HomeMy WebLinkAbout04/11/1994, 7 - COUNCIL COMPENSATION & GENERAL PLAN LAND USE ELEMENT FEB & MAR 1994 lllu^I�I,I�IIIIIn�I Ilul�l � MEETING OATS:
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COUNCIL AGENDA REPORT 'TEM NUMBEP y
FROM: The Council Compensation Committee
Dianne Long, Chair
PREPARED BY: Diane R. Gladwell, City Clerk
Ann Slate, Personnel Director
SUBJECT: Council Compensation
CAO RECOMMENDATION: Adopt a resolution establishing a Mayor and City
Council Compensation Plan
DISCUSSION:
On January 11, 1994, the City Council appointed members to the Council
Compensation Committee, who conducted a biennial review of Council compensation.
Charter Section 410 requires a five-member Council Compensation Committee be
formed during even numbered years to review Mayor and Council Members'
compensation and recommend any adjustments if appropriate for the following two
year period.
The Committee is required to bring its proposed recommendations to the Council
within 90 days. The Committee met three times and reviewed the full Council
compensation package including salary,benefits,expense reimbursement, professional
development allowances and any other compensation provided. In addition to that,
the Committee reviewed the total compensation of Mayors and Councils in 221 other
California cities (charter and general law cities), and the Council and Mayor
responsibilities in San Luis Obispo.
Based on a thorough analysis, the Council Compensation Committee makes a number
of recommendations that are summarized as follows:
Salary:
Mayor $700/month (reduced from $1,000)
Council Members $500/month (reduced from $800)
Benefits:
$500 per month to be used for PERS retirement, medical, dental and vision
insurance. Since participation in the City's benefit programs is voluntary, any
unexpended amount can be paid to the Mayor and Council in addition to their
salary. Life insurance is recommended to be discontinued.
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Nii% COUNCIL AGENDA REPORT Page 2
Reimbursable Expenses:
The Mayor and each Council Member would be eligible for reimbursement of
actual expenses up to the following limits in various categories.
League of California Cities Annual Conference:
$750 (reduced from $1,240)
Professional Development:
in-county Mayor $1,350 (reduced from 1,800)
Council $825 (reduced from 1,200)
out-of-county Mayor $1,260 (reduced from 1,800)
Council $1,050 (reduced from 1,200)
i
Mileage Mayor $500 (reduced from 1,000)
Council $200 (reduced from 400)
The $1,000 additional professional development allowance provided to new
members of the Council as a start-up allowance to accelerate comprehension
of municipal and legislative operations is recommended for deletion.
The rationale for the committee's recommendations will be presented by Chair Dianne
Long at the Council meeting on April 5, 1994. Members of the Council Compensation
Committee are Dianne Long, Chair, Lynn Cooper, (Vice Chair), Frank Martinez, Mike
Multari, and Bob Silva.
ATTACHMENTS: Resolution
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RESOLUTION NO. (1994 SERIFS)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ESTABLISHING A MAYOR AND COUNCIL MEMBER COMPENSATION PLAN
AND RESCINDING PREVIOUS RESOLUTION NO. 6587 IN CONFLICT
WHEREAS, it is the practice of cities to provide compensation in the form of salary,
employment benefits, and professional development and business expenses to their Mayors and
Council Members in recognition of their commitment and dedicated service in the performance
of official duties; and,
WHEREAS, Charter Section 410 provides for compensation and reimbursement of
expenses for the Mayor and Council Members and establishes a procedure for a biennial review
by a five-member Council Compensation Committee; and,
WHEREAS, a five-member Council Compensation Committee was appointed and has
met and reviewed Mayor and Council Member compensation in accordance with the procedure
provided by the Charter;
NOW THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo that Council compensation be established as recommended by the Council Compensation
Committee as follows:
SECTION 1. SALARIES
Effective January 1, 1995, compensation for services rendered in an official capacity shall be
provided as follows:
A. Council Member. A monthly salary of $500
B. Mayor. A monthly salary of $700
SECTION 2. RETIREMENT, MEDICAL, DENTAL, VISION, AND LIFE INSURANCE.
The Mayor and Council Members shall receive $500 per month for P.E.R.S. retirement,
medical,dental, and vision insurance. Participation in the City's health insurance and retirement
programs is voluntary. Any unexpended benefit amount shall be paid to the Mayor and Council
in addition to their salary.
SECTION 3. PROFESSIONAL DEVELOPMENT AND EDUCATION
Allowances shall be budgeted for the Mayor and each Council Member as follows:
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A. Professional Development. For costs of professional development and educational
conferences designed to improve understanding of and proficiency in municipal
affairs. Said allowance shall be used for out-of-county expenses only and shall
be reimbursed in accordance with accepted City Travel Guidelines:
Annual Allowance:
1. Council Member $1,050
2. Mayor $1,260
B. League of California Cities Conference. Reimbursement for expenses for the cost
of participating in the Annual Conference of the League of California Cities, up
to $750. The City shall also reimburse the following costs for spousal
participation, which is encouraged:
1. Double room instead of a single room.
2. Spousal registration fees to attend Conference seminars (this does not
include reimbursement for recreational activities that may be offered by
the League during meeting activities).
3. Travel expenses only if a bus, train, or plane must be used rather than a
City vehicle. (See adopted City Travel Guidelines for approved uses.)
If the public official uses his/her personal vehicle, travel reimbursement
shall be provided only the employee.
4. Meals that spouses are expected to attend as part of directly-related
Conference activities will be reimbursed at the same per diem as the
public official.
SECTION 4. Crff BUSINESS AND MILEAGE
Annual allowances shall be budgeted for the Mayor and each Council Member as follows:
A. City Business. For costs incurred in connection with official City business. Said
allowance shall be used for in-county expenses and shall include all meals,
tickets, periodicals, dues, subscriptions, and similar miscellaneous expenses.
Annual Allowance:
1. Council Member $825
2. Mayor $1,350
B. Mileage. For official travel within the County of San Luis Obispo,
reimbursement shall be made upon submittal of an official mileage expense form:
2
Annual Mileage Allowance:
1. Council Member $200
2. Mayor $500
SECTION 5. GENERAL PROCEDURES AND LIAUTATIONS
Appropriate budgetary practices and accounting controls shall be established to ensure that
expenditures and reimbursements are in compliance with approved budget allocations. The
Mayor and each Council Member is expected to plan business activities so as to stay within
his/her budget. When exceptional circumstances require that additional amounts be allocated
to accounts, formal Council action shall be required.
A. Accounting. An account shall be established in the name of each Council
Member with all expenditures charged to the individual Council Member or
Mayor. If any account is depleted prior to the end of the fiscal year, additional
allocations shall require a specific action of the City Council. Receipts shall be
submitted within the fiscal year. The Council budget shall be available for review
in the City Clerk's Office and the Mayor and Council Members shall receive
periodic statements.
B. Reimbursement Limitation. The City's adopted Travel Guidelines shall govern
all expenditures for non-local professional development and conferences. These
guidelines include all non-local official meals, tuition or fees, transportation to
meeting sites, materials and telephone usage.
C. Special Expenses. For occasions when the Mayor and/or a Council Member is
designated by the City Council to represent the City at special meetings,
reimbursement shall be made from an unallocated Travel Expense Account.
D. Honorarium. If the Mayor or a Council Member receives an honorarium as a
result of his/her participation in a meeting or conference, the amount of the
honorarium shall be deducted from the amount normally provided by the City for
that meeting or conference if the City paid for the Council Member's attendance
at such meeting or conference.
E. Other Guidelines. Any other travel-related issue not specifically governed in this
resolution shall be adjudicated in accordance with the City of San Luis Obispo
adopted Travel Guidelines.
SECTION 6. COUNCIL COMPENSATION CONE IITTEE
A five-member review committee shall be appointed by January 1 in even-numbered years and
shall bring its proposed recommendations in resolution form to the City Council within 90 days,
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or no later than April 1 st.
A. Membership. The committee membership shall have as broad a representation
as possible, including but not limited to, one previously elected official, one
Personnel Board member, and one citizen-at-large.
B. Review Responsibility. The committee shall review the full Council
compensation package including salary, benefits, expense reimbursement,
professional development allowances and any other compensation provided the
City Council. Review should include, but shall not be limited to: 1)
compensation of Council and Mayors of cities of similar population/budget size;
2) compensation practices of both Charter and General Law cities; 3) Government
Code provisions for General Law cities; and 4) Council and Mayor
responsibilities in San Luis Obispo at the time of the committee's review; and,
5) any structural changes that may have occurred in municipal government either
as a result of State legislation or by actions of the local electorate which may have
added to or deducted from the duties and responsibilities of the Council Members
and/or Mayor.
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 , 1994.
Mayor Peg Pinard
ATTEST:
City Clerk Diane R. Gladwell
APPROVED AS TO FORM:
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GENERAL PLAN
LAND USE ELEMENT
LEGISLATIVE DRAFT
Joint Environmental Quality Task Force and Planning Commission Draft
March 1994
This draft has been prepared to reflect changes made by the Environmental Quality Task Force
and the Planning Commission to the February 1992 Hearing Draft. It was approved by the
EQTF on March 26, 1994, and by the Planning Commission on February 2.3, 1994. It will be
the subject of City Council hearings scheduled for March and April 1994.
Changes to the 1992 hearing dr t are indicated by the following;
Planning Commission Changes EQTF Changes
Words deleted �
Words added Words added
[2.4] -Former part number. [Rationale -- not part of text]
To make it easy: one line means Planning Commission, two lines EQTF.
Land Use Element EQTF/Planning Commission Draft
CONTENTS
INTRODUCTION 1
History 2
Public Participation 2
Background 2
Community Values 3
PREAMBLE&SAN LUIS OBISPO'S VISION 5
COMMUNITY GOALS
Approach to Planning 7
Environment 7
Society&Economy 8
City Form 9
GROWTH MANAGEMENT
Policies
Overall Intent 11
Urban Separation 11
Build-out Capacity 11
Urban Edges Character 11
Jobs/Housing Relationship 12
Regional Planning 12
City Size and Expansion 12
Greenbelt 12
Agricultural Protection 13
Prime Agricultural Land 13
Residential Clustering for Open
Space Protection 14
Air Quality 15
Growth Rate&Phasing 15
Educational and Governmental
Facilities Near the City 17
Annexation and Services 18
Costs of Growth 21
Solid Waste Capacity 21
Programs
Countywide Planning 22
Rural Areas and Open Space Planning 23
Air Quality 24
CON-PCLO.LUE i 2j9/94
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Land Use Element EQTF/Planning Commission Draft
CONSERVATION AND DEVELOPMENT OF RESIDENTIAL
NEIGHBORHOODS
Policies
Neighborhood Protection and
Enhancement 25
Residential Location,Uses,and Design 25
Major Residential Expansion Areas 28
Residential Density 29
Affordable Housing 31
Residential Land Protection 31
Student and Campus Housing 31
Group Housing 32
Old Town 32
Programs
Updating &Enforcing Standards 32
Multifamily Preferences&Standards 32
Downtown Residential Development 33
Affordable Housing 33
Neighborhood Compatibility 33
Group Care Homes 33
Neighborhood Concerns 33
COMMERCIAL&INDUSTRIAL DEVELOPMENT
Policies
General Retail 35
Neighborhood Commercial 37
Offices 38
Tourist Commercial 39
Services and Manufacturing 40
Vehicles Sales 42
Overall 43
Programs
Zoning Regulations 45
Planned Development Zoning 45
Lower Hietrera Retail Redevelopment 45
Madonna Road Intensification 45
Neighborhood Uses 45
Tourist Information 45
Dependent Care 45
Neighborhood Centers 45
Downtown Office Design 45
Noise Control 45
CON-PCLO.LUE ii Z9n4
Land Use Element EQTF/Planning Commission Draft
DOWNTOWN
Policies
Downtown's Role 47
Downtown Residential 47
Entertainment and Cultural Facilities 49
Public Gatherings 49
Walking Environment 49
Public Safety 49
Open Places and Views 49
Traffic in Residential Areas 49
Street Changes 50
Parking 50
The Creek 50
Building Conservation and
Compatibility 50
New Buildings and Views 50
Noise 50
Sense of Place 51
Design Principles 51
Government Offices 51
Commercial Buildings Outside the Core 51
Program 52
PUBLIC& CULTURAL FACILITIES
Policies
Public Facilities 53
Cultural Facilities 54
Programs
City and County Offices Downtown 55
Performing Arts Center 55
Community Arts Groups 55
Land Acquisition 55
RESOURCE PROTECTION
Resource Protection Policies 57
Resource Protection Programs 57
Open Space Policies 58
Hillside Policies 61
Hillside Programs 68
Creeks. Wetlands and Flooding Policies 69
Creeks. Wetlands and Flooding Programs 73
Community Heritage Policies 75
Community Heritage Programs 76
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Land Use Element EQTF/Planning Commission Draft
AIRPORT AREA
Policies
Regional Service 79
Airport Land Use Plan 79
City Annexation and Services 79
Greenbelt Protection 79
Internal Open Space 79
Development Before Annexation 79
Transit Service 80
Specific Plan 80
Business Parks 80
Recreation Area 80
Tank Farm Uses 80
Programs
Specific Plan 81
Airline Service and Impacts 81
Growth Management 81
OPTIONAL USE& SPECIAL DESIGN AREAS
Foothill Creek $
Maino-Madonna Area 83
Mid-Higuera Area 84
Drive-in Theater Area 84
Los Osos Valley Gap 85
Dalidio Area 85
REVIEW AND AMEI,MMENT
Comprehensive Reviews 87
Amendment Proposals 87
Annual Report 87
IMPLEMENTATION
Zoning Regulations 88
Subdivision Regulations 88
Architectural Review 88
Grading Regulations 88
Budgets 88
Property Management 89
Development Plan and Specific Plan 89
Environmental Review 89
Communication 89
DEFINITIONS 91
CON-PCLO UE iv 78M
Land Use Element EQTF/Planning Commission Draft
FIGURES
Number Title Page
1 Planning Area vi
2 Urban Reserve Line&Principal
Expansion Areas 10
3 Vehicle Sales Area-Auto Park Way 44
4 Downtown Planning Areas 48
5 Public Facility Areas 56
6 Hillside Planning Areas 60
7 Woodland Drive Specific Plan Area 65
8 Creeks and Floodplain 70
9 AirportArea 78
10 Optional Use and Special Design Areas 82
TABLES
Number Title Page
1 Residential Clustering for
Open Space Protection 14
2 Anticipated City Population Growth 16
3 Major Residential Expansion Areas 29
4 Residential Densities 30
CON-PCLZ.LUE �sw
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SAN LUIS OBISPO PLANNING AREA
vi 724
Land Use Element Update EQTF/Planning Commission Draft
INTRODUCTION TO THE LAND USE ELEMENT
The City's General Plan guides the use and protection of various resources to meet community purposes.
It reflects consensus and compromise among a wide diversity of citizens'preferences, within a framework
set by State law. The General Plan is published in separately adopted sections, called elements, which
address various topics.
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shews whielt mens-2Ptimei-mo d should be-kept-
The Land Use Element represents a generalized blueprint for the future of the City of San Luis Obispo
Required by State law it is the core of the General Plan Starting with the City as it now exists the Land
Use Element sets forth a pattern for the orderly development of land within the My's planning area. This
P attern should be based on residents'preference and on protection of natural assets unique to the planning
area.The Element+also describes the exRected level of pgpulation growth resulting from construction of
the kinds of housing units included in theplan as well as the kinds of new commercial and industrial
development that are responsive to the City's economic needs.
The City's planning 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; the ridge of the Davenport Hills on the southwest; and the ridge of the Irish Hills,Tum Road in
the Los Osos Valley, and Cuesta College in the Chorro Valley on the west. [1.1.A]
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artiettler with the other elentents addressing eirettifttion,hetisings
Policies in the Land Use Element and the General Plan Land Use Map are consistent with other General
Plan elements The Housing Elementog als policies and programs reflect the land use policies as they
relate to residential development The Circulation Element recognizes implications of land use policy on
traffic and establishes relevantog als policies standards. and implementation measures that address both
existing and potential circulation deficiencies. The Safety Element identifies hazards that could affect both
existing and future development and the Open Space Element addresses protection of open space amenities
and resources The Land Use Element recognizes these potential constraints on land use policy.
W-PMG.LUE 1 3MA4
�y Land Use Element Update EQTF/Planning Commission Draft
History
The City's first General Plan, including land use and other elements, was adopted in 1961. A revised
plan was adopted in 1966, following the County's first adoption of a plan for the San Luis Obispo area in
1965. The City adopted major revisions of its land use element in 1972 and in 1977. The current element
is a revision of the 1977 version.
Public Participation
Before adopting or revising any General Plan element, the Planning Commission and the City Council
hold public hearings. The City publishes notices in the local newspaper to let citizens know about the
hearings at least ten days before they are held. Also, the City prepares environmental documents to help
citizens understand the expected consequences of its planning policies before the hearings are held.
The City started work on updating this element with a series of public workshops in 1988. Also, the City
took a public opinion survey and established committees to give advice on the element.
The City intends to re-evaluate this element about every ten years. Parts of it may be updated more often.
There will be annual reports on how the plan has been implemented and changed. Anyone may suggest or
apply for an amendment to the General Plan at any time, though there are limits on how often it can be
amended.
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Background to this Land Use Element update
The introduction to the 1977 Land Use Element contained a philosophical discussion of existing
conditions and issues facing the City. The discussion is still valid today. Its premise is that the City and
County, while still relatively rural and apparently capable of providing room for new residents,face some
known and several undefined finite resources which may constrain growth. Furthermore, the introduction
said, public attitudes towards the desirability of growth had changed since the City's first General Plan-
experience with growth had caused citizens and public officials toquestion whether growth, even well
planned. produces benefits worth the social, economic and environmental costs and consequences. On the
environmental side, the element stated that kev resources known to have finite limits were water supply
and air quality. All the basic resources -- land, water and air-- can accommodate some additional growth
without severe impacts, but eventually and inevitably growth must stabilize and stop, or else exceed
resource limitations with destructive social, economic and environmental ramifications. The pumose of the
1977 element, the Introduction said, was to apply planning methodologies to manage the rate and extent of
growth so that irreversible environmental problems didn't get out of hand before they were recognized.
[from LUE pp. 1-21
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Land Use Element Update EQTF/Planning Commission Draft 1=
Concerns about environmental ouality continue today, and have informed much of the current revision.
Nbtes of residents and the public opinion survey of residents done as part of this General Plan update have
strongly reaffirmed the commitment of residents to preserve and enhance the environmental quality of our
communirv. In the years since 1977 additional issues have become better defined. One, for example, is the
maintenance of the remaining prime farmland in and around the City. The 1977 Element cited this as one
of the "orimary issues"facing planners, but failed to propose a concrete solution. As a result, irreplaceable
azricultural land has been lost. This revision proposes solutions to the continued irretrievable loss of this
world-class natural asset. Another issue that was less well understood in 1977 is the preservation of
important wildlife and native plant habitats: this revision proposes methods to begin preservation of such
habitats, including planning based on the identification, mapping and monitoring of the community's
existing natural assets. This element is a continuation of the 1977 element: it represents fine tuning rather
than a new beginning.
Communitv Values
As the 1977 element noted, public attitudes and values are an essential pan of what shapes planning
documents. The residents of San Luis Obispo have expressed strong community values. For the past 25
years, residents have again and again voiced their desire to preserve environmental assets and control
excessive growth. There have been many public votes on such issues, and all have expressed the same set
of community values:
• In 1972, 70% of city voters rejected by referendum an environmentally-controversial annexation in the
Edna Valley, the Danlev Annexation.
• In June 1978. 62% of citv voters amended the citv Charter by initiative to allow voters to vote yes or
no on annexations.
• In November 1978, when the first Charter-mandated votes on annexations were held, 58% of voters
reiected the Foothills annexation, and 56 % the Ferrini annexation.
• In 1983. 73% of city voters said the citv should protect sensitive hillsides and consider purchasing
open space in order to preserve it.
• Also in 1983. 69% of city voters said Port San Luis should not be used for offshore oil activities.
• In 1985, 71% of voters chose to amend the San Luis Obispo Charter to require that land annexed to
the city can only be developed in consistency with the General Plan.
• In 1989, 68% of city voters said growth management rezulations should apply to all development in
the ci
• In 1991. 69% of city voters repealed by referendum Council-approved zoning for the Islay Hill/Arbors
Tract.
• Also in 1991. in the midst of the worst drought in history, 56% of city voters said the city should not
participate in the State Water Pr0iQct.
• In a 1992 referendum, a similar percentage of city voters rescinded Council approval for joining the
State Water Project.
LVr-PCLG.LUE 3 3MA4
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Land Use Element Update EQTF/Planning Commission Draft
As voters, the people of San Luis Obispo have spoken clearly and consistently on environmental
protection and quality of life issues for the Hast 25 vears.
Citizens spoke equally clearly when polled by the City in 1988 as part of the current Land Use Element
update. The 585 poll respondents placed quality of life and environmental issues at the top of their
concerns. 90% of respondents listed the natural environment as their top quality of life concern. Asked, in
an open-ended question, the City's greatest problem, the top response (42%) was excessive growth (The
next largest response, at 15%. was traffic). Asked. also in an open-ended question, the City's greatest
strength. 53% of responses concerned environmental quality and sense of community.
Asked what reductions in quality of life they were willing to accept in return for greater economic growth,
in the following areas a majority said"NONE":
• air pollution. 83%:
• increased traffic and traffic noise. 67%:
• development on peaks and hillsides. 66%:
• development on farmland and ranchland. 51%:
• development harmful to creeks. 67%
• overall pace of life. 51%.
Asked to pick a growth rate from listed categories. 85% of respondents picked categories rangjng from
none (15%) to slower than the state and county (51%) to no faster than the county(1201o).
Despite such consistent and strong expression of community values, there has been continued'incremental
degradation of the natural environment expressly valued by resjdents of San Luis Obispo.
The present Land Use Element update must be understood as emerging from the context of the
community's past experiences and present attitudes. It is a document that charts a future course of concern
with environment. society, economy and.guality of life, and responds to the desires of the City's
residents.
AT-PCLG.LL'E 4 3/17/94
Land Use Element EQTF/Planning Commission Draft
PREAMBLE TO THE LAND USE ELEMENT
We the people of San Luis Obispo hold that we have the right to determine our community's
destiny based on our community's values: that the future livability of our community will be
driven by historical choices made from day to day, and not by inevitable forces bevond our
control: that in an age when the livability of communities to our north, south and east is being
destroved by incrementally-accelerating environmental degradation and the breakdown of civility.
we assert our desire to seek a different sort of future for our community: that, therefore, we direct
our elected representatives and civic employees to preserve our community's natural environment
and control excessive growth detrimental to the long-term sustainability of the community.
SAN LUIS OBISPO'S VISION
Our vision is of a sustainable community, within a diverse natural and agrarian setting, which is
art of and interconnected with a larger ecosystem upon which its existence depends. San Luis
Obispo will maintain its healthy and attractive natural environment valued by residents, its
prosperity, and its sense of safety and community, within a compact urban form. Our community
will have a comprehensible scale, where people know each other and where their participation in
government is welcome and effective. The general plan outlines basic features of the city needed
to sustain our livelihoods, our natural and historical heritage, and our needs for interaction and
expression. The general plan is a benchmark in the continuing planning process, reflecting the
desires of citizens with different backgrounds to sustain the community's qualities for themselves
and for future generations.
The City should provide a setting for comfortable living, including work and recreation. The City
should live within its resources, and preserve the relatively
high levels of service, environmentalquality and clean air valued by its residents.
VIS-PCLG.LUE 5 3117,944
Land Use Element EQTF/Planning Commission Draft
COMMUNITY GOALS
Introduction
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. The statements also indicate
what the City should do and what it should influence others to do. [modified from policy 1.2.A]
The goals state San Luis Obispo's basic positions on the extent, rate,composition, and financing
of growth. The following Growth Management section includes.policies and programs which
offer more specific guidance on these topics. Later sections, dealing with parts of the City and
with land-use categories, give more detailed direction on preserving neighborhoods and designing
new development.
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 desired mutual future.
Environment
San Luis Obispo should:
2. Protect and enhance the natural environment, including the quality of air, water, a2iL and
open space. [modified from policy 1.2.A(2)]
3. Protect, sustain and, where it has been degraded, enhance wildlife habitat on land
surrounding the city, at Laguna Lake, along creeks and other wetlands, and on open hills
and ridges within the city, so that diversez native plants, fish, and animals can continue to
live within the area.
4. Protect public views of the surrounding hills and mountains.
5. Recognize the importance of farming to the economy of theIn anning area and the county,
and protect agricultural land from development and from incompatible uses.
6. Protect and restore natural landforms and features in and near the city, such as the volcanic
morros, hillsides, marshes, and creeks.
6a. Preserve remaining undeveloped prime agricultural soils within the City and urban reserve.
6b. Foster appreciation among citizens of the complex abundance of the planning area's
environment, and of the need to respect natural systems.
GLS•PCLG.LUE 7 3MN
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Land Use Element EQTF/Planning Commission Draft
6c. Identify, map and monitor our community's natural assets to preserve and protect them.
Society & Economy
San Luis Obispo should:
7. Provide employment opportunities appropriate for area residents'desires and skills.
8. Provide goods and services which substantial numbers of area residents leave the area
regularly to obtain rovided doing so is consistent with other Poals.
9. Retain existing businesses and agencies. and accommodate expansion of existing
businesses, consistent with other goals.
10. Emphasize more productive use of existing commercial vaenrtt buildings and land areas
alreadv committed to urban development.
11. Provide an adequate revenue base for local government and public schools.
12. Provide high quality public services, ensuring that demands do not exceed resources and
that adequate facilities and services can be provided in pace with development. [modified
from policy 1.2.A(1)]
13. 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.
14. Accommodate residents within all income groups in proportions similar to the whole
county.
15. Preserve existing housing which is affordable to residents with ver low ow, low-ineerfle, and
moderate incomes residents.
16. Actively seek ways to provide housing which is affordable to residents with very low,
low-ineeme, and moderate incomes residents, within existing neighborhoods and within
expansion areas.
17. Encourage opportunities for elder care and child care within the city.
18. Enrich community cultural and social life by accommodating people with various
backgrounds, talents, occupations, and interests.
19. Provide a resilient economic base, able to tolerate changes in its parts without causing
overall harm to the community.
20. Have developments bear the costs of resources and services needed to serve them, except
where the community deliberately chooses to help pay in order to achieve other community
goals.
cu-ecLc.z.us 8 3=4
a:
Land Use Element EQTF/Planning Commission Draft
21. Provide for high quality education and access to related services such as museums, art
galleries,public art, and libraries.
22. Be :�-,--:_tts of Serve as the county's hub for: county and state government; education:
tran rtati n visitorinf a i n; entertainment; cultural, professional. medical. and
socia services; communiry oreanizanons; retrade and
-- ---
23. Provide a wide range of parks and sports and recreational facilities for the enjoyment of
our citizens.
24. Retain accessible,responsive,and capable local government.
25. Ensure that residents' opportunities for direct participation in City government and their
sense of community can continue. [modified from policy 1.2A(3)]
Citv Form
San Luis Obispo should:
26. 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.
27. Maintain existing neighborhoods and assure that new development occurs as part of a
neighborhood pattern.
28. Keep a clear boundary between the town and the countryside.
29. Grow gradually outward from its historic center until its ultimate boundaries are reached,
maintaining a compact urban form.
30. Foster an awareness of past residents and ways of life, and preserve our heritage of
historic buildings and places.
31. Develop buildings and facilities which will contribute to our sense of place and
architectural heritage.
32. Develop buildings and places which complement the natural landscape and the fabric of
neighborhoods.
33. Focus its government and cultural facilities and provide a variety of business services and
housing in the downtown.
34. Provide a safe and pleasant place to walk and ride a bicycle, for recreation, __ -
-�-n eii fts fe
commuting, and other deirrg daily errands activities.
35. Be a safe place to live.
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RESIDENTIAL COMMERCIAL USETOBEDETERMINED
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Land Use Element EQTF/Planning Commission Draft
GROWTH MANAGEMENT
POLICIES
1.0 Overall Intent
1.0.1 The City should manage its growth so that
A. The natural environment and air quality will be protected.
B. The relatively high level of services enjoyed by City residents is maintained or
enhanced.
C. The demand for municipal services does not outpace their availabilirv.
D. New residents can be assimilated without disrupting the community's social
fabric,or established neighborhoods.
E. Residents' opportunities for direct participation in City government and their sense
of community can conrinue.
[Rationale: 1.0.1 A, C, E are from Growth Management Policy 1.2A of the previous
Council draft.B and D are ideas that have been implicit in previous discussions, and which the
EQTF feels should be made explicit.]
1 .0.2 The City will not designate more land for urban uses than its resources can be
expected to support.
[Rationale: 1.0.2 is verbatim from the existing LUE, page 22, #S. It is good
environmental policy since it avoids preventable resource catastrophes.]
1.1 Urban Separation [1.1.B and 1.2.C]]
Broad, undeveloped open spaces should separate the City from nearby urban areas. This element
establishes a final Gty edge for urban development.
1.2 Build-out Capacity [1.2.C]
This element establishes an ultimate population capacity.
1.3 Urban Edges Character [1.1.B]
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
GWM-rciciuE 11 3a7M
Land Use Element EQTF/Planning Commission Draft
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.
1.4 Jobs/Housing Relationship [1.2.B]
The gap between housing demand(due to more jobs and college enrollment) and supply should not
increase i ,&td in the Gity's grewth nftftageinent erdiftftflee-
1.5 Regional Planning [1.3]
The City will encourage regional planning and growth management throughout the County,
[Rationale:Kern County?HCD?]
1.6 City Size and Expansion [1.4A, B, C]
1.6.1 Urban Reserve The City shall have an urban reserve line containing the area around the
City where urban development might occur. Urban uses within this line should be developed
according to City-approved plans,consistent with this element. Non-urban agricultural, open space
and wildlife corridor uses are also encouraged within the urban reserve, as interim and/or
permanent uses shown on City-a]2proved plans.
1.6.2 Expansion Areas Expansion areas adequate for growth consistent with these policies
should be designated within the urbanreserve line(Figure 2).
1.6.3 Interim Uses Expansion areas should be kept in agriculture, compatible agricultural
support services, or ether open-space uses until urban development occurs, unless a City-approved
specific plan provides for other interim uses.
1.7 Greenbelt [1.5.A] (See also Section 6, Resource Protection)
1.7.1 Open Space Protection Within the City's planning area and outside the urban reserve
line, undeveloped land should be kept open. wtd Prime agricultural land,productive agricultural
land, and potentially productive agricultural land should be protected for farming. Scenic lands,
sensitive wildlife habitat,and undeveloped prime agricultural land should be permanently protected
as open space.
1.7.2 Greenbelt Uses Appropriate open spitee greenbelt uses include: watershed; wildlife
habitat; grazing; cultivated crops; parks and Rmiii& outdoor recreation (with minimal land and
landscape alteration, building,lighting,paving,or use of vehicles so rural character is maintained);
and home sites surrounded by land of sufficient size and appropriately located with respect to
topography and vegetation to maintain the open character.
1.7.3 Commercial Uses Commercial development shall not occur, unless it is clearly
incidental to and supportive of agriculture or other open-space uses.
1.7.4 Parcel Sizes & Density The City will encourage the County to create no new parcels
within the Greenbelt
ttilewed em tt eftreei shatild be me m9are. than desiemftted b-0.+he 1999 Sam Int1ii Gbisma C-ounty Imam—!
GF_M-PCLG.LUE 12 3rz7,s4
I
Land Use Element EQTF/Planning Commission Draft ,
14se Element. with the exception of those permitted under the following cluster incentive. Outside
of clusters. allowed parcel sizes within the Greenbelt should be no smaller, and the number of
dwellings allowed on a parcel should be no more, than designated by the 1989 San Luis Obispo
County Land Use Element.
[Rationale:Our goal should be to halt parcelization of land that is to be preserved as open space in
order to preserve it.]
1.7.5 Building Design and Siting All new buildings and structures should be subordinate
to and in harmony with the surrounding landscape. The City will encourage County adoption of
regulations prohibiting new structures on ridgelines or in other visually prominent or
environmental]v-sensitive locations, and allowing tansfer of development rights from one parcel to
another in order to facilitate this policy.
f Rationale: Current County regulations do not permit this sort of transfer(cf. Bunnell issue). A
solution is needed, or every ridge will sprout houses.]
1.7.6 Wildlife Habitat Continuous wildlife habitat -- includin corridors free of human
disruption— shall be preserved and, where necessary, created.
1.7.7 Trees Significant trees, particularly native species, shall be preserved.
1.8 Agricultural Land
1.8.1 Agricultural Protection It is the City's policy to encourage preservation of agricultural
parcels within the urban reserve and City limits as pennanent features of the urban fabric in order
to maintain signature working landscapes that give the community its unique character, to maintain
a clear connection with the community's agricultural roots, to maintain agriculture as a viable
business and way of life, and to assure the community's future food security. The City will
provide for the continnuation of farming through such steps as provision of appropriate General
Plan designations and zoning, and adopting "right to farm" regulations.
1.8.2 Prime A2ricultural Land Undeveloped.prime agricultural land within the ci 's urban
reserve line shall be permanently preserved for agricultural use, subject to the following exception:
Exception: Development of a small,
isolated parcel essentially surrounded by dtydM tet= urbanization may be permitted provided
development—i"" contributes to permanent protection of agricultural land eutside in the urban
reserve or greenbelt by one or more of the following methods, or an equally effective method:
actin; as a receiver site for transfer of development credit securing for the City or for a suitable
land conservation organization open space easements or fee ownership with deed restrictions-,
helping to directly fund the acquisition of fee ownership or open space easements by the City or a
suitable land conservation organization; provided that the land 12reserved b an of these methods
is equivalent in its potential productivity to at least four times the productivity potential lost through
development.
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Land Use Element
EQTF/Planning Commission Draft
[Rationale:Prime ag land is a finite and very limited resource essential for the continued feeding
of humankind. Our local prime land, with its rich soil and all-year growing climate, is among the
best in the world. The Ciry takes a strong, conservative approach to the problem of expanding
Population and diminishing means of sustaining that population on a global scale by acting
responsibly where it has control --locally. The value of productive in-town land in the future is
inestimable, but will certainly dwarf any inconveniencethis provision causes in the short run.
Future generations will thank the Council for its wisdom. Tagging the land preserved to a multiple
of the productivity lost is an essential part of the concept-- i.e., we can morally justify giving up
some only if we can assure saving substantially more than we lose. The 4:1 ratio comes from
existing City policy regarding minor annexations.]
1.9 Residential Clustering for Open Space Protection [1.5.B]
1.9.1 Basis for Variation Allowed parcel sizes and the number of dwellings may vary from
Policy 1.9.4 when[correct citation 1.7.4]:
A. All new dwellings will be clustered contiguously in accordance with Table 1;
B. The area outside the cluster is permanently protected as open space;
C. Agricultural easements are placed on prime agricultural lands outside the cluster.
TABLE 1
RESIDENTIAL CLUSTERING FOR OPEN SPACE PROTECTION
Minimum non- Minimum site area to Minimum overall MaxiYtimum
cluster parcel be open space,outside site area per lot area
size (acres) cluster(percent) dwelling (acres) (acres)
20 80 10 1
30 80 15 1
40 85 20 1.
80 90 ?340 1
160 95 4960 2.5
320 or more 95 6C 2.5
[Rationale: As written, the proposal offers such a large incentive to owners of large parcels to
devleop them that it would surely result in land fracturing and development in conflict with
Greenbelt and open space protection. EQTF feels a smaller incentive better fuUttlls the measure's
intent. We arrived at our numerical proposal for 160 and 320 acre parcels by averaging the two-
for-one ratio given smaller parcels with the large parcel site area included in the draft (for
example, 160 acres x 2:1 ratio = 80 acre site area per unit; draft = 40 acre site area per unit;
average 80 and 40 = 60). Uie don't claim infallibility for these numbers, but we do question the
magnitude of the "incentive" embodied in the draft.-- As.for "minimum" lot areas, we feel the
City's interest is better served by "maximums."It may be that half acre parcels besi preserve the
larger piece of land,and such possibilities ought not be constrained by "minimums."J
CRki-PCLC.LUE 14 327&4
Land Use Element EQTF/Planning Commission Draft
1.9.2 Means of Protection Open space is to be preserved either by dedication of permanent
easements or transfer of fee ownership to the City, the County, or a responsible, nonprofit
conservation organization.
1.9.3 Public Access Areas in preserves should include public trail access, controlled to
protect the natural resources, to assure reasonable security and privacy of dwellings, and to allow
continuing agricultural operations.
1.9.4 Design Standards Cluster development shall:
A. Be set back at least 150 feet from public roads;
B. Be screened from public views by landforms or landscaping,but not at the expense
of habitat: or,if visible from a public right of way, be sited and laid out on the land
to mimic the clustered form of vernacular farm building complexes so as to blend in
with the traditional agricultural working landscape:
C. Be located on other than prime agricultural land and be situated to allow continued
agricultural use;
D. Prohibit building sites and roads within stream corridors and other wetlands, on
ridge lines,rock outcrops, or visually prominent or steep hillsides, or in the habitat
of ntre or end sensitive plants or animals;
E. Preserve historic or archaeological resources.
[Rationale: EQTF has some concern that locating clusters "out of sight"often means they
are in the best habitat zones. We offer an alternative -- design of clusters to mimic
the farmstead complexes so familiar in our valley landscapes.]
1.10 Air Quality [1.7.C]
If pi&ttted measures proposed at the time this element was adopted, mitigation decided during
project review, or other programs or incentives intended to offset significant air-quality impacts of
growth prove to be ineffective, the City will amend this Land Use Element to reduce its
development capacity and will encourage other jurisdictions to reduce theirs, so that air quality will
not deteriorate unacceptably because of growth. The City would then consider raising planned
capacities to previous levels only if measures effective in protecting air quality are carried out.
1. 11 Growth Rate & Phasing [1.8]
1 . 11.1 Overall intent Growth rates .hs ould provide for the balanced evolution of the
community and the gradual assimilation of new residents. Growth then must be consistent with
the City's ability to provide resources and services and with State and City requirements for
protecting the environment and open space.
1.11.2 Residential Growth Rate
wiii be ------"-d. The City's housing supply shall grow no faster than one percent per year.-eft
averaged over a 36-month period, excluding dwellings affordable to residents with very low or
low incomes as defined in the Housing Element. After the year 2000, the citywise growth rate will
gradually decline, until the urban reserve capacity is fully used sometime around 2020. Table 2
shows the approximate number of dwellings and residents which would result from the one
GRM-PCLG-LUE 15 w7m
Land Use Element EQTF/Planning Commission Draft
percent maximum average annual growth rate over the planning period.
[Rationale:averaging: To state there will be a one percent average without some standard for
averaging is meaningless. Without a standard, there could be no growth for five years, and six
years'worth in the sixth year, which would defeat the orderly growth "Overall Intent"of growth
management, yet still meet the specified one percent annual average. Previous Planning
Commission and Council drafts contained the 36-month standard. We recommend its restoration.
-- Grad«ally declining rate: This is verbatim from the original Planning Commission draft. It
avoids rushing headlong towards buildout and then suddenly stopping; it is healthier to apply the
brakes gradually rather than all at once and taking a skid.]
1 . 11.3 Phasing Residential Expansions Gitywide, the nernber of dweiling.9
Before a residential expansion area is
developed,the City must have adopted a specific plan or a development plan for it. Such plans for
residential expansion projects will provide for phased development, consistent with the population
growth outlined in Table 2, and taking into account expected incremental residential development
within the 19934 City limits.
al iavt ed 0_?a
Though the periods of development of the major residential expansion areas may overlap, the City
prefers to complete one neighborhood before beginning another. The sequence of development of
the major residential expansion areas will be decided based on the affordability of dwellings, and
other public benefits, primarily open space. The area committing to development of the largest
number of dwellings affordable to residents with very low, low, er and moderate incomes would
be developed first, with open space dedication or other public benefits used to decide the order if
two or three areas offer substantially the same housing affordability.
The anticipated intervals for the major expansion areas' development are: first area, 19937 -
20093 second area, 200+4 - 20910; third area, 209811 - 2017.
TABLE 2
ANTICIPATED CITY POPULATION GROWTH
Approximate maximum Anticipated
Year number of dwellines Number of people(a)
1992 18,200 42,800
1997 19,100 45,000
2002 20,100 47,300
2007 21,000 49,700
2012 22,200 52,200
2017 23,300 54,900
2022 24,500 57.70
Estimated urban reserve capacity: 8 25 00 (b)
(a) Includes residents of group housing_
(b) Includes Cal Polypus residents, who were outside the city limits in 1994.
[Comment and question on Table 2: The EQTF fails to understand why the buildout population
shown in Table 2 increases from draft to draft while policy-based growth rates and the concept of
GR%1-PCLG.LUE 16 327/94
Land Use Element EQTF/Planning Commission Draft
buildout remain stable. In the original Planning Commission draft, buildout was 23,400 housing
units with a population of 54,300. The buildout population icnreased to 54,900 in the subsequent
City Council draft.Now the figure has jumpted to 57,700. Why?Is there to be a buildout? Or has
the notion of buildout now shifted to one percent plus growth forever, with buildout a continually
moving target? (We also note that the growth rates reflected in Table 2 appear to be higher than one
percent.) --Also, we do not understand the relationship of estimated urban reserve capacity and
the note about Cal Poly residents.It would appear from this that fewer than 500 persons live on
campus.Is there hidden in these numbers a presumption that the city will annex Cal Poly?If so,
we feel that subject should be discussed.]
1 . 11.4 Non-Residential Growth Rate The rate of new commercial and industrial growth
shall be no ereater than the one percent average residential growth rate, except that this provision
should not apply to expansion of existing businesses, to changes in employment levels within
existine facilities,or to public agencies. This policy implements Measure G on the 1989 ballot.
[Rationale: Growth management applied only to housing fails to deal with the environmental
impacts of,for example, in-commuting, traffic congestion, air pollution, noise,frayed nerves,
cut-through traffic in neighborhoods, and the other impacts of non-residential development upon
the residents of our community. The residents requested this when 68% voted in 1989 that the
Council should adopt non-commercial growth management. The EQTF recommendation is for a
rate of growth higher than recommended in the original Planning Commission draft.]
1.12 Educational and Governmental Facilities Near the City [1.9]
1.12.1 Overall nolicv Communication and cooperation between the City and nearby
eovernment these institutions is important and must be maintained becaus
hnekeround., The
Qchanges in the number of workers, students, and inmates of the
three major public institutions near the City directly influence the City's economic base, land use,
circulation and ability to manage growth. mese�s ee to to the 1ee4 eeer+ernv t►�
-tae it W44e ramie of j=ftgt eft the 1ee4 =Ht% e€ We. The City should keep apprized of
proposed expansions of these institutions and request that expansions not be undertaken unless
thev are coordinated with Citv and County General Plans and possible revisions to those plans.
[Rationale for addition:Existing LUE,page 8;rationale for deletions: less wordy.]
1.12.2 Cal Poly
Policy: The City favors a Cal Poly enrollment eeilin- ef 49.2^^ stabilizing at 1994 levels.
The City favors additional on-campus housing, enhanced transit service, and other
measures to minimize a--�n„� adverse impacts of ttdded campus commuting and enrollment.
be!tNeen the N-ettrs 2999 amd 2919, when Gal Palv's tikimate sire watild be rettehed. Ati
..
[Rationale for deltion: Wordy and unnecessary. The City is proposing an enrollment level
GRN-PCLG.LUE 17 32794
Land Use Element EQTF/Planning Commission Draft
everyone knows cannot be achieved, and which would furthermore be detrimental to the
city and contradictory to growth management and housing goals.]
1.12.3 California Men's Colony
Policv: The City supports having no more California Men's Colony inmates than were
housed in 1991.
Baekemtimd! The mimbers @F inmates and emoloyees are expeeted to rem
:•n•rmr-c++„-rnf-the-tire--er'- -
[Rationale for deletion: wordy and speculative.]
1.12.4 Cuesta Community College
Policy: The City favors measures such as course offerings at satellite campuses, on- or
near-campus housing, and enhanced transit service, and other meeftrrft to avoid
..-d--arable lae-1 housing and commuting impacts of increasing enrollment at Cuesta
College.
,.,,demtq. Ott! the Gatimy-ond the
[Rationale for deletion: wordy and unnecessary]
1.13 Annexation and Services [1.101
1.13.1 `Vater & Sewer Service The City shall not provide nor permit delivery of City water
or sewer services to neroa the following areas. However, the City shett d ...._'i_u will serve
those parties having valid previous connections or contracts with the City.
A. Outside the City limits;
B. Outside the urban reserve line;
C. Above elevations reliably served by gravity-flow in the City water system;
D. Below elevations reliably served by gravity-flow or pumps in the City sewer
system.
(Rationale:From existing LUE,page 12.1
1.13.2 Annexation Timing Annexation should be used as a growth management tool, both
to enable appropriate urban development and to protect open space. Areas within the urban reserve
line which are to be developed with urban uses should be annexed before urban development
occurs. The City may annex an area long before such development is to occur, and the City may
annex areas which are to remain permanently as open space.
A major expansion area may be annexed in phases, consistent with the city-approved specific plan
ORM-PCLO.LUE 18 30194
Land Use Element EQTF/Planning Commission Draft
for the area. Major expansion areas include the Airport Area, Irish Hills, Margarita, and Orcutt.)
Phasing of annexation and development in major expansion areas will reflect topography needed
capital facilities and funding, open space objectives, and existing and proposed land uses and
roads. However, no major expansion area should be annexed until its water supply and treatment
and sewage collection and treatment needs can be met in addition to those of the planned capacity
of incorporated areas.
(See also Section 7.0, Airport Area.)
[Rationale: Listing of major areas for clarity; this needs to be in text. Listing of Airport Area
because if it's not major, what is it? Water and sewer service verbatim from page 10 of existing
LUE.]
1.13.3 Required Plans Befere Land is in an annexed
area may be developed only after the City shettid adapt has adopted a plan for land uses, roads,
utilities, the overall pattern of subdivision, and financing of public facilities for the areata-be
srmexed. For each expansion area where a major annexation shevid occurs , a
specific plan should be adopted for the whole area before any part of it is annexed d ale
annexed. For each minor annexation, the plan may be a specific plan, development plan under
"PD" zoning,or similar development plan covering the entire area.
[Rationale for "annexed": The City shouldn't annex before it knows what it's getting into.]
1.13.4 Development and Services Actual development in an annexed area may be approved
only when the City can provide adequate services for the annexed area as well as for existing and
potential development elsewhere within the City, except as explained in parts 1.13.6 and 1.13.7
below.
1.13.5 Minor Annexation Reauirements The City may approve a minor annexation even if
the City cannot provide adequate water and sewer service to all existing and potential development
within the City,if the minor annexation meets criteria A through G below. The principal purpose
for allowing such annexations is to establish a permanent greenbelt surrounding the City. Such an
annexation must:
A. Be adjacent to already developed land which is inside the City, or, if annexed for
open space. be adjacent to other open space land;
[Rationale: EQTF didn't want to foreclose the possibility of annexation for other than
development purposes.]
B. Be outside major expansion areas;
C. Have fewer than 25 acres for urban development, including building lots, roads,
parking and other paved areas, and setbacks required by zoning;
D. Have fewer than 40 dwellings;
E. Conform with hillside planning standards (see page 55);
F. Permanently preserve open space which is each of the following:
GR I-PCLG.LUE 19 32r&4
Land Use Element EQTF/Planning Commission Draft
(1) Equal to at least four times the area to be developed-,
(2) Within the annexed territory or elsewhere;
(3) Consistent with hl is-elemem the Open Space Element;
(4) Dedicated in fee or perpetual easement
Note: The City may require more than the indicated amount of open space if doing
so would meet the intent of this policy. For example, a more logical edge to the
greenbelt may be achieved by protecting a larger open space area, by extending the
open space to a ridge line or other feature.
G. Avoid increased demand for City water supplies, either by using an on-site source
proven to supply at ieasttwice the expected water use of the proposed development,
or by making water-use reductions within developed areas of the City equV3 te twiee
.he rate
-_�
Urban Water Mantieerment Plan. aual to twice the expected water use of the
proposed development .
[Rationale: restoration of previous text. There is no UWME at present_ The 2:1 retrofit
ratio is city policy and has worked well.]
1.13.6 Exceptions to Minor Annexation Requirements The City Council may exempt a
minor annexation from meeting one or more of criteria A through G in policy 1.13.5 above,if it
determines that the annexation would provide other, compensating public benefits which would
outweigh the inability to meet the criteria. Examples of such compensating benefits are listed
below. If the City has adopted a development moratorium due to water supply limits, a minor
annexation cannot be exempted from the requirement to not increase water demand or to offset
water demand (item G).
A. Provides open space at least six times the developed area;
B. Provides open space smaller than four times the developed area, but of
exceptionally high value to the community, such as archaeological sites, high-
quality wildlife habitat, natural landmarks, places with outstanding recreational
potential, or other open lands which the community desires to preserve and which
are vulnerable to imminent development;
C. Provides at least one-half the number of proposed dwellings at prices affordable to
people with very low or low incomes, and managed by a public or nonprofit
agency;
1.13.7 Annexations Other Than "Major" or "Minor" Certain areas other than the major
annexations and minor annexations described in policies above may be annexed.
A. Eligibility These other areas will be eligible for annexation if they:
Are inside the urban reserve:
Are outside major expansion areas:
LL Are separated from the urban reserve line and the desi;nated grreenbelt by
land in different ownership.
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Land Use Element EQTF/Planning Commission Draft
B. Reauirements For these areas:
Annexation may occur regardless of City water and sewer service capacity,
but development (or connection of existing facilities) requiring additional
service capacity may occur only when the capacity is adequate.
M Specific types of uses will be identified through prezoning at the time of
annexation.
M The need to help protect open space beyond the development site may be
met through a_City-established progrram of fees in-lieu of dedicating land or
easements.
C. Locations These areas are:
Ownerships within the area generally bounded by Highway 101, Madonna
Road. and Los Osos Valley Road, where ebe"t""e-r`ft*the majority of each
ownership is to be preserved as open space. (See Special Design Areas
(2) The area south of Tank Farm Road, east of Highway 227 and west of the
Edna-Islay specific plan area.
[Rationale for deletion: EOTF doer not understand (3) above. It suggests
incremental annexation ofthe Airport Area as City policy, Why? EOTF feels this is
bad planning: that a speci tc plan should be done for the entire MAJOR annexation
area. By nolicy, maior annexation areas can be annexed incrementally AFTER
having a plan for the whole approved.
[map to be provided in final version]
1.14 Costs of Growth [1.11]
New development shall pay for itself. The costs of public facilities and services needed to-serve
for new development should be borne by the new development, unless the community chooses to
help pay the costs for a certain€ae4ity development to obtain community-wide benefits. The City
will adopt a development-fee program and other appropriate financing measures, so that new
development pays its share of the costs of new services and facilities needed to serve it.
[Rationale:Restore deleted statement. The statment is emphatic, and unambiguous. Without it the
policy is washy-washy.]
1.15 Solid Waste Canacity
In addition to other requirements for adequate resources and services prior to development. the
City must determine that adequate solid waste disposal capacity will be available before g anting
any discretionary land use approval which would increase solid waste generation.
GP-M-PCLc.LUE 21 3mi94
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PROGRAMS
See also Section 10, Implementation
1.16 Countywide Planning
1.16.1 County "RMS" The City will 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. [1.3.A]
1.16.2 Regular Meetings The City will advocate and help arrange
annual meetings among decision-makers of local jurisdictions to discuss regional issues. The Ci
will offer to host an initial session. [1.3.13]
[Rationale: The idea is excellent, the wording too vague to have effect. The program must be
specific. The revision adapts wording from the original Planning Commission draft.]
1.16.3 Plans Summary The City will 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. [1.3.C]
1.16.4 Countywide Group The City will 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. [1.3.D]
1.16.5 Project Review The City will help establish a procedure for all jurisdictions in the
County to formally review local projects and general-plan amendments that could have countywide
impact. [1.3.E]
1.16.6 Regional Growth Management The City will advocate a regional growth-
management program,which should include:
A. 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.
B. No significant deterioration in air quality, due to development activities for which
local government has approval.
C. Plans for large residential developments to include a range of housing types to
provide opportunities for residents with very low, low, or moderate incomes.
[1.3.F (1), (2), (3)]
D. alter approval for any change in designation or significant increase in development
potential for land in the unincorporated area designated sensitive, open space
agriculture. or rural.
GFLM-Pci.ciue 22 smRa
Land Use Element EQTF/Planning Commission Draft
[Rationale: This item was in this listing in the original Planning Commission Draft. It
proposes County residents have a voice in conversion of rural lands.]
1.16.7 Consistent Plans The City will seek County Board of Supervisors approval
amending the County Land Use Element to make it consistent with this element, within San Luis
Obispo's planning area. The City will work with the County during updates of the County's plan
for the San Luis Obispo planning area. [1.3.G]
1.16.8 City-County Agreement The City will pursue a memorandum of understanding
between the City and County governments, assuring that neither agency will approve a substantial
amendment to its plan for San Luis Obispo's planning area without the concurrence of the other.
The key feature of the agreement would be the City's acceptance of the planned amount of growth
and the County's agreement to not allow urban development within the planning area but outside
the City. [1.3.H]
1.17 Rural Areas and Open-Space Planning [1.6.A, B, C]
1.17.1 Means of Protection The City will pursue a wide range of means to protect the
surrounding open lands, including: agreements with the County; annexations; zoning; acquisition
of fee title, open space and conservation easements,or development rights; agricultural preserve
contracts with tax reductions; transfer of development credits; and cluster development; acquisition
of land, easements, or access rights alongpublic road extensions through agricultural or open
space areas: a program for payment of fees in lieu of dedicating open space adoption of aright to
farm ordinance.
1.17.1.a Agricultural Zoning The City will adopt zoning code amendments to establish
agriculture as an accented use, with rights and protections comparable to those afforded other
zoned uses, and to facilitate preservation of agriculture within the City and urban reserve.
[Rationale:To support agricultural preservation policy. The mandate to create ag zoning is from
page 12 of the present LUE.]
1.17.2 Funding The City will aggressively pursue sources of revenue for open space purchase
and protection. Such revenue will augment and extend the effectiveness of traditional tools for
open space protection (such as zoning) and deal with the equity issues of land-owner
compensation. The City will explore all potential funding sources and other creative incentive
programs, including general obligation bonds, sales tax increase,property transfer tax, assessment
districts, tax incentives, and state and federal loans and grants. The City will advocate countywide
planning and funding for open space protection.
1.17.3 Refined Planning Area Map The City will prepare, incorporate into the general
plan, and seek County concurrence for a refined land-use map applying to the City's planning area
outside the urban reserve. The map will show:
A. Areas to be kept in permanent open space, including scenic lands, sensitive wildlife
habitat, and undeveloped prime agricultural land.
B. Existing uses other than open space, relatively far from the City's urban reserve
line, which may be maintained but which should not be expanded or made more
intense, including institutional uses such as California Men s Colony, Camp San
Luis Obispo, and Cuesta College, and scattered residential and commercial
GRas-rcLc.LVE 23 3mm
Land Use Element EQTF/Planning Commission Draft
developments.
C. Existing uses other than open space which may be considered for inclusion within
the urban reserve line during the ten-year updates of this element, such as nearby
groups of rural homesites;
D. Any existing uses other than open space which should be changed, relocated, or
removed to allow restoration of the natural landscape or agricultural uses.
1.17.4 Cluster District The City will encourage the County to adopt a "mandatory cluster
district" for appropriate areas of the Greenbelt under County jurisdiction in order to implement
Policies 1.7 and 1.9 and better preserve the open space qualities of the land.
1.18 Air Quality [1.7.A, B, D]
1.18.1 Model City The City will be a model of pollution control efforts. It will manage its
own operations to be as pollution-free as possible, and it will help educate citizens in ways to
prevent air pollution.
1.18.2 Helping the Air District The City will help the Air Pollution Control District update
and implement the County Clean Air Plan. The City will help implement programs to reduce the
number of single-occupant trips in gasoline and diesel=fueled vehicles, including restrictions on,
and alternatives to,car access for Cal Poly and Cuesta College.
1.18.3 Development Review The City shall consult with the Air Pollution Control District
on all significant development.
GIN-FACLGIUE 24 3a7m
Land Use Element EQTF/Planning Commission Draft
CONSERVATION AND DEVELOPMENT OF
RESIDENTIAL NEIGHBORHOODS
POLICIES
2.1 Neighborhood Protection and Enhancement
2.1.1 Neighborhood Identity
neiehberheeds. se they eon strenethem their sense efolitee. [2.1]
The citv should identify and designate neighborhoods.The city will prepare neighborhood plans,
to facilitate development of a sense of place within neighborhoods.
[Rationale: EQTF believes that if neighborhood planning is to take place, the city must be
proactive. Relying on neighbors themselves to initaite a process they don't understand and in
which they have no experience is ineffective. The substitute wording comes from the original
Planning Commission draft.]
2.1.2 Neighborhood Groups The City should encourage and support the formation and
continuation of neighborhood groups, composed of neighborhood residents. [2.2]
[Rationale:Restores earlier deletion.]
2.1.3 Neighborhood Traffic 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. To foster suitable traffic speed, street design
should include measures such as narrow lanes, landscaped parkways, traffic circles,find textured
crosswalks. and, if necessary, stop signs, speed humps, and bollards. [2.3]
2.1.4 Neighborhood Connections 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, to provide unbroken pedestrian paths throughout the City. (See also the
Circulation Element_) [2.4]
[Rationale: Restoration of previous deletion. The concept of unbroken pedestrian links is
important. Ever tried to walk from Tank Farm and Broad to downtown? There are many missing
links even along this major street.]
2.1.5 Neighborhood Open Links The City should view treat streets, sidewalks, and front
setbacks as a continuous open speee-that links between all areas of the City and all land uses.
These features should be designed as amenities for light, air, social contact, and community
identity. [2.5]
[Rationale for deletion: Purpose of statement unclear. As written, would logically demand
uniforminv throughout the city according to a single standard of street landscaping.Do we really
want that? EQTF beleives landscape diversiry is important,both ecologically and esthetically.]
2.2 Residential Location, Uses, and Design
RES-ecLac.LUE 25 30,94
Land Use Element EQTF/Planrnng Commission Draft
2.2.1 Mixed Uses & Convenience 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.
[2.6]
2.2.2 Separation and Buffering Residential areas should be separated or screened from
incompatible, nonresidential activities,including most commercial and manufacturing businesses,
traffic arteries, the freeway, and the railroad. [2.7] Residential areas should be protected from
encroachment by detrimental commercial and industrial activities.
[Rationale:from Pages 14 & 15 of present LUE.J
2.2.3 Housing and Aircraft New housing should not be allowed in areas where aircraft
noise exposure and the risk of aircraft accidents are not acceptable. [2.7]
2.2.4 Residential Next to Nonresidential In designing development at the boundary
between residential and nonresidential uses, protection of a residential atmosphere is the first
priority. [2.8]
2.2.4.a Street Access New residential developments, or redevelopments involving large
sites, should be designed to orient low-density housing to local access streets. and medium- or
high-density housing to driveways accessible from collector streets. Major arterials through
residential areas shall provide only limited private access or controlled street intersections.
[Rationale:From existing LUE pp. 14, 15. The policy establishes a hierarchy of access methods
depending upon density and potential neighborhood disruption.]
2.2.5 Neighborhood Pattern All residential development should be integrated with existing
neighborhoods. Where physical features make this impossible, the new development should
create new neighborhoods. [2.9]
2.2.6 Housing and Businesses Where housing can be compatible with offices or other
businesses, mixed-use projects should be encouraged. [2.10]
2.2.7 Natural Features Residential developments should preserve and incorporate as
amenities natural site features, such as land forms, views, creeks, wetlands, wildlife habitats, and
plants. [2.11]
[Rationale:These features also need protection.]
2.2.8 Parking 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. [2.12]
2.2.9 Compatible Development Housing built within an existing neighborhood should be
in scale and in character with that neighborhood. [2.13] All multifamily development and large
group-living facilities should be compatible with any nearby, lower density development. [2.26]
e
A. Architectural Character New buildings should respect existing buildings which
contribute to neighborhood historical or architectural character, in terms of size, spacing,
RES-PCLG.LUE 26 3M,94
Land Use Element EQTF/Planning Commission Draft
and variety.
B. Privacy New buildings will respect the privacy of neighboring buildings and
outdoor areas, particularly where multistory buildings or additions may overlook
backyards of adjacent dwellings.
2.2.10 Site Constraints Residential developments shall respect site constraints such as are
property size and shape, ground slope, access, creeks and wetlands, wildlife habitatsnative
vegetation, and significant trees. [2.14]
2.2.U Residential Project Objectives Residential projects should provide:
A. Privacy,for occupants and neighbors of the project;
B. Adequate usable outdoor area, sheltered from noise and prevailing winds and
oriented to receive light and sunshine:
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;
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, places for people to walk through them at
regular intervals, and planting.)
I. Front yards along streets. [2.15]
1.1 Front porches.
1.2 In multi-family projects, entries should be placed to facilitate interaction with
nein
[Rationale: Such design features are effective ways to build neighborhoods and to
improve the social ecology of the City.]
J. Buffers from hazardous materials transport routes, as recommended by the City
Fire Dgparrment.
• 2.2.12 Nonresidential Activities 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. [2.16]
RES-rcLc.LUE 27 3/ni94
Land Use Element EQTF/Planning Commission Draft
2.3 Major Residential Expansion Areas
2.3.1 Specific Plans. Specific plans for major residential expansion areas, as shown in
Figure 2, 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 lend space, including, among other tunes.
permanent wildlife habitats and corridors, and farm fields;
(Rationale:
EQTF emphasizes the need to provide up front for wildlife habitats and corridors within
the City in order to keep viable populations alive here and in the surrounding hills. Too
often the words "open space"are thought to include only scenic and recreational features,
with wildlife being an afterthought. Small farms in the valleys, if farmed by low-tech
methods,offer considerable wildlife habitat value, and thus they have also been listed in
this context.]
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 2.5 below.)
G. Trees to help reduce wind exposure,and water-frugal landscaping;
H. Public parks and open space, and other land that is not to be built on, such as Gom
ineludiftg yards, and community gardens for multifamily areas;
I. Dual water systems allowing use of treated wastewater for non-potable uses.
J. Energy efficient design, utilizing passive and active solar features;
K. Amenities to facilitate public transportation within the area;
L. Opportunities for individuals or small groups, other than the specific plan
RES-PCLG."-E 28 3m)%
Land Use Element EQTF/Planning Comtnission Draft
developer, to build homes or to create living environments suited to small groups
or to special needs. [2.17]
2.3.2 Separate Paths Within the major expansion areas, bicycle and walking paths which are
separate from roadways should connect residential areas with neighborhood commercial centers,
schools, parks and, where feasible, other areas of the City. [2.18]
2.3.3 Residential Neighborhood Designation The major residential expansion areas are
shown as ' A tee Residential Neighborhood on the lie General Plan Land Use Map.
They may be developed as adequate utilities and services are made available. They should be
developed as residential neighborhoods, with a wide range of housing types and costs, and
supporting uses such as small parks, elementary schools, and eenvenienee shopping and services
to meet the daily demands of neighborhood residents. The estimated residential capacities of the
major expansion areas are shown in Table 3. These capacities are based on
sites, the amount
of land suitable for development according to policies of this element, and average densities on the
housing sites in the range of eight to ten dwellings per acre (excluding public streets, parks, and
other land dedicated to public use). [2.19]
2.3.4 Transfer of DeveloRment Credits For each major expansion area. Table 3 indicates
a low capacity which may be developed without tranFfer of development credits and a high
capacity which may be used with transfer of develoQment credits. Development'credits would be
transferred from areas in the City, the urban reserve, or the Greenbelt where development would
be less appropriate, generally those designated conservation/open space or, on the County's map,
agriculture or rural lands.
[Rationale: Need to be specific about the purpose -- to save specific open space of value to City
residents, not to serve as a general receiver site for the entire County.]
TABLE 3
MAJOR RESIDENTIAL EXPANSION AREAS
Name of area Approximate number of dwellings
Low High_
Irish Hills 600 700
Margarita 1,100 LM
Orcutt 500 700
2.4 Residential Density
2.4.1 Density Categories The following residential density categories are established (Table
4). Residential density is expressed as the number of dwellings per acre of net site area within the
designation. In determining net area, e"4-o the following types of areas are excluded: sensitive
features such as creeks, habitats of sensitive, rare or endangered plants and animals, and .
significant trees; land dedicated in fee to the public for streets or neighborhood parks.
xss•Pcr.c.ruE 29 3m,94
Land Use Element EQTF/Planning Commission Draft
For the categories other than Rural. Suburban. and Low-Density Residential, densities are
expressed in terms of a standard two-bedroom dwelling. This approach is intended to achieve
population densities approximately like those indicated. More or fewer dwellings having different
bedroom counts may be built depending on the number of people expected to live in a project, as
indicated by the number of bedrooms. The population-density standards also apply to group
residential facilities. (For allowed residential development in Office, commercial, and
manufacturing districts. see the sections concerning those districts.) [2.20]
TABLE 4
RESIDENTIAL DENSITIES
Category Average Maximum
Population Density dwelling density
(people per acre) (units per acre)
Rural, Suburban see below
Low 20 7
Medium 25 12
Medium-high 40 18
High 55 24
2.4.2 Density Bonuses The City may approve a density bonus for a project which will be a
receiving site for development credit transferred to protect open space.or as provided by State law
for elderly housing or housing affordable to people with very low, low or moderate incomes, as
defined in the Housing Element. , ,
[2.21]
2.4.3 Density Reductions 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 4), upon finding that the maximum density would harem
the envirettmerte have adverse environmental impacts or cause significant adverse impacts on the
health, safety, or welfare of future residents of the site,neighbors,or the public generally. [2.14]
2.4.4 Rural Residential development consists of not more than one dwelling per ten acres.
Suburban residential development consists of not more than one dwelling per acre. These
residential categories are appropriate for areas that have been developed, or subdivided to allow
such development, within predominantly open space areas near the edges of the City. These areas
generally were subdivided under County jurisdiction, and are beyond City services. They will be
limited to areas shown for such use in the 1989 Count Land Use Element. (See also Greenbelt
policies.)
2.4.5 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. [2.22]
2.4.6 Medium-Density Residential development should generally consist of detached or
Xs-rci.c.ius 30 amt94
Land Use Element EQTF/Planning Commission Draft
attached 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. [2.23]
2.4.7 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. [224]
2.4.8 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. the downtown core and major concentrations of employment.
[2.25]
2.5 Affordable Housing
The City will help conserve and increase residential opportunities for residents with very low, 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 the project. The major residential expansion
areas, in particular, should include a wide range of housing types and costs to meet the needs of
various income levels and housing preferences. [2.27]
2.6 Residential Land Protection
2.6.1 Large Areas Substantial areas designated for residential use should not be changed to
nonresidential designations. [2.28]
2.6.2 Boundary Adjustments The City may adjust land-use boundaries in away that would
reduce land designated as residential,only if:
A. A significant, long-term neighborhood or citywide need, which outweighs the
preference to retain residential capacity, will be met, and;
B. The need is best met at the proposed location and no comparable alternative exists.
[2.29]
2.7 Student and Campus Housing
2.7.1 Cal Poly California Polytechnic State University campus should provide housing
opportunities for both faculty and students. Existing on-campus housing should be retained. On-
campus housing should increase at least as fast as enrollment, so the proportion of students living
on campus can remain the same as in 1992. [2.30.A]
2.7.2 Cuesta The City should encourage Cuesta College to provide on-campus housing.
[2.30.B]
2.7.3 Amenities Multifamily housing likely to be occupied by students should provide the
RES-PMG.LUE 31 32794
Land Use Element EQTF/Planning Commission Draft
amenities which students seek in single-family areas,to provide an attractive alternative. [2.31.A]
2.7.4 Location Housing likely to attract faculty or students should be encouraged to locate
close to Cal Poly, to reduce commute travel. [2.3 LB]
2.7.5 Fraternities & Sororities Fraternities and sororities should be located, in order of
preference, (1) on campus, (2)in medium-high and high-density residential areas near the campus.
[2.3 LC]
2.8 Group Housing
2.8.1 Large group housing other than fraternities and sororities, such as retirement homes or
homes for handicapped, should not be located in low-density residential areas. They may be
located, but not concentrated, in medium-density residential areas. They may be concentrated in
medium-high or high-density residential areas, or in suitable commercial or light-industrial areas,
where services are convenient. Each large group housing proposal shall be evaluated through use-
permit review. [2.32]
2.8.2 Small residential care facilities should be treated the same as individual houses.
[2.33]
2.9 Old Town
In downtown residential areas (Figure 4), the City should encourage the rehabilitation and
maintenance of existing housing. Additional dwellings may be permitted, in keeping with density
limits,provided that the existing character of the area is not significantly changed. Demolition of
structurally sound dwellings shall be strongly discouraged. [2.34]
PROGRAMS
(See also Section 10, Implementation)
2.10 Updating & Enforcing Standards
2.10.1 The City will review, revise if deemed desirable, and enforce noise, parking, and
property-development and property-maintenance standards. Staff to adequately enforce these
standards will be provided. [2.1]
2.10.2 The City will adopt and implement property-maintenance regulations,focused on proper
enclosure of trash, appearance of yards and buildings from the street,and storage of vehicles. The
regulations will be periodically reviewed and updated- [2.2]
2. 11 Multifamily Preferences & Standards
2.11. 1 The City will evaluate student housing preferences and consider revising development
standards to better meet them in multifamily housing near campus. [2.3]
2.11.2 The City will review, and revise if deemed desirable, its standards for multifamily
housing so that apartments will provide usable open space and storage similar to the requirements
RES-1'MCLL-E 32 3x7/94
Land Use Element EQTF/Planning Commission Draft _
for condominiums. [2.4]
2.12 Downtown Residential Development [2.5]
The Citv will consider adopting special development standards to guide addition of dwellings
within downtown residential areas, to implement policy 2.9. The following should be included
when evaluating new standards for this area:
A. A new density category between the current Low-Density (R-1) and Medium-Density (R-
2) designations;
B. Requirements that new dwellings on lots with existing houses be above or behind the
existing houses, and that the added building area be modestly sized and of similar
architecture in comparison with the principal residences on the site and in the surrounding
area;
C. Requiring new buildings to reflect the mass and spacing of existing, nearby buildings;
D. Requiring special parking and coverage standards;
E. Requiring minimum amounts of usable open space.
2.13 Affordable Housing [2.6]
The City will adopt inclusionary-housing and development-fee ordinances consistent with the
peiieies-ebeve Housing_Element.
2.14 Neighborhood Compatibility [2.7]
The City will consider new regulations, for Low-Density Residential areas, to require special
review for (1) incompatibly large houses, (2) replacement or infill homes in existing
neighborhoods, and (3) accessory buildings with plumbing facilities allowing easy conversion to
illegal second dwellings.
2.15 Group Care Homes [2.8]
The Citv Nvill consider allowing group-care homes by right within certain zones, with requirements
for minimum separation between such homes, and possibly with different size thresholds for each
residential density category.
2.16 Neighborhood Concerns [2.9]
To help residents preserve and enhance their neighborhoods,the City will:
A.1 ldentifv neighborhoods, and work with residents to prepare neighborhood plans that
emDower them to shave their neighborhoods.
(Rationale:Program for implementing Policy 2.1.11
A. Help identify neighborhoods-amd their problems, and undertake a wide range of focused
development-review,capital-improvement,and code-enforcement efforts;
xes-rcLa.cua 33 31Z7,94
Land Use Element EQTF/Planning Commission Draft
[Rationale:Consistency with A.11
B. Encourage the formation of voluntary neighborhood groups, so residents can become
involved early in the development review process;
[Rationale: Consistency with Policy 2.12.Language from earlier Planning Commission draft.]
C. invelve residents eariy in reviewing prepesed publie and private prejeets that eettid heve
Inform residents and property owners of proposed public and private projects that may
impact their neighborhoods by (1) providing official notification and (2) holding
convenient meetings.
D. Provide appropriate staff support, possibly including a single staff person for
neighborhood issues,and train all staff to be sensitive to issues of neighborhood protection
and enhancement.
xes-ect.c.Lua 34 3MA4
Land Use Element EQTF/Planning Commission Draft
COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
3.0 Commercial Siting
3.0.1. Commercial and Industrial uses should be developed in appropriate areas_ where the natural
slope of the land is less than 10%.
3.0.2. Commercial and Industrial uses should have access from arterial and collector streets, and
should be designed and located to avoid increasing traffic on residential streets.
3.0.3. Expansion of Commercial and Industrial uses into residential areas is prohibited.
[Rationale: paraphrase from existing LUE,page 15.1
3.1 General Retail
3.1.1 Purpose and Included Uses The City should have areas for General Retail uses
adequate to meet most demands of City and nearby County residents. General Retail includes
specialty stores as well as department stores, + s� steres, discount stores, restaurants, and
services such as banks. Not all areas designated General Retail are appropriate for the full range of
uses (see policies 3.1.2 and 3.1.4). [3.1]
(Rationale: EQTF believes that warehouse stores, as conceived by vendors such as Costco, are
inappropriate in General Retail areas because of the vendors'insistence on huge parking lots that
isolate the stores from adjacent uses, thereby destroying the functionality of the larger retail area
and conflicting with city goals to reduce auto dependence, and waste valuable land. The correct
location for such uses as freestanding entities is in Industrial areas, as permitted subsequently in
this chapter. We do believe, however, that the City could work with enlightened vendors to
develop warehouse store prototpyes that are compatible with urban General Retail (i.e., shared
multi-level parking, integration of structures, etc.) and so have suggested this as a possible use
within the proposed Lower Higuera Redevelopment Area. EQTF urges the Council to realize that
SLO is a valuable market for major vendors. The City is thus in the driver's seat. The City can set
its standards, and stick by them. The City does not have to surrender its values just because other
cities do so. We remind the Council that many years ago a previous courageous Council decided
to prohibit drive-through lanes at fast food outlets in order to preserve certain environmental
values(such as breatheable air). They were told by naysayers that fast food outlets would shun
San Luis Obispo because of the requirement, and that the sky would fall. The naysayers have
been proven wrong; the City was in the forefront of making fastfood outlets more responsible
urban citizens,and today our path is widely copied.]
3.1.2 Locations for Regional Attractions The City should focus its retailing with regional
draw in two locations: downtown and the area around the intersection of Madonna Road and
Highway 101. [3.2]
3.1.2.a Lower Higuera Retail Redevelopment At such time as there is need for major
expansion of regional shopping opportunities in the City, the City shall consider redevelopment of
the under-utilized service commercial district alone Higuera and Parker streets between
coal-PCLciva 35 3mA44
Land Use Element EQTF/Planning Commission Draft
Madonna/South and High streets. Such redevelopment could include major department stores and
retail specialty shops, perhaps mall-like, with freeway-accessible park-n-ride parking structures
designed appropriately to fit into the urban fabric with connections to downtown and Madonna
Road via shuttle trolley. Development of this area for regional retail is preferable to extension of
shopping along Madonna Road because it makes better use of land already dedicated to commercial
use will preserve high quality farmland and will link regional shoppers to downtown rather than
draw them away from downtown. Its central location also makes it possible to access regional
stores by foot and bicycle more easily than in an outlying mall. Finally, the required infrastructure
to su 2gri redevelopment is already in place and will save utility extensions and road building that
would otherwise cost millions of dollars to construct and become a Detmanent drain on the City
treasury.
[Rationale:For the reasons cited, this choice is an excellent way to expand regional retail while
bolstering downtown rather than undermining it. We note also that the area is served by two
existing freeway exits, and would not require the gridlock-producing extra interchange at Prado
Road. The idea is to get cars into a parking garage,and then shuttle shoppers to all our shopping
districts, which would help reduce both cross-town traffic and congestion in downtown.
Also, the City's 1988 LUE poll asked an open-ended question -- What part of the City do you
dislike the most? The largest response, 23%, said Lower Niguera. There may be public support
for this reason as well.]
3.1.3 Madonna Road Area Retail Expansion The preferred method of retail expansion on
Madonna Road is through intensification of uses at the two existing malls, on land already
dedicated to commercial use. The puroose of intensification is to preserve the prime farmland
adiacent to the malls and intensification Should be tied to accomplishing this goal. Asa last resort,
after demonstrating the infeasibility of accommodating desired develoDment on Lower Hi era or
Tin the existing malls, the City may consider additional regional retail development on farmland.
This iudQment shall be based on demonstration of infeasibility. not on developer preference.
No substantial additional Meer land area should be added to the commercial ares-near centers at
Madonna Road and Highway 101 until a detailed plan for the retail expansion has been accepted
approved by the City. The plan should describe the limits of commercial expansion, acceptable
uses, phasing, and circulation improvements. Any permitted expansion should be aesthetically
compatible and functionally eernpaeble unified with existing development in the area. Before
approving an expansion plan, the City 4het+I4 shall consider an evaluation of how much it would
transfer sales from existing_retail areas in the City, its impact on the viability of existing retail areas
in the City and whether the proposed uses could be develeeed in accommodated within existing
or redeveloped retail areas. If a plan for development of additional land on Madonna Road is
anvroved 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.[3.3] ee also
Special Design Area 8.5.)
net y fe _ a y ur� �o
CO%A-PCLG.LL'E 36 3IZIA44
Land Use Element EQTF/Planning Commission Draft _ ti
[Rationale:Preservation of prime farmland must be linked to development, or it will not happen.]
3.1.4 Specialty Store Locations Most specialty retail stores should locate downtown or in
the Madonna Road area; some may be located in neighborhood shopping centers so long as they
are a minor part of the centers and they primarily serve a neighborhood rather than a citywide or
regional market. [3.4]
3.1.5 Building intensity The ratio of building floor area to site area shall not exceed 3.0.
The Zoning Regulations will establish maximum building height and lot coverage and minimum
setbacks from streets and other property lines as well as procedures for exceptions to Such
standards in special circumstances. Architectural review will determine building intensity, to reflect
existing or desired architectural character in a neighborhood When dwellings are provided in
General Retail districts, they shall not exceed 36 units per acre So long as the floor area ratio is
not exceeded, the maximum residential density may be developed in addition to nonresidential
development on a site. (See the residential section for policies on density bonuses for affordable
housing.)
3.2 Neighborhood retail Commercial
3.2.1 Purpose and Included Uses The City should have areas for Neighborhood Ryas
Commercial uses to meet the frequent shopping demands of people living nearby. Neighborhood
retail Commercial uses include grocery stores, laundromats, and drug and hardware stores.
Neighborhood reta4 Commercial centers should be available within about one mile of all
residences. These centers should not exceed about €ere eight acres, unless the neighborhood to be
served includes a significant amount of high density residential development. Specialty stores may
be located in Neighborhood Commercial centers as long as they will not be a major citywide
attraction or displace more general,convenience uses. [3.5]
[An EQTF question about the size of neighborhood centers: The existing LUE
states that neighborhood centers should be 2-5 acres; the previous draft said 5;
the present draft says 8. Yet the goal of having centers within one mile of all
residences suggests more centers than at present, probably of smaller size. Why
is the overall land area of centers being increased even as the text suggests the
distribution of centers should be increased? We do not understand since larger
centers are more likely than small to have stores/services that will draw from a
large, i.e., automotive, clientele.]
3.2.2 New or Expanded Centers New or expanded Neighborhood Commercial centers
should:
A. Be created within,or extended into, adjacent nonresidential areas;
B. Provide uses to serve nearby residents, not the whole City;
C. Have access from arterial streets, and not increase traffic on 4eet4 residential local
and collector streets;
[Rationale: The object is to protect all non-arterial residential streets from commercial
traffic.]
COM-PCLG.LUE 37 3271944
_ Land Use Element EQTF/Planning Commission Draft
D. Have safe and pleasant pedestrian access from the surrounding service area, as well
as good internal circulation;
E. Provide landscaped areas with public seating;
F. Provide indoor or outdoor space for public use, designed to provide a focus for
some neighborhood activities. [3.6]
3.2.3 Expanding Centers _Neighborhood commercial expansion should be accommodated
first by making more efficient use of existing neighborhood centers, and second by expansion of
existing centers into adjacent non-residential areas. Expansion into residential areas is prohibited.
The City should evaluate the need for and desirability of additions to existing neighborhood
commercial centers only when specific development proposals are made, and not in response to
rezoning requests which do not incorporate a development plan. [3.7]
(Rationale:Paraphrase of existing LUE,Page 15.1
3.2.4 Stores in Residential Areas Small, individual stores within established residential
areas may be retained when they are compatible with surrounding uses. Existing stores should be
evaluated as to the conditions and character of their operations and encouraged to improve. where
necessary, to better integrate with surrounding residential land uses. Gdter Isolated commercial
uses vt hieh-areftet found incompatible with residential surroundings eventually should be replaced
with compatible uses such as land uses typical of the surrounding nehborhood. [3.8]
[Rationale:Addition is from existing LUE,page 16. The addition provides protection against an
existing store that changes the character of its business and becomes a neighborhood nuisance.]
3.2.5 Building intensity The ratio of building floor area to site area shall not exceed 2.0.
The Zoning Regulations will establish maximum building height and lot coverage, and minimum
setbacks from streets and other property lines, as well as procedures for exceptions to such
standards in special circumstances. Architectural review will determine building intensity, to reflect
existing or desired architectural character in a neighborhood. When dwellings are provided in
Neighborhood Commercial districts, they shall not exceed 12 units per acre. So long as the floor
area ratio is not exceeded, the maximum residential density may be developed in addition to
nonresidential development on a site. (See the residential section for policies on density bonuses
for affordable housing.)
3.3 Offices
3.3.1 Purpose and Included Uses The City should have sufficient land for Office
development to meet the demands of City residents and the specialized needs of County residents.
Office development includes professional and financial services (such as doctors, architects, and
insurance companies and banks) and government agencies. The City should retain the regional
offices of state and federal agencies. Not all types of offices are appropriate in all locations. See
office location policies below. Also see the Public Facilities section,page 48.) [3.9]
[Rationale:Restoration of deletion.]
3.3.2 Office Locations [3.10]
coat-PMGLU 38 3127,944
Land Use Element EQTF/Planning Commission Draft
A. All types of offices are appropriate in the downtown eentsttereisti&es General
Retail district but are discouraged at street level in storefronts of the commercial
core.
[Rationale: existing LUE, page 17. If downtown storefronts become occupied by offices
instead of well-trafficked retail uses, the nature of downtown will change, its street life
could be hurt, and sales tax revenue would decline.]
�. A14se-, All types of office activities are appropriate in the 9mmunding Office
district which surrounds the downtown commercial area, though offices needing
very large buildings or generating substantial traffic may not be appropriate within
that distriet in the area which provides a transition to residential neighborhoods.
A Medical services should be near the hospitals.
$D. Government social services and the regional offices of state and federal
agencies should be near the intersections of South Higuera Street, Prado Road,and
Highway 101 (Figure 5);
G E. Large offices, with no single tenant space less than 2.500 square feet. having no
substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts subject to approval of a Planned
Development zoning application.
[Rationale:Page 17 of existing LUE.1
3.3.3 Offices Outside Designated Areas Existing office buildings outside the areas
described in policy 3.3.2 may continue to be used and may have minor expansions if they:
A. Have access directly from collector or arterial streets,not local residential streets;
B. Will not significantly increase traffic in residential areas;
C. Will not have significant adverse impacts on nearby uses. [3.11]
3.3.4 Building Conservation Historic or architecturally significant buildings located in
Office districts should be conserved,not replaced. [3.12]
3.3.5 Building intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage, and minimum
setbacks from streets and other property lines, as well as procedures for exceptions to such
standards in special circumstances. Architectural review will determine building intensity, to reflect
existing or desired architectural character in a neighborhood. When dwellings are provided in
Office districts, they shall not exceed 12 units per acre. So long as the floor area ratio is not
exceeded, the maximum residential density may be developed in addition to nonresidential
development on a site. (See the residential section for policies on density bonuses for affordable
housing.)
3.4 Tourist Commercial
CONI-PCLG.LUE 39 3m,944
Land Use Element EQTF/Planning Commission Draft
3.4.1 Basis for Tourism The City should bean attractive place for short-term stays. as well
as an attractive destination for long-term visitors. The City should base its attraction on the
character of the community.its natural qualities. and its educational and cultural facilities, and not
upon the creation of an artificial resort atmosphere. The Cily should emphasize conference and
visitor-serving facilities which have a low impact upon the environment and upon existing land
forms and landscapes, and which provide low-impact visitor activities and low-impact means of
transportation.
[Rationale: EQTF believes there is a delicate balance between tourism and the environment. We
believe the City needs to state its intent that tourism should fit within our community and
environment,and not become a force that alters what is special and characteristic about our place.]
3.4.2 Locations Visitor-serving uses should be integrated with other types of uses.including
overnight accommodations Downtown. neer the ttimert., and near the train station: small-scale
facilities (such as hostels or bed-and-breakfast places) may be located in Medium-High Density
Residential and High-Density Residential Districts. where compatible.
aeearm-nedate Visitor-serving uses are especially appropriate where such uses have already
concentrated: along upper Monterey Street; at the Madonna Road area; at certain freeway
interchanges; and in the downtown. [3.13]
[Rationale for deletion: There clearly is insufficient need for accommodations near the airport.
This City is small enough that one can reach the airport conveniently from any hostelry in town in
a matter of minutes. It is economically and environmentally counterproductive to house tourists
out of town.]
3.4.3 appropriate Uses Tourist Commercial uses, ar= those which primarily serve the
travelling public. Tourist Commercial areas should accommodate motels, restaurants, service
stations, recreational uses, and minor retail sales for the convenience of travellers. These To assure
adequate space for visitor-serving uses, areas designated Tourist Commercial should not include
offices, general retail stores, auto repair, or business services. [3.13 and 3.14]
3.4.4 Residential Neighbors Site planning, building design, and types of activities for new
tourist-commercial development adjacent to residential areas should be carefully reviewed by the
Architectural Review Commission and/or Planning Commission to assure compatibility. [3.151
[Rationale: implicit in existing LUE, Page 19.Being specific that there will be a public hearing is
important for gaining citizen confidence.]
3.4.5 Building Intensity The ratio of building floor area to site area shall not exceed 2.5.
The Zoning Regulations will establish maximum building height and lot coverage, and minimum
setbacks from streets and other property lines. as well as procedures for exceptions to such
standards in special circumstances. Architectural review will determine building intensity,to reflect
existing or desired architectural character in a neighborhood. When dwellings are Rrovided in
Tourist Commercial districts, they shall not exceed 12 units per acre. So long as the floor area ratio
is not exceeded, the maximum residential density may be developed in addition to nonresidential
development on a site. (See the residential section for policies on density bonuses for affordable
housing.)
3.5 Services and Manufacturing
COM-PCLC.LL'6 40 177)944
Land Use Element EQTF/Planning Commission Draft
3.5.1 Purpose The City should have sufficient land designated for Services and
Manufacturing to meet most demands of the City, and some demands of the region, for activities
such as wholesaling, building contractors, utility company yards, auto repair, printing, bakeries,
and retail sales of large items, bulk quantities, and These it m often stored outdoors (vehicles,
building materials, plants). Areas reserved for these uses may also accommodate convenience
restaurants and other activities primarily serving area workers. [3.16] .
ffmp sheeid be refined to show where one-or mere ef the Faiiewing efttegaries of tises would be
BPP
3.5.2 Appropriate Uses The following types of uses are appropriate in areas designated
Services and Manufacturing. Certain areas designated Services and Manufacturing may be
reserved through special zoning provisions for certain =s of uses. to assure compatibili , among
the wide range of potential uses, and to assure adequate land for certain types of uses.
A. Wholesaling, warehousing, and storage;
B. Vehicle sales and rental;
C. Retail sales of products which require outdoor areas or large floor areas for display
and storage, such as warehouse stores, lumber and building materials dealers
home improvement itetm centers, furniture and appliances stores, and plant
nurseries, &td vt hieh have mmy empieyees er generate snbstantia4 eusterner traffie;
D.
itteit2ding srnftii eetiets fer iterns itt eategery G above, Repair shops,
printing services, laundries, animal hospitals, sporting goods stores, auto pans
stores, and some recreation facilities,
tr..ffi_.
E. Light manufacturing, research and development, and laboratories. See also
"Business Parks" in the Airg_ort section, page 72.1
F. Large offices, with no single tenant space less than 2.500 souare feet, having no
substantial public visitation or need for access to downtown government services
may be in Services and Manufacturing districts subject to approval of a Planned
7 p Development zoning application. [duplicated from 3.10.C]
TI'CT' Atite saies shattid be emeettraged ��)t (See 696 peiieies .2ftfld .-
3.5.3 General Retail and Neighborhood Commercial Uses New,
specialty stores, department stores, or neighborhood shepping commercial centers should not be
developed in Service and Manufacturing areas. However, existing uses such as supermarkets and
drugstores may be remitted-er expanded if-
A. They are compatible with nearby uses; .
corp-Pcioi.uE 41 vnNaa
Land Use Element EQTF/Planning Commission Draft
B. The expanded use will not divert trade from other general-retail or neighborhood-
commercial areas which are better located to serve the expected market area.
3.5.4 Access Access to Service and Manufacturing areas should be provided by commercial
collector streets, to avoid customer traffic on residential streets or delivery routes which pass
through residential areas. Driveway access onto arterial streets should be minimized. [3.20]
3.5.5 Air & Water Quality The city shall prevent the development of water-intensive
industries. Industries which would degrade air or water quality should not locate or expand within
San Luis Obispo or its airshed or watershed. 2ndine in San Luis Gbisee
[3.21]
fRationale:First sentence,from existing LUE Page 20;second sentence, restoration of previous
deletion. To say that industries will comply with limits on how much they can pollute is not the
same as saying that polluters aren't welcome;it's also meaningless, unless we are to assume that
lawbreaking is the otherwise acceptable norm.]
3.5.6 Utility Service Services and Manufacturing uses should connect to the City water and
sewer systems, unless other means of providing service are identified in a City-adopted plan.
[3.22]
3.5.7 Vehicle Sales
A. Auto Park Way The City intends to create around Auto Park Way an easily
accessible and attractive auto sales and service center: The City will reserve esevgh-spnee
about 50 acres
total, ' for vehicle sales in this area. as shown
in Figure 3. (This amount is expected to be sufficient for relocation of dealerships located
elsewhere in the City, plus expansion of dealerships in R;oportion to projected County
population growth.) The areas shown for vehicle sales should be reserved for that use at
least until the anticipated year 200-24 update of this element, when the amount of reserved
land may be reconsidered. If a plan for vehicle sales expansion onto prime farmland is
a proved, it shall provide for permanent preservation, within the urban reserve or
Greenbelt, of four times as much prime farmland as is destroyed. If a plan for vehicle sales
expansion into wetland or creek areas is approved, mitigation shall consist at least of
restoration and permanent preservation, within the urban reserve, of comparable creek or
wetland area equal to four times the amount destroyed.[3.231
[Rationale:Protection of scarce and disappearing soil and wildlife resources is essential.
When these resources are gone, they are gone for good. The proposal is flexible in its
approach to resource preservation,yet ironclad in requiring compensatory preservation.]
JEQTF Land Use Map Modification Recommendation: That the Land Use
Map be modified for consistency with the above recommendation and the
related Special Design Area 8.5.1
D. /IAL.._ A Auto
__ ._ areas
le- Lea- _f the Gky other
than
A._._ T__L R7___
CONI-rcLc.Lue
B. 42 3mA44
Land Use Element EQTF/Planning Commission Draft
in ";.;a"�
[Rationale:EQTF disagrees that it is undesirable to have in-town auto sales and service.It
is convenient for those who work in town to be able to leave their cars and walk to work.
It also cuts down on driving. In-town auto dealerships facilitate casual brousing. Many
feel auto malls are a blight on the landscape. Converting both sides of Los Osos Valley
Road to such uses will do nothing to improve the visual quality of this major entrance to
the city, and will make San Luis Obispo's outskirts just as ugly as those of other freeway-
oriented Southern California communities.]
3.5.8 Building intensity The ratio of building floor area to site area shall not exceed 1.5.
The Zoning Regulations will establish maximum building height and lot coverage. and minimum
setbacks from streets and other property lines, as well as procedures for exceptions to such
standards in special circumstances. Architectural review will determine building intensity, to reflect
existing or desired architectural character in a neighborhood. Dwellings maybe provided only as
caretaker quarters, as shelters (with discretionary review). or as part of a specially pproved
mixed-use development. The appropriate residential density would be set considering the
maximum residential densitv allowed in any neighboring residential area. (Also, see the residential
section for policies on density bonuses for affordable housing.)
3.6 Overall
3.6.1 Dependent Care Nevi, major empieyers should eentribute to development should be
offered incentives for provision of child care and elder care for heir employees. [second "3.24"]
3.6.2 Convenience Facilities Convenience facilities serving daily needs, such as small food
stores, branch banks, and child and elder care, and amenities such as picnic areas, rney will be
allowed in centers of employment. gliey Space for such amenities may be required within large
commercial and industrial developments. [3.25]
coat-rcLciva 43 3127i944
Land Use Element [NEV Planning Commission Draft
'10
cr
OW
17
0 CIOLKIt
p,,/;1
CqC4..
.4
O
QI
. ...........
...... ......
...........
.Vf
OWS.."I-
N
1" = 1000' FIGURE 3 VEHICLE SALES AREA AT. AUTO PARK WAY
COM-PCLG.LUE 2/1/94
Land Use Element EQTF/Planning Commission Draft
PROGRAMS
See also Section 10, Implementation
3.7.1 Zoning Regulations The City will amend its Zoning Regulations to implement the commercial
and industrial policies. [3.5]
3.7.2 Planned Development Zoning The City will amend the Zoning Regulations so the "planned
development" approach can be used on any size parcel,in any commercial or industrial zone. [3.1]
3.7.2.a Lower Higuera Retail Redevelopment The City will consider whether to masterglan or
undertake some other form of redevelopment to upgrade the existing under-utilized service commercial
area to a regional retail shopping mall or district as an alternative to further land area expansion of the
Madonna Road malls._See Optional Use and Special Design 8.2.
3.7.2.b Madonna Road Intensification The City will develop planning regulations to reouire
intensification of commercial development in the existing Madonna Road malls before allowing
consideration of further mall expansion onto nearby farmland. The regulations will tie intensification to
preservation of the farmland popularly known as the "Dalidio Area."
[Rationale:Policy implementation.]
3-?
+ iat 9i2e and shape, Musing),
the muket.
3.7.3 Neighborhood Uses The City will rezone to Neighborhood Commercial existing Service
Commercial sites which have become neighborhood convenience centers, if: (1) they primarily serve a
neighborhood rather than citywide market, and (2) they are appropriately located considering access and
compatibility with other nearby uses. [3.3]
3.7.4 Tourist Information The City will consider establishing tourist information facilities near
highway entries to the City, to reduce demands for on-site and off-site advertising by tourist- and general-
retail uses. [3.4]
3.7.5 Dependent Care The City will provide zoning incentives (such as increased intensity and
reduced parking) and investigate a program linking majer-new commercial and industrial development to
provision of child care and elder care for workers, through providing on-site facilities or payment of Fee-a
to be
med _f-r __._ pooling resources with nearby business. [3.6]
3.7.6 Neighborhood Centers The City will study the potential need for neighborhood commercial
expansion and establish ultimate boundaries before considering reouests for' new
or expanded neighborhood centers. The City will also identify suitable sites for new neighborhood centers
as it prepares specific plans. [3.7]
[Rationale: The program contains two distinct ideas.As originally modified, one was substituted for the
cou-pacLus 45 3/nB44
r
Land Use Element EQTF/Planning Commission Draft
other.Both are important.]
3.7.7 Downtown Office Design The City will ana4yze the urban ferm ftnd make more explicit its
architectural review guidelines and revise its zoning standards, as necessary. to better achieve the desired
architectural character of downtown areas zoned "office" and "residential-office" to heip determine Hirhts
so the character and fabric of existing neighborhoods will be
protected. [3.8]
3.;.8 Aute Sales Reloeafism The Givy will orevide iiieentives to eneoureae reieettiiam of vehiehel
..-1_.. .o .L- A._._ T__I.Way
..__
(Rationale:See 35.7.1
3.7.9 Noise Control Zoning Regulations and Architectural Review Guidelines will include measures
such as the following to prevent unacceptable noise exposure for residential areas or other noise-sensitive
uses: location and shielding of mechanical equipment: location of truck loading, trash collection areas, and
loudspeakers: landscaped setbacks or noise attenuation walls along property lines. (See also the Noise
Element.
cost-PCLG.LL'E 46 3)77,944
Land Use Element EQTF/Planning Commission Draft
DOWNTOWN
Introduction
Downtown is the area generally bounded by Highway 101, the railroad, and High Street (Figure
4). It embraces residential neighborhoods, including "Old Town," as well as the commercial core,
a civic area, and less intensely developed commercial and office areas. The City has approved "A
Conceptual Physical Plan for the City's Center." which covers an area nearly the same as the core
identified in this element. See this separately published plan for an illustration of how downtown
develmment may
POLICIES
4.1 Downtown's Role
Downtown is the cultural, social and political center of the City for its residents, as well as
home for those who live in its historic neighborhoods. The City wants do wmte,*n its
commercial core to be economically healthy. and realizes that private and public
investments in the downtown support each other. Downtown should provide a wide
variety of professional and government services, serving the region as well as the city.
The commercial core is a preferred location for retail uses that are suitable for pedestrian
access, off-site parking, and compact building spaces. Civic, cultural and commercial
portions of downtown should be a major tourist destination Downtown's visitor appeal
should be based on natural, historical, and cultural features,retail services, and numerous
and varied visitor accommodations. [4.3]
[Rationale:Frist sentence:Broader definition of purpose needed.Downtown is first of all
for the people who live in the City. -- Use of word "downtown:" There appears to be
confusion in the PC-added material between "downtown," which includes a large
residential area, and the downtown business district. EQTF believes this is best clarified
by using terms consistently -- thus the "economic" portion of downtown is the
"commercial core."See also below.]
4.2 Downtown Residential
4.2.1 Existing and New Dwellings Downtown residential uses contribute to the
character of the area, allow a 24-hour presence which enhances security, and help the
balance between jobs and housing in the community. Existing residential uses within and
around the commercial core should be protected, and new ones should be developed.
Dwellings should be provided for a variety of households, including singles,couples, and
groups. Dwellings should be interspersed with commercial uses. All new, large
commercial projects should include dwellings. B"w terowrt Commercial core properties
may serve as receiver sites for transfer of development credits. thereby having higher
residential densities than otherwise allowed. [4.1]
4.2.2 Dwellings and Offices Residential uses within some downtown areas
designated Office prior to this element's 1994 update should be maintained,or replaced as
now-ecce= 47 3MM
Land Use Eleme,__ Planning Commission Draft
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DOWNTOWN PLANNING AREA
Land Use Element EQTF/Planning Commission Draft
new offices are developed. The City should identify areas which are predominantly
residential, and redesignate them for residential use. It should designate for office use the
areas which are completely or almost completely developed with offices. For the areas
which are a mix of residential and office uses,the City should apply a "Residential/Office"
mixed-use designation. This designation would allow existing offices to be maintained
and replaced. However, enlarging an office, or replacing a residential use with office,
would require replacement dwellings to be built on site or somewhere within the
"residential/office" zone,or in the downtown office or commercial zones. [4.2]
4.3 Entertainment and Cultural Facilities
Cultural facilities, such as museums, galleries, and public theaters should be downtown.
Entertainment facilities, such as nightclubs and private theaters should be in the
downtown, too. Locations outside downtown may be more appropriate for facilities that
would be out of character or too big for downtown to accommodate comfortably, such as
the major performing arts center planned for the Cal Poly campus. [4.4]
4.4 Public Gatherings
Downtown should have spaces to accommodate public meetings, seminars, classes, and
similar activities in conjunction with other uses. Downtown should provide a setting
which is festive, and comfortable forup blicatt? herings, [4.5]
4.5 Walking Environment
Downtown should provide safe, exciting places for walking and pleasant places for sitting.
To invite exploration, mid-block walkways, courtyards, and interior malls should be
integrated with new and remodelled buildings, while preserving continuous building faces
on most blocks. Downtown streets should provide adequate space for pedestrians. There
should be a nearly continuous tree canopy along sidewalks. and planters should provide
additional foliage and flowers near publicatg hering areas. [4.6]
4.6 Public Safety
Indoor and outdoor public spaces should be observable from frequently occupied or
travelled places,to enhance public safety. [4.7]
4.7 Open Places and Views
Downtown should include many carefully located open places where people can rest and
enjoy views of the surrounding hills. Downtown should include some outdoor spaces
where people are completely separated from vehicle traffic, in addition to Mission Plaza.
Opportunities include extensions of Mission Plaza, a few new plazas, and selected street
closures. [4.8]
4.8 Traffic in Residential Areas
Downtown residential areas should be protected from through traffic. [4.9]
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Land Use Element EQTF/Planning Commission Draft
4.9 Street Changes
Street widening and realignment should be avoided. [4.10]
4.10 Parking
There should be a diversity of parking opportunities. Any major increments in parking
supply should take the form of structures,located at the edges of the commercial core, so
people will walk rather than drive between points within the core. Retail uses outside the
core, and professional office developments, may have on-site parking for customers and
clients. [4.11]
4.11 The Creek
San Luis Obispo Creek should be protected and d restored. Opportunities to open
covered sections of the creek should be pursued, provided this can be done in a manner
that mimizes human impact on creek life. Walking paths along the creek3 in the
dowwntown core should be provided as links in an urban trail system, provided this will
not further degrade wildlife habitat value of the riparian ecosystem. As properties that have
encroaching buildings are redeveloped, the City should enforce a reasonable building
setback from the riparian zone. [4.12] (See also Resource Protection Sections 6.4.3.131
and 6.5.1.4.)
[Rationale:Everyone loves Mission Plaza as a human activity zoned however, it has been a
disaster for the creek. EQTF's concern is that such intense intrusion not become the
model for the entire creek system downtown. We believe people benefit from being able
to observe foot-long trout from the balcony behind the Creamery just as much as from
romping with their dogs in the creek.And the trout are certainly better of.]
4.12 Building Conservation and Compatibility
Architecturally and historically significant buildings should be preserved and restored.
New buildings should be compatible with architecturally and historically significant
buildings, but not necessarily the same style. [4.13]
4.13 New Buildings and Views
New downtown development should respect views of the hills, framing rather than
obscuring them [4.14]
4.14 Noise
Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired
activities which are noisy should be timed to avoid conflict with other desired activities
which need a quiet setting. [4.15]
DOW-P ,cz M 50 327N4
Land Use Element EQTF/Planning Commission Draft
4.15 Sense of Place
To keep the commercial core's sense of place and appeal for walking, it should remain
compact and be the city's most intensely developed area [4.16]
4.16 Design Principles [4.1.7.A - E]
The following principles should guide construction and changes of use within the
commercial core.
4.16.1 Street Level Activities The street level should be occupied by stores,
restaurants, and other uses benefitting from and contributing to pedestrian traffic, such as
offices with frequent client visits. • Stores and restaurants may occupy upper levels.
Offices not having frequent client visits should be located above street level.
4.16.2 Upper Floor Dwellings Existing residential uses shall be preserved and new
ones encouraged above the street level.
4.16.3 Continuous Storefront There should be a continuous storefront along
sidewalks, at the back of the sidewalk, except for the Courthouse and City Hall blocks,
plazas, recessed building entries,and sidewalk cafes.
4.16.4 Building Height New buildings should fit within the existing vertical scale.
They should respect street-level views of the hills, allow sunlight to reach public open
spaces, and defer to a few tall, "landmark" buildings. Generally, new buildings should not
exceed two or three stories (about 35 to 50 feet). Where necessary to protect significant
views, sunlight, and street character, new buildings should be limited to two stories, or
about 25 to 35 feet tall. A few taller, landmark buildings (about five stories or 75 feet)
may be developed where they will not obstruct views or sunlight for public spaces. These
taller buildings would be more appropriate at mid-block than at corners, and their floors
above the second or third level should be set back to maintain a lower street facade. The
tall buildings should include publicly accessible,open viewing spaces at the upper levels.
4.16.5 Building Width New buildings should maintain the historic pattern of
storefront widths.
4.16.6 Sidewalk Appeal Street facades, particularly at the street level, should
include windows, signs, and architectural details which can be appreciated by people on
the sidewalks.
4.17 Government Offices [4.18]
City Hall and the County Government Center should remain at their present locations.
Additional administrative office space which cannot be accommodated within the County
Government Center should be developed nearby within the downtown. (See also Public
and Cultural Facilities policies, beginning on page 48.)
4.18 Commercial Buildings Outside the Core
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Land Use Element EQTF/Planning Commission Draft
In retail areas beyond the commercial core,the pattern of buildings in relation to the street
should become more like the core,with few driveways and parking lots serving individual
developments, and no street or side-yard setbacks (except for recessed entries and
courtyards). However, buildings should not exceed two stories(about 35 feet in height).
[4.19]
PROGRAM
4.19 Implementing the Downtown Concept Plan
The City will consider including
features of "A Conceptual Physical Plan for the City's Center." as appropriate, in its
Zoning Regulations, architectural review guidelines. engineering standards. and capital
improvement program. [4.1]
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PUBLIC & CULTURAL FACILITIES
Introduction
As the County seat and a cultural center for the region, San Luis Obispo plans to accommodate several
types of facilities to support government and cultural services. This section describes preferred locations
for various types of facilities.
POLICIES
5. 1 Public Facilities
5.1.1 Grouping for Convenience Government offices that provide similar types of services
should be grouped for efficient service delivery. [5.1]
5.1.2 Private Businesses Within any area shown as a preferred location for public facilities,
there may be compatible private businesses, so long as they do not displace the preferred public
agencies. [5.1]
5.1.3 Joint Projects Government agencies should cooperatively plan for new or expanded
facilities. They should consider joint projects when mutual objectives can be met. [5.2]
5.1.4 Civic Center There should be a downtown civic center (Figure 5). The following
functions should be located in the civic center, along with compatible businesses:
A. City Council offices and meeting rooms, clerk, administration, finance, attorney,
personnel, community development, utilities, and public works administration and
engineering. Any additional space for these functions should be in or close to City
Hall.
B. County supervisors offices and meeting rooms, administration, courts, jury
commissioner, clerk, auditor, assessor, counsel, district attorney, personnel,
engineering, planning and building, environmental coordinator, and voter
registration. Any additional space for these functions should be provided in or
close to the County Government Center(Courthouse block). [5.3]
5.1.5 Health Care There should be a health-care area on Johnson Avenue near Bishop Street
(Figure 5). The following functions should be located in the health-care area:
A. Public Health Department;General Hospital; Mental Health Services.
B. Other public or private offices or health facilities found to support the continued
viability of General Hospital. [5.4]
If County General Hospital is to be rebuilt.the City will evaluate other sites within the City
for public health care facilities,including consideration of convenient access from regional
transportation systems.
5.1.6 Social Services There should be a social-services area on South Higuera Street near
Prado Road (Figure 5). The following functions should be located in the social services area:
PUB-PCLG.LUE 53 781194
Land Use Element EQTF/Planning Commission Draft
County Social Services; California Employment Development and Rehabilitation; federal Social
Security Administration. This area.should have sufficient space to accommodate regional offices
of state and federal agencies.
5.1.6 Related Offices Public offices not named in policies 5.1.4, 5, and 6, but functionally
related to them, should be located in the appropriate area. [5.6A]
5.1.7 Unrelated Offices Public offices not named in policies 5.1.4, 5, and 6, and not
functionally related to the named offices,should be consolidated at the social services area,or they
may be expanded at their present locations or within designated office areas. [5.6.B]
5.1.8 Different Offices Government and private activities of types not listed in policies
5.1.4, 5, and 6 may be established in these identified areas, so long as they are compatible with
and do not displace the government functions which should be located in the areas. [5.6.C]
5.1.9 Other Government Functions Some government functions which have been
provided at certain locations in the City should be located close to related activities, though they
should not be bound to any one of the identified centers. Such functions include:
A. Probation - suitable for the civic center(courts), the County operational center on
Highway 1 (sheriff),or the social services area;
B. Alcohol and drug treatment programs - suitable for the social-services area
or the health-care area. [5.7]
5.1.10 Consolidation Desired It would be desirable to consolidate government agencies
dealing with environmental quality, such as the Regional Water Quality Control Board and the
County Air Pollution Control District. [5.6.D]
5.1 .11 Building Intensity Buildings in Public Facility areas will have a wide range of
characteristics. since they can range from downtown offices and meeting rooms to fire stations and
maintenance yards at the edges of the City. The appropriate building intensity for each location
will be decided through use Detroit and architectural review. Generally, the ratio of building floor
area to site area should not exceed 1.0 in outlying locations. and 2.0 downtown. The Zoning
Regulations will establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, eng erally to reflect the standards for these items in neighboring
land use districts. Dwellings may be provided only as caretaker quarters. as shelters (with
discrerionary review), or as part of a specially approved mixed-use development. The appropriate
residential density would be set considering the maximum residential density allowed in any
neighboring land use district.
5.2 Cultural Facilities
5.2.1 Cooperation The City should cooperate with other agencies and with community
groups to help provide facilities for a library, and for arts and sciences which meet broad
community cultural needs. [5.8]
5.2.3 Mission Plaza Area An appropriate area for cultural facilities is the vicinity of Mission
Plaza (Figure 5). [5.9] However,cultural facilities are not reouired to locate in this area.
[Rationale: A viable cultural environment is best attained by distributing cultural facilities
community-wide rather than concentrating them.]
PUH-PCLG.LUE 54 3=94
Land Use Element EQTF/Planning Commission Draft
PROGRAMS
5.3 City and County Offices Downtown
The City and County will jointly develop a plan for meeting their additional downtown space
needs. They will coordinate site selection, building design, circulation and utility services,
parldng, means to reduce vehicle trips, and funding. [5.1]
5.4 Performing Arts Center
The City, Cal Poly, and the Performing Arts Foundation will jointly develop a large performing
arts theater on the Cal Poly campus. [52]
5.5 Community Arts Support
The City will continue to support community arts programs through a variety of means, such as
loans, grants, and help in obtaining sites. [5.3]
5.6 Land Acquisition
The City will attempt to acquire land for cultural facilities or Mission Plaza extension as sites
become available. [5.4]
5.7 Facility Reuse
The City will study its surplus facilities for possible reuse by cultural and non-profit groups.
[Rationale;Recycling existing buildings is a cost-effective and environmentally low impact way
of extending City assistance. One obvious candidate is the Pismo Street firehouse.]
PUB-PCLG.LUE 55 3MA4
Land Use Element Planning Commission Draft
�__-_-----____�
i
C L POLY
i
CIVIC CENTER
CULTURAL FACILITIES AREA
HEALTH CARE AREA
� •J 1
- ; ::--= CIAL SERV E&. ':,
AREA .�
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W CITY LIMIT LINE----- \"
FIGURE 5
PUBLIC FACILITIES AREAS
5� M-M
Land Use Element EQTF/Planning Commission Draft
RESOURCE PROTECTION
6.0 Overall Resource Protection Policies
6.0.1 Introduction Part of what makes San Luis Obispo a special place is the rich
diversity of its natural environs and natural systems, and the fact that, unlike many more
heavily urbanized areas nearby,its systemic diversity remains. However, the region's
special character is threatened by development pressure that incrementally whittles away at
mecial geographical,biological, geological, and other natural resources._
6.0.2 Resource Planning It is the policy of the City to protect its unique natural
resources and systems by including their considerations and needs within its planning
program, and giving those considerations and needs a planning priority co-egual with that
accorded other community needs. Under this policy, the City will make provisions for the
continued existence of its natural resources within the community.The term"community"
thus includes not only the urbanized human community, dominated by urban land
development and technological systems, but also a natural community rich in biological
and geological diversity as well as a pre-urban human community with a strong
agricultural base.
6.0.3 Overall Resource Planning Programs
6.0.4 Overlay Mapping The City shall develop overlay maps of the City, the urban
reserve, and planning area to guide in land use designations and decision-making. Maps
for the City and urban reserve shall be in sufficient detail to highlight all significant natural
resources and systems. Maps for the planning area may be at a lesser degree of detail.
The overlay maps shall show at least the following resources: native plant communities
wildlife habitats and corridors, aquatic ecosystems,productive or potentially productive
soils (prime or other unique agricultural soil tomes), viewsheds, hillsides, greenbelt areas.
The overlay maps shall also show development constraints such as flood hazard areas,
geological hazard areas, soil hazard areas (subsidence. liquefaction), noise impact areas
aimort hazard and noise areas,radiation hazard areas.
6.0.5 LUE Land Use Map Update The overlay maps shall provide the basis for
determining where urban development is most appropriate, and where other needs of the
community outweigh the desire or need for urban development. As a result of the frndin&s
ar-vc1.c.Lue 57 3=04
y
Land Use Element EQTF/Planning Commission Draft
of these overlay maps, the City shall re-evaluate its land use designations and future plans
for undeveloped areas, and revise the LUE land use map accordingly.
6.0.6 Resource Protection Once resource areas worthy of protection are identified,
the City shall seek to gmtect them by easement or other permanent means.
[Rationale: Despite extensive discussion, solid action on resource protection has often been
lacking,and has not progressed adequately under present planning approaches.
There is a scientific and objective way to approach resource-inclusive planning. This is the
concept of overlay mapping pioneered by !an McHarg thrity years ago. The idea is simple:
resources are mapped individually, and then the maps are overlaid. The resulting overlay outline
shows clearly areas that are important for their resources (or off-limits because of their
constraints), as well as the areas that are most appropriate for urban development. EQTF
recommends the City use this approach to planning, and move ahead now with taking graphic
inventory of its natural stock. (Note:EQTF believes that most of the raw material needed for such
mapping already exists.)
EQTF believes that the present LUE land use map should be considered provisionsal and
temporary, and that as soon as the overlay mapping (or Step 2 of the LUE update process) is
complete, the LUE land use map should be revised accordingly.EQTF believes that provided the
City undertakes this mapping promptly, it is still appropriate to adopt the LUE text at the present
time.]
6. 1 Open Space Policies (See also the Growth Management section)
6.1.1 Open Space and Greenbelt Designations The City should shall designate
fur tunes of land as open space.
A. Those upland and valley lands that are of value because theyprovide wildlife and
native plant habitat,including corridors which connect habitats.
B. The undeveloped prime. agricultural soils within the Urban Reserve whose
preservation will protect the community's unique character and agricultural base, and
provide future food security. -- ------ - --'^___ --_
C. Those areas which are best not well suited to nonurban uses due to_ infeasibility of
providing proper access or utilities; excessive slope or slope instability; wildland fire
hazard; noise exposure; flood hazard; scenic value; wildlife habitat value; agricultural value;
ecological sensitiviM and ree:eatienai value for passive recreation.
D. A greenbelt. outside the urban reserve, that surrounds the ultimate boundaries of
the urban area, and which should connect with wildlife corridors that cross the urbanized
area.
"-acr.c.Lus 58 3=#%
Land Use Element EQTF/Planning Commission Draft
Element should be desieviated eeitservationMeen Settee. Public lands suited for active
recreation will be designated Park on the General Plan Land Use Element Map The CitX
ffv will establish an agricultural designation. (See the Open Space Element for
refinements of these policies.) [6.1]
[Rationale:Previous wording suggested that open space is appropriate mainly for leftover
spaces of little development value. EQTF believes open space must be considered a land
use co-equal with other land uses, and should be designated where the use is appropriate
for intrinsic reasons, not just for economic reasons.Also, the City needs to be proactive
and specific about its open space intentions. EQTF believes these four categories are
critical, and that they respond to community desires as well as to ecological needs. The
specific references to Laguna Lake,etc.,are unnecessary in light of the added detail.]
6.1.2 Open Space Uses Lands designated eenserm4eft'Open Space should be used-
depending an their , for,Aedes pU which do not need urban
services, major structures, or extensive landform changes. Such uses include: watershed
rotes; wildlife and native plant habitat; grazing; cultivated crops; and pEtrksend
awdeer passive recreation. Buildings, lighting, paving,er use of vehicles,
and alterations to the landforms and native or traditional landscapes on open space lands
should be minimized, so rural character and resources are is maintained.)-, bealesites
. Buildings and Raved surfaces, such as
parking or roads shall not exceed the following: where a parcel smaller than ten acres
already exists five percent of the site area• on a parcel of ten acres or more, three percent.
As explained in the Open Space Element the characteristics of an open space area may
result in it being suitable for some open space uses. but not the full ranee. [6.2]
6.1.3 Open Space Land Divisions Parcels within eesservtk6ettfopen space areas
should not be further divided. [6.3]
6.1.4 Interim Open Space Designation The General
Plan Land Use Element Map shows desired future uses for most land within the urban
reserve line. However, the City has not decided the best eventual use for some areas.
Such areas are designated Interim Open Space, indicating that they will be suitable for
urban development when certain conditions are satisfied. Examples of such conditions
include demonstrated need for further urban development that cannot be satisfied on
already urbanized land. provision of proper access and utility service,and environmentally
acceptable reduction of flood hazards. The Interim Open Space designation is to be
changed to an urban classification only when the conditions necessary for development can
be satisfied and a certain type of development is approved. After further study, it may be
found that permanent Open Space is an appropriate classification for areas initially
classified as Interim Open Space. [6.4]
6.1.5 Interim Open Space Uses and Parcel Sizes Uses within Interim Open
Space areas should be the same as in eenseraft6eeifOpen.Space areas (policies 6.1.1 and
6.1.2). Interim Open Space areas should not be further subdivided until a
RP-PCLc.Lus 59 smRa
Land Use Element Planning Commission Draft
-------------`
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FIGURE 6
HILLSIDE PLANNING AREAS
n-0
Land Use Element EQTF/Planning Commission Draft
development plan or a specific plan is approved (pursuant to policy 1.10), except to
separate land to be dedicated in fee to the City, or other responsible public or nonprofit
agency, for permanent open space. [6.5] There will be an emphasis on maintaining
productive agricultural uses until urbanization is actually needed.
[Rationale: Verbatim from existing LUE,page 22.1
6.1.6 Eventual Uses This element identifies intended uses for each area designated
Interim Open Space. Such areas are discussed under Special Design Areas and Hillside
Planning,
9me ftrea me!disetissed tinder these headines is., Abettt_ !n 1=09 Ve?deq
and San 1=tiis Gbisea Greek. whieh rmfty be used far residential develearmew if the Flood
[Rationale for deletion: The EQTF suggests this prime ag land should either remain in
permanent truck farming use or be set aside for future low-tech sewage treatment lagoons.
The site, because of freeway and Los Osos Valley Road adjacency, noise, wind blowing
combustion fumes, poor access (which would require additional traffic control on Los
Osos Valley Road, thus impeding through traffic), and flood hazard, would be a poor
location for residential development. EQTF feels the City should view this open parcel for
future development of a low-tech, environment friendly pond/lagoon final-step sewage
treatment facility that could become a beautiful wetlands park full of waterfowl and
endangered aquatic species while returning a bit of one-time marshland to its original
ecological state.Marsh vegetation would help mitigate highway noise and pollution, and
thus buffer nearby homes. The lagoons would also help recharge the groundwater basin.
Continued farming or wetland-- either is a winning environmental and social proposition.
EQTF believes the ag land directly across LOVR may also be desirable for lagoon
development, though it is outside the city. (It is currently for sale.))
[EOTF Recommendation: That the farmland between the San Luis Creek and Los
Verdes Park be shown on the General Plan Map as Open Space.]
6.2 Hillside Policies
Introduction
As discussed in the open space section, San Luis Obispo wants to keep open its steeper, higher,
and most visible hillsides. Some of the lower and less steep hillside areas, however, are seen as
suitable for development, particularly where development is coupled with permanent open space
protection of the more sensitive areas. This section focuses on where and how some hillsides may
be developed.
The City establishes comprehensive standards and policies for hillside development for the
following reasons:
RP-PCLG3.UE 61 31n194
Land Use Element EQTF/Planning Commission Draft
a. To protect and preserve scenic hillside areas and natural features such as the volcanic
Morros, ridge lines, plant communities, rock outcroppings and steep slope areas that
function as landscape backdrops for the community
b. To set the limits of commercial and residential development in hillside areas by
establishing a permanent open space green belt at the edge of the community.
c. To protect the health, safety and welfare of community residents by directing
development away from areas with hazards such as landslides, wildland fires. flooding
and erosion.
[Rationale:Intro to section from current LUE,Page 23,slightly modified.]
6.2.1 Development Limits Rt Hillsides planning areas there-skeeid be should have
carefully chosen development limit lines, and special design standards for the areas which
can be developed The
location of the development limit and the standards should avoid encroachment into
wildlife habitats and public health and safety problems related to utility service, access,
wildland fire hazard, erosion, flooding, and landslides and other geologic hazards. Also,
they should help protect the City's scenic setting. (Locations of hillside planning areas are
shown in Figure 6. More precise locations of the development limit line and the urban
reserve line are shown on large-scale aerial photographs on file at the Community
Development Department; these are part of the Land Use Element.) [7.1 and 7.2]
6.2.2 Development Standards Development --including buildings, driveways,
fences and graded yard areas-- on hillside parcels shall:
A. Be entirely within the urban reserve line or development limit line,
whichever is more restrictive(though parcel boundaries may extend beyond
these lines when necessary to meet minimum parcel-size standards);
B. Keep a low profile and mederitte sea4e banding elements, and conform to
the natural slopes;
C. Avoid large, continuous walls or roof surfaces, or prominent foundation
walls,poles, or columns;
D. Minimize grading of roads.
DL Minimize grading on individual lots. Houses should generally be close to
the street.The grading of visible driveways should be minimized-
[Rationale:existing LUE,page 25.1
RP-vct.c.Lve 62 3m194
Land Use Element EQTF/Planning Commission Draft
E: Include planting which is compatible with native hillside vegetation and
which provides a visual transition from developed to open areas;
F. Use materials, colors, and textures which blend with the natural landscape
and avoid high contrasts. [7.3] Exterior lighting should be minimized.
[Rationale:The night-time appearance of hillsides is also important. The ARC has
had to wrestle with the desire of some developers to daylight hillside projects. The
issue should be addressed.]
6.2.3 Parcels Crossing the Limit Lines Before development occurs on any parcel
which crosses the urban reserve or development limit lines, the part outside the lines shall
be protected as permanent open space. [7.4]
6.2.4 Development Credit Transfer Any residential development pew
ift credit obtained from eenssrrsaerd pen Space designations outside the urban reserve
line or development limit line should be transferred to land inside the lines. [7.5]
6.2.5 Homesites Outside the Limit Lines Where homesites are to be developed
outside the urban reserve or development limit lines, and beyond the City's jurisdiction,
they should:
A. Be on land sloping less than 15 percent;
B. Have effective emergency-vehicle access from a City street or County road;
C. Be on a geologically stable site;
D. Have adequate water supply for domestic service and fire suppression;
E. Avoid areas with high wildland fire hazard;
F. Be next to existing development;
G. Avoid significant visual impacts. [7.6]
6.2.6 Hillside Planning Areas Hillside policies apply to all hills in and around the
City. Specific concerns have been identified for some areas, listed below. [7.7] For each
of these areas, land above the development limit line should be secured as permanent open
MEL
[Rationale: existing LUE includes such wording.]
A. The Cal Poly - Cuesta Park area includes the hill east of Cal Poly and
north of Highway 101 near Cuesta Park. Development should be separated
or protected from highway traffic noise and should have adequate fire
protection. Architectural review should be required for development of lots
xr-vc[.civa 63 3M&4
Land Use Element EQTF/Planning Commission Draft
fronting Loomis Street.
B . The Woodland Drive area includes vacant
land where residential development may occur in the vicinity of the high
school and residential or medical-care facilities may occur in the vicinity of
the hospital. Before further subdivision or development of any of certain
vacant land near Woodland Drive(Figure 7) a specific plan or development
plan should be approved. , This plan should
address the following,in addition to relevant items as noted in policy 2.3.1.
(1) The location and design of new public streets and private drives
serving several owners, and any necessary changes to existing
streets in the area;
(2) Water and sewer systems, including new storage tanks, pumps,
main pipes, and access roads, and changes to existing facilities
necessary for adequate service to the area;
(3) New parcels and existing parcels to be changed or combined;
(4) Location of building sites on parcels next to or crossing the urban
reserve line;
(5) Areas to be kept open through easements or dedication of fee
ownership;
(6) A program for transferring development potential, consistent with
these hillside planning policies;
(7) Location of creek easements to provide flood protection and to
protect existing creekside vegetation;
(8) Phasing of development and public improvements.
C. The Goldtree area extends up the hill from the Alrita Street
neighborhood. This is a minor expansion area which can accommodate single-
family houses.
(1) In addition to meeting the usual criteria for approving minor
annexations, this area should:
(a) Provide a gravity-flow water system giving standard levels
of service to all developed parts of the expansion area and
correcting water-service deficiencies in the Alnta Street
neighborhood;
(b) Correct downslope drainage problems to which
development within the expansion area would contribute.
RP-P .c.Lue 64 3me4
Land Use Element Planning Commission Draft
FIGURE 7 WOODLAND DRIVE SPECIFIC PLANNING AREA
J I
1 J
7 �
"F �• I
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NSCALE T=800' ••••••••• SPECIFIC PLANNING AREA BOUNDARY
Land Use Element EQTF/Planning Commission Draft
(2) A development plan or specific plan for the whole expansion area
should be adopted before any part of it is annexed, subdivided, or
developed. (Existing houses inside the urban reserve line need not
be annexed along with any new subdivision.)
(3) All new houses and major additions to houses should be subject to
architectural review.
D. The Orcutt area includes land on the western flanks of the Santa Lucia
foothills east of the Southwood Drive neighborhood and Orcutt.Road.
Before further subdivision or development of land between the 320-foot
and 460-foot elevations, land above the 460-foot elevation should be
secured as permanent open space. All building sites should be below the
460-foot elevation.
E. The Margarita area includes the southern slopes of the South Street
Hills. No building sites should be located above the development limit line.
F. The Stoneridge area includes land on the northern slopes of South
Street Hills. Development west of the end of Lawrence Drive should be
subject to architectural review and to measures assuring that building sites
will be stable.
G. The Calle Joaquin area should allow the continuation of a commercial
use for the existing building on the hill,but no further development.
H. The Irish Hills area should secure permanent open space with no
building sites above the 150-foot elevation, in conjunction with any
subdivision or development of the lower areas.
I. The Billygoat acres area extends into the Irish Hills above Prefumo
Creek. No further development should occur beyond the urban reserve
line.
J. The Prefumo Creek area extends into the Irish Hills west of Prefumo
Canyon Road. It should have no more dwellings than allowed by the 1991
County Land Use Element. Any dwellings developed in this area should be
clustered west of Prefumo Creek, with permanent open space protection of
the creek and the upper hillsides.
K. The Maino-Madonna area includes land west of Highway 101 on the
lower slopes of San Luis Mountain and the northeast slopes of the foothill
bordering Laguna Lake Park.
(1) A specific plan or development plan for the whole area should be
adopted before any part of it is annexed, subdivided, or further
developed. (See also Special Design Areas,policy 8.1.)
(2)
U-PCLG.LUE 66 3OX
Land Use Element EQTF/Planning Commission Draft
Some land southwest of the Bianchi ranch house driveway
(Madonna property), designated Interim Open Space, may
accommodate a generously landscaped, low-intensity extension of
the existing tourist facilities. Development locations and building
forms should respect the area's extraordmary visual ouality, natural
slopes and maintain the unobstructed signature landscape views of
the mountain visible from the highway,Madonna Road and nearby
neighborhoods. Before any of this area is developed, the road cut
scar on the east, end south and west faces of San Luis Mountain
should be restore d-te-a-natural-siege-and replanted. Continuous
agricultural open space should preserve the viewshed of CerroSan
Luis Obispo from the freeway on ug the slopes.
[Rationale: This magnificent mountain is our City's eponymous mount.
The uninterrupted view across fields and up the mountain from the
northbound freeway and Madonna Road is one of the most sppectacular
signature landscapes of San Luis Obispo; it is enjoyed by tens of
thousands daily, and for many, is as close as they ever get to the mountain.
This is the view that we see when we return to our City that tells us we are
indeed home. This view is one of the things visitors remember about our
City. To clutter the foreground with buildings would kill a part of our
City's soul. No amount of money could compensate for such a loss. The
City needs to be f rm that development be confined to the area against the
foothill, behind the current Inn, and not be on SL Mtn. -- "Respect the
area's visual quality" comes from esisting LUE, page 29. -- Road scar:
restoration, and modification, of previous text. --Ag open space statement
(from existing LUE, page 30) makes specific the intent to preserve the
viewshed without built intrusions.]
(3) Land north of the Bianchi ranch house driveway (Maino property),
designated Interim Open Space, may accommodate one or two
carefully located and designed houses
res!m1pamt. Semi iizad 0.
Continuous agricultural
open space and wildlife habitat should preserve the viewshed of
Cerro San Luis Obispo from the freeway on up the slopes.
[Rationale:Because of the visual impact on this signature landscape, these
slopes are inappropriate for the intensity of development stated in the draft.
They are every bit as sensitive as the Madonna property -- perhaps
moreso. Madonna rationale applies here as well. --Language comes from
original Planning Commission draft LUE.]
(4) On both propertiesthe foreground area immediately west of
Highway 101 should be retained as art open space befFff.
[Rationale:Restoration of deletion.Deletion of wordiness.]
U-PMG-LUE 67 3MM
Land Use Element EQTF/Planning Commission Draft
(5) Any plan for further development in this area must address
reconfiguration of the Marsh Street interchange and possible
extension of a frontage road connecting Marsh Street and Madonna
Road west of Highway 101.
L. The Luneta Drive area includes parcels which may be used for houses,
so long as new construction and mayor additions to the houses are approved
by the Architectural Review Commission.
6.3 Hillside Programs (See also Section 10,Implementation)
6.3.1 Designating Sensitive Sites Subdivision approval in hillside planning areas
will include designation of "sensitive sites," which are subject to architectural review.
[7.1]
6.3.2 Transfer of Development Credits The City will add a "development
transfer" section in its Zoning Regulations, to encourage the transfer of residential
development allowed on land outside the urban reserve line to suitable land within the line,
regardless of land ownership. [7.2]
6.3.2 Architectural Guidelines Through architectural review guidelines, the City
will establish the presumption that all hillside development occurs on sensitive sites,where
architectural review is required. The Community Development Director will screen all
proposals to identify any which do not need architectural review. [7.3]
6.3.3 Maximum Building Height The City will consider means to mitigate the
visual impacts of hillside houses, including revising the way maximum building height is
determined. [7.4]
Rp-Pan.Lus 68 3mA4
Land Use Element EQTF/Planning Commission Draft
6.4 Creeks. Wetlands and Flooding Policies
Introduction
San Luis Obispo's aquatic ecosystems consist of creeks. Laguna Lake, floodglains, marshes,
wetlands, sementine seeps and springs. These aquatic ecosystems provide habitat, recreation,
water purification. groundwater recharge, and soil production as well as natural flood protection
by reducing the force of floodwaters as they spread and decelerate over floodglains. Creekes.
which are the most obvious of these systems because they crisscross the City provide wildlife
habitat, backvard retreats, and viewing and hiking pleasures, in addition to carrying storm water
runoff. When some creeks overflow during major storms, they flood wide areas beyond their
channels (Figure 8) . San Luis Obispo wants to avoid injury or substantial property losses from
flooding,while keeping or improving the creeks'natural character, scenic appearance,recreational
value, and fish and wildlife habitat.
[Rationale: EQTF feels rhe focus on creeks alone needs to be broadened to include all aquatic
ecosystems, especially those that aren't well understood by the public.In an and region like ours,
any moist or wet area has great importance to the local ecology.]
6.4.1 Creek Management Objectives The City should manage its lake, creeks,
wetlands,emd floodplains. and associated watersheds to achieve the multiple objectives of.
A. Maintaining and restoring natural conditions and fish and wildlife habitat;
B. Preventing loss of life and minimizing property damage from flooding;
C. Providing recreational opportunities which are compatible with fish and
wildlife habitat, flood protection, and use of adjacent private properties.
D. Recognizing and distinguishing between those sections of creeks and
Laguna Lake which are in previously urbanized areas, such as the
downtown core, and sections which are in largely natural areas. Those
sections already heavily impacted by urban development and activity may
be appropriate for multiple use whereas creeks and lakeshore in a more
natural state shall be managed for maximized ecological value. [8.1]
ae-ea.ciue 69 3m,94
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FIGURE 8 CREEKS &
OOFLDPLAINS
Land Use Element EQTF/Planning Commission Draft
6.4.2 Citywide Network The lake,creeks,and wetlands should be part of a citywide
and regional network of open space, parks, and, where appropriate, trails, all fostering
understanding,enjoyment,and protection of the natural landscape and wildlife. [8.2]
6.4.3 Flood Hazard Reduction [8.3]
A. The City will develop and carry out environmentally sensitive programs to
reduce or eliminate the potential for flooding in previously developed,
flood-prone areas of the City.
B. The City should allow flood waters to move through natural channels.
Flow should be accommodated by removing debris and man-made
obstructions. The City recognizes that natural channels generally cannot
contain runoff from a storm of the intensity expected once in 100 years
("100-year storm").
C. No new building or fill should encroach beyond, or extend over, the top-
of-bank of any creek.
D. Within predominantly developed areas (such as downtown) infill,remodel,
and replacement projects should not displace more flood water than
previous structures on the site or in the new commercial buildings
may be flood-proofed where providing floor levels above the 100-year
storm flow is not appropriate due to adjacent improvements.
D1. Replacement buildings alone creeks may be required to have greater
creekside setbacks than their predecessors if the previous buildings
encroached into the waterway or riparian setback zone Likewise, for the
same reason, new infill buildings may be required to have greater setbacks
than their older neighbors.
[Rationale: Many existing buildings encroach into riparian zones and even into
waterways, and cause both flood hazards and environmental degradation. The
sensible way to recover creek corridors that have been built upon is incrementally,
as opportunities presented by redevelopment come along. The City needs strong
policy direction on this subject.If we start this now, in another 100 years perhaps
we will have no more buildings encroaching into creek corridors.]
E. Within new development areas, such as the potential expansion areas
shown in Figure 2, substantial displacement of flood waters should be
avoided by:
(1) Keeping a substantial amount of flood-prone land in the vicinity as
open space;
(2) Enlarging man-made bottlenecks, such as culverts,which contribute
xr-rct.ccIXE 71 unee
Land Use Element EQTF/Planning Commission Draft
to flood waters backing up from them;
(3) Accommodating in such places uses which have relatively low
ratios of building coverage to site area, for which shallow flooding
of parking and landscape areas would cause minimum damage.
(4) Requiring new buildings to be constructed above the 100-year flood
level.
F Creek widening shall be considered only as-a iftst resert if there is no
practicable alternative.consistent with the Open Sgace Element,
G. Lined channels and covered culverts shall not be built to replace open creek
channels.
6.4.4 Amenities and Access New public or private developments adjacent to the
lake, creeks, and wetlands must respect the natural environment and Mma
incorporate the natural features as project amenities provided doine so does not diminish
natural values. Developments along creeks should include public access across the
development site to thea creek and along the creek, where
ro� wildlife habitat, public safety, and reasonable privacy and security of the
development can be maintained,consistent with the Open Space Element. [8.4]
[Rationale:Natural values:EQTF is concerned that if"incorporated as amenities,"viable
habitats might be cleaned up and "prettified," to the detriment of natural values;thus the
additions. -- Access issue: The proposed policy with regard to Laguna Lake seemingly
contradicts past policy, which is to preserve wildlife habitat by not developing additional
public access to the undeveloped shoreline. With regard to wetlands, most are probably
too delicate to withstand public access.That leaves only creeks,with qualifiers.]
6.4.5 Open Channels All open channels should be kept open and clear of structures
in or over their banks. When necessary. the City may approve structures within creek
channels under the limited situations described in the Open Space Element. bridges giving
eentrei, where there are tie feasible 41y superier a4
[8.5]
6.4.5 Creek Setbacks [8.6]
A. The City should establish creek setbacks lines, consistent with the Open
Space Element, to include: , the fint 2-9
feet an appropriate separation from the edge ef the wetiftnd er the Rhvsical
top of the ereek bank; the 199 year Reed arete, the appropriate floodway. as
identified in the Flood Management Policx; earn native riparian plants
or wildlife habitat; space for paths called for by any City-adopted plan.
(See the Open Space Element for additional standards.)
ar-xtG.LUE 72 3lnp94
Land Use Element EQTF/Planning Commission Draft
B. The following items should be no closer to the wetland or creek than the
setback line: buildings, streets, driveways, parking lots, above-ground
utilities, and outdoor commercial storage or work areas.
C. Development approvals should respect the separation from creek banks and
protection of floodways and natural features identified in part A above,
whether or not the setback line has been established.
D. The features which normally would be outside the creek setback may be
permitted to encroach where there is no practicable alternative. to allow
reasonable development of a parcel. consistent with the Open Space
Element. when, to the extent that;
nomwer setbaek isset - neeeseftry to
the ereek= Any exceptift M.0
E Mest existing read eressitigs ever ereeks should rem Existing bridges
may be replaced or widened, consistent with the criteria of the Open Space
Element, Removal of any existing bridge or restoration of a channel to
more natural conditions will provide for traffic circulation, access, utilities,
and reasonable use of adjacent properties.
6.4.6 Porous Paving The City encourages the use of porous paving to facilitate
rainwater percolation. Parking lots and paved outdoor storage areas shall. where practical.
use one or more of the following measures to reduce surface water runoff and aid in
groundwater recharge: porous paving- ample landscaped areas which receive surface
drainage and which are maintained to facilitate percolation: drainage detention basins with
soils that facilitate percolation. [8.9]
6.5 Creeks and Flooding Programs
6.5.1 Previously Developed Areas To limit the potential for increased flood
damage in previously developed areas,the City will:
A. Ensure that infill,remodel, and replacement projects:
(1) Do not displace si=ffIg=ft more flood water than previous
structures on a site;
(2) Do not contribute floating debris to flood waters;
(3) Have finish floors at least one foot above the flood level or, if this is
not practical,be flood-proofed,to minimize risk to life and damage
to utilities,furnishings,merchandise, and equipment.
Provide greater setbacks from top of bank than previous structures
RP-PCLG-LUE 73 3MM
Land Use Element EQTF/Planning Commission Draft
if previous structures encroached into the waterway, or if a ereater
setback is necessary to assure future flood safety. public access or
resource protection.
B. Remove man-made obstruction from channels.
C. Ensure that any new development in the watershed detains rather than
accelerates runoff from development sites. [policy 8.71
6.5.2 County and Property Owners The City will coordinate with the County and
with property owners to control erosion within the watershed. [policy 8.8]
6.5.3 Ownership and Easements The City will obtain fee ownership, or easements,
for drainage, maintenance, and appropriate public access,for wetlands and creek channels.
[8.1]
6.5.4 Man-made Obstructions The City will maintain the creeks free of man-made
obstructions. [8.2]
6.5.5 Restoration at Development Sites The City will require protection and
restoration of wetlands and creek channels for fish and wildlife habitat within development
sites. [8.3]
6.5.6 National Flood Program The City will administer the National Flood
Insurance Program standards. [8.4]
6.5.7 Wide Cooperation The City will work with the U. S. Army Corps of
Engineers, U. S. Fish and Wildlife Service, California Department of Fish and Game,
Regional Water Quality Control Board, County Flood Control District, the County Land
Conservancy, Central Coast Salmon Enhancement. ECOSLO. the Sierra Club and other
interested groups and individuals to assure that its own activities and the development it
regulates conform with flood-control and habitat-protection objectives. [8.5]
6.5.8 Creekside Care and Notification In maintaining creek channels to
accommodate flood waters, the City will notify owners of creeks and adjacent properties in
advance of work,and use care in any needed removal of vegetation. [8.6]
6.5.9 Public Awareness The City will foster public awareness and appreciation of
wetlands and creeks and other aquatic ecosystems through such activities as tours and
clean-up events. [8.7]
6.5.10 Aquatic Ecosystem Management Plan The City will work
with other affected agencies, community groups, and property owners to prepare an
inventory of,and a management plan for,all m2terur=a uatic ecosystems. The plan will
describe and set priorities for acquisition, habitat restoration, and development of public
xr-acLcivE 74
3mA
Land Use Element EQTF/Planning Commission Draft
access. [8.8]
6.6.U Nonnative Plants The City will work with other affected agencies to remove
harmful, nonnative plants along creeks and replace.them with native,riparian plants. [8.9]
6.7 Community Heritage Policies
Introduction
Before Europeans arrived on the central coast,native Chumash and Salinan had lived in the
area for centuries. While many reminders of these people have been destroyed, some
evidence of their presence remains, and should be respectfully studied and preserved. San
Luis Obispo began with the founding of the Mission in 1772. Over the last two centuries,
the community has experienced many changes. The many older buildings and historic
sites which remain help us appreciate these changes today. The City wants to preserve
these tangible reminders of earlier days in the community's life.
6.7.1 Historical Resources Historical resources should be identified,preserved,and
where necessary and possible,restored. [9.1]
6.7.2 Building Conservation Historically or architecturally significant and
interestin buildings should not be demolished or substantially changed in outward
appearance, unless doing so is necessary to remove a threat to health and safety and other
means to avoid the threat are infeasible. The street appearance of buildings which
contribute to a neighborhood's architectural character should be maintained. [9.2]
6.7.3 Remodeling and New Buildings Changes or additions to historically or
architecturally significant buildings should be consistent with the original structure. New
buildings in historical districts,or on historically significant sites, should reflect the form,
spacing, and materials of nearby historic structures. [9.3]
6.7.4 Archaeological Resources resettrees shet2id be preserved in-ft
[9.4]
A. The Cit,, sl provide for the protection of both known and potential
archaeological resources To avoid develol2ment on important .
archaeological sites all available measures. including_purchase of fee
interest or development rights shall be explored at the time of a
development proposal Where such measures are not feasible and
development would adversely affect identified archaeological or
paleontological resources adequate mitigation shall be required
B. Activities other than development which could damage or destroy
archaeological sites including off-mad vehicle use on or adjacent o known
sites or unauthorized collecting of artifacts shall be prohibited.
xP-Pcc.c.Lue 75 =R4
Land Use Element EQTF/Planning Commission Draft
The City shall establish and maintain archaeological site records about
known sites Specific archaeological site information will be kept
confidential to protect the resources The City will maintain for public use
generalized maps showing known areas of archaeological sensitivity
D. Development within an archaeologically sensitive area shall req iu re a
preliminary site survey by a qualified archaeologist knowledgeable in
Chumash cultureprior to a determination of the potential environmental_
impacts of the project.
E Where a preliminary site survey finds substantial archaeological resources
before permitting construction the City shall require a mitigation plan to
protect the resources. Possible mitigation measures include: proiect
redesign: covering with a layer of fill: excavation and removal under the
direction of a qualified professional: presence of a qualified professional
during initial gading or trenching.
F Where substantial archaeological resources are discovered during
construction or other activities all activities shall cease until a qualified
archaeologist knowledgeable in Chumash culture can determine the
significance of the resource and recommend alternative mitigation
measures.
G All Native American cultural sites and archaeological sites should be
protected as open space wherever possible.
H. All areas proposed for development should be surveyed for si nificant
Native American resources before planning is finalized.
1. Native American participation should be included in the City's guidelines
for resource assessment and impact mitigation. Native American monitors
should be present during archaeological excavation and during
construction in an area likely to contain cultural resources
J. The City will respect the fact that sites may be culturally significant to
Native Americans even if they have lost their scientific archaeological
integrity through previous disturbance, and that artifacts may have intrinsic
value even if their archaeological context has been disturbed
K. The Native American community should be consulted as knowledge of
cultural resources expands and as the City considers updates or significant
changes to its General Plan,
6.8 Community Heritage Programs
6.8.1 Cultural Heritage Committee The City will maintain its Cultural Heritage
Committee to help identify, and advise on suitable treatment for, archaeological and
historical resources. The Cultural Heritage Committee will continue to develop
information on historic resources and provide guidance to owners to help restoration
xP-Pccc.cus 76 3mA4
Land Use Element EQTF/Planning Commission Draft
efforts. [9.1 and 9.2]
6.8.2 Property Maintenance and Restoration The City will continue a financial
assistance program which encourages owners to maintain and restore historic properties.
[9.3]
6.8.3 Architectural Review The City will expand its Architectural Review
Guidelines to offer more specific guidance on the construction of new buildings within
historic areas. [9.4]
6.8.4 Public Awareness The City will fosterpublic appreciation of historic resources
by sponsoring educational programs. [9.5]
6.8.5 Archaeological Survey Standards The Cultural Heritage Committee will
prepare standards concerning when and how to conduct archaeological surveys, and the
preferred methods of preserving artifacts. [9.6]
6.8.6 Displays The Cultural Heritage Committee and the County Archaeological
Society will help display artifacts which illuminate past cultures. [9.7]
"-PCLc.Lve 77 =194
Land Use Element Planning Commission Draft
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FIGURE 9
AIRPORT AREA
v.
Land Use Element EQTF/Planning Commission Draft
AIRPORT AREA
iniredtletion
area Er-igtire ).
POLICIES
7.1 Regional Service [10.1]
The airport will continue to serve the region,as previded-in consistent with the approved Airport
Master Plan.
7.2 Airport Land Use Plan [10.2]
Development should be permitted only if it is consistent with the San Luis Obispo County Airport
Land Use Plan. Prospective buyers of property which is subject to airport influence should be so
informed.
7.3 City Annexation and Services [10.3]
The City intends to wiiiex affb=bnursue annexation of the Airport Area isad which is inside the
urban reserve (Figure 9)9)• subiect to completion of environmental and economic studies and a
specific plan, and meeting other conrigencies indicated below.
abeat29i4�. The County should not approve urban development in the Airport Area. Urban
development should be within the City limits. The City may annex areas which are not planned to
be developed, and it may annex potential development areas before it has adequate water and sewer
treatment capacity to serve them. However, urban development should occur only when adequate
City water and sewer service are available. Special districts should not be formed or enlarged to
provide water or sewer service within the Airport Area.
7.4 Greenbelt Protection
Annexation of the Airport Area, in whole or in part. must be consistent with the growth
management objectives of maintaining areas outside the urbanreserve line in rural,predominantly
open space uses. Annexation, in whole or in part, is contingent upon achieving this greenbelt
protection for areas beyond the Airport Area.
7.5 internal Open Space
The areas desienated for urban uses, but not necessarily each parcel, should include open areas as
site amenities and to protect resources, consistent with the Open Space Element. In addition.
wildlife corridors shall be located and preserved across the Airoort Area.
7.6 Development Before Annexation [10.4 and 10.7]
A. Areas which are designated for eventual urban development may be developed during the
interim with rural residential or rural commercial uses. In such areas, County
development standards and discretionary review should assure that projects will not
AP-PCLGlUE 79 3W/W
Land Use Element EQTF/Planning Commission Draft
preclude options for future urban development consistent with the City's planning policies
and standards. Before any discretionary County land-use or land-division approval for
such areas, a development plan for the site should be prepared, showing that circulation,
water and other utility,and drainage proposals will be compatible with future annexation
and urban development.
B. Any AH new development within the urban reserve approved by the County rior to
annexation should comply with QM the Ben Luis Obispo Gemmwtity Design Plem whieh
is te be adepted by the Getintr. :Htis Finn establishes standards for roadway cross-
sections, bus stops, walking and bicycle paths, landscaping,view protection, setbacks,
preferred site layouts,and architectural character.
development in designated pw"ef the airport areft by die year 2098, the eity an& Getntry shettid
7.7 Transit Service [10.6]
Transit service linking development sites with the ct�' ywide bus system
should be provided concurrent with any additional urban development in the Airport Area.
7.8 Specific Plan [10.8]
The City will prepare a specific plan or plan for land uses. habitat protection.
resell, circulation. utilities,and drainage within the Airport Area.
7.9 Business Parks [10.9]
7.9.1 Location and Uses Business parks maybe developed in areas designated for them.
Business parks are to accommodate research and development and light manufacturing in a
campus like setting. They should provide high quality design of public and private facilities.
Land designated for g business parks should not be further divided or developmd until the City
annexes the area and approves a master plan fo , , the business park. [10.9]
7.9.2 Building Intensity Building location and intensity standards will be provided in a
specific plan for each business park The ratio of building floor area to site area shall not exceed
I.0. The Zoning Regulations will establish maximum building height and lot coverage and
minimum setbacks from streets and other proper lines well as procedures for exceptions to
such standards in special circumstances Dwellings may be provided only as caretaker auaraters or
as part of a specially approved mixed-use development The appropriate residential density would
be set considering the maximum residential density allowed in any neighboring residential area
(Also see the residential section for policiers on density bonuses for affordable housing.)
7.10 Recreation Area [10.10]
The large recreation space shown in the Airport Area is to be a golf course or other outdoor
recrearion use such as sports fields, irrigated with nonpotable (probably reclaimed) water.
7. 11 Tank Farm Uses [10.11]
The large Services and Manufacturing area north of the recreation area is to remain a petroleum
AP-P=.LUE 80 3M&
Land Use Element EQTF/Planning Commission Draft
tank farm during the planning period Any more intense use or commercial development would
require an amendment to this element.
Programs
7.11 Specific Plan [10.1]
The City with Airport
property owners to compgt�plfor
the Margarita Area and for the rest of the Ai=Area.
7.12 Airline Service and Impacts [10.2]
The City will work with the County to ' assure that
airline services and conditions in the vicinity of the MMM are consistent with the Circulation
Element licies.
7.13 Growth Management [10.3]
The City will annex the area in ,
ser viees and accommodate incremental development consistent with the growth management
policies including those concerning adequacy of resources and services and development plying
its own way.
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FIGURE 10 OPTIONAL USE & SPECIAL DESIGN AREAS
Acity Of
�91111— san lues oBispo
990 Palm Street/Post Office Sci 8100•San WS Obisbo.CA 93403.8100
/10410
T 72-08
Land Use Element EQTF/Planning Commission Draft '
OPTIONAL USE & SPECIAL DESIGN AREAS
Introduction
In and near the City are several areas where it is appropriate to consider a range or mix of
uses which are net aHewedrbT do not correspond with any one open-space,residential,
commercial,or public designation deseribed eisewhere in used by this element. However,
a particular use or mix of uses may not be desirable unless it is chosen in combination with
a specific physical design which solves problems of relationships between activities within
the site, and between the site and its neighbors. In gRtional use and special design areas,
the City intends to allow ek wider eheiee e make a choice about appr2rniate land uses dtw
based on information which will become available. In some
cases, the choice will be connected with sabjeet to approval of a development plan,
possibly with customized limits on specific activities and requirements for off-site
improvements or dedications. Each special design area that is mostly vacant will be
designated Interim Open Space until the City approves a plan for use of the area.
Special design areas are designated by number on the General Plan Land Use Map, and are
indicated on Figure 10. These areas and the guidelines for their development are listed
below. (The number following the decimal point corresponds to the map number.)
POLICIES
11.1 Foothill Creek
This 5.7-acre site n:sy-be is suitable for a neighborhood nark. and as the last suitable park
parcel in the city's densest neighborhood, should be acquired by the city.
(Rationale: Reinsertion of deletion. In the 1988 City LUE poll, 65% of respondents
favored more parks in residential areas. This densely populated and diverse area needs a
park,yet its needs have been bypassed for years as other areas have acquired parks f rst.
This is the last undeveloped site available.)
grhis 6.6 ---- site _- suit bie r.._.. _eigh t emmere=-i ee A major .5e -,__,.
ft desired es __C -_a stores .1 and
_ servi
es,
eii;.., iii 1
[L WFI
8.1 Maino-Madonna Area [11.3]
8.1.1 This 70-acre area may be developed further only if surrounding hillsides and
foreground fields are permanently protected as open space. See Hillside Planning Areas
6.2.6.K for specific Mguirements.
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Land Use Element EQTF/Planning Commission Draft
B. 4 On beth fes
be-re ,
ed-ss an e� €fifer.
8.1.6 Amy el n fer farther develeament in this area mnst address reearA
Sweet and N4ftdemnft Read west of Hiehwftv 194-,
8.2 Mid-Higuera Area [11.4]
The City will consider designating this area for eventual use for regional shopping
facilities, as described in the Commercial and Industrial Development section 3.1.2.a of
this Element. In the shorter term.the City will prepare and adopt a plan for this multi-block
commercial area showing any desired street and driveway changes, and flood mitigation
measures. The plan could also serve as a "conceptual redevelopment plan," guiding private
construction on sites affected by any widening of Higuera Street -- . .___
Greek.
[Rationale:Consistency with previous recommendation.]
8.3 Drive-in Theater Area [11.5]
This 39 25-acre area with prime soil should remain in agricultural use. If in the future this
land is to be converted to urban use in accordance with the save-four-acres-for-every-acre-
lost formula described in Growth Managment section 1.8.2. full development may be
permitted shetild be faither develesed only if flooding can be mitigated without significant
harm to San Luis Obispo Creek -Umil Fleed lifteftrdttre If flooding cannot be mitigated,
continued agricultural use and low-intensity recreational use are appropriate. Any use
drawing substantial regional traffic also depends on providing a full interchange at Prado
Road and extending Prado Road to connect with Madonna Road.
Once flooding and access issues are resolved and agricultural preservation requirements are
met, the area would be suitable for government agencies' regional offices (see also policy
5.1.6).
[Rationale:Consistency with recommended ag preservation policy.]
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Land Use Element EQTF/Planning Commission Draft ,
8.4 Los Osos Valley Gap [11.6]
This 16-acre.site with prime soil may be developed if land in common ownership to the
east is permanently preserved as open space alone with additional land needed to meet the
save-four-acres-for-every-acre-lost formula described in Growth Managment section
1.8.2. The following are possible uses for the area designated Interim Open Space.
- For about one-half the area,additional vehicle sales area;
For about one-half of the area, an elementary school, if not provided within the
Irish Hills expansion area,and neighborhood parr
Multifamily housing.
An open space/trail linkage/corridor to connect Laguna Lake Park/Prefumo Creek
with the Irish Hills.
(Rationale: This is the spot for such a linkage.It would tie the southern Irish Hills to the
lake and marsh, to San Luis Mountain and the Morros, and could eventually become the
key urban link in a glorious trail system .]
8.5 Dalidio Area
This approximately 180-acre parcel of prime farmland bounded by Madonna Road,
Highway 101, Central Coast Plaza and Prefumo Creek is in three ownerships. It is the
City's intent to preserve this signature working agricultural landscape at the southern
gateway to San Luis Obispo.
Preservation of this land may be accomplished by a variety of means including:
• Transfer of development rights to existing commercial areas such as the Madonna_
Road shopping centers or the mid-Higuera area:
• Long-term agricultural preserve contracts:
• Purchase,
• Deed restriction applied in return for developing some portion of the property or
other properties under the same ownership.
If development takes place on this parcel, no more than 20 percent of the total may be
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