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HomeMy WebLinkAbout08/06/1991, 5D - CONTINUED CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION'S ACTION TO DENY AN APPLICATION FOR GENERAL PLAN LAND USE MAP AMENDMENT AND REZONING GP/R 1454 (ORCUTT I), A REQUEST TO AMEND THE LAND USE ELEMENT MAP AND REZONE A 6.5 ACRE �I�I�II�ry►►II►IIIIIIIIIIIaii�I{IIII ty f MEETING D91 ATE: I►i�u►�u c�u,r of san lues o�ispo =. � - COUNCIL AGENDA REPORT ITEM NUMBER:r� FROM: Arnold Jonas Community Development Director J PREPARED BY: Greg Smith, Associate Planner SUBJECT: Continued consideration of the appeal of the Planning Commission's action to deny an application for General Plan Land Use Map amendment and rezoning GP/R 1454 (Orcutt I), a request to amend the land use element map and rezone a 6.5 acre portion of a 73 acre site from service commercial light industrial to medium high density residential at the southeast corner of Broad Street and Orcutt Road. (Continued from November 7, 1990, and February 5, 1991.) CAO RECOMMENDATION: Deny General Plan and Rezoning Amendment GP/R 1454 (Orcutt I). REPORT IN BRIEF: This report summarizes issues evaluated in the previous staff reports to the council, and in the attached initial study of environmental impact. Information is presented regarding level of hazard to future residents, and land use patterns which would result from development of this and other nearby sites. Staff analysis concluded that the rezoning could be found consistent with applicable policies, and that site constraints could be adequately mitigated. A "Special Considerations" overlay zone for the project site and for the former "Orcutt II" site would be needed, in order to implement the mitigation measures. However, the Planning Commission concluded that the site would be better suited for commercial and industrial uses, due to its proximity to other non-residential properties and lack of relationship to established or potential residential areas. i 5D- I GP/R 1454 Page 2 DISCUSSION: Background The Orcutt I and Orcutt II applications were filed in July and October of 1989, respectively. An expanded initial study of environmental effects was prepared for -the two projects. Analysis of the traffic impacts of the projects was coordinated with application GP/R 1452 "Brickyard Rezoning", 2900 Broad Street, which was withdrawn on October 24, 1990. The subsequent Villa Rosa general plan amendment and rezoning, which is also scheduled for consideration by the council at the August 6, 1991 meeting, affects a portion of the Brickyard site. The Orcutt H application was denied by the council on November 7, 1990. The Orcutt I application was continued at the same meeting, with direction to staff to provide additional information regarding concerns with potential hazards to residents due to fire or hazardous materials incidents on nearby service commercial and industrial sites. After reviewing the additional information on February 5, 1991, the council again continued the application, for a period of six months. Data Summary Address: 761 Orcutt Road Applicant: Wood Investments Representative: James T. Wood Current Zoning: M (Industrial) and C-S-S (Service Commercial - Special Considerations) Current General Plan: Service Commercial/Light Industrial Applicant Proposed Zoning: R-3 (Medium High Density Residential) and C-S-S Applicant Proposed General Plan: Medium High Density Residential and Service Commercial/Light Industrial Environmental Status: The Director has filed a negative declaration of environmental impact, including mitigation measures. Site Description The 7.3-acre site is vacant and consists of five lots of record and a 60 foot wide utility easement which extends from Sacramento Drive to Orcutt Road. Two minor creek tributaries cross the site which are considered significant riparian corridors by the Department of Fish and Game. Surrounding land uses include industrial zoned land to the south and east, and service commercial zoned land to the north and west. Project Description The applicants want to amend the land use element map and rezone a 6.5-acre portion of the site from service commercial/light industrial to medium high density residential (R-3 zoning) and to retain a small portion fronting Broad Street as service commercial (C-S-S zoning). Under the proposed zoning, as many as 120 dwellings could be built (6.5 acres @ 18 units per acre). The applicant has suggested that the portion of the site between Broad Street and the utility easement - approximately one acre - be retained as an open space easement, which could reduce the number of units significantly. GP/R 1454 Page 3 EVALUATION As noted in the previous staff report, the most important issues raised by the rezoning proposal are with regard to land use and housing policies, and with regard to the sites' suitability for residential use. Staff suggests the council evaluate the applications primarily in terms of those major policy issues. In addition to a summary of various issues, the sections below include analysis of potential hazards to future residents due to fire or hazardous material incidents on nearby service commercial and industrial sites. Those concerns, which were discussed by the Fire Chief and council at the November 7, 1990 council meeting, are evaluated in more detail in this report and in the attached initial study. The staff report and attached initial study reflect the impact of this project when considered independently of the other residential rezoning projects which were formerly or currently proposed nearby (Villa Rosa, Orcutt 11 and Brickyard projects). 1. General Plan Consistency - Adol2ted Policies Evaluation of city land use decisions must take into account the issue of jobs/housing balance. The issue is identified in the adopted Housing Element, which includes the following policies (Housing Element, 1986, pp.7,8) "New housing production should keep pace with enrollment and employment growth and help reduce commuting." "The city will discourage activities which would aggravate the imbalance between residential and employment opportunities among the communities in the housing market area." The adopted Land Use Element includes the following policies (Land Use Element, 1977, as subsequently amended): 'The City should ... seek to balance employment or enrollment distribution changes with commensurate residential development distribution." (Page 8) "The City should coordinate residential development with employment, enrollment or other economic base alterations to assure that persons or families working, attending schools,or conducting other activities in San Luis Obispo, have appropriate opportunity to reside here rather than commute." (Page 13) Excerpts from the General Plan including those policies - as well as those related to service commercial and medium density residential uses - are attached. 2. General Plan Consistency - Draft Policies The draft Land Use Element includes policies regarding jobs/housing balance (Land Use Element - Planning Commission Draft, April 1990): "The city should manage its growth and influence regional growth so that ... the gap 5D3 GP/R 1454 Page 4 between housing demand (due to more jobs and college enrollment) and supply is not increased. (Page 9) "The city will reconsider rezoning vacant, suitably located office, commercial, and industrial land for residential use. [Reference to "Special Design Areas".] (Page 17) 3. Residential Development Constraints and Environmental Impacts A number of constraints to residential development of the site have been identified by the environmental review process and during previous hearings. These constraints are summarized below; refer to the attached initial study for more detailed analysis. A. Noise. Much of the site is affected by traffic noise which exceeds the levels considered acceptable for residential use. The initial study concludes that feasible mitigation measures are available, such as using special glazing in windows, siting buildings to serve as noise barriers for outdoor use areas, etc. The approach would be similar to those used in the Edna/Islay Specific Plan area. B. Circulation and Traffic. Residential or commercial development of the site would affect - and be affected by - increasing congestion on Broad Street and Orcutt Road. Mitigation measures are proposed in the initial study, including limiting driveway access to both streets, intersection improvements, and extension of Sacramento Drive across the Orcutt II site to connect to Orcutt Road. Development of the sites under current zoning designations would likely involve similar, although perhaps. less severe, traffic impacts. C. Creek Preservation and Enhancement. The various creeks crossing the site provide several acres of existing or potential riparian habitat. The initial study concludes that the creek environment can be adequately protected if 20-foot buffers are provided between residential development and the riparian habitat areas. D. Air Quality. Residential development of the site would generate emissions associated with auto use by new residents. The level of emissions is not compared to that which might occur with commercial/industrial development. The initial study recommends various alternative transportation facilities be analyzed at the time of development. E. Archaeological and Historical Value. It is possible that Chumash cultures used the site in prehistoric times, although no specific sites with archaeological value have been identified. The initial study recommends supervision of future development by a qualified archaeologist. 4. Residential Project Boundaries As noted in the project description above, the applicant requests that a portion of the Orcutt I site be retained with service commercial zoning about one quarter mile south of the Broad/Orcutt intersection. Given the shallowness of the lot, the trees present on the site and the creek running along the easterly portion, this site will likely be very difficult to develop with uses allowed under that zoning. 5D �� GP/R 1454 Page 5 Approximately nine parcels have been developed with residential uses between the southerly property boundary of the Orcutt I site and the industrial zoned land fronting Capitolio Way. These dwellings are nonconforming uses, since dwellings are not allowed by current C-S regulations. Providing access to the C-S-S remainder of the Orcutt I parcel - or to the adjacent shallow parcels - via the Orcutt I on-site circulation system would be difficult. Multiple driveways to Broad Street are likely to remain under either residential or commercial development scenarios. These lots would also face the same land use compatibility and noise problems as the Orcutt I and II sites. 5. Relationship of Residential Development to Neighborhood Planning Commission evaluation of the proposed rezoning addressed the question of whether a desirable residential or mixed-use neighborhood would be created on the site, as opposed to an isolated project or projects. At the time the commission last reviewed this request, it was concurrently reviewing the adjacent Orcutt II application; the nearby Brickyard rezoning had been withdrawn and the Villa Rosa application had not been filed. Neighborhoods provide a unique sense of security and familiarity which distinguishes them from each other and from areas which are clearly not neighborhoods. The Land Use element does not define "neighborhoods", but offers broad performance criteria which should be met before land may be devoted to residential use, especially multi-family use such as the Orcutt I request. These are outlined in the sections of the Land Use Element attached. In sum, the Land Use Element says that new residential neighborhoods should be established near existing neighborhoods and should be effectively insulated from incompatible land uses and major roads. Several factors should be considered in evaluating the site's potential as a neighborhood: - Creek amenities. The creek channels crossing the site provide an opportunity for attractive open space, and may eventually provide an opportunity to create trails which link up with off-site trails, including the one proposed for the Southern Pacific railroad right-of-way. It may be feasible to create a pedestrian/bike trail under Orcutt Road - linking the site to the proposed Villa Rosa residential project and the railroad trail. This would involve crossing the Homeless Shelter site, and modifications to the culvert structure under Orcutt Road. - Size. At 80 to 100 units, the project would constitute one of the smallest pockets of residential use in the city. It would be similar in size to some city residential developments - such as mobile home parks or "The Meadows" subdivision on South Higuera Street-which do not have effective pedestrian or vehicular linkages to other residential developments. The Villa Rosa project would also be similar in size. - Buffer/transition areas. The site is large enough to allow open space buffers along the major street frontages, and the existing creek channel will provide a buffer between the site and future development to the east. Provision of a buffer area along the south edge of the site will also be feasible, in staffs judgement. - Access to neighborhood commercial facilities. The Orcutt I site is closer to 5D-5 GP/R 1454 Page 6 neighborhood-shopping facilities than many of the existing residential units in the city. It is within one quarter mile of the Williams Brothers market at Broad and Capitolio, which has been approved by the county as the site of a new shopping center. The Crossroads shopping center on the west side of Broad/Orcutt intersection is also within one quarter mile. The Laurel Lane shopping center is about one-half mile from the site. Although pedestrian access to those centers would require crossing busy streets, signals exist or are planned for major intersections. The Planning Commission's action to deny the Orcutt I and II rezoning proposals reflected a concern for lack of potential for creating a desirable, functional neighborhood at the two sites. The commission concluded that the arterial streets, railroad right-of-way, and surrounding commercial uses, would be functional and perceptual barriers which would isolate residential developments from neighborhood services and other residential neighborhoods. They were also concerned that the Sacramento Drive extension would serve as a barrier to pedestrians, due to high volumes of auto and truck traffic, and would introduce non-residential traffic into the Orcutt H residential area. In staffs judgement, these concerns are not significantly affected by the Villa Rosa rezoning proposaL There will be limited functional linkage between the two projects, which will be separated by Orcutt Road and the intervening commercial development. 6. Availability of Multi-family and Industrial Land The Orcutt I site represents an insignificant portion of remaining vacant C-S and M zoned land in the city. The proposed rezoning would significantly increase vacant land with R- 3 zoning, however, since only 3 acres with that zoning now exist. Refer to section II.0 of the attached initial study for more detailed discussion. 7. Fire Safety and Hazardous Materials Exposure The city's Fire Chief and Fire Marshal have evaluated the safety of the site. Their evaluation concludes that the site will be more hazardous than many residential neighborhoods in the city, but comparable to others. Hazards will be within the range generally judged acceptable by the community and emergency response staff, if one important mitigation measure is adopted. Fire Department staff has concluded that the existing petroleum storage facility(950 Orcutt Road) is far enough from the site to reduce the risk posed by that facility to an acceptable level. The distance and scale of other commercial developments in the vicinity are likewise factors which make them relatively unlikely to expose future Orcutt I residents to hazards. Staff is concerned with the potential for hazards from possible development of the former Orcutt II site, however. Larger-scale commercial developments - such as those which could occur on that site - involve a higher potential for incidents involving significant amounts of highly hazardous materials, in the judgement of the Fire Department staff. In order to mitigate that potential hazard, staff recommends rezoning of the vacant M-zoned property to the east of the site (former Orcutt II site) to include a "Special Considerations" overlay zone. The overlay zone would provide additional controls over uses which would involve significant quantities of highly toxic materials. SD-(o GP/R 1454 Page 7 8. Conclusions The Planning Commission concluded that the sites are better suited for commercial and industrial development than for residential uses. The commission resolution, and minutes from their most recent hearing, are attached. Evaluation of the various factors above leads to the following conclusions: - The various physical characteristics of the site - creeks, sloping topography, utility easements, etc. - make development of the site for either commercial or residential use a challenge. These characteristics will pose more of a constraint to commercial development than to residential, although either would be feasible. - Commercial development will clearly be more consistent with existing and likely future land use patterns in the vicinity. - The site's proximity to arterial streets is a plus for commercial development, a negative for residential. The site is large enough to provide an adequate buffer for residential use, however. - There appears to be on oversupply of vacant commercially zoned land within the city limits, relative to residentially zoned land. However, the general plan update will probably designate residential annexation areas which will provide opportunities for additional multi-family housing development. - Although surrounding land uses pose some potential for hazards to Orcutt I residents, the level of hazard is acceptable. - The site is too small and too isolated to fit the typical concept of a neighborhood. Staff believes that the factors noted above balance in favor of retaining C-S-S and/or M zoning, since the site will not function as a part of a larger residential neighborhood. CONCURRENCES The concerns of other departments have been incorporated into this staff report and the expanded initial study. FISCAL IMPACT No significant impact on city costs or revenues are expected as a result of the proposed rezoning. ALTERNATIVES The council may approve or deny the appeal, thus approving or denying the proposed general plan amendment and rezoning. Action to approve must include specific findings regarding environmental impacts and mitigation measures. The Land Use Element may be amended only three times each year. Several amendments 5D - � GP/R 1454 Page 8 are grouped together on tonight's agenda; concurrent action on these amendments will allow flexibility in processing subsequent amendments later in the year. RECOMMENDATION Various factors can be cited in favor of either residential or commercial zoning for the site. In the long term, however, a more logical pattern of land uses will result from retaining service commercial and/or industrial zoning for this site. The council should uphold the action of the Planning Commission and deny the requested rezoning. Action'to Deny A draft resolution denying application GP/R 1454 is attached. Action to Approve If the council determines to approve the rezoning, a negative declaration must first be approved. If the council approves the mitigated negative declaration and mitigation requirements filed by the Director, the council must concurrently initiate rezoning of the former Orcutt II site from M to M-S (required mitigation measure due to potential impacts from hazardous materials). Draft resolutions and an ordinance implementing these actions are attached. The council may modify or delete mitigation measures, based on a determination that potential impacts cited in the initial study would not be significant. If the council determines that hazard from development of the adjoining property would not be significant, the corresponding mitigation measure - "S" zoning on the Orcutt II site - may be deleted. If the council decides to revise the initial study and/or mitigation measures, the draft resolutions should be modified to correspond. Attachments: Draft resolution - denial Draft resolutions and ordinances - approval Summary of mitigation measures Vicinity map (showing rezoning request) Applicant statement and concept plan for GP/R 1454 Land use element excerpts - adopted, PC draft Commission resolution - denial Council minutes - February 5, 1991 Minutes from Sept. 26, 1990 PC hearing Initial study (Note: copies of the traffic consultant's report referenced in the initial study are available in the Community Development office.) Enclosed: aerial photograph gtsd:gp1454cc.wp SD-8 RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING AN APPEAL FROM THE ACTION OF THE PLANNING COMMISSION TO DENY APPLICATION NO. GP/R 14541 A PROPOSAL TO AMEND THE GENERAL PLAN LAND USE MAP DESIGNATION AND REZONE A PORTION OF THE PROPERTY LOCATED AT 761 ORCUTT ROAD (ORCUTT I REZONING) FROM SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL WHEREAS, the Planning Commission conducted a public hearing on application No. GP/R 1454 September 26, 1990, and denied the application; and WHEREAS, the applicant has appealed that decision to the City Council; and WHEREAS, the City Council has conducted public hearings on November 7, 1990 and February 5, 1991, and has considered the testimony and statements of the applicant, and other interested parties, and the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; NOW, THEREFORE, the council resolves to deny the appeal and deny application No. GP/R 1454 based on the following findings: SECTION 1. Findings. 1. The proposed General Plan land use designation and zoning classification are not compatible with the surrounding. area. 2 . There is a need to provide growth for commercial development within the city limits. 3 . The proposed amendments do not follow the city's policy of infilling commercial and light-industrial districts designated on the map and plan. On motion of , seconded by and on the following roll call vote: SD-9 Resolution No. (1991 Series) Page 2 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of 1991. Mayor ATTEST: City Clerk APPROVED: City A nistrative Officer Q°L ;ir4Z)Lar) t�U &?- C/ /,61WOW13 I diAttlorriey Community Develtoent Director 5D-10 RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING COMMISSION TO DENY APPLICATION NO. GP/R 1454, AND APPROVING A PROPOSAL TO AMEND THE GENERAL PLAN LAND USE MAP DESIGNATION FOR A PORTION OF THE PROPERTY LOCATED AT 761 ORCUTT ROAD (ORCUTT I REZONING) FROM SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM HIGH DENSITY RESIDENTIAL WHEREAS, the Planning Commission conducted a public hearing on application No. GP/R 1454 September 26, 1990, and denied the application; and WHEREAS, the applicant has appealed that decision to the City Council; and WHEREAS, the City Council has conducted public hearings on November 7, 1990 and February 5, 1991, and has considered the testimony and statements of the applicant, and other interested parties, and the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; NOW, THEREFORE, the council resolves to uphold the appeal and approve application No. GP/R 1454 to amend the General Plan Land Use Map designation for a portion of the site from Service Commercial/Light Industrial to Medium Density Residential, as shown on attached Exhibit A. and based on the following findings: SECTION 1. Findings. 1. The proposed amendment to the General Plan Land Use Map is consistent with adopted policies in the Land Use and Housing Elements of the General Plan. 2. The resulting pattern of land uses will be appropriate for this section of the community. 3. The site is suited for residential uses. 4 . The proposed amendment will not have a significant adverse impact on the environment, if various mitigation measures are implemented. A mitigated negative declaration is hereby Resolution No. (1991 Series) Page 2 approved by the council, and the mitigation measures listed in Initial Study ER 47-89 are incorporated herein by reference. On motion of , seconded by , and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk APPROVED: CC:itSyAinistrative Officer aa'(14 (14 GL n Y1 i r A tfey r 01) 6- Community Devel p ent Director \u _ N cr {!. � •jam � �°. a o ,fid .•' � t_ � / ���� .,� \� a, . � (/� ` •DOG � } xv:Y 10 _ a. �� -ice ��_ _ _ �� - _ •.'/.• 1,� t o ROBERTO �\ 0 •: V _ r . •> ; GP f i. i N - p Cn . • LJ : +y'{\?'it{~'�Y ii-•-:'+ii:::?�::.,`r.S:i'� ` • ........ \ii:'r,'+CYv:':yp•'1-.-:{}.v1F' ;`•• .S k.;•:� . (off 'NV1'71W7W F '-i i'�-v-M U OP f lY' Q :'!: �-�'TiVnv��:�;f:::i:::f:j:y i:Y .. �••: }}:'vQ-n'^9i}v4i')i-i ,r..i -:..�:�.. ".:•v:..::i::i,:,,n vV:4:'v' 'i:eS:�k�•(!�:�: :i:�ty' f'•'fXKC•y'•'iii:�i�:•j:ti(v 1• ' 0 `n' •.Jnv}�K•ti/,• •'v:i?,'.t-:}N}Y:.} ivti.}}�:.,v,-•:?ti4 �• N Oa- '� L �� \ o I,,- Of ,-Of is RESOLUTION NO. (1991 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO STATING THE COUNCIL'S INTENTION TO REZONE PROPERTY LOCATED AT 953 ORCUTT ROAD FROM INDUSTRIAL (M) TO. INDUSTRIAL - SPECIAL CONSIDERATIONS (M-S) WHEREAS, the council has adopted a mitigated negative declaration for rezoning of property at 761 Orcutt Road; and WHEREAS, the negative declaration was based, in part, on a determination that application of a Special Considerations overlay zone to property at 953 Orcutt Road is a necesary and feasible measure required to mitigate potential adverse impacts which could otherwise result from development of that property, NOW, THEREFORE, the council resolves to initiate rezoning of property located at 953 Orcutt, Road from Industrial (M) to Industrial - Special Considerations (M-S) . On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1991. Mayor ATTEST: City Clerk Resolution No. (1991 Series) Page 2 APPROVED: City Adm'nistrative Officer �/.•G��2[r l UJ�707,11,1 0 ( h/i /_'c.v�i iii �<<l�nG^✓✓JJ ti A orn'ey community Devel p ent Director 5 D- 15 ORDINANCE NO. (1991 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE OFFICIAL MAP TO REZONE A PORTION OF THE PROPERTY AT 761 ORCUTT ROAD FROM C-S-S AND M TO R-3-S (APPLICATION GP/R 14541 ORCUTT I REZONING) WHEREAS, the Planning Commission conducted a public hearing on application No. GP/R 1454 September 26, 1990, and denied the application; and WHEREAS, the applicant has appealed that decision to the City Council; and WHEREAS, the City Council has conducted public hearings on November 7, 1990 and February 5, 1991, and has considered the testimony and statements of the applicant, and other interested parties, and the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The council upholds the appeal and approves application No. GP/R 1454, thereby amending the Official Zoning Map designation for a portion of the site from Service Commercial/Light Industrial to Medium Density Residential - Special Considerations, as shown on Exhibit A attached, based on the following findings: SECTION 2. Findings. 1. The proposed amendment to the Zoning Map is consistent with adopted policies in the Land Use and Housing Elements of the General Plan. 2 . The resulting pattern of land uses will be appropriate for this section of the community. 3 . The site is suited for residential uses. 4 . The proposed amendment will not have a significant adverse impact on the environment, if various mitigation measures are implemented. A mitigated negative declaration is hereby approved by the council, and the mitigation measures listed in Initial Study ER 47-89 are incorporated herein by reference. 5D-14� Ordinance No. (1991 Series) GP/R 1454 Page 2 SECTION 3 . Special Considerations Overlay Zoning Designation Review of development proposals at the site shall take into account the following special considerations: a. Preservation and enhancement of sensitive creek environment. b. Mitigation of noise levels to levels which are acceptable for residential development. C. Appropriate limitation of access to arterial streets. d. Provision of on- and off-site circulation infrastructure improvements, including payment of appropriate in-lieu fees for off-site circulation impacts. e. Provision of appropriate trip reduction programs. f. Provision of on- and off-site bicycle and pedestrian linkages. SECTION 4 . This ordinance, together with the names of council members voting for and against, shall be published once in full, at least (3) days prior to its final passage, in the Telegram- Tribune, a newspaper published and circulated in this city. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at its meeting held on the day of 1991, on motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: Mayor X Ordinance No. (1991 Series) GP/R 1454 Page 3 ATTEST: City Clerk APPROVED: City A inistrative Officer ) Qit tto ne Community Devellpiment Director �D-I V 4 '�7 � ,s •DOGE � ` '`•t: \\ �• •'\ Rea RTC 17 Ao LO l M _ \ ' I :n.:},.`r:v4.;:.:;':-r.'•rr.':`c;:;o::0 .......`r•;i.. ^;.'•+:f 7 6S Ay.:..::�\2.•iI V 1 g• • i_ .:.� :y •,'^\•.'^.; "::' < ►l%:3:i: ::;':-yyY<: .' OPO •N d 111 W�W �.,a,.::r•:;:;v;:t.:;,•>:.. pt:;ii�:;} .\,.y:• .•�, •0 •'� p >� ♦� N '••-•:4i �:yii'i.•$:i ):: :;+C:5*:}x.i:'i tii/ OL to '.? '. ',4•.-r:::.::;::• t is %.:v -:: , �.•:•...�.•.�1•.� ' � • s v 000 ,:�. p�``� '��''•� �. �• LJ Y .. crit .,. cm to vi- ROaCRTO IL - •� �� e' t►` \'•. y In r r-1 NV7Nf1C7 y::_• �.. -N '� .• VP LO QI .. .� o U M l o 0 c Nv��iw�w F V C ova. OPp ............. F�1ir ; N UPlol 0p - • 'f i �//J , •I�I�I�ls.el�l il� •t i .. .44p, v p� ' 1-2 �\/ ! ° �. . C w " n 5D-oZ0 '. RECEIVED �►�►�V�I��II��II�II����((���II�III� �!B city o y sari luis; oBVM0 990 Palm Street/Post office Box 8100 . San Luis Obispo. CA 93403.8100 APPEAL TO CITY COUNCIL In accordance with the appeals procedure as authorized by Title I . Chapter 1 . 20 of the San Luis Obispo HunlCludl Code . the undersigned hereby appeals from the decision of Thp planning rrimmiccir5n rendered on September 26. 1990 which decision Consisted of the following ( l . r . set forth factual situation and the grounds for submitting this appeal . Use additional sheets as needed) : Reference: General Plan Amendment and Rezoning (GP/R 1454) The Planning Commission, on September 26, 1990, by a four (4) to three (3) vote, recommended against this application of a 6.5 acre General Pian Amendment and Rezone Request. The basis of Appeal and some of the specific reasons are given as follows: (See Attached) The undersigned discussed the decision being appealed from with: Arnold B. Jonas on September 77---1990 Community Development Director Greg Smith Appellant: Associate Planner _Mood Invec m nrc- Tnr Nam Title �4c MirrhPii REC � � � Representative ED 19700 Fairchild Road, #240 1;7,P 157 Irvine, CA 99719 OCT 41990 Address CITY CLERK (714) 752-1002 SAN LUIS OBISPO.CA Phone Original for City Clerk Copy to City Attorney Calen red or: // 1 D Copy CO City Administrative Officer Copy to /zhe follo�wlp department(s ) : �• City Cler ��_�� BASIS FOR APPEAL WOOD INVESTMENTS GP/R 1454 APPLICATION 1 . This application for a proposed general plan amendment and rezoning was recommended for approval by the Planning Staff because it is consistent with existing land use element policies. (Reference Staff Report) 2. This application for a proposed general plan amendment and rezoning of the 6 . 5 acre to R-3 designation is consistent with the "proposed land use element" recommended by the Planning Commission which calls for the specific site to be "substantially residential . " 3 . The open creek preservation and protection of creek tributaries as sensitive resources can best be utilized by granting a residential zoning instead of existing (M) industrial on Parcel B 3 . 75 acre. 4. Based upon physical limitation, 12 foot slope and existing 60 foot Pacific Coast Railroad Easement near Broad Street, any practical consideration of service commercial development under existing zoning (C-S-S) on Parcel A 2 . 75 acre portion is limited. The R-3 zoning would allow the opportunity for the easement to be utilized as a pedestrian connection to the other neighborhood service commercial or future bike path. 5 . The R-3 land use designation will address the need for more affordable attached homes. Studies have established that there is a shortage of residential and a surplus of commercial/industrial land. sD -ate ORCUTT I STATEMENT IN SUPPORT OF RE-ZONING AND GENERAL PLAN AMENDMENT Analysis of the subject property , review of the existing General Plan and Housing Element , and discussions with members of the City Planning staff indicated that the proposed change is desirable because : 1 . Studies have established that there is a shortage of residential and a surplus of commercial/industrial land. 2 . Discussions with the staff have indicated that R-3 zoning would be consistent with and better serve the goals and policies of the City of San Luis Obispo . 3 . The topography and access to the site would be better served by residential use . 4 . Utilization of the creeks and natural amenities will create an environmentally attractive setting for residential use . 5 . Traffic circulation can be better designed utilizing existing topography for residential rather 1 than commercial use . f 6 . The proposed Airport Area Specific Plan will 1 generate substantial additional commercial- industrial use which will further increase the imbalance . i 7 . Additional benefits to the community consistent with existing and future policies and goals will be demonstrated. Respectfully submitted, James T . Wood s�-a3 OD INVESTMENT A Real Estate Development & Management Company .r-I,tIVGL Principals: James T. Wood Timothy M. May FEB 09Neil L Finch �J.70 Patricia A. Zaharson February 7 , 1990 "r°1 Son Luis 00,sp, MSR Mr. Dave Moran Associate Planner City of San Luis Obispo Post Office Box 8100 San Luis Obispo, CA 93403 RE: ZONING APPLICATION BROAD STREET Dear Mr. Moran: This is to advise you that we wish to amend our zoning application by deleting the Request for Commercial Retail (C-R) on the approximately . 5 acres adjacent Broad Street and request the zoning remain Commercial Service (C-S) as presently designated. Accordingly, our zoning application will now reflect our intent to amend the land use element of the General Plan and rezone approximately 6.8 acres of vacant land from Service Commercial/Light Industial to Medium/High Density R-3 (see attached plan) . Further, please notice on the attached site plan that our intent is to create a private drive and not a public street to serve the needs of the proposed R-3 development project and future C-S development. Inaaddition, pursuant to our discussions , concerning gross/net acres of the site and the impact of open space designation for creek preservation, our civil engineer provided the following information: Gross Acres Parcel A 3. 53 (approx. ) Parcel B 3. 76 Total 7. 29 (say 7 . 3 Ac. ) I *Open Space 2. 0 Net 5. 3 *Assumes total creek area plus 20' set backs. hL%,.FAIRCHILD ROAD SUITE 240 IRVINE, CALIFORNIA 92715 (714) 752.1002 Mr. Dave Moran City of San Luis Obispo -2- February 7, 1990 We have grave concerns regarding the loss or reduced densities because of the potential C/OS zoning discussed as an alternative in the staff recommendations. As noted above, this open space designation would impact 2 acres of our proposed site. If the City designates the 2 acres of open space without transferring the density to the remaining proposed R-3 development, we would lose 30% of our residential density. In effect, we would end up with a 4 .8 acre site versus the 6 .8 acres that we had assumed we were buying at the time we negotiated the purchase of the property. Further, per my understanding of the City's policy, the dedication of these areas as permanent open space easements conforms to the City's policy. We feel the preservation of the creek as open space is as important to our project as it is to the City, but we cannot afford to lose the 2 acres of density. Further, the City's goal of balancing the job/housing ratio and creating more affordable housing would not be best served if the City elected to implement the C/OS zoning. In fact, it would cause us to have to reevaluate our position as to whether the project was even economically feasible to pursue. In summary, both the City and ourselves can be best served by allowing us to proceed with the original densities. Your assistance in this matter would be greatly appreciated. Best regards, Q6tin� T' G[Jo--cam (James T. Wood JTW:pz Attachment cc: Dave Ball Larry Mitchell 5D-a5 LJ wIIV WU 1-7 C�D - O O\ pnq 8 Q �� 44 cn a m r' if CREEK• - i is vow mmMCMILLA� V� O i F y C4 C4 9 r DP F U ` f F a d go � C. GOALS AND POLICIES I. Growth Management Objectives a. The city of San Luis Obispo should seek to achieve a gradually reduced rate of population growth, compatible and coordinated with county growth rate reduction, both aimed at stabilizing and balancing with that of the state by 1990. -- During the 1970's a maximum annual average of four percent will be continued while initiating employment and enrollment controls to reduce local economic base expansions. -- During the 1980's.a maximum annual average of two percent will be considered appropriate, dependent upon the effectiveness of initial economic base stabilization of employment and enrollment growth. -- After 1990 a maximum annual average of one percent, coordinated with the population growth rate of the state, will be maintained. -- The resultant, anticipated 1997 population is approximately 55,000. b. The City should encourage and assist County and State efforts to monitor and influence significant alterations to local and regional economic base and seek to balance employment or enrollment distribution changes with commensurate residential development distribution. -- Cal Poly University and Cuesta Community College should not increase their respective 1980 master-planned enrollments of 15,000 and 5,000 Full Time Equivalent unless coordinated with County and City General Plan Revisions. -- The City should consider adoption of the general, specific and special plans for Camp San Luis Obispo, El Chorro Regional Park, Cuesta Community College, California Mens Colony and Cal Poly facilities adjoining the City's planning area boundary although they are not an integral part of the San Luis Obispo planning area. Because of their proximity and important influence upon economic base, land use composition, circulation and related community concerns, the City should suggest revisions and consider amendments to these County and other agency plans to insure that they are compatible with and complementary to the San Luis Obispo General Plan. When adopted by the City as well as the County, these revised plans would be considered as supplementary specific plans composing part of the San Luis Obispo General Plan. -- The city's water demand exceeds its supply at this time. During this situation, annexations which could significantly increase demands on water supply through the introducttion of more urban scale development should not occur. However, minor annexations which could help create a green belt around the city, and/or result in other substantial public benefits, and which do not significantly incre%se water demand may be considered by the city. 8 ���� C. Areas designated for interim agriculture/residential expansion and rural industrial within the urban reserve should be encouraged to remain in agricultural use. In the event nonagricultural use such as rural industrial, rural residential, or rural planned development is pursued, the following policies should be employed: - The County should consider minimum five- to ten-acre parcelization or equivalent rural planned development only when it is demonstrated, prior to land division, that individual on-site water and septic systems will be adequate to serve the intended rural residential uses, and that subdivision (or parcel map divisions) are consistent with an adopted "property development plan". The property development plan should show an appropriate pattern of present and future local and collector streets, planned utility system alignments, and how each separate five- to ten-acre parcel can be individually used in the future, without cooperation or combination of individual parcels. 2. Residential Land Use Objectives The policies outlined as Growth Management Objectives should serve as general principles in review of residential development proposals. In addition, the following policies shall guide both new development and redevelopment: a. 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. �G —The City should coordinate residential development with employment, n enrollment or other economic base alterations to assure that persons or families working, attending schools, or conducting other activities in San Luis Obispo, have appropriate opportunity to reside here rather than commute. —The City should establish minimum as well as maximum density and property development standards for all residential land use classifications: Low density shall be from 4 to 7 dwelling units per net acre; Medium density shall be from 7 to 12 dwelling units per net acre; Medium-high density shall be from 13 to 18 dwelling units per net acre; High density shall be from 19 to 24 dwelling units per net acre; l s _3 --Residential developments which achieve maximum densities of 7, 12, 18, and 24 dwelling units per net acre in areas designated for low, medium, medium-high, and high density, respectively, shall be considered consistent with the General Plan, provided that design and placement are compatible with prevailing or proposed neighborhood character and the availability of adequate infrastructure, public facilities and circulation. b. Low-density residential development, allowing a maximum of 7 dwelling units per acre, will be encouraged within neighborhoods clearly committed to this type of development and within identified expansion areas at the periphery of the city. C. Medium-density residential development, allowing a maximum of 12 dwelling units per acre, shall be encouraged in close proximity to neighborhood and community commercial and public facilities, where utilities, circulation, and neighborhood character can accommodate such development. Medium-density projects should be designed to be compatible with neighboring low-density development. \� d. Medium-high-density residential development, allowing a maximum 18 dwelling units per acre, shall be encouraged in areas substantially committed to this type of development, close to community commercial centers and public facilities. C. High-density residential development, allowing a maximum 24 dwelling units per acre, shall be encouraged in areas adjacent to major concentrations of employment, college enrollment, or business activity, where existing development of similar character, as well as utilities, circulation, and public facilities, can accommodate such intensity. High-density development should be designed to provide a transition between less intense residential uses and nonresidential uses. f. Residential densities are expressed as the number of dwellings per net acre of site area. Based on unit occupancy characteristics, the population impact within multifamily areas shall be equalized so far as possible by relating densities to a "standard dwelling unit' of two bedrooms. More or fewer units will be allowed according to the type of units proposed, aiming for population densities of approximately 25, 40 and 55 persons per acre for medium-, medium-high- and high-density multifamily residential areas, respectively. g. Residential neighborhoods should be separated from incompatible nonresidential land uses and buffered from major circulation facilities. New residential developments or redevelopments involving largescale sites (expansions of existing neighborhoods or major infill and 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. 5 14 �� F Major arterial streets through residential areas shall provide only Y limited private access or controlled street intersections, and adjoining residential use should be spatially separated or otherwise insulated from adverse noise and other traffic impacts. Residential areas should be protected from encroachment by detrimental commercial, industrial or agricultural activities, and existing incompatible uses should be abated or mitigated. Nonresidential uses which serve neighborhood needs (convenience shopping, schools, parks, day care centers, churches, lodges, and similar public or semipublic facilities) should, however, be considered conditionally compatible with residential environs, subject to evaluation of site development plans. ` h. All residential development proposals should be designed to achieve full use of special site potentials such as natural terrain, views, vegetation, creek environs or other features, and to mitigate or avoid special site constraints such as climatic conditions, noise, flooding, slope instability, or ecologically sensitive surroundings. They should be compatible with present and potential adjacent land uses. Designs for residential uses should include: provisions for privacy and adequate usable open space; orientation and design to provide shelter from prevailing winds and adverse weather, yet enable use of natural sunlight, ventilation and shade; provide pleasant views to and from the development, provide safety, separate vehicular and pedestrian movements and adequate parking for residents and guests; and sufficient provision for bulk storage, occasional loading and service or emergency vehicle access. 3. Commercial and Industrial Land Use Objectives The policies, goals and implementation measures outlined in Growth Management Objectives and in the Historical and Architectural Conservation and Public Facilities Elements related to commercial and industrial land uses should serve as general principles in the priority and review of intensity and design of commercial and industrial development proposals. Commercial and industrial uses should be developed in appropriate areas where the natural slope of the land is less than 10 percent. Commercial and industrial uses should have service access from the city's arterial and collector street system so as to avoid the concentrated use of residential streets for truck delivery and customer traffic. a. Neighborhood Convenience Commercial Policies 1. The city should support the concept of neighborhood convenience centers (2-5 acres depending on neighborhood size) whose service area will require shorter automotive trip distances and will encourage nonvehicular convenience shopping. 2. Increased demand for neighborhood commercial facilities created by infill and intensification of residential areas should be met by making more efficient use of existing neighborhood centers and by expansion of existing centers into adjacent nonresideiUial areas. 5D-3 15 �� � C. Service Commercial/Light Industrial Policies 1. 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 work force and resource availability. 2. The city should promote the infill and restructuring of existing service commercial districts designated on the plan and should discourage the proliferation of scattered service commercial/industrial manufacturing uses in areas designated for future conversion to other uses. The county should prevent service commercial/light industrial uses within the rural industrial area. 3. The city shall prevent the development of water-intensive industries or those which would significantly degrade or accelerate the degradation of the area's air or water quality. 4. In designated service commercial/light industrial areas, the city should support the concept of "planned unit" industrial developments and subdivisions, where unified landscaping, signing, building design, service capabilities and adequate circulation can be ensured and thereby avoid compatibility conflicts created by piecemeal development. 5. Where possible, access to service commercial areas should be provided by industrial collector streets to (1) avoid the use of residential streets or delivery routes which pass through residential areas, and (2) minimize direct driveway access from individual parcels onto the city's arterial street system. 6. All service commercial/light industrial areas shall be required to make connections with the city's water and sewer systems. The discharge of effluent from these areas into the city's sewer system shall meet or exceed adopted standards for constituent concentrations. 7. The city should emphasize the adequacy of landscaping, signing and building design of service commercial uses which are situated along entryways into San Luis Obispo. The county should refer and the city comment on the site planning and design of rural industrial uses within the urban reserve along Highway 227, Tank Farm Road or South Higuera Street. 8. Offices for engineering and industrial design, retail commercial, convenience commercial and certain commercial recreation uses shall be conditionally permitted within designated service commercial/light industrial areas subject to discretionary review and issuance of a use permit by the Planning Commission or Director. SD-3 I 20 A* 4 L� ' Retail activities and offices not directly associated with permitted commercial or industrial uses should be discouraged. However, large Professional office buildings which can include multiple tenants but with no single tenant spaces less than 2,500 square feet may be established in service commercial/light industrial areas subject to the approval of a Planned Development (PD) zoning application and compliance with criteria set forth in the zoning regulations. f. Rural Industrial Policies 1. Rural industrial activities should (1) be situated on parcels not less than five to ten acres in area, (2) be adequately served by private on-site water and sewer systems, (3) be limited to activities which are not employment-intensive (less than 25 employees each), (4) be situated on parcels which have 300 feet or more frontage on present county roads, and (5) not include any commercial or service commercial/light industrial uses. 2. Residential dwellings should generally be prohibited within rural industrial areas; rural industrial uses may include on-site provisions for caretaker facilities as accessory to the use. 3. Owners of property within areas designated as rural industrial should be encouraged to participate in short- and/or long-term agricultural preserve contracts with minimum allowable parcel sizes of five to ten acres or larger. 4. The city should consider the eventual discharge of treated effluent from the city's sewage treatment plant at Prado Road to nearby rural industrial/agricultural areas to encourage the continuation of agricultural uses in these areas. 4. Public Facility Land Use Objectives City Hall will remain at its present location. County courts and legal and general administrative functions (such as technical services, assessor, planning, engineering, elections, board of supervisors staff, clerk) should remain and expand as necessary in the downtown. County hospital and health department should remain and if necessary expand on county property on Johnson Avenue. County Welfare (social Service Department), the California Employment Development Department, and eventually Social Security should relocate to a consolidated social services center on South Higuera Street near Prado Road. Probation should be located near courts or near the sheriff's facility. The juvenile facility should be located near the existing county sheriff's facilities. The city will locate its facilities and advocate location of other agency's facilities in order to: (a) Remove nonconforming uses from residential neighborhoods. 5 D-� 21 r _ Land Use Element Update Planning Commission Draft r COMMUNITY GOALS Goals describe desirable conditions. In this context, they are meant to express the community's preferences for basic future directions. In the goal statements, "San Luis Obispo" means the community as a whole, not just the city as a municipal corporation. Approach to planning San Luis Obispo should: 1. Choose its future, rather than let it happen. San Luis Obispo should be proactive in implementing its vision of the future, and should work with other agencies and institutions to create our mutual future. Environment San Luis Obispo should: 2. Protect and enhance the quality of air, water, and open space. 3. Sustain and, where it has been degraded, enhance wildlife habitat on land surrounding the city, at Laguna Lake, along creeks, and on open hills and ridges within the city, so that diverse, native plants, fish, and animals can continue to live within the area. 4. Protect public views of the surrounding hills and mountains. 5. Recognize the importance of farming to the economy of the area and protect agricultural land from development and from incompatible uses. 6. Protect natural landforms and features in and near the city, such as the volcanic morros, hillsides, marshes, and creeks. Society & economy San Luis Obispo should: 7. Provide high quality public services., ensuring that demands do not exceed resources. 8. Do all it can to assure that increases in employment and college enrollment do not outpace housing availability. 9. Accommodate residents within all income groups in proportions similar to the whole county. 10. Preserve existing housing which is affordable to low-income and moderate- income residents. gmD: LU&GOLS.WP 5 5 D.33 ' � c Land Use Element Update Planning Commission Draft 11. Actively seek ways to provide housing which is affordable to low-income and moderate-income residents, within existing neighborhoods and within expansion areas. 12. Encourage opportunities for elder care and child care within the city. 13. Enrich community cultural and social life by accommodating people with various backgrounds, talents, occupations, and int: °sts. 14. Provide a resilient economic base, able to tolera-:_ changes in its parts w"-ut overall harm to the community. 15. Have developments bear the costs of resources and services needed to serve them, except where the community deliberately chooses to help pay in order to achieve other community goals. 16. Provide for high quality education and access to related services such as museums, art galleries, public art, and libraries. 17. Be the focu- of the county's government, entertainment, cultural, and specialized .-tail and medical services. 18. Provide a wide range of parks and sports and recreational facilities for all residents' enjoyment. 19. Retain accessible and responsive local government. City form San Luis Obispo should: 20. Maintain the town's character as a small, safe, comfortable place to live, and maintain its rural setting, with extensive open land separating it from other urban development. 21. Maintain existing neighborhoods and assure that new development occurs as part of a neighborhood pattern. 22. Keep a clear boundary between the town and,the countryside. 23. G-ow gradually outward from its historic center until its ultimate boundaries a. . reached. 24. Foster an awareness of past residents and ways of life, and preserve our heritage of historic buildings and places. 25. Develop buildings and places which will contribute to our architectural heritage. 26. Develop buildings and places which complement the natural landscape and the fabric of neighborhoods. gmD: LUSGOLS.WP 6 ��_�� i rLand Use Element Update Planning Commission Draft I - GROWTH MANAGEMENT Introduction The "Community Goals" state San Luis Obispo's basic positions on the extent, rate, composition, and financing of growth. The following policies and programs offer more specific guidance on these topics. Later sections, dealing with parts of the city and with land-use categories, give more detailed direction on preserving neighborhoods and designing new development. POLICIES Growth rates and balance 1.1 The city should manage its growth and influence regional growth so that: A. Adequate facilities and services can be provided in pace with development- B. The natural environment will be protected. C. Residents' opportunities for direct participation in city government and their sense of community can continue. D. The gap between housing demand (due to more jobs and college enrollment) and supply is not increased. 1.2 The city's housing supply shall grow no faster than one percent per year. The number of jobs in the city should increase slower than the housing supply, so jobs and housing approach a closer balance. This element establishes a final city edge and an ultimate population capacity. Costs of growth 1.3 New development shall pay for itself. The costs of facilities needed to serve new development should be borne by the new development, unless the community chooses to help pay the costs for a certain facility to obtain community-wide benefits. VnD: LUE-OR`INMP 9 5D Land Use Element Lpdate Planning Commission Draft DEVELOPMENT AND CONSERVATION OF HOUSING AND NEIGHBORHOODS POLICIES Neighborhood protection and enhancement 2.1 The city should identify and designate neighborhoods. The city will prepare neighborhood plans, to facilitate development of a sense of place within neighborhoods. 2.2 The city should encourage and support the formation and continuation of neighborhood planning groups, composed of neighborhood residents. 2.3 Neighborhoods should be protected from intrusive traffic. All street and circulation improvements should favor the pedestrian and local traffic. Vehicle traffic on residential streets should be slow. 2.4 All areas should have a street -and sidewalk pattern that promotes neighborhood and community cohesiveness. There should be wide and continuous sidewalks to provide unbroken pedestrian paths throughout the city. 2.5 The city should view streets, sidewalks, and front setbacks as a continuous open space that links all areas of the city and all land uses. These features should be designed as amenities for light, air, social contact, and community identity. Location and design 2.6 Neighborhoods shall include a mix of uses to serve the daily needs of nearby residents, including schools, parks, convenience retail stores, and churches. Neighborhood shopping and services should be available within about one mile of all dwellings. 2.7 Residential areas should be separated or screened from incompatible, nonresidential activities, including most commercial and manufacturing businesses, the freeway, and the railroad. New housing should not be allowed in areas where aircraft noise exposure and the risk of aircraft accidents are not acceptable. 2.8 In designing development at the boundary between residential and nonresidential uses, protection of a residential atmosphere is the first priority. 2.9 All residential development should complement [be integrated with] existing neighborhoods. Where physical features make this impossible, the new development should create new neighborhoods. gmD: LUE-RESNP 23 X11 7�3� c 3 Land Use Element Update Planning Commission Dr,, 2.10 Where housing can be compatible with offices or other businesses, mixed-use projects should be encouraged. 2.11 Residential developments should preserve and incorporate as amenities natural site features, such as views, creeks, and plants. [The commission discussed but did not decide whether this would be a "should" or "shale' : cement]. 2.12 Large parking lots should be avoided. Parking lou should screened from street views. In general, parking should not be provided between buildings and the street. 2.13 Housing built within an existing neighborhood should be in scale and in character with that neighborhood. A. New buildings should respect existing buildings which contribute to neighborhood historical or architectural character, in terms of size, spacing, and variety. B. New buildings will respect the privacy of neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. 2.14 Residential developments shall respect site constraints such as area and shape, ground slope, access, creeks and wetlands, and significant trees. The allowed density of residential development shall decrease as slope increases. The city may require a residential project to have fewer units than generally allowed for its density category (Table 5), upon finding that the maximum density would harm the environment or the health, safety, or welfare of future residents of the site, neighbors, or thepublic generally. 2.15 Residential projects should provide: A. Privacy; B. Adequate usable open space, sheltered from noise and prevailing winds; C. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support; D. Pleasant views from and toward the project; E. Security and safety; F. Separate paths for vehicles and for people, and bike paths along collector streets; G. Adequate parking and storage space; gmD: LUE-RESNP 24 Land Use Element %-,Jate Aanning Commission Draft H. Noise and visual separation from adjacent roads and commercial uses. (Walls are not the preferred technique to do this. Where walls are used, they should help create an attractive pedestrian, residential setting through features such as setbacks, changes in alignment, detail and texture, and planting. Walls that surround a project are not desirable. I. Front yards along streets. 2.16 Residential areas may accommodate limited nonresidential activities which generally have been compatible, such as child day care, elementary schools, churches, and certain types of home businesses. Expansion areas 2.17 Specific plans for residential expansion areas shall include: A. Desired types and intensities of development, compatible with the surrounding area; B. Phasing of development and public facilities, subject to availability of resources; C. Measures to protect resources and open land; D. Desired types of public facilities and the means to provide them, to city standards, including water supply, sewage collection, storm water drainage, streets, bikeways, walking paths, and passive and active park space; E. Desired levels of public services and the means to provide them, including fire, police, and schools; F. A variety of owner and rental housing, including a broad range of prices, sizes, and types. (See also policy 227 below.) G. Windrows of trees to help reduce wind exposure, and water-frugal landscaping; H. Open spaces, including yards and community gardens for multifamily areas; I. Dual water systems allowing use of treated wastewater for non-potable uses. I Energy efficient design, utilizing passive And active solar features; K. Amenities to facilitate public transportation within the area; gm D: LC;E-RES.%? 25 5D�31 Land Use Element Update Planning 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, a particular use or mix of uses may not be desirable unless it is chosen in combination with a specific physical design which solves problems of relationships between activities within the site, and between the site and its neighbors. In areas designated for special design, the city intends to allow a wider choice of land i 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, and are indicated on Figure 3. These areas and the guidelines for their development are listed below. 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 service 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. Vntr. LUEZnawp 39 D Land Use Element Update Planning Commission Draft _ 3. Orcutt Creeks at Broad and Orcutt This site is suitable for a mixed-use development which would include a substantial residential component. Nonresidential uses could include offices, a campus-like business park, or minor retail businesses having low trip generation. Neighborhood or convenience retail stores, or restaurants, which have higher trip generation, should be located at other locations along Broad Street The prime objective is to protect the creeks within the site. Avoiding roadways throughout the site can help do this. Providing a greater separation between parking and the uses served by the parking than normally occurs, while allowing necessary fire suppression and emergency access, is a means to limit roadway encroachments in sensitive areas, and to foster a.desirable pedestrian environment. 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. Pedestrian links to the Williams Brothers center and to the Edna-Islay neighborhood are desired. 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 4. East Orcutt expansion area This area may be used for low-density residential development. However, if owners of the area prefer, there can be established lot-size or density standards which would result in less intense development, corresponding to the "suburban residential" or "rural residential" normally developed under county jurisdiction. The city will prepare a plan of streets, utilities, and drainage for the area. Once the city adopts this "infrastructure" plan, individual parcels could be annexed, subdivided, and developed as allowed by whatever zoning has been adopted by the city. (As in the major, named expansion areas, there must be enough water and sewer capacity for existing and potential development inside the city, including the area to be developed, before. development could occur. Also, development of individual parcels would be contingent on there being provided access, utilities, and drainage to city standards, within the parcel being developed, as well as between that parcel and the rest of the city.) VnD: LUESDAWP41 51)-40 r • k SAN LUIS OBISPO PLANNING COMMISSION . RESOLUTION NO. 5033-90 WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the City Council Chamber of the San Luis Obispo City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a proceeding instituted under application No. GP/R 1454 by Wood Investments, applicant. GENERAL PLAN AMENDMENT AND REZONING REQUESTED: To amend the Land Use Element map and zoning map to change the designations from service-commercial/light industrial, special considerations (M & C-S-S) to medium-high density residential, special considerations (R-3-S). PROPERTY DESCRIPTION: On file in the office of Community Development, City Hall. GENERAL LOCATION: 761 Orcutt Road. GENERAL PLAN LAND USE ELEMENT: Service-Commercial/Light Industrial. PRESENT ZONING: M and C-S-S. WHEREAS, said commission as a result of its inspections, investigations, and studies made by itself; and in behalf and of testimonies offered at said hearing, has established existence of the following circumstances: 1. The proposed zoning is not compatible to the existing area around it. 2. There is a need to provide growth for commercial development within the city limits. Resolution No. 5033-90 General Plan Amendment & Rezoning GP/R 1454 Page 2 3. The proposed amendments do not follow the city's policy of infilling commercial and light-industrial districts designated on the map and plan. NOW, THEREFORE, BE IT RESOLVED that application No. GP/R 1454 is denied. The foregoing resolution was adopted by the Planning Commission of the City of San Luis Obispo upon the motion of Commr. Karleskint, seconded by Commr. Kourakis, and upon the following roll call vote: AYES: Commrs. Karleskint, Kourakis, Billington, Hoffman NOES: Commrs. Gurnee, Peterson, Schmidt ABSENT: None Arnold B. Jonas, Secretary Planning Commission DATED: September 26, 1990 SAN LUIS OBISPO PLANNING COMMISSION RESOLUTION NO. 5034-90 WHEREAS, the Planning Commission of the City of San Luis Obispo did conduct a public hearing in the City Council Chamber of the San Luis Obispo City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a proceeding instituted under application No. GP/R 1464 by SLO Partners, applicant. GENERAL PLAN AMENDMENT AND REZONING REQUESTED: To amend the Land Use Element map and zoning map to change the designations from service-commercial/light industrial (M) to medium-high density residential (R-3). PROPERTY DESCRIPTION: On file in the office of Community Development, City Hall. GENERAL LOCATION: 953 Orcutt Road. GENERAL PLAN LAND USE ELEMENT: Service-Commercial/Light Industrial. PRESENT ZONING: M. WHEREAS, said commission as a result of its inspections, investigations, and studies made by itself, and in behalf and of testimonies offered at said hearing, has established existence of the following circumstances: 1. The proposed zoning is not compatible to the existing area around it. 2. There is a need to provide growth for commercial development within the city limits. 3. The proposed amendments do not follow the city's policy of infilling commercial and light-industrial districts designated on the map and plan. 5bft43 Resolution No. 5033-90 General Plan Amendment & Rezoning GP/R 1464 Page 2 NOW, THEREFORE, BE IT RESOLVED- that application No. GP/R 1464 is denied. The foregoing resolution was adopted by the Planning Commission of the City of San Luis Obispo upon the motion of Commr. Karlesidnt, seconded by Commr. Kouralds, and upon the following roll call vote: AYES: Commrs. Karlesldnt, Kouralds, Billington, Hoffman NOES: Commrs. Gurnee, Peterson, Schmidt ABSENT: None Arnold B. Jonas, Secretary Planning Commission DATED: September 26, 1990 5D-� City Council Minutes Page 4 Tuesday,February 5, 1991 - 7:00 pm. Gree Ramsey,representing the hospital,was concerned with the deterioration of the building. Upon ques , he stated that the property did not have adequate safeguards. Bill Barker. a consultant engineer from Paso Robles, reviewed various health hazards associa with the project including the foundation, dry rot,and termites. He felt it was a fire hazard and was historically significant. Duane Morris.Chairman of the Architectural Review Commission,concurred with the 's recommendation that it was a historical site. Mayor Dunin declared the public hearing closed. After discussion moved by Roalman/Pinard to adopt Resolution No.6933 1,Councilman Reiss absent) to deny the appeal and uphold the action of the ARC as recommended. S was further directed to review the property with recommendation for securing the site. 8:50 p.m. Mayor Dunin declared a recess. 9:10 pm. City Council reconvened,all Councilmembers p ent. 4. BIA THURSDAYR TT (File 472) Council held a public hearing to consider a ution to amend the Business Improvement Association's Thursday Night Rules and Regulations and a I ed fee schedule for Thursday night activities sponsored by the BIA. Ren Hamman.Assistant City Admini Live Officer,explained that staff was requesting that Item 5E of the Rules and Regulations under poli ' ,religious,and other informational groups,which reads: E. "banners, pictures,posters,tapes,movies, es,etc.,which show explicit or graphic material may not be displayed" be referred back to the BIA and for additional report Deb Hossli.Administra Analyst,reviewed the Agenda Report with the recommendation that Council adopt two resolutions, one t prove the BIA revised Thursday Night Activity Rules and Regulations minus 5E and approve the schedule. Ma or Dunin ared the public hearing open. red P t on 743 Higuera Street,was opposed to the BIA being their own appeals board. He felt that the ap s should be left intact. t explained that there was redundancy in the way that the appeal process was set up and its reasons or recommending amending it. Atter discussion, moved by Rappa/Reiss, to adopt Resolution No. 6934 (5-0) approving the BIA's Revised Thursday Night Activities Rules and Regulations with Item 5E to be referred back to staff and the BIA for S. GENERAL PLAN LUE & REZONING -ORCUTT I (File 463) Councilman Reiss stated for the record that he had to step down due to a possible conflict of interest as he was a property owner across the street from the subject property. Council held a public hearing to consider an appeal of the Planning Commission's action to deny a request to amend the Land Use Element map and rezone a 6S acre portion of a 73 acre (GP/r 1454) site from service commercial/light industrial(C-S)to medium high density residential(R-3)for property located at the southeast ,%-45 City Council Minutes Page 5 Tuesday, February 5, 1991 -7:00 p.m. corner of Broad Street and Orcutt Road;Wood Investments,appellant and applicant(continued from 11/7/90). Arnold Jonas.Community Development Director,reviewed the Agenda Report with the recommendation that Council deny the General Plan and Rezoning Amendment GP/r 1454,also known as Orcutt I. Mayor Dunin declared the public hearing open. Charles Swen.2840 El Cerrito, spoke in support of the appeal. Roy Hang 569 Lawrence Drive, supported the Planning Commission's recommendation and was concerned about the eats traffic that would be generated as a result. Mayor Dunin declared the public hearing closed. Mayor Dunin was concerned about preservation of the creek and allowing affordable units and could,therefore, support the request. Councilwoman Pinard agreed with the Mayor and felt that the issue of multi-families needed to be addressed. This was near schools,parks,transit,bikeways;she felt the project would enhance the creek and could support the project Councilwoman Rauna felt that this should be looked at in the total context of when the LUE is adopted and would recommend this come back at that time. Councilman Roalman agreed. After discussion, moved by Roalman/Randa to deny the General Plan and Rezoning. Motion tied (2-2-1, Councilmember Pinard and Mayor Dunin voting no,Councilmember Reiss absent). Upon question by the appellant, Councilman Reiss stated again that he was not able to participate in the decision making due to a possible conflict of interest. Councilwoman Ranna stated that with the condition of an alternate land use designation other than manufacturing, she might support this as a planned development and have it come back as part of the LUE as such. Atter discussion,moved by Ranna/Roalman to adopt the resolution to deny the General Plan amendment and that the site be considered for rezoning as part of the General Plan update Motion tied(2-2-1,Councilmember Pin r 'and Mayor Dunin voting no, Councilmember Reiss absent). .Upon general concensus, no final action was taken and the staff was directed to bring this issue back on or about August 1, 1991,for a status report. Councilman Reiss returned to the dias. nsidered the recommendations of the Citizen's Advisory Committee on the City's long-term financial health. Bill Statler. Finance Directo , reviewed the Agenda Report with the recommendation that the Council consider the recommendations of the n the City's long term financial health. He reviewed a number of specific actions that Council would have to to ementing the recommended policy and revenue measures necessary to insure the City's long term financial h e included the A) downtown parking fees; B) increasing the Transient Occupancy Tax from 6% to 919a C) I water and sewer connection fees; D) increasing development review fees relative to planning,building,safe gineerfng; E) a traffic impact fee;F) updating the Business Tax Ordinance•,G) looking at other development •and,H) increasing recreation fees. 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: Comm . Gurnee The motion passed. Commr. Gurnee returned-tod`the meeting. 3. General Plan Amendment & Rezoning GP/R 1454. Consideration of amending the Land Use element map and zoning map to change the designations from service-commercial/light industrial, special considerations (M & C-S-S) to medium-high density residential, special considerations (R-3-S) for a 73 acre site at 761 Orcutt Road; Wood Investments, applicant. 4. General Plan Amendment & Rezoning GP/R 1464. Consideration of amending the Land Use Element map and zoning map to change the designations from service-commercial/light industrial (M) to medium-high density residential (R-3); 953 Orcutt Road; SLO Partners, applicant. It was the commission's preference to hear these items together. Greg Smith Associate Planner, presented the staff report recommending the commission consider the environmental review and recommend that the City Council approve the general plan amendments and rezoning from M to R-3 or other suitable zone. Commr. Kourakis indicated she had received a call from Patricia Scott of Flora Street who was concerned with traffic on Orcutt Road. Ms. Scott was not opposed to the project, but felt Orcutt Road should be upgraded either before or simultaneously with any development of the property. Commr. Billington indicated she had a phone conversation with Larry Mitchell, representative for the Orcutt I project last week. 5D'T? PC Minutes September 26, 1990 Page 6 Chairman Hoffman declared the public hearing open. Larry Mitchell, 19700 Fairchild Avenue, Irvine, representative for Wood Investment (PG/R 1454), reviewed the history of the project and indicated that only ten lots were still available for R-3 development in the city. He noted development constraints because of the site's physical characteristics. He noted that because of the open creek area and the 20-foot setbacks needed to create the project's ambiance, the 6.5 acre site would be reduced to approximately 4.8 acres of developable area. He indicated that because of this reduction in acreage in order to satisfy environmental concerns, a density of up to 85 units would be proposed. He noted that any type of commercial development on the front part of the property would result in adding fill to level the property up to Broad Street's elevation, which would be economically infeasible to do. He indicated that no residential units would be developed on the land west of the easement to Broad Street, leaving up to a 145-foot wide buffer between the street and the development. He indicated that a water well located on the site could provide irrigation for landscaping needs on the site. He felt the site was well-suited for R-3 development because of the parcel's irregular size, slope, easement, open space, and creek areas. He felt the R-3-S zoning allowed the city to review any proposals for the site and also allowed them time to develop a plan that would satisfy environmental concerns. He felt the SLO Partners' project would be very compatible to their proposal. Mr. Mitchell indicated that they would be amenable to rezoning the C-S-S portion of the site to residential at a later date. Norman Beko, representative for SLO Partners, 329 Indio, Pismo Beach, indicated he would prefer not to extend Sacramento Drive in order to enhance the residential development in the area. He also indicated that it may be possible to move the existing house on Orcutt Road to the city's property for use as a community center when Orcutt Road is widened. He also indicated he would be willing to landscape the greenbelt area if the city would maintain it. He felt his project would be compatible with the Wood Investment project and would have no problem changing their exterior elevations to match the other project. He offered to put a lighted and paved 20-foot section along the creekbed, with 10-feet reserved for a running path. He noted that ideas have been discussed with Wood Investments in order to make both projects look like a single project. He indicated they had no desire to put in a higher density than what was proposed. He noted mitigation was being investigated to reduce noise from the railroad. Bert Forbes, 140 Twin Ridge Drive, indicated this was the only large area zoned for manufacturing in the city, other than on South Higuera Street, and asked why it was being changed to residential, which he felt would be incompatible with the area. He 5 b`TV PC Minutes September 26, 1990 Page 7 felt it was impossible to reach a jobs/housing balance. He felt that manufacturing uses provided income and jobs for the city. He was opposed to the rezoning change. Chairman Hoffman declared the public hearing closed. Commr. Karleskint concurred with Mr. Forbes's testimony and felt it was city policy to encourage infill of commercial districts. He felt the area was planned well for commercial development, with heavy commercial uses in the area. He felt it was inconceivable to place a residential area in the middle of a heavy commercial. He felt there needed to be an area for commercial uses to grow inside the city limits. While he felt more residential property was needed, he thought this was not the area for it. He could not support the proposals. Commr. Schmidt felt the Orcutt I site could be an attractive residential area because of the creek and proposed buffer zones. However, he felt.it would not make sense to develop that area as residential if industrial uses were placed next to it on Orcutt II. He felt that residential development could be continued from the Rockview area to this area on to the Orcutt expansion area so he did not feel this would be an isolated residential area. He was generally supportive of the concept of rezoning to residential and felt it was possibly a better location for residential than the Edna-Islay area because of the availability of public transportation and accessibility to urban features. Commr. Gurnee noted this area has been historically designated for manufacturing uses, but could not recall any proposals to develop the land for manufacturing or commercial uses. He felt this was an infill project with difficult constraints that could not be adequately developed for manufacturing uses. He thought a residential project could work best because of the site constraints and supported the request. He felt the "S" designations could deal with the fact this area was the southern gateway to the city and the design of this property would be critical. He felt both applications needed to work together in terms of circulation. He agreed with Mr. Beko that extending Sacramento Drive may not be a good idea. He felt that a network of private drives with narrow bridge crossings over the creek with a possible secondary emergency access to Capitolio Way may work better than a high-traffic volume correction to Orcutt Road. Regarding affordability, he felt that while these projects may not be eligible for federal funding as affordable housing because the amount of mitigation that is required to develop the property would make them expensive to build, they would be more accessible,because of the location. Commr. Gurnee moved to recommend to the City Council approval of GP/R 1454 and GP/R 1464, and the negative declarations of environmental impact with mitigation measures incorporated into the project, including the C-S-S parcel to R-3- S. PC Minutes September 26, 1990 Page 8 Commr. Schmidt seconded the motion. Commr. Kourakis indicated she could not support the motion because she felt the R- 3 densities would preclude saving and protecting the creeks. She was concerned that the proposed 20-foot setback on both- sides of the creek would be reduced. She agreed with Commr. Karleskint's comment that the area should not be rezoned. Commr. Peterson indicated that while he sympathized with businesses that are looking for areas to move to, he could support the motion because of the unique piece of property involved. He did not think that manufacturing would be able to utilize that space because of site constraints. Commr. Billington could not support the motion. She felt the site could be developed for manufacturing or research parks. She wanted to uphold the current zoning. Commr. Kourakis recalled that one application had been reviewed to divide the site for small industrial lots, but because what was thought to be a drainage ditch was actually a creek, and could not be filled it. The application was then withdrawn. Greg Smith suggested that the commission include, as part of the motion, specific issues identified as concerns for the "S" overlay zone such as development of public circulation, access limitations to arterial streets, the mitigation of noise concerns, and the protection and enhancement of the creek environment. Commr. Gurnee indicated the "S" overlay zone should cover the fact that because this area is the gateway to the southern part of town, a very strong and careful eye to the design should be given to that portion of Broad Street, that the project should look at buffering adjacent land uses with manufacturing uses, and also include the concerns mentioned by staff. Commr. Hoffman indicated he would not support the motion because he felt the site was best for manufacturing uses. Commr. Karleskint felt the site could be well-suited for a business or research park, using the same footprints as the residential development. VOTING: AYES: Commrs. Gurnee, Schmidt, Peterson NOES: Commrs. Kourakis, Billington, Karleskint, Hoffman ABSENT: None The motion failed. 51) , 50 PC Minutes September 26, 1990 Page 9 Commr. Karleskint moved to deny General Plan Amendment Rezoning applications Gp/R 1454 and GP/R 1464 based on the following findings: 1. The proposed zoning is not compatible to the existing area around it. 2. There is a need to provide growth for commercial development within the city limits. 3. The proposed amendments do not follow the city's policy of infilling commercial and light-industrial districts designated on the map and plan. Commr. Kourakis seconded the motion, Resolutions No . 5033 and 4034. VOTING: AYES: Commrs. Karleskint, Kourakis, Billington, Hoffman NOES: Commrs. Gurnee, Peterson, Schmidt ABSENT: None The motion passed. 5. General Plan Amendment & Rezoning GP/R 1492. Consideration of amending the Land Use Element map and zoning map to change the designations from tourist-commercial (C-T) to service-commercial (C-S); 12350 Los Osos Valley Road; Spring BMW-Toyota, applicant. Glen Matteson, Associate Planner, presented the staff report recommending the commission review the initial environmental study; recommend to the City Council that the mitigated negative declaration be approved, that the Land Use Element map be amended from "tourist-commercial" to service-commercial/light industrial" as requested, and that the site be rezoned from tourist-commercial (C-T) to service- commercial (C-S) or service-commercial with special considerations. Chairman Hoffman declared the public hearing open. Brian Starr, Studio Design Group, 641 Higuera, Ste. 200, representative for the applicant, supported the staff report. He noted the applicant intended to relocate the existing car dealership to this location from its existing downtown site, thereby freeing up the downtown site for development that is better suited to the downtown location. He would appreciate the "S" designation excluding the requirement that an auto dealership return to the commission for a use permit. He noted that the planning of 5b-51 city of San tuts OBISpo r►iililillli!iiil'�j il1111IIII I • INITIAL STUDY OF ENVIRONMENTAL IMPACT SITE LOCATION APPLICATION NO. PROJECT DESCRIPTION I rr q (I u l APPLICANT STAFF RECOMMENDATION: Y NEGATIVE-DECLARATION !MITIGATION INCLUDED EXPANDEDD INITIAL STUDY REGUIR ENVIRONMENTAL IMPACT REPORT REQUIRED PREPARED BY ("�ffJ1 I_Z�I�� I J 1� ►� DATE COMMUNITY DEVELOPMENT DIRECTOR'S ACTT : 4� DATE ����'°>, k�tzttiE7 N6rcvE'� ,� SUMMARY OF INITIAL STUDY FINDINGS 1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING II.POTENTIAL IMPACT REVIEW POSSIBLE AADVErRSE EFFECTS A. COMMUNITY PLANS AND GOALS ................................................... r - B. POPULATION DISTRIBUTION AND GROWTH.......................................... C. LAND USE ............................................................ . D. TRANSPORTATION AND CIRCULATION ............................................... E. PUBLICSERVICES ............................................................... �S F. UTILITIES.......................................................................... G. NOISE LEVELS ................................................................... H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... I. AIR QUALITY AND WIND CONDITIONS............................................... J. SURFACE WATER FLOW AND QUALITY .................................................. K PLANT LIFE....................................................................... LANIMAL LIFE..................................................................... M. ARCHAEOLOGICALIHISTORICAL ................................................... N. AESTHETIC ................................................. ................. . O. ENERGY/RESOURCEUSE .......................................................... P. OTHER .......................................................................... 111.STAFF RECOMMENDATION 'SEE ATTACHED REPORT sees 5D -5A ER 47-89 Page 1 I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING The city received three requests to amend the land use element map and rezone approximately 34 total acres of land near the intersection of Broad Street and Orcutt Road in 1989. One of the applications (Orcutt II rezoning, 963 Orcutt Road) was denied by the council on December 1, 1990, and the other (Brickyard rezoning, 2900 Broad Street) was withdrawn by the applicant in November, 1990. This initial study has been revised to address environmental impacts of the Orcutt I project independently of the others, based on an initial study previously prepared for the three projects. Orcutt I 761 Orcutt Road/ER 47-89 Project Description Total Area: • 7.30 acres Current Zoning: M (4 .2 acres) and C-S (3. 0 acres) Current General Plan: Service Commercial/Light Industrial The existing designation would allow a variety of industrial and heavy commercial uses. Maximum likely development under the existing designation would be a commercial/industrial building or buildings with about 80, 000 square feet of floor area and about 200 parking spaces. Proposed General Plan: Medium High Density Residential (max. 18 dwellings/acre) , Service Commercial/Light Industrial (0.8 acres) Proposed Zoning: R-3-S (6.5 acres) ; and C-S (0.8 acre) The zoning would allow a maximum of about 117 dwelling units, or with special approval, group housing, churches, schools or meeting facilities. With Planned Development overlay zoning or affordable housing bonuses, the site could be entitled to as many as 137 two bedroom dwellings. Excluding the creek channels and 20 ' setback areas, and also the frontage along Broad Street where a wide utilities easement obstructs development, the net buildable R-3 portion of the site is approximately 4-1/2 acres. Since the net buildable area is reduced, the evaluations in this initial study assume 100 dwellings (4 .5 acres x 22 units per acre) as a reasonable worst-case scenario. Setting The site is vacant and located at the southeast corner of Orcutt Road at Broad Street. The applicant has not proposed a specific project, but has submitted a concept plan which shows development of the site with approximately 75 to 90 dwelling units and a service commercial center of approximately one half acre, southerly of the Broad street/Orcutt Road intersection. 5D-53 ER 47-89 Page 2 Two minor creek tributaries cross the site which are lined with willows, and other riparian species of trees. A stand of largt eucalyptus trees is also present near the. conf luence of the two creek tributaries. Surrounding land uses include industrial land to the north, south and east. II. POTENTIAL IMPACT REVIEW A. COMMUNITY PLANS AND GOALS The proposed project would reduce the commercial/industrial potential and increase housing opportunities. This would be consistent with policies in the Land Use Element and Housing Element which favor the provision of more multi-family housing as well as balancing housing opportunities with jobs. (See also part C. Land Use, below) C. LAND USE C 1 Availability Of Service Commercial/Industrial versus Residential Land Table I. below, summarizes the vacant industrial, service commercial and multi-family zones as of March, 1989 . The total vacant industrial and service commercial land in the city .was about 50 acres in March, 1990. The city has absorbed about six acres of service commercial and industrial zoned land per year for the past five years. At that rate, the 91 acres remaining if the Orcutt I project were approved would ba about a 15-year supply. Table I Total Vacant Dwelling Units/ Zone Acres Acres Units Absorption* Acre 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/a=e R-4 128 7 3668 20 units/yr. 28/aae * Estimates based on annual development activity summaries for the years 1984 through 1988; the total does not include intensification of underutilized sites. ** Total does not include the Airport Area. Actual future absorption rates will vary with various economic factors, city policy decisions, availability of other development sites, and the desires of the property owner. Under foreseeable conditions, there will clearly be adequate vacant land with appropriate zoning for anticipated industrial development demand. If the Airport Area is annexed to the city and developed with industz parks and service commercial uses, the loss of industrial lands from L...a Orcutt I application would be even less significant. 5D-5� ER 47-89 Page 3 If the project is approved, 6. 3 acres of medium high density residential land would be added to the current supply. This would represent an increase of 6% to the total R-3-zoned land in the city, but it would more than triple the amount of vacant R-3 land. Based on historical absorption rates for R-3 land, Orcutt I would represent about a 3 year supply. Under foreseeable conditions, it is unlikely that proposed project will contribute to a surplus of vacant R-3 land. Evaluation: Not .Significant C.2. Jobs/Housing Balance Currently, the city has more jobs than housing units for the workers in those jobs. The 6.5 acres of service commercial land proposed for conversion to residential use could support a wide range of employment densities,. as noted above. Using the average rate for the surrounding area, a potential of 150 jobs is assumed. The increase of jobs would slightly increase the existing jobs/housing imbalance. Conversely, if the site were developed with the maximum dwelling units allowed under the proposed R-3 zoning, up to 100 two bedroom dwellings could be built, which would decrease the jobs/housing- imbalance. The adopted and draft Land Use Elements encourage increasing availability of housing units in the city. Evaluation: Not Significant C.3 . Comoatibility The land use element requires new residential areas to be adequately buffered from potentially incompatible land uses. The question to be answered with these general plan amendments/rezonings is: Can residences be accommodated on the Orcutt I site without an adverse impact on people residing on these sites and without adverse impacts on existing land uses? The principal sources of potential adverse impacts on future residents are noise, light and glare, traffic, and odors/fumes from the adjacent industrial businesses and arterials. Refer to Section G. for a discussion of noise compatibility issues, and to Section E. for hazardous material impacts. The site appears to be large enough to accomplish adequate buffering from the impacts of adverse impacts from nearby commercial uses and roads. Evaluation: Not significant. Mitigation: None recommended at this time. However, noise and land use compatibility should be used as design criteria for any residential development of these sites. ER 47-89 Page 4 D. TRANSPORTATION Traffic volumes and levels of service in the Broad Street/Orcutt h area are currently approaching unacceptable levels of service (LOS D, and below) . City policies consider. LOS D and below to be generally unacceptable traffic flow. This situation is expected to worsen as a result of projects currently being reviewed by the city, including the former Orcutt II and Brickyard rezoning sites, the Gas Company Annexation, and the Airport Area Specific Plan, in addition to the Orcutt I project. A traffic study was prepared to evaluate the potential cumulative adverse impacts likely to result from the proposed projects and surrounding projects. The study (Broad/Orcutt Area General Plan Amendments, Reith Higgins and Assoc. , 12/89) is incorporated by reference into this initial study and the results are summarized as follows: D. 1 Orcutt I - Trip Generation. The traffic analysis concludes that 100 residential units would generate approximately 15% more trips per day than average service commercial development might. Note however that the range of trip generation rates for uses allowed in the C-S zone is quite large, including many uses which would exceed the residential rate. The Orcutt I project is estimated to generate approximately 1000 trims per day and about 100 trips during the PM peak hour, assuming 100, bedroom dwellings are constructed within a five year buildout peri_, and assuming 2 .3 acres of service commercial land is developed. The actual trips generated by the project will be less because the request involves a smaller amount of C-S zone land (about 0.8 acre) than was assumed in the study. The estimated trip generation would increase existing traffic volumes about one percent. - Project Access and Internal Circulation. A preliminary development plan submitted by the applicant shows a private, right-turn-in/right- turn-out entrance from Broad Street about 1/4 mile south of the Broad Street/Orcutt Road intersection, with a private drive connected to the Orcutt Road/McMillan Road intersection (see diagram, attached) . This access was evaluated by the traffic engineer who concluded that the proposed access would be acceptable, so long as the uses in the remaining service commercial area do not attract south-bound cars on Broad Street who would have to make a U-turn southerly of the concrete median which extends beyond the site. An alternative would be to provide access to the site and commercial uses by way of a cul-de-sac extended southerly of the McMillan Road/Orcutt Road intersection, possibly without a Broad Street connection. The proposed project access with a single private driveway serving the proposed residential and service commercial land would slightly reduce potential congestion by reducing the number of driveways on Broad Street, since several existing lots would be combined and would uss common driveway. ER 47-89 Page 5 Impacts On Area Streets and Intersections. The study concludes that the additional trips generated by this project will not reduce levels of service on the intersections and streets in the study area (see diagram, attached) . Level Of Service (LOS) is a measure of the ratio between traffic volumes and street capacity. A LOS of E for the PM peak hour is considered the minimum allowable level of service for an intersection. Cumulative impacts from the proposed project, and others in the vicinity are discussed below. D. 2 Cumulative Impacts Given the expected development in the area which will contribute traffic to the Broad Street/Orcutt Road intersection and surrounding street segments, cumulative impacts are expected to be significant and are summarized below. Broad Street currently carries about 27, 500 average daily trips (ADT) and Orcutt Road carries about 13 , 000 ADT. - Existing Traffic Plus Orcutt I, and Orcutt II and Brickyard Sites. The following analysis assumes no changes in street segments or intersections, and assumes traffic generation rates based on the former residential and commercial mix proposed on the Orcutt II and Brickyard sites. Actual traffic generation on those two sites may vary by ± 15% or more, but that level of variation would not cause the recommended mitigation measures for the- Orcutt I site to change significantly. 1. Total trip generation from the three projects is estimated to be about 5700 trips per day, 535 in the PM peak hour, which is an increase of about 7% to 10% on Broad Street and between 10% and 20% on Orcutt Road. 2 . The Broad Street/Orcutt Road intersection would degrade from LOS C to LOS D. 3 . The Orcutt Road/McMillan Avenue intersection will operate at LOS C. 4. The Orcutt Road/Duncan Road intersection will operate at LOS B. Year 1995 Cumulative Impacts From Area Projects Plus Background Traffic Level Growth and Assuming No Changes In street segments or intersections: 1. Traffic on Broad- Street is estimated to increase 20%-25-% above existing levels throughout the study area, for an ADT of about 37, 000 and a Level Of Service (LOS) E. 2. Traffic on Orcutt Road is expected to increase about 35% for an ADT of 20,000 and a Level Of Service F. 3. Santa Barbara Street will experience a decline in LOS to LOS ' D. 4. The Broad Street/South Street/Santa Barbara Street intersection would operate at LOS F. 5D-51 ER 47-89 Page 6 5. Broad/Orcutt Road intersection will operate at LOS F. 6. Broad Street/Capitolio Way intersection will wary. signalization. 7. The Broad Street/Industrial Way intersection will probably warrant signalization, as will the Orcutt Road/Duncan Avenue intersection. Year 2000 cumulative impacts: 1. Broad Street is expected to have 34% to 43% more traffic than existing for an ADT of 35, 000, with half of this growth attributable from background growth (development outside the study area) . The resulting LOS will be F, in the segment north of South Street. 2 . Orcutt Road will be operating at an ADT of 19, 000 and LOS F, with traffic increases of 50% or more. 3 . The Broad Street/South Street/Santa Barbara Street - intersection will continue to operate at LOS D. 4 . The Broad Street/Orcutt Road intersection will operate at LOS F. 5. The Orcutt Road/Duncan Avenue intersection will warra"t signalization if Sacramento Drive has been extended to Orc Road by this time. Year 2005 cumulative impacts: 1. Broad Street will continue to operate at LOS F north of South Street and LOS D on the remainder and an ADT of about 41, 000. Evaluation: Cumulative impact of the Orcutt I project, and other development in the vicinity, will be to significantly increase congestion on adjoining arterial streets. Mitigation: As a condition of receiving city approvals for specific development proposals on the site, the developers would be required to implement various on-site and off-site road improvements. These requirements should be identified in the ordinance rezoning the property, through the adoption of a "Special Considerations" overlay zone. Recommended As Mitigation At The Time Of Development of Orcutt I Site Project proponents should: 1. Add a west-bound left turn lane on Orcutt Road at McMil_ Avenue. 5D�5� ER 47-89 Page 7 2 . Extend McMillan Avenue south of Orcutt Road as either a public street or a private driveway entrance, forming a four-way intersection. 3 . Install full frontage improvements along the project's entire Orcutt Road frontage. 4 . Make fair share contributions to intersection improvements at Laurel Lane and Orcutt Road and at the Orcutt Road railroad crossing. Mitigation Requirements for Orcutt I and other projects in the vicinity by 1995 On A Fair Share Contribution Basis: 1. Southbound right-turn and northbound left-turn lanes on Broad Street at South Street. 2. Addition of a second southbound left-turn lane on Broad Street at Orcutt Road. 3 . Widen Orcutt Road to four lanes east of Broad Street. 4 . Signalization of Orcutt Road/McMillan Avenue intersection. Mitigation Requirements for Orcutt I and other projects in the vicinity by 2000 On A Fair Share Contribution Basis: 1. Install a median left-turn lane between McMillan Avenue and Laurel Lane. Mitigation Requirements for Orcutt I and other projects in the vicinity by 2005 On A Fair Share Contribution Basis: 1. Install signal at Duncan Road/Orcutt Road intersection. 2 . Addition of a west-bound through lane/right-turn lane on Santa Barbara Street at Broad Street. 3 . Extend Sacramento Drive to connect to Orcutt Road at Duncan Road intersection. NOTE: The adequacy of the mitigation measures recommended above assume other street segment and intersection improvements are made in the area which will not be the responsibility of these three projects. These include improvements to the Capitolio/Broad Street, Industrial Way/Broad Street, Laurel Lane/Orcutt Road intersections, the extension of Prado Road to Broad Street through the Airport Area, and the widening of Santa Barbara Street and Broad Street to four lanes north of South Street. The latter recommended mitigation measures would have significant impacts that would have to be evaluated if implemented; they are not recommended at this time for these projects. . E. PUBLIC SERVICES 5D-5q ER 47-89 Page 8 E. 1. 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. E.2. 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 project under consideration (ER 46-89) would improve treatment levels to meet water quality standards and increase hydraulic capacity by about five percent. No additional sewer-treatment mitigation is necessary. E. 3 Emergency Services The project site is within the three-minute response area of Fire Station No. 3 (Laurel Lane) , and within the three- to four-minute response area of Station No. 1 (Pismo Street) . The response time from Station No. 3 would be somewhat longer if a train is .passing or stopped at the Orcutt Road/railroad crossing, but the Station No. 1 response would still be within acceptable response standards. Response times could also be increased by congestion at major Orcutt Road intersections: At Broad, Laurel, and - in the future - possibly at Duncan and McMillan. City fire trucks carry remote control traffic signal synchronization devices ("Opticom devices") to expedite passage through the Broad/Orcutt intersection. Similar devices will be installed as future signals are installed along Orcutt Road, and it is likely that the developer of the project site will be required to make a contribution toward the cost of the devices. Refer to Section D. of this initial study for mitigation measures regarding intersection improvements. Two points of access should be provided when the site is developed, to facilitate emergency access in the event that one access is blocked. Although no development plan has been provided, it is clear that it will be feasible to provide public and/or emergency access from both Orcutt Road and Broad Street. The location of the site affects the likelihood that future residents will be exposed to accidents involving fires or toxic fumes. The level of hazard is generally highest at transportation interaction points (such as bulk distribution facilities) and where significant quantities of hazardous materials are involved in industrial processes. Lesser hazards occur along transportation routes, including arterial roads P- ' railroads. 5�-�0 ER 47-89 Page 9 The project site is located close to arterial streets and to the railroad tracks, and to areas zoned for and developed with service commercial and industrial uses. The city Fire Marshal and Fire Chief have evaluated the safety of the site, based on the following factors: - Proximity to Arterial Streets. Level of hazard is not significantly higher than that found in established residential neighborhoods throughout the city (for example, along Broad Street, Foothill, South Higuera, 101 Freeway) . -Proximity to Railroad. The railroad is located 500 feet away from the project site. The level of hazard is not significantly higher than that found in established neighborhoods throughout the city. - Proximity to Industrial Development. The project site is virtually surrounded by service commercial and industrial development, or land zoned for those uses, including the site of the "Orcutt II" rezoning proposal, recently withdrawn, east of the site. Some R-2-zoned land and residential development is located across Broad Street from the project site. Again, proximity to service commercial and- industrial uses is not unusual in the community; examples include neighborhoods along Broad Street, South Higuera Street, and Southwood Drive. Fire Department staff believe that the risk to residents of the project site will not be significantly higher than other areas of the community for several reasons: - Topography. Much of the nearby commercial/industrial development is located downhill from the site. Toxic liquid spills would generally flow away from the site. The exception is existing development along McMillan Road; north of the project site. - Prevailing Winds. Prevailing wind patterns (varying from northerly to southwesterly, depending on season and weather patterns) will tend to disperse toxic fumes emanating from industrial sites in directions away from the project site. Prevailing wind patterns would not protect the project site from fumes emanating from sites along McMillan or on the west side of Broad street. - Scale of industrial development. Small scale industrial activities are unlikely to involve significant quantities of extremely hazardous materials. Most of the existing development in the vicinity, including the areas along McMillan and west of Broad, will accommodate only such small- scale uses. The notable exception to the small-scale pattern is the former Orcutt II site. Since the ultimate development pattern of that site is not known, there is some potential for larger scale uses and significant hazards. Rezoning that site to M- ER 47-89 Page 10 S (Industrial - Special Considerations Overlay) , to provide additional controls over potentially hazardous uses, wo- reduce the potential for impacts on the Orcutt I site. - Hazardous Material Emergency Plans. City and State regulations require each business which handles hazardous materials to prepare plan for responding to emergencies involving those materials. These regulations are enforced by the city's fire department staff. - High Pressure Gas Main. A major natural gas transmission pipe, operated by Southern California Gas Company, crosses the site in the utilities easement parallelling the Broad Street frontage of the site. Although the pipe would create a potentially dangerous situation if ruptured., Fire Department staff believes the likelihood of such an incident to be extremely small. - Incremental Change to Service Calls. Fire Department staff expects a slight increase in the number of calls for emergency service (primarily paramedic services) with residential development instead of commercial. Evaluation: Hazards to residents of the site will be higher than many residential neighborhoods in the city, but comparable to others. Hazards will be within the range. generally judged acceptable by the community and emergency response staff. Mitigation: The undeveloped property east of the project site sho be rezoned to M-S (Industrial - Special Considerations Overlay) L.0 provide additional controls over hazardous uses which might otherwise locate there. G. NOISE .._ Noise levels generated-by traffic on Broad Street and Orcutt Road reach levels identified by the City's General Plan Noise Element as normally unacceptable for residential uses. - The state standard for interior noise levels (45 dBA, Ldn) can be achieved by minimizing window openings, multiple glazing, and use of thicker or better-insulated walls. These construction techniques will be required by state building regulations. The Noise Element standard for noise levels in outdoor use areas (60 dBA, Ldn) can be achieved by interposing barriers between the noise sources and the use area. Evaluation: May be significant. Mitigation: A combination of one or more of the following can reduce exterior noise levels by as much as 15-20 dB (Ldn) , which would bring all the site within acceptable levels residences as defined by the General Plan Noise Elemei. . 5D- ER 47-89 Page 11 1. An 8 foot high solid wall running parallel to the noise source. 2. A densely landscaped buffer of at least 50 feet in depth (illustrated on attachment) . 3. The use of buildings between the noise source and the receptor areas. For example, patio areas could be located on the side of the residence away from the roadway. 4. Set back outdoor use areas 50 to 100 feet from roadways. A requirement to design and implement outdoor noise mitigation measures at the time of actual development, and specifically tailored to the site and proposed development, should be included in the ordinance rezoning the site. Adoption of a "Special Considerations" overlay zone could include such a requirement. The standard for interior noise levels (45 Ldn) can be achieved by minimizing window openings and by using thicker wall materials and multiple glazing facing the noise source. H. SOILS/GEOLOGIC HAZARDS Soils for the Orcutt I site are composed of alluvial sandy clays. Soils investigations of surrounding properties have recorded groundwater at depths between 15-20 feet, which, when combined with sandy alluvial soil indicates a high potential for liquefaction on the Orcutt I project site. Liquefaction occurs in soils when a shock wave, such as from an earthquake, vibrates the soil particles causing them to compact. As a result of this consolidation, the void spaces between the soil particles is reduced and if groundwater is present, the water is forced along the path of least resistance, usually upward toward building foundations. When the soil becomes liquified in this manner, its bearing capacity is =educed to near zero and gravity will pull any structure -- whether it is a residence or industrial building -- through the liquified soil resulting in the possibility of the building collapsing. Liquefaction potential is also a function of the permeability or cohesiveness of the soils and the soil particle size. In the case of the Orcutt I site, soils investigations on adjoining properties show that, while the soils are alluvial because of the creeks which cross the site, they also exhibit a relatively high degree of cohesion because of the clay component. The degree of cohesiveness is greater than that of other properties investigated specifically for liquefaction potential (Central Coast Laboratories, 1976) in which the potential for liquefaction was considered practically zero. Therefore, no mitigation for liquefaction is considered necessary at this time for the project site to support a residential versus an industrial land use. A site specific soils/geotechnical investigation will be required for the project at the time of development. Evaluation: Not Significant 5D-�o3 ER 47-89 Page 12 I. AIR QUALITY Air quality will likely be degraded locally and regionally on an incremental level with the development of the project site and other sites in the vicinity. Emissions will originate from two primary sources: mobile sources (cars, trucks, etc) , and stationary sources (homes, offices, light industrial uses) . The San Luis Obispo County Air Pollution Control District has established thresholds for significant adverse impacts on air quality. Individually, the project will not exceed this threshold, which is 300 dwelling units in a multiple family residential project. Cumulative emissions from the proposed project and other nearby development will have an adverse impact on local and regional air quality. Impacts are not expected to be significantly different regardless of residential or commercial development, unless commercial uses with very high trip generation rates (fast food restaurants, office developments) are established. Evaluation: Cumulative effects on air quality from the development phase of this project may be significant. Mitigation: The ordinance approving the rezoning should include the following mitigation requirements to be met at the time of development: 1. Potential adverse impacts on air quality shall be quantified using methodology recommended by the San Luis Obispo County Air Pollution Control District. The study shall recommend project-specific mitigation which shall be incorporated into the project. 2. Provision of facilities to enable residents to use public or alternative transit, such as bus shelters. 3 . Provision of bike trails and pedestrian trails to promote alternate transit modes. J. DRAINAGE, FLOODING, AND WATER QUALITY Portions of the Orcutt I site are within flood zone B, which means that portions of the site have the potential to flood to about one foot of water depth once every 100 to 500 years. This is a result of the seasonal creeks which cross the project site. Based on the width and depth of the creek channels, the 100 year storm will likely be contained entirely within the banks of the creeks. Nevertheless, the city's Flood Damage Prevention Regulations will require that the floors of all structures within flood zone B to be elevated at least one foot above the 100 year flood plain. These requirements would apply regardless of the land use zone. Since the design flood would be -largely contained within the banks of the creek, the number of structures affected by V potential is considered small and will be further reduced because of t_ city's policy of requiring a 20 foot setback for all structures from the 5D-64 ER 47-89 Page 13 top of bank of a creek. Evaluation: Not Significant. K. PLANT AND ANIMAL LIFE The Orcutt I site is crossed by two minor creeks which support mature riparian vegetation and are considered important habitat resources. The creek areas are also important roosting and nesting areas for native perching birds and provide important habitat for small mammals and reptiles. No rare or endangered species of plants or animals are known to inhabit any of these sites. The Orcutt I site has been grazed with livestock for many years which has resulted in the. gradual deterioration of the habitat. The proposed change in land use designation could have a beneficial impact on the protection of the creek habitat and on water quality in the creeks by eliminating grazing and reducing the potential for industrial-related runoff to enter the creeks. It is the policy of the city to require the dedication of open space easements over creek areas and to require a minimum 20 foot setback from the top of bank of a creek. It is also the policy of the city to require restoration of riparian corridors where they have deteriorated. These policies would apply regardless of the land use designation. The introduction of residences into the area could have an adverse impact on the habitat value of the creeks for native bird species. This could result because dwellings may be occupied at any time during the day or night and the outdoor areas around the dwellings typically exhibit a higher frequency of use than industrial land uses. The potential for day/night use of the dwellings could adversely affect the birds which use the creek for roosting. In addition, any development of the Orcutt I site will result in the removal of several mature pepper trees to accommodate the widening of Orcutt Road between Broad Street and the railroad tracks. Evaluation: May be significant. Mitigation: An S overlay zone should be adopted which requires preservation of creekside habitat areas. At the time of development of the site, the following further mitigation measures may be appropriate: 1. All creeks shall be dedicated as permanent open space easements. 2. All new buildings shall observe a minimum 20 foot setback from the top of bank of the creeks or the edge of riparian vegetation, whichever is greater. 3. A creek restoration, plan shall be submitted for all creek areas crossing the project site. 4. Street trees will be required to compensate for the removal 5�-�5 ER 47-89 Page 14 of the trees along Orcutt Road. M. ARCHAEOLOGICAL AND HISTORIC RESOURCES The project site probably hosted Chumash native American use before European settlement. However, natural changes within the flood plains of the minor creeks in conjunction with soil disturbance from later use have probably removed or damaged prehistorical artifacts. The site is not known to be locally or regionally significant or to contain artifacts. Evaluation: No significant effect is expected, and no mitigation is recommended at this. time. However, the following condition should be recommended when a specific development plan has been submitted for the site: 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. III. STAFF RECOMMENDATION Negative declaration, based on inclusion of the following mitigation measures in the project description: 1. The ordinance approving the proposed rezoning shall include a requirement to design and implement noise mitigation measures at the time the site is developed. 2 . The ordinance approving the rezoning shall include the following mitigation requirements, to be met at the time of development: A. Potential adverse impacts on air quality shall be quantified using methodology recommended by the San Luis Obispo County Air Pollution Control District. The study shall recommend project-specific mitigation which shall be incorporated into the project. B. Provision of facilities to enable residents to use public or alternative transit, such as bus shelters. C. Provision of bike trails and pedestrian trails to promote alternate transit modes. 3. The ordinance approving the proposed rezoning shall include requirement to provide the following traffic mitigation measui , at the time of development: 5D-(do ER 47-89 Page 15 Traffic mitigation requirements at time of development: A. Addition of a west-bound left turn lane on Orcutt Road at McMillan Avenue. B. Extend McMillan Avenue south of Orcutt Road as either a public street or a private driveway entrance, forming a four-way intersection. C. Install full frontage improvements along the project's entire Orcutt Road frontage. D. Make fair share contributions to intersection improvements at Laurel Lane and Orcutt Road and at the Orcutt Road railroad crossing. 4. The ordinance approving the proposed rezoning shall include a requirement to provide the following traffic mitigation measures by 1995 on a fair share contribution basis: A. Southbound right-turn and northbound left-turn lanes on Broad Street at South Street. B. Addition of a second southbound left-turn lane on Broad Street at Orcutt Road. C. Widen Orcutt Road to four lanes east of Broad Street. D. Signalization of Orcutt Road/McMillan Avenue intersection. 6. The ordinance approving the proposed rezoning shall include a requirement to provide the following traffic mitigation measures by 2000 On A fair Share Contribution Basis: A. Install a median left-turn lane between McMillan Avenue and Laurel Lane. 7. The ordinance approving the proposed rezoning shall include a requirement to provide the following traffic mitigation measures by 2005 on A Fair Share Contribution Basis A. Install signal at Duncan Road/Orcutt Road intersection. B. Addition of a west-bound through lane/right-turn lane on Santa Barbara Street at Broad Street. C. Extend Sacramento Drive to Orcutt Road at Duncan Road intersection. 8. The ordinance approving the proposed rezoning shall include an S overlay zone which requires preservation and restoration of creekside habitat areas, at the time of site development. 9 . The ordinance approving the proposed rezoning shall establish a 5NO1 ER 47-89 Page 16 requirement to provide a minimum 20 foot setback from the top of bank of the creeks or the edge .of riparian vegetation, whiche is greater. 10. The ordinance approving the proposed rezoning shall establish a requirement to dedicate to the city an open space easement over creek areas, at the time of development. 11. The ordinance approving the . proposed rezoning shall establish a requirement to provide compensatory planting of trees at the Orcutt Road frontage of the site at the time of development, to mitigate the removal of existing trees in that location. 12 . Rezoning of site will include establishment of a special Considerations overlay zone designation, specifying the various mitigation measures noted above. 13. Adjoining property to the east (former Orcutt II site) will be rezoned with a Special considerations overlay zone to address potential hazards to residents at the project site. f 5L�-�8 isF.Mo MEETI �a AGENDA To: San Luis Obispo City Council DATE —_:ITEM # r _ RE: Agenda Item 5D - GPIR 1454 - on August 6, 1991 From: Barry Karleskint - as individual not speaking for or from Planning Commission This Orcutt Road issue has been a long a difficult one for us all. I have struggled personally with it each time it has come before the Planning Commission and I am now urging you to follow the Commissions conclusions as you consider Orcutt I. Please read once again the Commissions conclusions as outlined on page seven in your staff report. These conclusions were arrived at after much discussion, a site visit and several meetings. The conclusions were rung out by the Commission with great thought after many hours of discussion and public testimony. The Commission is not against ANY development of residential. It has approved, in concept, the Villa Rosa project at the brickyard. The difference in the two sites is that the Commission feels a residential development will work at the "brickyard site" and it won't at Orcutt I. There are just too many problems at Orcutt I. None of us want a isolated, walled in neighborhood. The only real way to protect Orcutt I from all the incompatible issues surrounding it at that location IS to wall it in. This area has long been planned as a commercial area. Over the years it has filled in as a commercial area. It is not likely to fill in very soon with more commercial, BUT, it must be there when we need more commercial development. It is within the City. We cannot afford, as a City, to push our commercial growth out into the County and lose the revenues that we need to exist. If you look at the "Map" you will see the logic in preserving this area as commercial. It is all there together. It can be served by trucking, the railroad if necessary, public services, UPS, and all the commercial support that is necessary to sustain a viable commercial area. A small scale Commercial Business Park, a campus setting, would fit into the site nicely. It would attach itself with the existing commercial area. As residential it is totally incompatible with all the commercial surrounding it. The traffic is already at gridlock at this location. The railroad is too close. The Cities homeless refuge is across the street and incompatible. Residential is needed. No one argues that, BUT, residential deserves to be where residential can thrive and be vibrant. It needs it's support too - buses, clean streets, quite surroundings, a neighborhood. We are considering just such areas as potential growth areas. Please keep the neighborhoods in areas that will make them a viable part of the community. Please do not place one in the middle of a commercial district. Please read the Commissions conclusions once again and take them to heart. Thank you for your consideration of this matter. J COMM: ❑•DerxAcs Action ❑ Fn [,Condi C'f CDD DIR cc: Jonas 9 CAO ❑ FN.rnR 12 ACRO ❑ FM GiMF ❑ ATrORNEY ❑ FW DIR. i�CLERK/ORIG. ❑ POLICE CFL 1�MGMT.TEZ i ❑ P.EC DIR ❑ C READ FILE ❑ UfIL D:R T.T- �Fi_ LLc