HomeMy WebLinkAbout04/11/1994, - GENERAL PLAN LAND USE ELEMENT (CONT) Land Use Element EQTF/Planning Commission Draft
developed,with the remainder preserved permanently as agricultural oven space.
If a plan for development of land within the "Dalidio area" is approved, it shall provide for
permanent preservation, preferably on-site. otherwise within the urban reserve or
Greenbelt, of four times as much prime farmland as is destroyed
(See also Commercial and Industrial Development 3.1.3.)
[Rationale: As discussed in 3.1.3 and related sections, EQTF feels preservation of this
parcel is an important public goal. Also, the Resource Protection section discusses the
general issue of prime soil preservation.]
[EQTF Land Use Map Change Recommendation: for "Dalidio Area" for
consistency with above.]
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REVIEW & AMENDMENT
9.1 Comprehensive Reviews [12.1]
The City should conduct a comprehensive review of this element at least about every ten
years, and at other times deemed necessary by the City Council, considering possible
changes in citizen's preferences, technology,population characteristics,and regional plans.
9.2 Amendment Proposals (12.2]
Amendments to this element, requested by citizens or deemed useful by the Planning
Commission or the City Council, will be considered by the City. Such amendments
should be considered in groups, not more than four times each year.
9.3 Annual Report [12.3]
The City shettid will prepare an annual report on the status of the general plan,during the
first quarter of each calendar yearto include the following:
A. A summary of private development activity and a brief analysis of how it helped
meet general plan goals;
B. A summary of major public projects and a brief analysis of how they
contributed to meeting general plan goals;
C. An overview of programs, and recommendations on any new approaches that may
be necessary.
D. A status report for each general plan program scheduled to be worked on during
that year. ---- eted -raerams would he nated and d-,-. fromi t -..
aerreeriate HF met. they wouid be deleted, if still eensidered Yttitietble, the
, including discussion of whether that
program's realization is progressing on schedule, and recommendations for how it
could better be kept on schedule if it is lagging:
(Rationale: The annual deletions and additions will become very confusing and time-
consuming, both for staff and the Council and Planning Commission, and will necessitate
frequent republication of the LUE, at considerable cost, but to no purpose.EQTF believes
the LUE should continue to contain completed(and unimplemented)programs between
major rewrites if for no other reason than to demonstrate that progress (or no progress)
has been made. The emphasis of the annual review should be on what needs to be done to
keep moving ahead, not on constant revision of the planning document.)
DL A status report on how the City is progressing with implementing its open space
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preservation policies and groMms:
[Rationale: EQTF believes that unless open space preservation is kept on the front burner,
it will not be implemented. This provision keeps it on the front burner.]
E. Updated population or other information deemed important for the plan.
Program
i ,
IMPLEMENTATION
Introduction
"Implementation" refers to all the City's actions to carry out the general plan. Besides the
programs described in previous sections, the City uses the following means of implementing the
Land Use Element. The City's actions under the following headings are to be consistent with the
General Plan.
10.1 Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones,
property-development standards such as maximum building height and minimum parking,
and procedures intended to give the interests of development applicants and other citizens
fair consideration.
10.2 Subdivision Regulations cover the division of land into parcels which can be sold,
and set basic standards for streets and utilities.
10.3 Architectural review applies to the layout and outdoor appearance of new housing
tracts,multifamily developments, hillside development, stores,offices, and manufacturing
buildings, and remodeling of some downtown buildings and historical buildings.
10.4 Grading Regulations limit the amount and methods of reshaping the ground to
accommodate.development.
10.5 Budgets spell out how City funds will be obtained and spent, particularly the capital
improvement program,a multiyear list of major facilities and equipment which the City
will buy or build. The capital improvement program includes water sources and sewage
treatment equipment, water and sewer lines, and streets and bridges. The Planning
Commission reviews this program for conformity with the general plan.
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10.6 Property management covers buying land for new City facilities and for public open
space, and selling or leasing land no longer needed for a City government function.
10.7 Development plans and specific plans bridge between general policies and actual
construction plans.
10.7a Public Planning is a way for the City and its Citizens to help shape the City's future
environmental ouality. Before considering private proposals for a major development, such
as a specific plan, special-design area,or a large subdivision or planned development not
within a specific plan, the City should conduct an evaluation of environmental
opportunities and constraints, to which a private proposal can respond. Features to be
examined watnld include toxic contamination, airport operations, ground slopes, seismic
hazards, soil and groundwater characteristics, wildlife habitats, scenic values
and impacts, agricultural values, open space preservation, aquatic ecosystems. air ouality.
sustainability impacts, road and rail traffic noise, water and sewer service limits, access
and circulation,and historic and archaeological resources.
[Rationale: Section is new, but only underlined portions are new language. Previously
this text was under 10.8. However, environmental review is not pro-active; it is a legal
response to a developer's proposal. In ER, the City must show why a developer's
proposal is not the best. The Public Planning approach,on the other hand, allows the City
call out the important issues to which the developer must respond. EQTF feels the city
should be a proactive partner rather than a reactive partner on environmental protection.
This is responsible environmental stewardship.It also helps eliminate uncertainty for the
developer.]
10.8 Environmental review is a formal way to inform the public and decision-makers of the
expected consequences of their actions. Two common types of environmental documents
are environmental impacts reports and "initial studies."
10.9 Communication, ranging from informal staff discussions to letters from the City
Council,lets other agencies know the City's position based on the general plan.
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DEFINITIONS
Some terms unique to.the General Plan or city planning activities are used. They are defined below. The
first time each of these terms appears in the text,it is printed in italics.
Annexation is the extension of the City limits, to increase the area which is subject to City laws and,
sometimes, eligible for City utilities and services. Annexations are acted on by the Local Agency
Formation Commission,according procedures and standards in State law. This commission is made up of
two members of the County Board of Supervisors, two members of.councils of the cities within the
County, and a public member:
Aquatic ecosystems are biological communities that have developed in and around creeks, Laguna
Lake, floodplain, marshes, wetlands, serpentine seeps and springs.
Arterial street is a major road connecting different areas of the City with each other and with highways.
Driveway access is usually limited. (See also the Circulation Element.)
Business park is a master-planned, campus-like setting for research-and-development or light-
manufacturing industries.
Building intensity is a measure of the amount of floor space in relation to site area. It is expressed as
the ratio of gross building floor area to site area. For example. where a ratio of 1.0 is allowed. building
floor area can equal site area. In this example. a one-story building could cover all of the site (except any
required setbacks), a two-story building could cover one-half the site,or a three-story building could cover
one-third of the site. (See also "density.")
Civic Center is a part of downtown where certain types of City and County government offices are to be
concentrated
Collector street is a street serving a neighborhood or subarea of the City, usually having only two
lanes. See also the Circulation Element.
Commercial core is the part of downtown's commercial area where buildings generally cover whole
parcels and there is little or no on-site parking. See Figure 3.
Genservaiwe-'-pen space [see "Open Space"]
Creek is a "Greek
ether settree tts defined in tiie-Gpe.. S.... Fie... natural watercourse or altered natural watercourse
where water flows in a definite channel, with a bed and banks. The water may flow continuously
throughout the year, during pan of the year, or only during or soon after rainfall. (See also "wetlands.")
[Rationale: EQTF is uneasy with a definition that refers to a map which may or may not be complete or
accurate, or which could become lost. We prefer a direct definition rather than an indirect one. This
wording restores essentially what was present in the earlier draft.]
Creek setbacks 'in es establish the minimum distance that development must be from a creek's physical
to of bank or the outer edge of riparian vegetation, considering Impservation of creek habitat and adequate
space for natural changes and the storm design capacity, as provided in the Open Space Element nope
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Density describes how many things of a certain kind occupy an area of land. Density is often expressed
as the number-of residents, dwellings, or employees per acre. In this element. it means the maximum
number of dwellings 8er acre that maybe allowed. (See also "building intensity")
Development limit line is a boundary, inside the urban reserve,between land to remain open and land
which can be developed It has been applied to certain hillsides.
Development plan is a plan for development of a certain site which has been rezoned under the
"planned development" section of the City's Zoning Regulations. A development plan shows land uses,
roads,utilities, building outlines, and development timing in more detail than the general plan, but not so
precisely as construction plans.
Downtown is the central part of the City, generally bounded by Highway 101, the railroad, and High
S treet.
Expansion areas are places that the City has decided W4 M be appropriate for urban development,
generally next to and extending beyond the City limits at the time the plan was adopted. The relatively
large major expansion areas are shown and named on the plan map. Some smaller minor expansion areas
are also shown; others may be designated as the City identifies additional places which meet certain
standards that make them appropriate for urban development.
General Retail is a commercial land-use category which includes specialty stores as well as department
stores,restaurants, and some services such as banks.
Greenbelt is the open land beyond the permanent edge to undeveloped open land surrounding the City's
urban reserve line area, which maintains the City's rural setting and ecological integrity by preserving
hillsides, agricultural land, wildlife and native plant habitat. and other open space.
Health-Care area is a district on Johnson Avenue where County and related private health-care facilities
are to be located.
High-Density Residential is a land-use category for attached or closely spaced dwellings, usually in
multistory buildings, for.group housing, and for other uses that are supportive of and compatible with
residential neighborhoods.
Hillside planning areas are places at the City's edges where a relatively precise boundary between
potential development areas and open space has been drawn, and where special development standards
apply.
Historical resources are places,buildings,or artifacts which represent periods in local history.
Interim Open Space is a land-use category for areas which maybe suitable for development someday
but which should be kept open until certain constraints to development are overcome.
Local street is a street providing access to all or part of a neighborhood,and not carrying through traffic. .
See also the Circulation Element.
Low-Density Residential is a land-use category for dwellings with substantial yards, and for other
uses that are supportive of and compatible with residential neighborhoods.
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Major annexation is the annexation of land within a major expansion area(see "expansion area").
Major expansion area — see "expansion area."
Medium-Density Residential is a land-use category for dwellings with small yards, and for other uses
that are supportive of and compatible with residential neighborhoods.
Medium-high-density residential is a land-use category for attached or closely spaced dwellings,
usually in multistory buildings, for group housing, and for other uses that are supportive of and
compatible with residential neighborhoods.
Minor annexation is the annexation of land within a minor expansion area(see "expansion area").
Minor expansion area — see "expansion area."
Neighborhood retail Commercial is a commercial land-use category for businesses which primarily
meet the frequent shopping demands of people who live nearby, such as supermarkets and drug stores.
O ffice is a land-use category for professional and financial services, and related, supporting businesses.
Old Town means the part of downtown which includes the residential areas around the commercial core,
where most original houses were built before 1940.
Open Space is land or water area which remains in a predominantly natural or undeveloped state and is
generally free of structures. Such lands protect and preserve the community's natural and historical
resources, define the urban boundary, and provide visual and physical relief from urban development.
Open spaces may consist of small portions of a parcel or large tracts of land. Such lands may include
farming and grazing: creeks. marshes, watershed and floodplains: scenic resources: plant and animal
habitat: historic and archaeological resources: and passive recreation areas.
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Overlay maiming is a process of land use planning by mappine resources and constraints to determine
areas best suited for urban and non-urban pumoses.
Park is a land-use category for publicly owned parks. .
Passive recreation means low-impact activities such as hiking, bird-watching, nature photography,
trails, nature study, viewing stations, intemretive areas, and similar uses.
Planning area is the land within the City limits where the City can control development as well as the
area outside the City limits where the City is particularly concerned with land use. See Figure 1.
Prime agricultural land means land which the U. S. Soil Conservation Service considers to be Class I
or Class II. These soils have few or no limitations for growing crops due to slope, depth, texture,
drainage, or inherent fertility.
Programs are actions which the Ciry intends to take in pursuit of its goals and policies.
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Public is a land-use category for government facilities, such as schools, offices, meeting rooms, police
and fire stations,and maintenance yards.
Recreation is a land-use category for publicly or privately owned recreation facilities, either outdoors or
buildings within a park-like setting.
Regioneg nerally means San Luis Obispo County.
Residential/Office is a potential land-use category for downtown neighborhoods which have started to
make the transition from residential to office uses, where the City wants to assure than housing is
protected or replaced as office development occurs.
Riparian means characteristic of creeks or their edges.
Rural commercial is an intensity of land-use in the airport area. Rural commercial includes farming as
well as businesses which need a lot of space, which can be supported by on-site water supply and waste
disposal rather than City water and sewer service, and which do not concentrate substantial numbers of
employees or customers.
Rural Residential is a land-use category for one or fewer dwellings per ten acres,where City water and
sewer services are not available.
Services and Manufacturing is a land-use category including repair and maintenance services,
retailing of items such as vehicles and building materials,and light manufacturing.
Small residential care facility means a home for not more than six people who need supervision or
help with daily activities.
Social services area is a district on South Higuera Street near Prado Road where government agencies
providing income-maintenance and employment services are to be located
Special design areas are sites where the general plan anticipates a broader range or mix of uses than
would be allowed by the named land-use categories, and where those uses can be developed only as part
of a development plan which solves certain problems.
Specialty store is one which offers a limited range of typically small consumer items to a wide market
area, such as a shoe store. book store. or tobacco shop,
Specific plan is a document adopted by the City to show land uses, roads, utilities, other public
facilities, and development timing in more detail than the general plan,but not so precisely as subdivision
maps or construction plans.
Suburban Residential is a land-use category for not more than one dwelling per acre, where City water
and sewer services are not available.
Tourist Commercial is a land-use category for businesses which primarily serve visitors and the
travelling public, such as motels, gas stations, and restaurants.
Urban reserve line is the boundary between areas that the City has decided mail}may be appropriate for
urban development and land to remain in open-space and rural uses.Agricultural and open space uses may
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also be maintained within the urban reserve.
Urban use is a relatively intensive use of land which normally requires City water and sewer service;
urban uses are nearly-all the-types of development accommodated in the following categories of this
element: low-, medium-, medium-high, and high-density residential; neighborhood, tourist, and general-
retail commercial; offices; services and manufacturing; and most public buildings.
Warehouse store is a large retail or wholesale store which sells items primarily in bulk quantities or
containers, and which has minimal ranee of brands and minimal display Mace that is separate from storage
areas.
Wetland is any area
where one or more of the following attributes exist:
1 At least periodically, years of normal rainfall, the plants are those which thrive only in
water or saturated soil.
2. The substrate is predominantly undrained hydric soil as defined by the United States Soil
Conservation Service.
3. Substrate other than soil is at least periodically saturated or covered by shallow water at
some time durine the growing season in each year of normal rainfall.
;V4iere less than ali three attributes exi9t. delimea6en of a wetland mest be sueearled b2: wgiftnd
[Rationale for wetland deletion: EQTF agrees with the expanded definition, except for the final
sentence, which is used by neither the U. S. Fish.and Wildlife Service nor the Department of Fish
and Game.]
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