HomeMy WebLinkAbout03/02/1993, 1 - 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 PO MEETING DATE:
city of San aIS OBISp0 _ , -a
COUNCIL AGENDA REPORT ITEM NUMBER: /
0
f
FROM: Arnold Jonas ommunity Development Director
PREPARED BY: Greg Smith, Associate Planne,
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 7.3
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:
Adopt resolution to
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.
The report concludes that the site would be better suited for commercial and industrial uses, for
several reasons:
- Proximity to other non-residential properties and arterial streets.
- Lack of relationship to established or potential residential areas.
- Inconsistency with General Plan policies regarding creation of residential
neighborhoods.
If the rezoning were approved, land use restrictions on adjoining commercial sites would be
needed, in order to implement the mitigation measures. A pending PD rezoning proposal for
the M-zoned property east of the project site would provide a means of achieving that goal, or
an "S" overlay zone could be applied.
_ GP/R 1454
Page 2
DISCUSSION:
Background
The Orcutt I application was filed in July, 1989. Environmental review and Planning
Commission hearings on the application were coordinated with the "Orcutt 11" amendment, a
request to rezone the adjoining 12-acre site to the east from M to R-3-S.
The Orcutt Il application was denied by the council on November 7, 1990. An application to
rezone the Orcutt II site from M to M-PD has been filed. The new application has not been
certified complete; the hearing process may begin in March or April 1993. The new PD
proposes an officelbusiness park development.
The Orcutt I application was continued at the same Council 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. The Council
reviewed the additional information on February 5, 1991. At that meeting, the Council
continued consideration of the application after voting 2-2 for approval. Council member Reiss
abstained from voting on the project, due to a conflict of interest.
Analysis of the traffic impacts of the Orcutt I and lI projects was coordinated with application
GP/R 1452 'Brickyard Rezoning", 2900 Broad Street. That application was withdrawn on
October 24, 1990, and resubmitted as the Villa Rosa general plan amendment and rezoning
(approved by the Council August 6, 1991). The initial study of environmental impact for the
project, which was approved by the Director in 1989, includes references to the earlier
applications. The conclusions of the initial study and mitigated negative declaration remain
valid, in staff's judgement.
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
GP/R 1454
Page 3
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.
EVALUATION
As noted in the previous staff report, the most important issues raised by the rezoning proposal
involve consistency with land use and housing policies, and with 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 proposed nearby
(Villa Rosa, Orcutt H and Brickyard projects).
1. General Plan Consistency - Adopted 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; excerpts attached):
"The City should ... seek to balance employment or enrollment distribution changes with
commensurate residential development distribution." (Page 8)
/-3
GP/R 1454
Page 4
"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."
The adopted Land Use Element also includes policies regarding appropriate sites for medium
high density residential development:
"Medium-high density residential development, allowing a maximum of 12 dwelling units
per acre, shall be encouraged in areas substantially committed to this type of
development, close to community commercial centers and public facilities." (Page 14)
"Residential neighborhoods should be separated from incompatible nonresidential land
uses and buffered from major circulation facilities." (Page 14)
The proposed rezoning is consistent with the adopted goal of improving the jobs/housing
balance, but does not appear to be consistent with policies for locations of residential
neighborhoods.
2. General Plan Consistency - Draft Policies
The draft Housing Element includes the following policies (Planning Commission Hearing Draft,
April 1992, pp. 4, 11):
"The City will increase housing production...to allow more people who work in the City
to reside here."
"Revise Zoning standards to encourage dwellings in combination with commercial uses."
"Where property is equally suited for commercial or residential uses, the City will give
preference to residential use."
"Accommodate new housing to meet regional housing needs, to keep pace with
employment growth, and to reduce energy consumption and air quality impacts of
additional commuting."
"The City will evaluate the suitability of vacant and underdeveloped commercial
properties, particularly M-zoned properties in the Broad Street corridor, for rezoning and
development of multi-family housing."
The draft Land Use Element (Land Use Element Hearing Draft, February, 1992; excerpts
attached) states:
"The gap between housing demand and supply...should be addressed on a regional
basis..."(page 10)
"Residential areas should be separated from incompatible, nonresidential activities,
GP/R 1454
Page 5
including most commercial and manufacturing businesses, the freeway, and the railroad."
(page 21) to
"All residential development should be integrated with existing neighborhoods. Where
physical features make this impossible, the new development should create new
neighborhoods." (page 21)
The proposed rezoning would improve the jobs/housing balance within the City limits.
However, it would not be consistent with some of the criteria for residential neighborhoods.
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 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.
GP/R 1454
Page 6
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.
Considering the shallowness of the lot, the trees present on the site and the creek running along
the easterly portion, that portion of the site will likely be very difficult to develop with uses
allowed under service commercial zoning. However, some of these same factors would
complicate residential development as well.
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
site.
Thus, it is not clear that extending the R-3 zoning southerly would result in an improved pattern
of land uses. The remainder of the applicant's site, and the adjoining underdeveloped properties
along Broad Street, do not appear to be well-suited for residential uses.
5. Relationship of Residential Development to Neighborhood
Planning Commission evaldation of the proposed rezoning addressed the question of whether a
desirable residential or muted-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 H 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
�-b
GP/R 1454
Page 7
right-of-way. It may be feasible to create a pedestrian/bike trail under Orcutt Road -
linking the site to the Villa Rosa residential project and the railroad trail. This.�;ould
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 staff's judgement.
- Access to neighborhood commercial facilities. The Orcutt I site is closer to
neighborhood shopping facilities than many of the existing residential units in the city.
The Crossroads shopping center on the west side of Broad/Orcutt intersection is 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.
It is also within one quarter mile of the recently annexed Williams Brothers market at
Broad and Capitolio. Current zoning of the market site would allow an expanded
shopping center, but a recent rezoning application proposes relocating the center to the
Broad/Tank Farm intersection.
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.
The Commission was concerned that the Sacramento Drive extension would serve as a barrier
to pedestrians, due to high volumes of auto and truck traffic. That street extension is no longer
shown in the draft Circulation Element; it is not clear whether the extension will occur.
In staff's judgement, these concerns are not significantly affected by the Villa Rosa rezoning
project. 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 11C of the attached
/W7
GP/R 1454
Page 8
however, since only 3 acres with that zoning now exist. Refer'to section U.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 future development of the former Orcutt lI site is
carefully regulated.
Staff are concerned with the potential for hazards from possible development of the former
"Orcutt H" 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 former Orcutt lI site
to restrict uses which might be hazardous if located near to residential uses. The pending M-PD
rezoning application, or a "Special Considerations" overlay zone, could be used to implement
additional controls over uses which would involve significant quantities of highly toxic materials.
Fire Department staff have 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.
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.
�s�
GP/R 1454
Page 9
- 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 four times each year. Two amendments 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.
-9
GP/R 1454
Page 10
If the council approves the mitigated negative declaration and mitigation requirements filed by
the Director, the countl must proceed with rezoning of the former Orcutt II site from M to M-S
or M-PD (required mitigation measure due to potential impacts from hazardous materials). If
the pending M-PD zoning application is not approved, the Council must initiate rezoning to M-S
prior to development of the Orcutt I site.
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 - rezoning of vacant M-zoned property east of the project site ("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
Vicinity map (showing rezoning request)
Applicant statement and concept plan for GP/R 1454
Land use element excerpts - adopted, CC Hearing 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
gtsl:gp 1454cc.wp
P/D
Denying
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OIRTHE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1454, 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, 1991, February 5, 199x, and March 2, 1993 , 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 for growth of commercial
development within the city limits.
3 . The proposed amendments do not follow the city's policy of
infill development of commercial and light-industrial
districts designated on the land use element map.
On motion of ,
seconded by and on the
following roll call vote:
' I
Resolution No. (1993 Series)
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1993 .
Mayor
ATTEST:
City Clerk
APPROVED:
City A ministrative Officer
C' Z' Ane
Community Dev to ment Director
Upholding
RESOLUTION NO. (1993 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, February 5, 1991, and March 2, 1992, 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 of 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
dkwo
Resolution No. (1993 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 , 1993 .
Mayor
ATTEST:
City Clerk
APPROVED:
City Ad inistrative Officer
for
Community De a opment Director
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ORCUTT 1
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 .
S . Traffic circulation can be better designed
utilizing existing topography for residential rather
than commercial use .
6 . _ The proposed Airport Area Specific Plan will
generate substantial additional commercial-
industrial use which will further increase the
imbalance .
7 . Additional benefits to the community consistent
with existing and future policies and goals will be
demonstrated.
Respectfully submitted,
James T . Wood
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.
/�17
RECEIVED
city o 0
IFIIR9111 y � sari hugs ol3
M.M�M 990 Palm Street/Post office Box 8100 • San Luis Obispo, CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance with tile appeals procedure as authorized by Title I , Chapter
1 .20 of the San Luis Obispo Nutll.cipal Code, Elle undersigned hereby appeals
from the decision of Tha Planning fnmmiceinn rendered
on September 26, 1990 which decision Consisted of the following ( i .e.
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
Plan 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 27. 1990
Community DevelODment Director
Greg Smith Appellant:
Associate Planner Wood Inv a mnnta� Tnr
Nam Title�/��
Larry _ Mi rrhpi1
EI V E D Representative
REC19700 Fairchild Road, #240
07:1lr-? Irvine, CA 92715
OCT 41990 Address
,4.� -
CITY CLERK (714) 752-1002
SAN LUIS OBISPO.CA Phone
Original for City Clerk
Copy Co City Attorney
Calen red ,for,: // /jjCopy to City Administrative Officer
/U Copy to Zh lowlq�dep! a+r�nt( s )
City Cler —�( CJ a
. FOOD INVESTMEN
iPrA Real Estate Development & Management Company .cl;tlVtL Pdne1pa1':
James T. Wood
• Timothy M. May
FEB 0 n Neil L Finch
J 90 Patricia A Zaharson
February 7, 1990 rtyOfSon LM0a3w
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. In °addition, 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. )
*Open Space 2.0
Net 5. 3
*Assumes total creek area plus 20' set backs.
6FAIRCHILD 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
303 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,
�s- • 7-•
James T. Wood
JTW:pz
Attachment
cc: Dave Ball
Larry Mitchell
1190
C. GOALS AND POLICIES' '
1. 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 introduction 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 incregLse water demand
may be considered by the city.
8 /��I
e. Areas designated for interim agr' ulture/residential expansion and
rural industrial within the urbavreserve 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.
—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.
—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;
Mediumdensity 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;
—Residential developments which achieve maximum densities of 7, 12,
18, and 24 dwelling units per net acre in areas designated for low, tt
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.
i
14 1-a3
Major arterial streets through residential areas shall provide only
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 nonresidezUial areas.
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.
Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large f
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.
f 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.
l
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Land Use Element Update Hearing Draft
COM 1MITY.GOALS
S
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.
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. Cooperate with other agencies in the county to assure that increases in the
numbers of workers and college and university students in the San Luis Obispo
area do not outpace housing availability.
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.
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Land Use Element Upda Hearing 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 rare within the city.
13. Enrich community cultural and social life by accommodating people with various
backgrounds, talents, occupations, and interests.
14. Provide a resilient economic base, able to tolerate changes in its parts without
causing overall harm to the community.
15. Piave developments bear the costs of resources and services needed to serve
them, except where the community deliberately chooses to help pkv 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 focus of the county's government, entertainment, cultural, and retail and
== medical services.
18. Provide a wide range of parks and sports and recreational facilities for the
enjoyment of our citizens.
19. Retain accessible, responsive, and capable local government
City form Sat 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.
X- 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. Grow gradually outward from its historic center until its ultimate boundaries are
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 facilities which will contribute to our sense of place and
architectural heritage.
26. Develop buildings and places which complement the natural landscape and the
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Land Use Element Update Hearing Draft
fabric of neighborhoods.
Focus its government and cultural facilities and provide a variety of business
services and housing in the downtown.
28. Provide a safe and pleasant place to walk and ride a bicycle, for recreation as
well as,for commuting and doing daily errands. . a,
29. Be a safe
_y place to live.
_ .
17
Iv-
I
_.a� him'.:*t.. _ _ ' -....�. `. '^"`i� _•..�C__ t - ..
_ 4 ' .
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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 T
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.
1.1 Planning area and setting
A. .- The City's plmining area coincides with the County's San Luis Obispo
planning area (Figure 1), and can be generally described as extending to:
The ridge of the Santa Lucias (Cuesta Ridge) on the north and east;
The southerly end of the Edna Valley (northern Arroyo Grande Creek
watershed boundary) on the southeast;
R
The ridge of the Davenport Hills on the southwest, and the ridge of the
Irish Hills on the west;
Tum Road in the Los Osos Valley and Cuesta College in the Chorro
Valley.
B. Broad open spaces should separate the City from nearby urban areas. The
boundary between San Luis Obispo's urban development and surrounding
open land should be clear. Development just inside the boundary shall
provide measures to avoid a stark-appearing edge between buildings in the
city and adjacent open land. Such measures include: using new or existing
groves or windrows of trees, or hills or other landforms, to set the edge of
development; increasing the required side-yard and rear-yard setbacks
12 Overall intent
A The City should manage its growth and influence regional growth so that:
(1) Adequate facilities and services can be provided in pace with
development.
(2) The natural environment will be protected.
(3) Residents' opportunities for direct participation in City government
and their sense of community can continue.
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Land Use Element Upd, Hearing Draft '
B. The gap between housing demand (due to more jobs and college
enrollment) and supply should be addressed on a regional basis, and in the
City's growth management ordinance.
C. This element establishes a final City edge and an ultimate population
capacity.
13 Regional planning
The City will encourage regional planning and growth management throughout the
County. The City will take the following steps to do so.
A Monitor reports of the County "resource management system" and
advocate adherence to that system's principle of assuring that there will be
adequate resources and environmental protection before development is
approved.
B. Help arrange and participate in periodic meetings among decision-makers
to discuss regional issues.
C. Help keep up to date a summary of the land-use plans of all agencies in
the County, showing areas designated for urban, rural, and open-space
_ uses, and tabulating the capacities for various kinds of uses.
D. Discuss with other jurisdictions the desirability of forming a countywide
planning group. This group would be composed of representatives of the
County and each city. It could establish a regional plan, to define urban
- and rural areas and approximate capacities for different types of uses.
D. ' Help establish a procedure.for all jurisdictions in the County to formally
review local projects and general-plan amendments that could have
countywide impact.
E. Advocate a regional growth-management program, which should include:
(1) Population growth no faster than the statewide average growth rate
for the preceding year, and no faster than can be sustained by
available resources and services, whichever is less.
(2) No significant deterioration in air quality, due to development
activities for which local government has approval.
(3) Plans for large residential developments to include a range of
housing types to provide opportunities for low- and moderate-
income residents.
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CONSERVATION AND DEVELOPMENT OF
RESIDENTIAL NEIGHBORHOODS
POLICIES
s•
Neighborhood protection and enhancement
2.1 The City should help residents identify and plan for their neighborhoods, so they
can strengthen their sense of place.
2.2 The City should encourage and support the formation and continuation of
neighborhood groups, composed of neighborhood residents.
2.3 Neighborhoods should be protected from intrusive traffic. All neighborhood
street and circulation improvements should favor the pedestrian and local traffic.
Vehicle traffic on residential streets should be slow.
)�-2.4 All areas should have a street and sidewalk pattern that promotes neighborhood
and community cohesiveness. There should be continuous sidewalks or paths of
adequate width, connecting neighborhoods with each other and with public and
commercial services. (See also the Circulation Element.)
-1:1(—Z.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
5&2.6 Neighborhoods shall include a mix of uses to serve the daily needs of nearby
residents, including schools, parks, churches, and convenience retail stores.
Neighborhood shopping and services should be available within about one mile of
all dwellings.
�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.
7`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 be integrated with existing neighborhoods.
Where physical features make this impossible, the new development should create
new neighborhoods.
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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 land forms, views, creeks, and plants.
2.12 Large parking lots should be avoided. Parking lots should be screened from
street views. In general, parking should not be provided between buildings and
the street.
2.13 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 the public generally.
2.15 Residential projects should provide:
A. Privacy, for occupants and neighbors of the project;
B. Adequate usable outdoor area, 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;
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Land Use Element Update Hearing Draft
H. Noise and visual separation from adjacent roads and commercial uses.
(Walls surrounding a project are not desirable. 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.)
L Front yards along streets.
s
2.16 Residential areas may accommodate limited nonresidential activities which
generally have been compatible, such as child day care, elementary schools,
churches, and home businesses meeting established criteria.
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. Trees to help reduce wind exposure, and water-frugal landscaping;
II— `' Open spaces, including yards and community gardens for multifamily areas;
L Dual water systems allowing use of treated wastewater for non-potable
uses.
J
J.' " Energy efficient design, utilizing passive and active solar features;
K Amenities to facilitate public transportation within the area;
I. Opportunities for individuals or small groups, other than the specific plan
g,n: urF�xMILwp 23
Land Use Element'Update Hearing Draft
TABLE 4
RESIDENTIAL DENSITIES
Category Average Maximum
Population Density dwelling density
(people per acre) (units per acre)
s
Low 20 7
Medium 25 12
Medium-high 40 18
High 55 24
2.21 The City may approve a density bonus for a project which will, as a result,
provide exceptional affordability for low-income or moderate-income residents.
2.22 Low-density residential development should generally consist of detached,.one- or
two-story dwellings with substantial private yards. Low-density development is
appropriate within and next .to neighborhoods committed to this type of
development
2.23 Medium-density residential development should generally consist of detached or
attaclied dwellings in one- or two-story buildings, with private yards. Medium-
density_development is particularly appropriate within Old Town, as a transition
from low-density development to other uses, and for manufactured-housing
developments.
.24 Medium-high density residential development should generally consist of attached
dwellings in two- or three-story buildings, with private outdoor spaces and
common outdoor areas. It is appropriate near employment centers and major
public facilities.
225 High-density residential development should generally consist of attached dwellings
in two- or three-story buildings, with private outdoor spaces and common outdoor
areas. It is appropriate near the college campus and major concentrations of
employment
2.26 Allmultifamily development and large group-living facilities should be compatible
with any nearby, lower density development.
Affordable horsing
92.27 The City will help conserve and increase residential opportunities for residents
with low or moderate incomes. As explained more fully in the Housing Element,
each development project.should contribute in some way to the conservation or
production of affordable housing, considering the opportunities and limitations for
gmD: LUF,-RE .wP 25
/-3S
y
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.
/-3�
Resolution No. 5033-90
General Plan Amendment X 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. Karlesldnt, 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
r 1.347
438
City Council Minutes Page 5
Tusiay,February 5, 1991 -7:00 pm.
S. GENERAL PLAN LUE & REZONING-ORCUTT I (File No.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 6.5 acre portion of a 73 acre (GP/r 1454) site from service
commercial/light industrial (0.S) to medium high density residential (R-3) for property located at the
southeast 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 Onvtt L
Mayor Dunin declared the public hearing open.
Charies Swen.2840 El Cerrito, spoke in support of the appeal.
Roy HantT. 569 Lawrence Drive, supported the Planning Commission's recommendation and was concerned
about the extra 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 Ranua 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.
Atter 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 Raona 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 Raooa/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
Pinard and Mayor Dunin voting no,Councilmember Reiss absent). Upon general consensus, 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 dies.
6. LONG-TERM FINANCIAL HEALTH (File No. 1023)
Council considered the recommendations of the Citizen's Advisory Committee on the City's long-term financial
health.
/-38
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 ommission had only to include that rezoning into the
motion.
Commr. Billington indicated she wo Id not be adding that to the motion
AYES: Commrs. Billi Karleskint, Peterson, Hoffman
NOES: Commrs. Ho an, Schmidt
ABSENT: Commr. Gu e
The motion passed.
Commr. Gurnee o 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 7.3 acre site at 761 Orcutt Road; Wood Investments, applicant.
4. General Plan Amendment & Rezonin}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.
I-39
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 6S
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 Orcuit 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
i J
PC Minutes
September 26, 1990 t
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 H.
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.
Cornmr. 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.
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. Kouralds 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 Amendmgpt & Rezoning1492. Consideration of
amend' the Land Usea map and zoning map to change the
designations from tourist-commerct (C-T) to service-commercial (C-S); 12350
Los Osos Valley Road; Spring BM -Toyota, applicant.
Glen Matteson, Associate Planne resented the staff report recommending the
commission review the initial vironmental study; recommend to the City Council
that the mitigated negative eclaration be approved, that the Land Use Element map
be amended from "touris ommercial" to service-commercial/light industrial" as
requested, and that the to be rezoned from tourist-commercial (C-T) to service-
commercial (C-S).or se -commercial with special considerations.
Chairman Hoffman declared the blic hearing open.
Brian Starr, Studio Design Group, 1 Higuera, Ste. 200, representative for the
applicant, supported the staff repo . He noted the applicant intended to relocate the
existing car dealership to this loc tion from its existing downtown site, thereby freeing
up the downtown site for deve] ment that is better suited to the downtown location.
He would appreciate the "S" d signation excluding the requirement that an auto
dealership return to the co sion for a use permit. He noted that the planning of
/-�f3
city of san lues osispo
lig►►►Iilllll.l ilk►�j I►►�ill`li�� _
A'
INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION APPLICATION NO.
PROJECT DESCRIPTIO
Al
u t
APPLICANT ,
STAFF RECOMMENDATION:
NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDEDD INITIAL STUDY REQUIR '��[� /�� �E,NNVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY(�T/ c� I. e �Ci f 1' Ifni DATES
COMMUNITY DEVELOPMENT DIRECTOR'S ACTI DATE
Ml�c�1q N6�tuE,�i ,�
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
IL POTENTIAL IMPACT REVIEW POSS. IBLE ADVE EFFECTS
A. COMMUNITY PLANS AND GOALS ................................................... i
B. POPULATION DISTRIBUTION AND GROWTH.......................................... t A
C. LAND USE .......................................................................
D. TRANSPORTATION AND CIRCULATION ..............................................
E. PUBLICSERVICES ........................................................... ....
ITI �S
F. UTILES................................................................................
• G. NOISE LEVELS .....................:.............................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................
1. AIR QUALITY AND WIND CONDMONS...............................................
J. SURFACE WATER FLOW AND QUALMY .............................................. y[
K PLANT LIFE...................................................................... ��`x- 5 r
L ANIMAL LIFE......................................................................
M. ARCHAEOLOGICALJHISTORICAL ...................................................
N. AESTHETIC ......................................................................
O. ENERGYIRESOURCE USE ..........................................................
P. OTHER ...........................................................................
III.STAFF RECOMMENDATION
'SEE ATTACHED REPORT saes
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.
Sett incl
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.
-1
ER 47-89
Page 2
Two minor creek tributaries cross the site which are lined wit),
willows, and other riparian.- *.species of trees. A stand of larc
eucalyptus trees is also present near the confluence of the two cree,.
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 b
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/acre
R-4 128 7 3668 20 units/yr. 28/acre
* 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 indust: l
parks and service commercial uses, the loss of industrial lands from .,e
Orcutt I application would be even less significant.
��T�
ER 47-89
Page 3
If the project is approved, 6.3 acres of medium high density residedtial
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. Compatibility
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/rez onings 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 d
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 trips
per day and about 100 trips during the PM peak hour, assuming 100, 0
bedroom dwellings are constructed within a five year buildout per_
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 us- a
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 BroadStreet/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.
- EJtisting 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.
14?
ER 47-89
Page 6
5. Broad/Orcutt Road intersection will operate at LOS F.
6. Broad Street/Capitolio Way intersection will war'
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 warrant
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 McMi:
Avenue.
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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 2995 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
ER 47-89
Page 8
E. 1. Water
•
Demand for city water currently exceeds the safe yield of supplies. •.Liie
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 Emeraencv 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 and
railroads.
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-
/-33
ER 47-89
Page 10
S (Industrial - Special Considerations Overlay) , to provide
additional controls over potentially hazardous uses, we i
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.
Miticration: The undeveloped property east of the project site she
be rezoned to M-S (Industrial - Special Considerations Overlay) , o
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 Elems
ER 47-89
Page 11
1. An 8 foot high solid wall running parallel to the noise
r' 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
reduced 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
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 contain-d
within the banks of the creek, the number of structures affected by t
potential is considered small and will be further reduced because of the
city's policy of requiring a 20 foot setback for all structures from the
1-36
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
147
ER 47-89
Page 14
of the trees along Orcutt Road.
r'
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. STAPP 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 includ 9
requirement to provide the following traffic mitigation measL
at the time of development:
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
/-59
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.
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