: VILLA ROSA PROJECT
DEAR COUNCILMEMBERS
I AM WRITING TO VOICE MY APPROVAL OF THE VILLA ROSA PROJECT.
NOW THAT I 'M LOOKING TO BUY MY FIRST HOME, I CAN 'T IMAGINE A
BETTER PLACE THAN SAN LUIS OBISPO.
A GREAT IDEA WHOSE TIME HAS COME.
RESPECTFULLY, loll
JAMES A. KERBER
1155-B ASH ST
ARROYO GRANDE, CA 9.3420
COPIES—to.
❑'[,y�oecs Action
CCAO ❑ FK DIEL
Cl ACAO ❑ FIRECHIEF
❑ ATTORNEY I- FW DIR
❑ CLERKIORIG. ❑ POLICECIi
❑ IACMr TE10-I ❑ REC.DIEL
❑ C.READ FILE ❑ LML DIEL
❑ ❑
MAY 1 .7 1991
snr► uIs � ��
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RECEIVtt�
coMAY 231991
/ CK7 of San Luis Ob=
11 .=umty Develop, t
L�-..S 'tr
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❑ FW DR ROLCLERK/ORIC. Cl FOUCE CFL
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RECEIVED
MAY 2 2 1991
-Cfi°1dCLERK
SAN LUIO OBISPO.CA
.3$
Mayor Ron Dunin RECEIVED
SLO City Council
Palm& Osos Streets MAY 2 31991
San Luis Obispo, CA 93401 Citi a+San Luis ons
Dear Mayor Dunin,
I've had the opportunity to speak with the developers of the Villa Rosa
project, and would like to urge the City to approve this affordable
housing concept.
As a fifteen year resident of the county, currently living within the City
of San Luis Obispo, I have witnessed and participated in the incredible
housing costs of this area.
.ir•:
I think the Villa Rosa project represents an idea whose time has come,
and enthusiastically encourage you join me in supporting a great oppor-
tunity for the residents of our City.
iiM 1,611 f�j i `iiill) `: ;a Sincerely yours,
C.
Catherine L. Kornreich
RECEIVED
cc: MAY 2 2 1991
Peg Pinard
CITY CLERK
Penny Rappa SAN LUIS OBISPO,Ca
Jerry Reiss
Bill Roalman
7RS H16CERA S1
CID
❑• • Action. 'FYI .
C91E 't'RR.:'�. :ya�
❑ M.DIR
SAN AIS.HIM AC AO ❑ FlRECHEF
❑ ATTaWFf Cl FW DIR
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❑ CREADFILE ❑ ur!LDUL
❑ ❑
WHOM seal
Ia><.aas.SNl sssE 3 `
RFCHV�
MAY 2 3199,
-C+h or
May 20, 1991
City Council
City of San Luis Obispo
r.0. Box 8100
San Luis Obispo, CA 93403-8100
To Whom It May Concern:
I am writing to you because I want to let you know how excited I
am about the "Villa Rosa" project.
I was born and raised in San Luis Obispo and have never been able
to afford to purchase a home here. I am single and I am not in
a situation where I could receive financial assistance from my
family to help me purchase a home.
I am employed fulltime with a local business that I believe pays
me a fair wage. I do not wish to leave San Luis as I have family
and friends here. Therefore, my only opportunity to own my own
home may be with the "Villa Rosa".
I strongly urge you to support this project.
Thank you for your attention.
Cordially yours
ordiallyyours,
Louise Matheny
123 Casa Apt. A
San Luis Obispo, CA 93405 /
cc: SLO Planning Commission ✓
3
May 3, 1991 MAY06199"+
':ity at San LUIS 0015C'
Ren Bruce
Hearing Officer
Planning Commission
City of San Luis Obispo
990 Palm St.
Dear Mr. Bruce,
As a 15 year resident of San Luis Obispo I implore you to work with Mr. & Mrs.
Bell in the development of their multi-family residential "Villa Rosa" project.
As you are well aware affordable housing in our community is unreachable goal
to many community members. This project will provide, in part, some resource
for those of us who are priced out of the housing market in our own community.
The thoughtful eligibility requirements and resale controls for discounted homes
will prevent the kind of unscrupulous scheming that occurred in the low income
houses of the South County's Oak Park housing project attempt. Mr. & Mrs. Bell
have provided an initial avenue for first home buyers and others of relatively
low income to finally get their piece of the american dream -- owning their own
home here in their own home town.
As a resident, as a relatively indigent and yes, as a hopeful homeowner, I
encourage you to hasten the process of this development in our community.
If you have any questions please feel fee to contact me at my home at 549-0428.
Sincerely,
teven Seybold
P.O. Box 1742
San Luis Obispo, CA. 93406
cc: Mr. Multari
3 � `� �
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RICHARD A. CARSEL
A LAW CORPORATION
RICHARD A. CARSEL HIS PALM STILFE TELEPHONE
SAN LUIS OBISPO, CA 93401 (805) 544-8510
OF COUNSEL
LEE B. BURCUNDER TELECOPIER
ME MU L DI3RICT OF COLUMBIA BAA May 21, 19 91 (805) 544-6357
HAND DELIVERED
RECEIVED
City of San Luis Obispo MAY 2 1 1991
Planning Commission
990 Palm Street C(rymSan LwsObj .
San Luis Obispo, CA 93401 ---
RE: Map: GP 1452/PD 1518
Applicants: Stanley & Elizabeth Bell
Gentlepersons:
I received your notice to property owners of a public
hearing on May 22, 1991 regarding amending the Land Use Element
map and zoning map to change the designations from Service-
Commercial/Light Industrial . (M) to Medium-High Density
Residential, Planned Development (R-3-PD) and consideration of
a preliminary. development plan for property at 843 Mutsuhito
Avenue. Although I will be unable to attend that meeting, I
wanted to write to express my support for that project and the
necessary rezoning.
I was impressed with the developer's concept for
affordable housing as reported recently in the Telegram-
Tribune. Following that article I personally inspected the
site to evaluate its potential for the project.
In short, I believe this is an excellent use for the
property and, more importantly, that is will be a significant
benefit to our City. I urge you to approve the project.
fCHARD
y,
A. CARSEL
RAC:am
Land Use Element Upudte . .anning Commission Draft / -
SPECIAL DESIGN AREAS
POLICY
The city has several relatively large, mostly vacant sites where it is appropriate to
consider a range or mix of uses not encompassed by the open-space, residential,
commercial, industrial, or public designations described elsewhere in this element.
However, the full range 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 areas designated for special design, the city intends to allow a wider choice of land
uses than normally would be permitted, subject to approval of a physical development
plan, possibly with customized limits on specific activities and requirements for off-
site improvements.
Special design areas are designated by number on the Land Use Element map'-Jand
are indicated on Figure . These areas and the guidelines for their development are
listed below. R
1. Laurel Lane at Southwood
This site is suitable for development of housing, offices, or a combination of
the two.
2. The Brickyard at Broad Street and Orcutt Road '
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could include offices and
services businesses, but not neighborhood or convenience retail stores, which
will be adequately provided at other locations along Broad Street. A
completely residential development, with a generous buffer along Broad Street,
would also be appropriate on this site.
Development should provide convenient walking routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets.
The edges of development should buffer residential uses from the undesirable
effects of the railroad, arterial street traffic, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development.
• 1
gel): LUESDAMP
3 '
PC Minutes
September 26, 1990
Page 2
2. General Plan Amendment & RezoningGP/R 1452. Consideration of
amending the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial (M & C-S) to medium-
high density residential (R-3) for 9 acres and neighborhood-commercial (C-N)
for 4 acres at 2900 Broad Street; Stan & Elizabeth Bell, applicants.
Commr. Gurnee stepped down due to a conflict of interest.
Greg Smith, Associate Planner, indicated the applicant intends to proceed with
rezoning from C-S to C-N on the Broad Street frontage of the property but delete
any request for rezoning in the remaining area. He indicated that staff recommends
the commission continue the item to allow staff time to respond to the revised
proposal.
Chairman Hoffman declared the public hearing open.
Rob Strong, One Buena Vista, representative for the applicant, reviewed the history of
the application. He noted the portion of the request to rezone part of the property
from M to R-3 had been deleted from the request and that the applicant was now
only requesting rezoning of the Broad Street frontage from C-S to C-N. He also
indicated the applicant would be willing to rezone the portion of the property by the
Lawrence/Victoria paper streets from M to C-S. He felt it was more appropriate to
encourage neighborhood-convenience commercial uses at the Orcutt Road intersection
location which is already acknowledged as the principal intersection along Broad
Street. He noted that while the Brickyard property has been looked at for a larger
scale convenience center, no specific plans have as yet been proposed. He noted the
original request to pursue residential uses on the interior of the Brickyard property is
no longer economical or appropriate. He noted Commerce Bank has indicated a
desire to locate a branch on one of the proposed C-N parcels, which would not be
allowed under the present C-S zoning. He felt the other two parcels would be
appropriate for convenience shopping uses for the surrounding neighborhoods. He
felt a decision should be made on the application now and not continued again.
Chairperson Hoffman declared the public hearing closed.
Commr. Kourakds indicated she was hesitant to take an action on the item without a
staff report and preferred to support staffs recommendation for a continuance. She
remembered that one of the major justifications for the C-N zoning was the
�� 1
PC Minutes
September 26, 1990
Page 3
residential back-up. While she felt there was good reason for C-N zoning at this .
location, it had not been previously discussed in this context.
Commr. Schmidt concurred with Commr. Kourakis' comments and felt the proposal
was never discussed as an isolated C-N rezoning without the residential neighborhood
to back it up. He felt it would not be appropriate to take an action without staff
analysis because he felt there were serious questions that needed to be answered,
including traffic volumes on Broad Street. He suggested that the city should consider
initiating residential rezoning on the Brickyard property if the applicant was unwilling
to proceed.
Commr. Billington felt the C-N zoning in this location would be appropriate if the
Orcutt I and II general plan amendments were approved for residential. She felt the
R-3 zoning was a good idea for the remainder of the site.
Commr. Peterson agreed with rezoning since there were many residential
neighborhoods in the area.
Commr. Karleskint felt the C-N zoning made sense and would provide a level of
service to that area that it does not presently have. He felt he would prefer to have
use permit control in order to regulate allowed uses.
Rob Strong clarified the applicant had consented to the "S" designation.
Com .r. Billington indicated that while she was uncomfortable about taking an action
without a staff report, she supported C-N rezoning.
Commr. Kourakis moved to continue consideration of the request to the October 24th
meeting. She felt the C-N zoning may work, but more study was needed.
Commr. Schmidt seconded the motion.
Commr. Karleskint felt he had enough-information to take an action and would not
be supporting the motion.
AYES: Commrs. Kourakis, Schmidt
NOES: Commrs. Billington, Karleskint, Peterson, Hoffman
ABSENT: Commr. Gurnee
The motion failed.
Commr. Billington moved to recommend to the City Council approval of changing the
general plan map and text to reflect a change from C-S to C-N-S zoning for the
PC Minutes
September 26, 1990
Page 4
parcels fronting on Broad Street and change the zoning from M to C-S for that
property along Lawrence and Victoria Streets.
Commr. Karleskint seconded the motion.
Commr. Schmidt questioned if the property on Lawrence and Victoria Streets was a
separate parcel or would another problem be created that would have to be resolved
at a later date.
Greg Smith indicated more research would have to be done on that question.
Commr. Billington amended her motion to delete the M to C-S rezoning along
Lawrence and Victoria Streets until further information was available. She noted the
motion would only pertain to the C-S to C-N-S rezoning on the Broad Street corridor.
Commr. Karleskint, as the second to the motion, agreed to the amendment.
The commission discussed what the "special considerations" zoning would deal with.
Commr. Billington indicated that the "S" designation should reflect concerns with
whether the neighborhood-commercial services proposed in this center would be
significantly different than those anticipated going into the Williams Brothers Center,
questions with compatibility with surrounding land uses, site design of a neighborhood-
commercial center surrounded by M or C-S zoning, limiting access to Broad Street to
appropriate points because of the amount of traffic proposed to be generated by the
project, noise generated by the center and its impact on residential development, and
assurances that the center's design provided appropriate pedestrian access from the
Orcutt and Brickyard residential neighborhoods.
Commr. Karleskint agreed to the S-zone concerns as the second to the motion.
Commr. Schmidt indicated he could not support the motion because there were
enough neighborhood-commercial centers in the area.
Commr. Kourakis indicated that the commission was making a decision with only a
remembrance of a lot of information. She could not support the motion.
Chairman Hoffman indicated he would be supporting the motion and felt that C-N
zoning was appropriate at this location. He supported Commr. Schmidt's
recommendation to initiate rezoning the M-zoned area to R-3.
SOO
PC Minutes
September 26, 1990
Page 5
Greg Smith indicated that if it were the consensus of the commission to initiate
rezoning from M to R-3, the commission had only to include that rezoning into the
motion.
Commr. Billington indicated she would not be adding that to the motion.
AYES: Commrs. Billington, Karleskint, Peterson, Hoffman
NOES: Commrs. Hoffman, Schmidt
ABSENT: Commr. Gurnee
The motion passed.
Commr. Gurnee returned to the meeting.
3. General Plan Amendment & Rezoning R 1454. Consideration of
amending the d Use element map and zoning map to change the
designations frV service-commercial/light industrial, special considerations (M
& C-S-S) to me ' -high density residential, special considerations (R-3-S) for
a 73 acre site at 76t Road; Wood Investments, applicant.
4. General Plan endmen & Rez nin P R 14_64. Consideration of
amending the Land Use Element map an zoning map to change the
designations from service-commercial/lig industrial (M) to medium-high
density residential (R-3); 953 Orcutt R d; SLO Partners, applicant.
It was the commission's preference t ear these items together.
Greg Smith Associate Planne resented the staff report recommending the
commission consider the a ronmental review and recommend that the City Council
approve the general pl amendments and rezoning from M to R-3 or other suitable
zone.
Commr. Kourakis indicated she received a call from Patricia Scott of Flora Street
who was concerned with traffic on cutt Road. Ms. Scott was not opposed to the
project, but felt Orcutt Road should b upgraded either before or simultaneously with
any development of the property.
Commr. Billington indicated she ha a phone conversation with Larry Mitchell,
representative for the Orcutt I pro' ct last week.
city o� san tins oBispo
A., INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 843 '-`utsuhito Avenue APPLICATION NO. M 18-91
PROJECT DESCRIPTION Construct new 89-unit residential planned develonInent condor="*uns on
an 8.26 acre site (city file nos. PD 1518, (x'/12 1542, Tr 2066, AP.0 91-23)
APPLICANT Stanley and Elizabeth Bell, Developers; tti.chael 'bltari, P.enresentative
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY R ED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY Jeff s late Planner DATE 5/15/91
COMMUNITY DEVELOPMENT D ECTOR'S ACTION: DATE
►nmb
SUMMARY OF INITIAL STUDY FINDINGS
I.OESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ......................................... ......... :10ne`
B. POPULATION DISTRIBUTION AND GROWTH.......................................... stet
C. LAND USE ........................................................................ YesA
D. TRANSPORTATION AND CIRCULATION .............................................. Yes'
E. PUBLIC SERVICES ................................................................
F. UTILITIES..........................................................I............. Non-
GG.
. NOISE LEVELS .................................................................... '.fnnP*
H. GEOLOGIC 5 SEISMIC HAZARDS 3 TOPOGRAPHIC MODIFICATIONS ....................
I. AIR QUALITY AND WINO CONDITIONS...............................................
J. SURFACE WATER FLOW AND QUALITY ....................... ..,'one
KPLANT LIFE..................................................................... Yesh
L ANIMAL LIFE..................................................................... None
M. ARCHAEOLOGICALIHISTORICAL................................................... Yes.*
N. AESTHETIC ...................................................................... ,.lone
0. ENERGYIRESOURCE USE .......................................................... "long
'P. OTHER ............hazardnua materials.................................... 'lone.*
Ill.STAFF RECOMMENDATION
HITIl3ATED NEG3AMM DECLAP.0in,1
'SEEAT IACHED REPORT J —1�
Initial Study ER 18-91 .
Page 1
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
Stanley and Elizabeth Bell want to build an 89-unit planned development on a vacant site,
formerly known as "the brickyard", off Broad Street in the City of San Luis Obispo. The
project application involves several planning actions:
■ a general plan amendment from Manufacturing to Medium-high density
Residential (GP/R 1452);
■ rezoning the site from manufacturing (M) to medium-high density, planned
development (R-3-PD) (PD 1518);
■ Architectural Review Commission approval (ARC 91-23);
■ a vesting subdivision map to create 89 small area lots, plus one common area lot
(TR 1066);
■ a lot line adjustment to adjust the lot line between this and the adjacent
commercially-zoned site to the west (proposed Orchard Supply and Hardware, ER
15-91); and
■ partial street abandonment of Frederick, Victoria and Mutsuhito Avenues.
Called "Villa Rosa", the condominium project involves the construction of 28 two-bedroom
units and 61 three-bedroom units. Six unit types are proposed, ranging-in floor area from
1118 square feet to 1500 square feet. Each unit includes a small lot, a balcony and/or
small outdoor patio, and covered parking. The one- and two-story units are arranged in
nine clusters of 6 - 13 units, with stucco exteriors and wood and tile detailing. The
developers plan to sell one-half of the units at prices affordable to persons of moderate
incomes.
Primary street access is from Broad Street (State Highway 227) via Mutsuhito Avenue,
with secondary street access from Lawrence Drive and Orcutt Road. The project includes
an interconnected system of bikeways, open space, landscaping, and other recreation
amenities. Total building coverage is 26 percent of the site, paved area is 28 percent, with
the remaining 46 percent in open space and landscaping. Additional project details are
included in the applicants' project description, attached.
The vacant, 8.26 acre triangular site is located at the south portion of the city, just east of
and parallel to Broad Street between Lawrence Drive and Orcutt Road. Located on the
east side of Broad Street, the site is within a service-commercial/industrial district that
consists of small commercial lots with older warehouses and commercial uses, and a few
older, non-conforming houses. The irregular-shaped site is bounded by a Southern Pacific
Railroad right-of-way and service-commercial/light-manufacturing and office buildings on
/5P
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Initial Study ER 18-91
Page 2
the east, by Orcutt Road on the south, by a lot containing an old commercial building
(housing a janitorial supply business) and a dedicated but unimproved street right-of-way
on the north, and by six commercial lots along Broad Street on the west. Formerly used as
a brickyard, the site's topography has been completely disturbed. The site slopes irregularly
towards the southeast, and has numerous large, mature Blue Gum trees (Eucalyptus
globulus) within and just outside of the southeast portion of the site.
II. POTENTIAL IMPACT REVIEW
A. Community Plans and Goals
The project would reduce the city's supply of vacant, service-commercial/light industrial
land by 83 acres, or about 17 percent, and increase housing opportunities. This change
would be consistent with the Land Use and Housing elements which favor the provision
of more multi-family housing as well as balancing housing opportunities with jobs. (See
also part C. Land Use below)
The property has been vacant since 1980 when the previous commercial brickyard ceased
operations. Since that time, the Broad Street corridor (south of South Street to the city
limits) has become increasingly residential, with several new residential projects and
neighborhood serving uses. The general plan says that the city should periodically evaluate
and revise the amount of land committed to service-commercial/light-industrial uses "to
reflect the realistic needs and opportunities of the City of San Luis Obispo based on
changes in work force and resource availability. This project is prompting just such a
review with the proposed general plan amendment and rezoning.
Availability Of Industrial Versus Residential Land
The city's supply of vacant, service-commercial/light-industrial land appears adequate to
meet industrial expansion needs through the 1990s, even without the 83 acres proposed
for residential use. Moreover, San Luis Obispo city and county are jointly considering a
major expansion area at the city's southern edge. When completed, the Airport Area .
Specific Plan (RASP) is expected to cover an area of about 1700 acres, and include up to
580 acres of service-commercial/light industrial land. Based on the city's growth targets,
resource limits, and past absorption rates for C-S and M-zoned land, this would meet the
city's service-commercial/light industrial needs well into the 21st century.
Table I, below, summarizes the vacant industrial, service commercial and multi-family
zones as of May, 1990. If this project is approved, about 8 acres of land designated for
light industrial use would be converted to medium high-density residential use, a decrease
of about 17 percent in the city's total vacant M (manufacturing) zoned land. The city has
absorbed about one acre of service-commercial/light-industrial land per year for the past
five years. Even if this absorption were to double, the city would continue to have a 45-
year supply of industrial land
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Initial Study ER 18-91
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To maintain the one percent growth rate, the city's residential growth management
regulations limit the number of building permits issued for new residential units during a
24-month period to 300 units. This project can be adequately accommodated within the
growth limits set by the General Plan, and cumulative citywide population growth is not
likely to be significantly affected.
Significant Impact: None
C. Land Use
Land Use Compatibility
The Land Use Element requires new residential areas 'to be adequately buffered from
potentially incompatible land uses, and includes the following policies for new residential
development:
■ Residential developments should be designed to mitigate special site constraints,
and should be compatible with present and potential adjacent land uses.
■ Residential neighborhoods should be separated from incompatible non-residential
uses, and should be spatially separated or otherwise insulated from adverse noise and
other traffic impacts;
Potential adverse impacts on future Villa Rosa residents include noise, light and glare,
traffic, and odors/fumes from the adjacent industrial businesses and arterials. A variety
of physical standard building and planning measures are available, such as sound walls,
building setbacks and landscaping/grading design, which can be used to meet the city's
performance standards for interior and exterior noise. The effectiveness of these techniques
can be maximized when incorporated with building design and orientation which shields
yard areas and minimises window openings toward the noise source (see also part G. Noise, .
for a description of noise exposure levels).
Performance standards in the city's Zoning Regulations already set exposure standards for
lighting glare, vibrations, noise, heat, air contaminants, and solid waste. The site is large
enough to accommodate one or more of these measures, and in some cases, these measures
have already been incorporated into the project's design. For example, the project-provides
streets and/or landscape buffers at least 30 feet wide on the north and east sides where it
abuts manufacturing zoned areas. This separation plus dense landscaping will mitigate what
will likely be minor land use conflicts resulting from lighting glare, nuisance noise, nand
unattractive views.
Due to their location and or design, there are two areas where the proposed site plan may
not provide enough building setback and landscaping to adequately buffer the residential
from service-commercial uses: .�
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Table I
Total Vacant Dwelling Units/
Zone Acres Acres Units Absorption; Acme
M 175" 47 — 1 acre/year —
C-S 297" 50 — 5 acres/year —
R-2 371 56 3433 180 units/yr. 9/acre
R-3 102 3 2246 30 units/yr. 22/ac=e
R-4 128 7 3668 20 units/yr. 28/acre
' Estimates based on annual development activity sum7T1aries for the years 1984
through 1988; the total does not include intensification of underutilized sites.
no Total does not include the Airport Planning Area
Jobs/Housing Balance
Currently, the city has more jobs than housing units for the workers in those jobs. Housing
affordable to persons of low and moderate income is in particularly short supply. By the
end of 1990, the City's Housing Authority had over 1200 persons on waiting lists for housing
assistance — the highest demand rate in the County. Housing production in the San Luis
Obispo area has slowed in recent years while, population growth and housing demand
remain strong (1990 U.S. census figures).
The 8 acres of industrial land proposed for conversion to residential uses could support a
wide range of employment densities. Based on the employment characteristics of
comparably located properties in this area, the 32 acres of industrial land could support
as many as 150 - 200 jobs. The increase of jobs would worsen the existing jobs/housing
imbalance identified in the Housing element. Conversely, if the sites were developed with
the maximum dwelling units allowed under the proposed R-3-PD zoning, as many as 148
two-bedroom dwellings could be built, which would improve the jobs/housing imbalance.
Significant Impact: None
B. Population Distribution and Growth
Based on average occupancy rates for San Luis Obispo, Villa Rosa would add about 213
persons to the city's population of 41,691 — a citywide increase of one-half of one percent
(California Department of Finance, 1990). According to the general plan, the city's
population should grow by approximately one percent per year after 1990 until the
anticipated buildout population of 55,000 is reached.
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Initial Study ER 18-91
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■ Building cluster number 9 (units 79 -89), on Lawrence Drive closest to Broad
Street, borders C-S zoned property on two sides — with janitorial supplies on the
west and the San Luis Obispo Grange Hall on the south. Here, 10-foot and 7-foot
setbacks from units' entry patios to the property line are shown — and of that, 4 feet
consists of a concrete walkway.
■ Building cluster 4 (units 22 - 31) adjacent to Mutsuhito Avenue backs up to the
proposed Orchard Supply and Hardware store (OSH), a 46,000 square foot home
improvement store. At unit 31, the commercial site extends eastward and "pinches"
the Villa Rosa site plan. Unit 31 is setback 16 feet from the property line, and is
adjacent to the truck turnaround and loading area for OSH. A possible 20-foot wide
access driveway is also shown in this area. Additional setback, landscaping and a
solid noise wall is needed here to buffer the residential uses from future commercial
uses.
There could also be adverse impacts on surrounding non-residential land uses as a result
of locating dwellings close to industrial uses. The type of"industrial" uses which are likely
are not heavy industrial involving basic fabrication of metals, equipment, food, or other
intensive manufacturing uses. Based on city zoning regulations and established use patterns,
the adjoining C-S uses consist largely of offices, small-scale assembly and repair services,
cleaning supplies and services, and equipment rental and outdoor storage. More intensive
manufacturing uses requires special review and use permit approval on a case-by-case basis.
The expansion of residential use may lead to increased nuisance complaints as a result of
the new residential use. For example, the homeless shelter on Orcutt Road was located
there primarily because of its isolation from established residential neighborhoods. Citizen
complaints regarding the shelter and adjacent M-zone uses may increase once residential
uses are expanded (residential uses already exist in the Humbert/Francis/Victoria
neighborhood).
Special construction measures may be appropriate where residential units adjoin commercial
uses to reduce occasional noise conflicts. Double glazing, reduced window areas, dense
landscaping and/or screen fencing, and enclosed patios would help mitigate potential
compatibility impacts due to noise. Besides requiring adequate setbacks, landscaping and
noise buffers, another way to minimize the nuisance complaints from new residential
neighborhoods on existing industrial land uses is to require a disclosure statement on any
Department of Real Estate buyer documents, deeds, leases and/or covenants, conditions
and restrictions (CC & R's) to alert prospective residents to the potential for occasional
noise or odor associated with service-commercial uses.
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Initial Study ER 18-91
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Significant Impact: None, with mitigation
Recommended Mitigation:
1. Provide a minimum building setback of 20 feet for units 79 - 89 to the south and
west property lines, with an architecturally compatible fence or wall, and a 10-foot
wide landscaped planter for visual screening and physical separation.
2. Provide a minimum building setback of 20 feet for unit 31, and provide a noise
attenuation wall along the property line between Mutsuhito Avenue and the north
comer of the proposed OSH store to protect residential uses from vehicle traffic
and loading noise. The noise wall shall be architecturally integrated with the project
using landscaping and architectural detail, to the approval of the Architectural
Review Commission.
3. Residential units with wall openings facing the C-S zone shall incorporate
construction measures to ensure interior noise levels do not exceed 45 dBA (Ldn),
to the approval of the Chief Building Official. An acoustic engineer shall
recommend appropriate design measures for the units so that the 45 dBa sound
level is not exceeded, and these measures shall be incorporated in the building
plans. Such measures may include, but are not limited to double glazing, reduced
window area, enclosed outdoor patios, and special wall assemblies.
4. A declaration to buyer shall be included in California Department of Real Estate
documents prepared for prospective buyers. The declaration shall advise buyers
that project is located adjacent to manufacturing and service-commercial uses, and
that occasional industrial noise and related activities may occur.
D. Transportation and Circulation
Broad Street/Orcutt Road corridors are currently operating at acceptable levels of service
(LOS), with the exception of Orcutt Road east of Broad Street which is at LOS D. City
policies set LOS D and below to be the threshold for generally unacceptable traffic flow.
Broad Street currently carries about 27,500 ADT and Orcutt Road carries about 13,000
ADT.
Traffic conditions are expected to worsen as a result of projects currently being reviewed
by the city, including the OSH project, a 52,000 sq. ft. commercial project plus 2900 sq. ft.
restaurant (according to the applicant the "future restaurant" will be a fast-food type
restaurant); Stoneridge B, a 65-unit residential subdivision, Villa Rosa, and two projects
outside of the city — the Broad Street Annexation and the Airport Specific Planning area.
The 125,000 square foot Williams Brothers shopping center is planned in unincorporated
area nearby, at the comer of Capitolio Way and Broad Street. Construction of the center
is expected to begin in the summer, 1991.
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Initial Study ER 18-91
Page 7
A traffic study was prepared to evaluate the potential individual and cumulative adverse
impacts likely to result from the planned development on the brickyard site and in the
surrounding projects. The Orcutt I and II projects are no longer being proposed. The
study was updated to specifically address the Villa Rosa and OSH projects, (Broad/Orcutt
Area General Plat Amendments, Keith Higgins and Assoc., 12/89) is incorporated by
reference into this initial study and the results are summarized as follows:
Trip Generation
■ Villa Rosa will generate 668 average vehicle trips per day (ADT), less than the 840 trips
per day originally estimated for a 112-unit multi-family residential project on the brickyard
site. This is an increase in average daily traffic (ADT) on Broad Street of approximately
two percent.
■ The proposed OSH/restaurant project would add about 3686 trips per day on Broad
Street, for a total traffic increase from both projects of 4354 vehicle trips, or about sixteen
percent over current levels (current ADT on Broad Street at Orcutt approximately 27,500).
The restaurant use accounts for about 1000 trips of the total ADT, or 22 percent of the
total increase. The previous study estimates the total ADT increase at 2,951, or about
eleven percent above existing levels.
■ Broad Street currently operates at a level of service "B", an acceptable level with stable
flow and speed, and minimal delays. Villa Rosa traffic alone would not change the LOS
on this section of Broad Street. With OSH traffic added, the LOS is expected to change
from "B" to "C." LOS "C" means stable flow, with speed and maneuverability more
restricted by the higher volumes. It is still an acceptable level of service under city traffic
policies.
Besides Villa Rosa, there are currently three other development projects being considered
by the city which could significantly affect Broad Street. These are identified below:
Project Estimated ADT % of total ADT
OSH Store 2682 54
Restaurant (OSH site) 1000 20
Villa Rosa 668 14
Stoneridge II 590 12
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Initial Study ER 18-91
Page 8
Project Access and Internal Circulation
Primary access is proposed from Mutsuhito Avenue, with secondary access from Lawrence
Drive and Orcutt Road. Private driveways provide internal circulation around and through
the project. Villa Rosa would share Mutsuhito Avenue access with Aggson's glass, San Luis
Obispo Grange Hall, and the planned OSH store. Access onto Orcutt Road would be right-
turn in and out only.
The proposed Orchard Supply Hardware store provides a 20-foot wide driveway easement
from its parking lot/delivery area to Mutsuhito Avenue. The traffic study recommends a
signalized intersection at Broad Street and Mutsuhito Avenue. However after reviewing
development plans for Villa Rosa and OSH, CalTrans and city engineering staff recommend
that the Broad/Lawrence Drive intersection•be signalized instead. This is because:
1) Mutsuhito Drive aligns with Perkins Lane on the west side of Broad Street.
Perkins Lane is a substandard street which narrows to ten feet in some places. A
signal at this location would increase traffic on Perkins Lane, and trigger the need
for right-of-way acquisition and widening of Perkins Lane. Given the cost and
difficulty of widening, this is not a likely scenario in the foreseeable future.
2) Lawrence Drive is offset about 70 feet where it crosses Broad Street. A four-
way, signalized intersection here would serve the Lawrence Drive/Woodbridge
neighborhood in addition to the Villa Rosa project. It could also serve future
development along the north side of Lawrence, east of Broad Street; and the
Stoneridge 1 and 2 residential projects (Stoneridge II is currently being considered
by the Planning Commission). Lawrence Drive is also farther away from the
Broad/Orcutt intersection, a more desirable signal spacing for maintaining smooth
traffic operation.
Plans currently show the OSH project taking all of its access from driveways onto Broad
Street, with the potential for a future 16-foot driveway to Mutsuhito Avenue. Cars
queueing to turn left from Broad onto Orcutt Road now line up as far north as the
proposed OSH driveway during peak hours, making left turns in and out of the OSH site
difficult. With future traffic growth, a raised median may be necessary to channelize and
limit left turns in this section to maintain safe traffic conditions. Locating a signal at
Lawrence and Broad would not provide a signalized access to the Aggson's glass lot and
the two commercial lots currently proposed for OSH and a restaurant unless Villa Rosa
is redesigned.
A street connection between Mutsuhito and Lawrence is necessary to provide for signalized
access to the commercially-zoned brickyard lots in the future. The applicant has submitted
a revised site plan showing Victoria Avenue improved to link Mutsuhito Avenue with
Lawrence Drive. With such access,signalized access to both the residential and commercial
uses can be provided.
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Initial Study ER 18-91
Page 9
Cumulative Impacts
Individually, Villa Rosa is not likely to adversely affect traffic conditions. However
given the expected development in the area which will contribute traffic to the Broad
Street/Orcutt Road intersection and surrounding street segments, the cumulative impact
of Villa Rosa, OSH, Williams Brothers Center and other planned development is expected
to be significant, based on the traffic study's projections through the year 2005. By the year
2000, the cumulative traffic effects of Villa Rosa, OSH, Stoneridge, and other planned
projects in the County are expected to result in an LOS F on Orcutt Road between Broad
Street and Laurel Lane, and LOS E at Broad Street/Orcutt Road intersection.
Consequently, Villa Rosa should contribute to Broad Street/Orcutt Road area traffic .
improvements.
Significant Impact: None, with mitigation
Recommended Mitigation:
Developer shall:
1. Contribute toward the cost of installing a signal at the Lawrence Drive/Broad Street
intersection, prior to construction permit issuance. Contribution amount shall be
calculated by the City Engineer, and shall be based on the project's proportionate
share of the total traffic increase (ADT) on Broad Street from Villa Rosa, OSH, and
Stoneridge H, not to exceed 25 percent of the total cost of the signal project.
2. ,Revise project design to provide a public street connection between Lawrence Drive
and Mutsuhito Avenue via Victoria Avenue: Developer shall improve Victoria
Avenue to city standards.
3. Contribute toward the cost of installing a second eastbound left-turn lane from
Broad Street onto Orcutt Road, prior to construction permit issuance. Contribution
shall be calculated by the City Engineer, and shall be based on the project's
proportionate share of the total traffic volume (ADT) on Orcutt Road.
4. Contribute toward the cost widening Orcutt Road to four lanes east of Broad Street,
prior to construction permit issuance. Contribution shall be calculated by the City
Engineer, and shall be based on the project's proportionate share of the total traffic
volume (ADT) on Orcutt Road.
5. Contribute toward the cost of installing a grade separation at Orcutt Road and the
Southern Pacific Railroad right-of-way, prior to construction permit issuance.
Contribution shall be calculated by the City Engineer, and shall be based on the
project's proportionate share of the total traffic volume (ADT) on Orcutt Road.
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Initial Study ER 18-91
Page 10
6. Revise the Orcutt Road driveway exit to restrict access to right-turn in and right-
turn out only, to the approval of the City Engineer.
E. Public Services
Water
Demand for city water currently exceeds the safe yield of supplies. The city has responded
by adopting measures to restrict water use and development. The council has initiated
amendments to further limit allocation of water to development,,so a balance between safe
yield and normal demand can be reached sooner as new water sources are developed.
These measures would apply to any further development or change of use on any of these
sites, and will mitigate potential water-use impacts.
The project is expected to increase citywide water demand by about 23 acre feet per year,
based on the city's Water Use Factors. This represents an increase over current citywide
water use of about one-half of one percent. The increased demand would be offset,
however, through implementation of the city's water conservation policies, which require
new development to save twice as much water as their projected demand by retrofitting
other city businesses and residences with water-saving plumbing fixtures. While mandatory
water conservation is in effect, the project must meet the retrofit requirement before a
construction permit can be issued.
Sewage Treatment
The city's sewage treatment plant currently violates water quality standards and operates
at about 86 percent of its hydraulic capacity (based on average dry weather flow). A
planned expansion of the city's wastewater treatment plant (ER 46-89) will improve
treatment levels to meet water quality standards and increase hydraulic capacity by about
five percent. No additional sewer-treatment mitigation is necessary.
Significant Impact: None
G. Noise
The project site is near two major noise sources: Broad Street vehicle traffic and rail
traffic. Because of its location, topography, and adjacent buildings, the site is sheltered
from the noise sources and generally falls within acceptable levels for residential
development. The city's Noise Element sets a maximum noise level of 60 dBA (Ldn) for
multi-family development. A noise study, including on-site testing, was done to evaluate
noise impacts on the old brickyard site as part of the general plan amendment and
rezoning. The study is incorporated into this initial study, and is attached. The study
concludes that:
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Initial Study ER 18-91
Page 11
■ Noise levels in the areas proposed for residential development are in the range of 50 -
55 dBA (Ldn) which is within the city's 60 dBA maximum acceptable noise level.
■ Residences in the southerly part of the Villa Rosa site will be exposed to noise levels
below 50 dBA at ground level due to the barrier effect of the slope between the residential
area and the OSH site. Noise levels on the second story will be in the range of 50 - 57
dBA.
■ Significant increases in Broad Street and rail traffic would not cause noise levels in the
residential area to exceed city standards.
■ Construction of commercial buildings along Broad Street, east of the Villa Rosa site will
further reduce noise levels. Noise reductions should range between approximately 3 and
8 dBA depending on the location and design of the structures.
Minor noise conflicts may occur due to the proximity of the residential units to adjacent
service-commercial/light-industrial uses. These conflicts are expected to be occasional and
temporary, and are addressed in the section on Land Use, above.
Significant Impact: None
H. Geologic and Seismic Hazards & Topographic Modifications
Much of the Brickyard site has been graded and covered with unconsolidated fill materials
which have not been compacted. For this reason, much grading and recompaction will be
required to establish building sites to city standards. This may require removal of the
unconsolidated fill and replacement with engineered fill.
Pacific Geoscience, Incorporated has submitted a preliminary soil investigation of the
property.
Based on field test borings, the report concludes that there are no subsurface or geologic
conditions existing on the site that would preclude its safe development. The report
includes specific site development recommendations regarding grading, use of engineered
fill, structural foundation design, compaction, erosion control, and other technical
specifications to be incorporated into the project design. These technical recommendations
will be incorporated into site grading and building designs at city plancheck time, and no
special mitigation measures are needed.
Significant Impact: None
Initial Study ER 18-91
Page 12
I. Air Quality and Wind Conditions
The San Luis Obispo County area has been designated as a non-attainment area for the
state ozone standard, and is required to reduce emissions of certain pollutants by at least
5 percent per year until standards are met. The county's Air Pollution Control District
has reviewed this project and determined that emissions will result mainly from vehicle
trips. Motor vehicle emissions in this county contribute over 40 percent of the precursor
pollutants causing ozone. An increase in vehicle trips will increase pollutant emissions
and ozone formation. Emission estimates (pounds per day) are: ROG (reactive organic
gases) -24.6; NOx (oxides of Nitrogen) - 19.2; CO (Carbon monoxide) -268.6; PM/10 - 1.8;
and SOx - 1.8. To partially offset the increase in emissions from this project, the following
measures shall be incorporated into the project:
Significant Impact: None, with mitigation
Recommended Mitigation:
Developer shall:
1. Incorporate bike and pedestrian trails into the Villa Rosa design to provide the
opportunity to connect with a planned citywide bike trail in or along the Southern
Pacific Railroad right-of-way, near the northeast comer of the site.
2. Grant irrevocable public pedestrian and bicycle access easements from Broad Street
to the future connection point at the site's northeast corner, and install footpath and
bikeway improvements as approved by the Architectural Review Commission.
I Contribute toward cost of installing a transit facility on the east side of Broad Street
between Lawrence Drive and Orcutt Road, prior to construction permit issuance.
Costs shall include construction of a standard bus turnout, transit shelter, bus sign,
trash receptacle, and installation of public art and appropriate landscaping.
Contribution amount shall be calculated by the City Engineer, and shall be based on
the project's proportionate share of the total traffic increase (ADT) on Broad Street
from OSH, Villa Rosa, and Stoneridge II, not to exceed 25 percent of the
improvement's total cost.
4. Follow APCD guidelines to reduce fugitive dust emissions during grading and site.
preparation, and exhaust emissions from construction equipment. Prior to
construction permit issuance, the developer shall submit a plan describing measures
to be taken during construction to reduce emissions, to the approval of the
Community Development Director.
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Initial Study ER 18-91
Page 13
K. Plant Life
The site has been used as a borrow area for the previous brickmaldng operation, and has
been completely altered by grading and excavation. Except for many large, mature
Eucalyptus trees growing along the east and south east property lines, the site offers
minimal wildlife habitat. The proposed project will require the removal of nine Eucalyptus
tree clusters, ranging in trunk diameter from 12 to 48 inches. Where possible, the site
layout should be modified to preserve these trees. For example, a cluster of Eucalyptus
trees near unit 21 is located in a planter, and could be preserved. Where no alternative
exists, the trees to be removed should be replaced on a two for one basis with trees of a
comparable ultimate size and longevity.
Significant Impact: None, with mitigation
Recommended Mitigation:
1. Site design shall be modified where .feasible to preserve Eucalyptus trees, to the
approval of the City Arborist and the Community Development Director. Where
preservation is not feasible, the trees to be removed shall be replaced on a two for
one basis with trees of a comparable ultimate size and longevity.
M. Archaeological and Historic Resources
The site could have hosted Chumash indians before European settlement. However grading
and excavation for earth used in the manufacture of bricks probably removed or damaged
prehistorical artifacts. The Brickyard site is considered to be of local historical significance
because the site produced building materials for many buildings in the area starting around
the turn of the century and continuing until the site was closed in the early 1980's. Because
of its historical significance, a Phase I archaeological survey was conducted by MacFarlane
Archaeological Consultants (December, 1989) and is incorporated into this initial study
(report attached).
Significant Impact: None, with mitigation
Recommended Mitigation:
1. A qualified archaeologist will instruct the project's construction contractors in how
to recognize resources that my be encountered. If excavations encounter
archaeological resources, construction activities which may affect them 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 archaeologist.
Disposition of artifacts shall comply with state and federal laws. A note concerning
this requirement shall be included on the grading and construction plans for the
project.
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Initial Study ER 18-91
Page 14
2. Brick work should be incorporated into the development of the site to recall the
historic use of the site.
3. The historic significance of the site should be documented through the use of a
plaque, photographs and samples of the brick work incorporated into a marker or
kiosk on the project site for public display, possibly in cooperation with-the adjacent
Orchard Supply Hardware project
P. Hazardous Materials
The Brickyard site has been investigated for hazardous materials which may have been
stored there in conjunction with the brick manufacturing use. An unidentified hydrocarbon
based (oil) material has contaminated the soils here and is currently being abated under
a separateaction action by the city's Hazardous Waste Inspector. The contaminated soils have
been graded and stockpiled while the oil-based materials evaporate. Additional testing and
analysis will be needed prior to construction permit issuance to verify that hazardous
materials have been abated;.however no further mitigation measures are necessary at this
time.
Significant Impact: None
III. STAFF RECOMMENDATION/MITIGATION SUMMARY
Negative declaration subject to the following mitigation measures being incorporated into
the project:
Land Use
1. Developer shall provide a minimum setback of 20 feet from the building walls or
exterior patios for units 79 - 89 to the south and west property lines, with an
architecturally compatible fence or wall, and a 10-foot wide landscaped planter for
visual screening and physical..separation.
2. Developer shall provide a minimum building setback of 20 feet for unit 31, and
provide a noise attenuation wall along the property line between Mutsuhito Avenue
and the north comer of the proposed OSH store to protect residential uses from
vehicle traffic and loading noise. The noise wall shall be architecturally integrated
with the project using landscaping and architectural detail, to the approval of the
Architectural Review Commission.
3. Residential units with wall openings facing the C-S zone shall incorporate
construction measures to ensure interior noise levels do not exceed 45 dBa (Ldn),
to the approval of the Chief Building Official. An acoustic engineer shall
recommend appropriate design measures for the units so that the 45 dBa sound r w
W
Initial Study ER 18-91
Page 15
level is not exceeded, and these measures shall be incorporated in the building
- plans. Such measures may include, but are not limited to double glazing, reduced
window area, enclosed outdoor patios, and special wall assemblies.
4. A declaration to buyer shall be included in California Department of Real Estate
documents prepared for prospective buyers. The declaration shall advise buyers
that project is located adjacent to manufacturing and service-commercial uses, and
that occasional industrial noise and related activities may occur.
Traffic and Circulation
Developer shall:
5. Contribute toward the cost of installing a signal at the Lawrence Drive/Broad Street
intersection, prior to construction permit issuance. Contribution amount shall be
calculated by the City Engineer, and shall be based on the project's proportionate
share of the total traffic increase (ADT) on Broad Street from Villa Rosa, OSK and
Stoneridge II, not to exceed 25 percent of the total cost of the signal project.
6. Revise project design to provide a public street connection between Lawrence Drive
and Mutsuhito Avenue via Victoria Avenue. Developer shall improve Victoria
Avenue to city standards.
7. Contribute toward the cost of installing a second eastbound left-tum lane from
Broad Street onto Orcutt Road, prior to construction permit issuance. Contribution
shall be calculated by the City Engineer, and shall be based on the project's
proportionate share of the total traffic volume (ADT) on Orcutt road.
8. Contribute toward the cost of widening Orcutt Road to four lanes east of Broad
Street, prior to construction permit issuance. Contribution shall be calculated by
the City Engineer, and shall be based on the project's proportionate share of the
total traffic volume (ADT) on Orcutt Road.
9. Contribute toward the cost of installing a grade separation at Orcutt Road and the
Southern Pacific Railroad right-of-way, prior to construction permit issuance.
Contribution shall be calculated by the City Engineer, and shall be based on the
project's proportionate share of the total traffic volume (ADT) on Orcutt Road.
10. Revise the Orcutt Road driveway exit to restrict access to right-tum in and right-
tum out only, to the approval of the City Engineer.
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Initial Study ER 18-91
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Air Quality
Developer shall:
11. Incorporate bike and pedestrian trails into the Villa Rosa design to provide the
opportunity to connect with a planned citywide bike trail in or along the Southern
Pacific Railroad right-of-way, near the northeast comer of the site.
12. Grant irrevocable public pedestrian and bicycle access easements from Broad Street
to the future connection point at the site's northeast comer, and install footpath and
bikeway improvements as approved by the Architectural Review Commission.
13. Contribute toward cost of installing a transit facility on the east side of Broad Street
between Lawrence Drive and Orcutt Road. Costs shall include construction of a
standard bus turnout, transit shelter, bus sign, trash receptacle, and installation of
public art and appropriate landscaping. Contribution amount shall be calculated
by the City Engineer, and shall be based on the project's proportionate share of the
total traffic increase (ADT) on Broad Street from OSH, Villa Rosa, and Stoneridge
II, not to exceed 25 percent of the improvement's total cost.
14. Follow APCD guidelines to reduce fugitive dust emissions during grading and site
preparation, and exhaust emissions from construction equipment.. Prior to
construction permit issuance,the developer shall submit a plan describing measures
to be taken during construction to reduce emissions, to the approval of the
Community Development Director.
Plant Life
15. Site design shall be modified where feasible to preserve Eucalyptus trees, to the
approval of the City Arborist and the Community Development Director. Where
preservation is not feasible, the trees to be removed shall be replaced on a two for
one basis with trees of a comparable ultimate size and longevity.
Historic Resources
16. A qualified archaeologist will instruct the project's construction contractors in how
to recognize resources that my be encountered. If excavations encounter
archaeological resources, construction activities which may affect them 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 archaeologist.
Disposition of artifacts shall comply with state and federal laws. A note concerning
this requirement shall be included on the grading and construction plans for the
project.
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Initial Study ER 18-91
Page 17
17. Brick work shall be incorporated into the development of the site to recall the
historic use of the site.
18. The historic significance of the site shall be documented through the use of a plaque,
photographs and samples of the brick work incorporated into a marker or kiosk on
the project site for public display, possibly in cooperation with the adjacent Orchard
Supply Hardware project.
General.
19. If the Community Development Director determines that the above mitigation
measures are either infeasible or ineffective, the Director may modify the measures
or add additional measures to better achieve the intent of the original mitigation.
Attachments: (Available in Council Office forinspection.)
-Vicinity map
-Site plan
-Project description
-Traffic study and update
-Revised site plan detail
-Noise analysis
-Archaeological report
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