HomeMy WebLinkAbout08/23/1994, C-2 - ESTABLISHING A CITY COUNCIL HEARING SCHEDULE FOR CONSIDERATION OF THE DRAFT GENERAL PLAN CIRCULATION ELEMENT. ���g11�4ryI�IIVI II�uI�IllUlll City of San LUIS OBISPO MEETING GATE: . ,
= COUNCIL AGENDA REPORT I NUMBEFj/J_ p
FROM: Michael McCluskey, Public Works Direr
Terry Sanville, Principal Transportation Planner-^�
SUBJECT: Establishing a City Council hearing schedule for consideration of
the Draft General Plan Circulation Element.
CAO RECOMMENDATION: By motion, approve schedule recommended below.
THE SITUATION
In February, 1994 the Planning Commission completed its review of the Hearing Draft of the
Circulation Element (May 1992). Likewise, in August, 1994 the Environmental Quality Task Force
(EQTF) completed its review. A legislative draft of the Circulation Element that highlights changes
recommended by both the Planning Commission and EQTF will be transmitted to the City Council
under separate cover, at least two weeks prior to the proposed initial September 13th hearing.
The City Council needs to establish a public hearing schedule for considering adoption of the
Circulation Element. A recommended schedule is shown below.
PUBLIC HEARING SCHEDULE: GENERAL PLAN CIRCULATION ELEMENT
Adjourned Hearing Date *# Circulation Topics to Be Discussed
September 13 Overview
Transportation Goals and Objectives
September 27 Trip Reduction Programs
Transit, Bicycle and Walking Programs
October 11 Street Standards
Neighborhood Traffic Management
Street Network Changes
October 25 Truck, Air and Rail Transport
Parking Management
Scenic Roadways
Element Implementation
November 3 Reserve as needed
(Thursday)
November 29 Hearing to Adopt Element
** Rggul4r Council Meeting ched le would be retained throw hout the Fall .aver.
r n.
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AFFIDAVIT OF PUBLICATION
No. dv 1-43991-0-0
Citv of SLO
STATE OF CALIFORNIA,
ss.
County of San Luis Obispo CITY of
��.San tuts osispo
cm COUNCIL
I am a citizen of the United States and a resident of the PUBLIC HEARING
On Tuesday, August 23,
1994, the San Luis Obispo
County aforesaid; I am over the age of eighteen and not City Council will hold a public
hearing to consider adoption
of the Land Use Element of
interested in the above-entitled matter the General Plan in conform-
ance with previous Council
direction. The meeting will
I am now, and at all times embraced begin at 7:00 p.m. in the
Council Chamber at City Hall,
990 Palm St., San Luis Obis-
po, CA. If you challenge the
in the publication herein mention was, the principal clerk proposed action described
here in court, you may be
limited to raising only those
of the printers and publishers of the SAN LUIS OBISPO issues you or someone else.
raised at the,public hearing
described in this notice,or In
COUNTY TELEGRAM-TRIBUNE, a newspaper of general written correspondence deliv-
ered to the City Council at,or
prior to,the public hearing.If
circulation, printed and published daily, Sundays ex- you have any questions con-
cerning this item,please con-
tact the Community Develop-
cepted, at the City of San Luis Obispo in the above Develop-
men Department at 781-
Diane R.Gladwell, _
City Clerk
named county and state; that notice Aug.13,1994 dv&Ml
at which the annexed clipping is a true printed copy, was
published in the above-named newspaper and not in any
supplement thereof — on the following dates, to-wit:
August 13
that said newspaper was duly and regularly ascertained
and established a newspaper of general circulation by
Decree entered in the Superior Court of San Luis Obispo
County, State of California, on June 9, 1952, Case #19139
under the provisions of Chapter 1, Division 7, Title of the
Government Code of the State of California.
I certify (or declare) under penalty of perjury that the
foregoing is true d correct.
(Signature of Principal Clerk)
Date 19 94
3-6- -1, A--
0n
— lF�tP"'".. t< SQA � ,• t w
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9,
COMMUNITY DEVELOPMENT DEPARTMENT
i
Our mission is to serve all persons in a positive and courteous
manner and help ensure that San Luis Obispo continues to be
a healthy, safe, attractive, and enjoyable place to live, work,
or visit. We help plan the: City's form and character, support
community values, preserve the environment, promote the
Wise use of resources, and protect public health and .safety.
The City of San Lui's Obispo Community Development Depart-
ment staff provides high quality service when you need it We
will:
♦ Listen to understand your needs;
♦ Give clear,. accurate and prompt answers to your
questions,-
*
uestions;♦ Explain how you can achieve your goals under the City's
rules;
♦ Help resolve problems in an open, objective
manner;
♦ Maintain high ethical standards; and
♦ Work to improve our service.
990 Palm Street - P.O. Box 8100
San Luis Obispo, CA 934034100
805 781=7171
CVR-CC.LUE 7121/94
i
GENERAL PLAN
LAND USE ELEMENT
City Council Draft
August 1994
This draft has not been adopted. It has been prepared to reflect changes made by the City
Council to the Planning Commission's February 1994 draft. Unlike previous drafts, the changes
are not highlighted. This draft is tentatively scheduled to be considered for adoption by the City
Council in late August 1994.
This draft was prepared by City staff,following Council direction. In a few cases, the wording
differs ers from the actual wording of Council motions, to clarify intent and maintain consistency
among pans of the element. Each of these differing text sections is indicated by a line in the
margin and a circled number which keys to an explanation in a staff report.
CVR-CC.LUE 7/28/94
r
The City's General Plan is made up of sections called "elements." Each element focuses on
certain topics as required or allowed by State law. According to State law, each element
carries equal weight in defining City policies. In February 1994, the following elements
comprised the City's General Plan:
Title Adoption or last
major revision date
Land Use 1994
Housing* 1986
Circulation* 1982
Open Space 1994
Conservation 1973
Parks and Recreation* 1982
Noise* 1975
Seismic Safety* 1975
Safety* 1978
Scenic Highway* 1983
Energy Conservation 1981
Water & Wastewater
Management* 1987
* The City is updating its General Plan. Revisions to the these elements are under
consideration
CVR-CC.LUE 7/21/94
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CVR-CC.LUE 11 7/21/94
CITY COUNCIL
Peg Pinard - Mayor
Allen Settle - Vice Mayor
Penny Rappa
William Roalman
Dave Romero
PLANNING COMMISSION
Dodie Williams, Chair
Barry Karlesldnt
Gilbert Hoffman
Brett Cross
Charles Senn
Mary Whittlesey
Grant Williams
ADMINISTRATION
John Dunn, City Administrative Officer
Ken Hampian, Assistant City Administrative Officer
COMMUNITY DEVELOPMENT DEPARTMENT
Arnold Jonas, Director
John Mandeville, Long-Range Planning Manager
Glen Matteson, Project Planner
Allen Hopldns, Sergio Reyes (Technical Support)
CVR-CC.LUE 1 7/21/94
s
Land Use Element City Council Draft
CONSERVATION AND DEVELOPMENT OF RESIDENTIAL
NEIGHBORHOODS
Policies
Neighborhood Protection & Enhancement 23
Residential Location, Uses, and Design 23
Residential Expansion Areas 25
Residential Density 27
Affordable Housing 29
Residential Land Protection 29
Student and Campus Housing 30
Group Housing 30
Old Town 30
Programs
Updating & Enforcing Standards 31
Multifamily Preferences & Standards 31
Downtown Residential Development 31
Affordable Housing 32
Neighborhood Compatibility 32
Group Care Homes 32
Neighborhood Wellness Action Plans 32
Residential Densities 32
COMMERCIAL & INDUSTRIAL DEVELOPMENT
Policies
Commercial Siting 33
General Retail 33
Neighborhood Commercial 34
Offices 35
Tourist Commercial 36
Services and Manufacturing 37
Vehicles Sales 38
Overall 40
Mixed Uses 40
Programs
Zoning Regulations 41
Planned Development Zoning 41
Neighborhood Uses 41
Tourist Information 41
Dependent Care 41
Neighborhood Centers 41
Downtown Office Design 41
Auto Sales Relocation 41
Noise Control 41
Madonna Road Center 41
Tourism 42
CON-CC.LUE iv 8/10/94
Land Use Element City Council Draft
CONTENTS
INTRODUCTION
History 1
Public Participation 1
Background to this Update 2
Community Values 3
PREAMBLE 5
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 11
Regional Planning 12
City Size and Expansion 12
Greenbelt 12
Prime Agricultural Land 13
Residential Clustering for Open
Space Protection 13
Air Quality 14
Growth Rates & Phasing 15
Educational and Governmental
Facilities Near the City 16
Annexation and Services 16
Costs of Growth 18
Solid Waste Capacity 18
Programs
Countywide Planning 19
Rural Areas and Open Space Planning 20
Air Quality 21
CON-CC.LUE 111 7/28/94
1 1
Land Use Element City Council Draft
Creeks and Flooding Policies 61
Creeks and Flooding Programs 67
Community Heritage Policies 69
Community Heritage Programs 71
AIRPORT AREA
Policies
Regional Service 73
Airport Land Use Plan 73
City Annexation and Services 73
Greenbelt Protection 73
Internal Open Space 73
Development Before Annexation 74
Transit Service 74
Specific Plan 74
Business Parks 74
Recreation Area 75
Programs
Specific Plan 75
Airline Service and Impacts 75
Growth Management 75
Open Space Dedication and In-Lieu Fees 75
OPTIONAL USE & SPECIAL DESIGN AREAS
Introduction 77
Madonna Road Regional Shopping Area 77
Foothill Boulevard Area 77
Broad Street Area 77
Santa Barbara Street Area 77
Mid-Higuera Area 78
Drive-in Theater Area 78
Los Osos Valley Gap 78
Dalidio-Madonna-McBride Area 78
Maino-Madonna Area 78
Irish Hills Area 79
REVIEW AND AMENDMENT
Comprehensive Reviews 81
Amendment Proposals 81
Annual Report 81
CON-CC.LUE vi. 8110/94
Land Use Element City Council Draft
DOWNTOWN
Policies
Downtown's Role 44
Downtown Residential 44
Entertainment and Cultural Facilities 45
Public Gatherings 45
Walling Environment 45
Public Safety 45
Open Places and Views 45
Traffic in Residential Areas 45
Street Changes 46
Parking 46
The Creek 46
Building Conservation and
Compatibility 46
New Buildings and Views 46
Noise 46
Sense of Place 46
Design Principles 47
Government Offices 47
Commercial Buildings Outside the Core 48
Program 48
PUBLIC & CULTURAL FACILITIES
Policies
Public Facilities 49
Cultural Facilities 52
Programs
City and County Offices Downtown 52
Performing Arts Center 52
Community Arts Groups 52
Land Acquisition 52
Facility Reuse 52
Public Art 52
RESOURCE PROTECTION
Overall Resource Protection Policies
and Programs 53
Open Space Policies 54
Hillside Policies 57
Hillside Programs 63
CON-CC.LUE v 7/28/94
Land Use Element City Council Draft
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Land Use Element City Council Draft
IMPLEMENTATION
Zoning Regulations 83
Subdivision Regulations 83
Architectural Review 83
Grading Regulations 83
Budgets 83
Property Management 83
Development Plans and Specific Plans 83
Public Planning 83
Environmental Review 84
Communication 84
DEFINITIONS 85
FIGURES
Number Title Page
1 Planning Area viii
2 Urban Reserve Line & Principal
Expansion Areas 10
3 Vehicle Sales Area - Auto Park Way 39
4 Downtown Planning Areas 43
5 Public Facility Areas 50
6 Hillside Planning Areas 56
7 Woodland Drive Specific Plan Area 60
8 Creeks and Floodplains 64
9 Optional Use and Special Design Areas 76
TABLES
Number Title Page
1 Residential Clustering for
Open Space Protection 14
2 Anticipated City Population Growth 15
3 Major Residential Expansion Areas 27
4 Residential Densities 28
CON-CCLUE vii 7/29/94
Land Use Element City Council Draft
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.
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 to question whether growth, even well planned, produces benefits worth the
social, economic and environmental costs and consequences. On the environmental side, the
element stated that key 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
purpose 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 would not get
out of hand before they were recognized.
Concerns about environmental quality continue today, and have informed much of the current
revision. Votes 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 community. 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 primary issues
facing planners, but failed to propose a concrete solution. As a result, irreplaceable agricultural
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.
INT-CC.LUE 2 7-21-94
Land Use Element City Council 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.
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 City's planning area. This pattern should be based on residents' preference and on protection
of natural assets unique to the planning area. The Element also describes the expected level of
population growth resulting from construction of the kinds of housing units included in the plan,
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.
Policies in the Land Use Element and the General Plan Land Use Map are consistent with other
General Plan elements. The Housing Element goals, 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 relevant goals, 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.
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
WT-CC.LUE 1 7-21-94
Land Use Element City Council Draft
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 ranch land, 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 ranging
from none (15%) to slower than the state and county (51%) to no faster than the county (19%).
Despite such consistent and strong expression of community values, there has been continued,
incremental degradation of the natural environment expressly valued by residents 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 quality of life, and responds to the desires of the
City's residents.
INT-C .LUE 4 7-21-94
Land Use Element City Council Draft
Community Values
As the 1977 element noted, public attitudes and values are an essential part 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 Danley Annexation.
• In June 1978, 62% of city voters amended the city Charter by initiative to allow voters
to vote yes or no on annexations.
• In November 1978, when the first Charter-mandated votes on annexations Fere held,
58% of voters rejected the Foothills annexation, and 56 % the Ferrini annexation.
• In 1983, 73% of city voters said the city 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 regulations should apply to all
development in the city.
• 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 Project.
• In a 1992 referendum, a similar percentage of city voters rescinded Council approval for
joining the State Water Project.
As voters, the people of San Luis Obispo have spoken clearly and consistently on environmental
protection and quality of life issues for the past 25 years.
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. Ninety percent 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
MT-MLUE 3 7-21-94
Land Use Element City Council 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 beyond our
control; that in an age when the livability of large, urban communities to our north, south, and
east is being destroyed 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 part of 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, preserve the relatively high levels of service, environmental
quality and clean air valued by its residents, and strive to provide additional resources as needed.
VIS-CC.LUE 5 7-21-94
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VIS-CC.LUE 6 7-21-94
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Land Use Element City Council Draft.
CONDf MTY 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. 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, soil, and
open space.
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 diverse, native plants, fish, and animals can continue
to live within the area.
4. Protect public views of the surrounding hills and mountains.
O 5. Recognize the importance of farming to the economy of the planning area and the county,
protect agriculture from development and from incompatible uses, and protect remaining
undeveloped prime agricultural soils.
6. Protect and restore natural landforms and features in and near the city, such as the
volcanic morros, hillsides, marshes, and creeks.
7. Foster appreciation among citizens of the complex abundance of the planning area's
environment, and of the need to respect natural systems.
8. Identify, map and monitor our community's natural assets to preserve and protect them.
GLS-CC.LUE 7 7/28/94
I
Land Use Element City Council Draft
Society & Economy
San Luis Obispo should be a well balanced community. Environmental, social, and economic
factors must be taken into account in important decisions about San Luis Obispo's future. A
healthy economy depends on a healthy environment. The social fabric of the community for
both residents and visitors must also be a part of that balance. Therefore, complementary to the
goals and objectives of this element, the City shall maintain and bi-annually review goals and
objectives that promote the economic well being of the community.
San Luis Obispo should:
9. Provide employment opportunities appropriate for area residents' desires and skills.
10. Provide goods and services which substantial numbers of area residents leave the area
regularly to obtain, provided doing so is consistent with other goals.
11. Retain existing businesses and agencies, and accommodate expansion of existing
businesses, consistent with other goals.
12. Emphasize more productive use of existing commercial buildings and land areas already
committed to urban development.
13. Provide an adequate revenue base for local government and public schools.
14. 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.
15. 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.
16. Accommodate residents within all income groups.
17. Preserve existing housing which is affordable to residents with very low, low, and
moderate incomes.
18. Actively seek ways to provide housing which is affordable to residents with very low,
low, and moderate incomes, within existing neighborhoods and within expansion areas.
19. Encourage opportunities for elder care and child care within the city.
20. Enrich community cultural and social life by accommodating people with various
backgrounds, talents, occupations, and interests.
21. Provide a resilient economic base, able to tolerate changes in its parts without causing
overall harm to the community.
GLS-CC.LUE 8 V21/94
Land Use Element City Council Draft
22. 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.
23. Provide for high quality education and access to related services such as museums, art
galleries, public art, and libraries.
24. Serve as the county's hub for: county and state government; education; transportation;
visitor information; entertainment; cultural, professional, medical, and social services;
community organizations; retail trade.
25. Provide a wide range of parks and sports and recreational facilities for the enjoyment of
our citizens.
26. Retain accessible, responsive, and capable local government.
27. Ensure that residents' opportunities for direct participation in City government and their
sense of community can continue.
City Form San Luis Obispo should:
28. 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.
29. Maintain existing neighborhoods and assure that new development occurs as part of a
neighborhood pattern.
30. Keep a clear boundary between San Luis Obispo's urban development and surrounding
open land.
31. Grow gradually outward from its historic center until its ultimate boundaries are reached,
maintaining a compact urban form.
32. Foster an awareness of past residents and ways of life, and preserve our heritage of
historic buildings and places.
33. Develop buildings and facilities which will contribute to our sense of place and
architectural heritage.
34. Develop buildings and places which complement the natural landscape and the fabric of
neighborhoods.
35. Focus its government and cultural facilities and provide a variety of business services and
housing in the downtown.
36. Provide a safe and pleasant place to walk and ride a bicycle, for recreation and other
daily activities.
37. Be a safe place to live.
GLS-CC.LUE 9 7/21/94
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EXPANSION
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Land Use Element City Council Draft
GROWTH MANAGEMENT
POLICIES
1.0 Overall Intent
1.0.1 Growth Management Objectives The City shall 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 availability.
D. New residents can be assimilated without disrupting the community's
social fabric, safety, or established neighborhoods.
E. Residents' opportunities for direct participation in City government and
their sense of community can continue.
1.0.2 Development Capacity and Services The City will not designate more land for
urban uses than its resources can be expected to support.
1.1 Urban Separation
Broad, undeveloped open spaces should separate the City from nearby urban areas. This
element establishes a final edge for urban development.
1.2 Build-out Capacity
This element seeks to establish an ultimate population capacity.
1.3 Urban Edges Character
The boundary between San Luis Obispo's urban development and surrounding open land
should be clear. Development just inside the boundary shall provide measures to avoid
a stark-appearing edge between buildings in the city and adjacent open land. Such
measures include: using new or existing groves or windrows of trees, or hills or other
landforms, to set the edge of development; increasing the required side-yard and rear-
yard setbacks.
1.4 jobs/Housing Relationship
The gap between housing demand (due to more jobs and college enrollment) and supply
should not increase.
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1.5 Regional Planning
The City will encourage regional planning and growth management throughout the
County, and in cooperation with neighboring counties and the State.
1.6 City Size and Expansion
1.6.1 Urban Reserve The City shall have an urban reserve line containing the area
around the City where urban development might occur (Land Use Element Map and
Figure 2). Urban uses within this line should be developed according to City-approved
plans, consistent with this element. Nonurban agricultural, open space, and wildlife
corridor uses are also encouraged within the urban reserve, as interim or permanent uses
shown on City-approved plans.
1.6.2 Expansion Areas Expansion areas adequate for growth consistent with these
policies should be designated within the urban reserve line (Land Use Element Map and
Figure 2).
1.6.3 Interum Uses Expansion areas should be kept in agriculture, compatible
agricultural support services, or open-space uses until urban development occurs, unless
a City-approved specific plan provides for other interim uses.
1.7 Greenbelt (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. 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 greenbelt uses include: watershed; wildlife habitat;
grazing; cultivated crops; parks and outdoor recreation (with minimal land or 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, 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.
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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 should
encourage County adoption of regulations prohibiting new structures on ridge lines or in
other visually prominent or environmentally sensitive locations, and allowing transfer of
development rights from one parcel to another in order to facilitate this policy.
1.7.6 Wildlife Habitat Continuous wildlife habitat--including 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 Prime Agricultural band
1.8.1 Agricultural Protection It is the City's policy to encourage preservation of
economically viable agricultural operations and land within the urban reserve and city
limits. The City should provide for the continuation of farming through steps such as
provision of appropriate general plan designations and zoning.
1.8.2 Prime Agricultural Land Development of prime agricultural land may be
permitted, if the development contributes to the protection of agricultural land in the
urban reserve or greenbelt by one or more of the following methods, or an equally
effective method: acting as a receiver site for transfer of development credit from prime
O agricultural land of equal quantity; 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. Development of small parcels which
are essentially surrounded by urbanization need not contribute to agricultural land
protection.
1.9 Residential Clustering for Open Space Protection
1.9.1 Basis for Variation Allowed parcel sizes and the number of dwellings may vary
from policy 1.7.4 when:
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.
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.
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TABLE 1
RESIDENTIAL CLUSTERING FOR OPEN SPACE PROTECTION
Minimum non- Minimum site area to Minimum overall Maximum
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 25 1
160 95 40 2.5
320 or more 95 60 2.5
1.9.3 Public Access Areas preserved for open space 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. Public access through
production agricultural land will not be considered, unless the owner agrees.
1.9.4 Design Standards Cluster development shall:
A. Be set back approximately 150 feet from public roads;
B. Be screened from public views by land forms or landscaping, but not at
the expense of habitat. If the visually screened locations contain sensitive
habitats or unique resources as defined in the Open Space Element, avoid
development in those areas and instead design the cluster in the form of
vernacular farm building complexes, to blend 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 other sensitive habitats or unique resources as defined in the
Open Space Element.
E. Preserve historic or archaeological resources.
1.10 Air Quality
If 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.
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1.11 Growth Rates & Phasing
1.11.1 Overall Intent Growth rates should provide for the balanced evolution of the
community and the gradual assimilation of new residents. Growth must be consistent
with the City's ability to provide resources and services and with State and City
requirements for protecting the environment, the economy, and open space.
1.11.2 Residential Growth Rate The City's housing supply shall grow no faster than
one percent per year, averaged over a 36-month period, excluding dwellings affordable
to residents with very low or low incomes as defined in the Housing Element. This rate
of growth may continue so long as the City's basic service capacity is assured. Table
2 shows the approximate number of dwellings and residents which would result from the
one percent maximum average annual growth rate over the planning period.
1.11.3 Phasing Residential Expansions 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 infill
residential development within the 1994 City limits.
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, or 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, 1997 - 2003; second area, 2004 - 2010;
third area, 2011 - 2017.
TABLE 2
ANTICIPATED CITY POPULATION GROWTH
Approximate maximum Anticipated
Year number of dwellings Number of Mgple(a)
1992 18,200 42,800
1997 19,100 45,000
2002 20,100 47,300
2007 21,000 49,700
2012 227200 527200
2017 23,300 54,900
2022 24,300 572200.
Estimated urban reserve capacity: 573700 (b)
(a) Includes residents of group housing.
(b) Includes Cal Poly campus residents, who are inside the urban reserve but who were outside
the city limits in 1994.
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1.11.4 Nonresidential Growth Rate Each year, the City Council will evaluate the
actual increase in nonresidential floor area over the preceding five years. If the average
annual increase in nonresidential floor area for the five-year period exceeds one percent
plus 300,000 square feet, the Council shall consider establishing limits for the rate of
nonresidential development. Any limits so established shall not apply to:
OA. Changed operations or employment levels, or relocation or ownership
change, of any business existing within the City at the time the limit is
set;
B. Additional nonresidential floor area within the downtown core (Figure 4);
C. Public agencies;
D. Manufacturing, light industrial, or research businesses.
1.12 Educational and Governmental Facilities Near the City
1.12.1 Overall policy Communication and cooperation between the City and nearby
government institutions is important and must be maintained, because changes in the
numbers 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. The City should continue to work with Cuesta College and Cal Poly
to assure that enrollment growth addressed in their approved master plans will not result
in any significant adverse impacts on the City.
1.12.2 Cal Poly The City favors Cal Poly's approved master plan enrollment targets.
O These targets should not be changed in a way that would exceed campus and community
resources. The City favors additional on-campus housing, enhanced transit service, and
other measures to minimize impacts of campus commuting and enrollment.
1.12.3 California Men's Colony The City supports communication and cooperation
between the City and California Men's Colony (CMC). The City shall continue to work
with CMC to identify resource constraints and to avoid adverse impacts of increased
inmate population.
1.12.4 Cuesta Community College The City favors measures such as course offerings
at satellite campuses and enhanced transit service to avoid housing and commuting
impacts of increasing enrollment at Cuesta College.
1.13 Annexation and Services
1.13.1 Water & Sewer Service The City shall not provide nor permit delivery of City
water or sewer services to the following areas. However, the City 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.
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1.13.2 Annexation Purpose and 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 area which are to remain
permanently as open space. An area may be annexed in phases, consistent with the city-
approved specific plan or development plan for the area. Phasing of annexation and
development will reflect topography, needed capital facilities and funding, open space
objectives, and existing and proposed land uses and roads. (See also Section 7.0, Airport
Area.)
1.13.3 Required Plans Land in any of the following annexation areas may be
developed only after the City has adopted a plan for land uses, roads, utilities, the overall
pattern of subdivision, and financing of public facilities for the area. The plan shall
provide for open space protection consistent with policy 1.13.5.
A. For the Airport and Orcutt expansion areas, a specific plan shall be
adopted for the whole of each area before any part of it is annexed.
B. For the Margarita Area, annexation may not occur until the City Council
has approved, as the project description for environmental review, a draft
specific plan. Further development shall not occur until the City has
completed environmental review and adopted a specific plan. (This area
shall be zoned Conservation/Open Space upon annexation, and shall be
zoned consistent with the adopted specific plan upon adoption of the
specific plan.)
C. For any other annexations, the required plan may be a specific plan,
development plan under "PD" zoning, or similar development plan
covering the entire area.
1.13.4 Development and Services Actual development in an annexed area may be
approved only when adequate City services can be provided for that development,
without reducing the level of services or increasing the cost of services for existing
development and for build-out within the City limits as of July 1994, in accordance with
the City's water management policies. Water for development in an annexed area may
be made available by any one or any combination of the following:
A. City water supply, including reclaimed water;
B. Reducing usage of City water in existing development so that there will
be no net increase in long-term water usage;
C. Private well water, but only as an interim source, pending availability of
an approved addition to City water sources, and when it is demonstrated
that use of the well water will not diminish the City's municipal
groundwater supply.
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1.13.5 Open Space Each annexation shall help secure permanent protection for areas
designated Open Space. Policies concerning prime agricultural land shall apply when
appropriate. The following standards shall apply to the indicated areas.
A. Irish Hills Area properties shall dedicate land or easements covering an area
in the hills at least equal to the area to be developed. (See also Hillside Planning
section 6.2.6.H.)
B. Margarita Area properties shall dedicate land or easements covering the hills
above the elevation designated in the hillside planning section and riparian and
wetlands areas as identified in the Open Space Element. (See also Hillside
Planning section 6.2.6.E.)
C. Orcutt Area properties shall dedicate land or easements covering the Santa
Lucia foothills and Mine Hill, as identified in the Open Space Element.
D. Airport Area properties shall secure protection for any on-site resources as
identified in the Open Space Element. These properties, to help maintain the
greenbelt, shall also secure open space protection for any contiguous, commonly
owned land outside the urban reserve. If it is not feasible to directly obtain
protection for such land, fees in lieu of dedication shall be paid when the property
is developed, to help secure the greenbelt in the area south of the City's southerly
urban reserve line.
E. Dalidio area properties (generally bounded by Highway 101, Madonna Road,
and Los Osos Valley Road) shall dedicate land or easements for the
approximately one-half of each ownership that is to be preserved as open space.
F. Other area properties, which are both along the urban reserve line and on
hillsides, shall dedicate land or easements for about four times the area to be
developed (developed area includes building lots, roads, parking and other paved
areas, and setbacks required by zoning). (See also the Hillside Planning policies,
section 6.2).
1.14 Costs of Growth
The costs of public facilities and services needed for new development shall be borne by
the new development, unless the community chooses to help pay the costs for a certain
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.
1.15 Solid Waste Capacity
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 granting any discretionary land use approval which would increase solid
waste generation.
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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.
1.16.2 Regular Meetings The City will advocate and help arrange annual meetings
among decision-makers of local jurisdictions to discuss regional issues.
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.
1.16.4 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.
1.16.5 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.
1.16.6 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.
D. Voter approval for any significant change from open space, agriculture, or rural
use to urban land uses.
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.
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1.16.8 City-County Agreement The City will pursue a memorandum of understanding
between the City and County governments, pledging that neither agency will approve a
substantial amendment to its plan for San Luis Obispo's planning area without carefully
considering the comment and recommendation of the other agency. The key feature of
the memorandum 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.
1.17 Rural Areas and Open-Space Planning
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 along public road
extensions through agricultural or open space areas; a program for payment of fees in
lieu of dedicating open space; adoption of a right-to-farm ordinance.
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
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.
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1.17.4 Cluster District The City should encourage the County to adopt a "mandatory
cluster district" for appropriate areas of the greenbelt under County jurisdiction, to
implement Policies 1.7 and 1.9 and to better preserve the open space qualities of the
land. The City recognizes the County major and minor cluster programs and TDC
programs.
1.18 Air Quality
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. The City will work with
other agencies and organizations to help educate citizens in ways to prevent air pollution.
1.18.2 Helping the Air District Along with other agencies and organizations, the City
will help the Air Pollution Control District update and implement the County Clean Air
Plan. The City, working with involved agencies and organizations, 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.
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CONSERVATION AND DEVELOPMENT OF
RESIDENTIAL NEIGHBORHOODS
POLICIES
2.1 Neighborhood Protection and Enhancement
2.1.1 Neighborhood Identity The city shall assist residents to identify and designate
neighborhoods. The city will work with residents to prepare neighborhood plans, to
facilitate development of a sense of place,within neighborhoods.
2.1.2 Neighborhood Groups The City should encourage and support the formation and
continuation of neighborhood planning groups, composed of neighborhood residents.
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, textured crosswalks, and, if necessary, stop signs, speed
humps, and bollards.
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 continuous pedestrian paths throughout the
City. (See also the Circulation Element.)
2.1.5 Neighborhood Open Links The City should treat streets, sidewalks, and front
setbacks as a continuous open link 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.
2.2 Residential Location, Uses, and Design
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. Existing housing shall be preserved as nonresidential,
O I neighborhood-serving uses are developed. If existing dwellings are removed for such
uses, the development shall include replacement dwellings.
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. Residential areas should be
protected from encroachment by detrimental commercial and industrial activities.
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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.
2.2.4 Residential Next to Nonresidential In designing development at the boundary
between residential and nonresidential uses, protection of a residential atmosphere is the
first priority.
2.2.5 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.
2.2.6 Neighborhood Pattern All residential development should be integrated with
existing neighborhoods. Where physical features make this impossible, the new
development should create new neighborhoods.
2.2.7 Housing and Businesses Where housing can be compatible with offices or other
businesses, mixed-use projects should be encouraged.
2.2.8 Natural Features Residential developments should preserve and incorporate as
amenities natural site features, such as land forms, views, creeks, wetlands, wildlife
habitats, and plants.
2.2.9 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.
2.2.10 Compatible Development Housing built within an existing neighborhood should
be in scale and in character with that neighborhood. All multifamily development and
large group-living facilities should be compatible with any nearby, lower density
development.
A. Architectural Character New buildings should respect existing buildings
which contribute to neighborhood historical or architectural character, in terms
of size, spacing, and variety.
B. Privacy and Solar Access New buildings will respect the privacy and solar
access of neighboring buildings and outdoor areas, particularly where multistory
buildings or additions may overlook backyards of adjacent dwellings. (See also
the Energy Conservation Element.)
2.2.11 Site Constraints Residential developments shall respect site constraints such as
property size and shape, ground slope, access, creeks and wetlands, wildlife habitats,
native vegetation, and significant trees.
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2.2.12 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.
(Barrier walls, isolating a project, are not desirable. Noise mitigation
walls may be used only when there is no practicable alternative. 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. Design elements that facilitate neighborhood interaction, such as front
porches, front yards along streets, and entryways facing public walkways.
J. Buffers from hazardous materials transport routes, as recommended by the
City Fire Department.
2.2.13 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.
2.3 Residential Expansion Areas
2.3.1 Specific Plans Specific plans for the Margarita Area:and Orcutt Area residential
expansions shall include:
A. Desired types and intensities of development, compatible with the
surrounding area;
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B. Phasing of development and public facilities, subject to availability of
resources;
C. Measures to protect resources and open space, including, among other
types, permanent wildlife habitats and corridors, and farm fields;
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 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
developer, to build homes or to create living environments suited to small
groups or to special needs.
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.
2.3.3 Residential Neighborhood Designation The major residential expansion areas
are shown as Residential Neighborhood on the 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 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 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).
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2.3.4 Transfer of Development Credits For each major expansion area, Table 3
indicates a low capacity which may be developed without transfer of development credits
and a high capacity which may be used with transfer of development 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.
TABLE 3
MAJOR RESIDENTIAL EXPANSION AREAS
Name of area Approximate number of dwellings
Low High
Irish Hills 500 500
Margarita 19100 11200
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, the following types of areas
are excluded: sensitive features such as creeks, habitats of rare or endangered plants and
animals, and significant trees; land dedicated in fee to the public for streets or
neighborhood parks.
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.)
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Land Use Element City Council Draft
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:
O I A. Be a receiving site, within expansion areas or the downtown commercial
core only, for development credit transferred to protect open space;
O I B. As provided in State law, include the minimum percentage of dwellings
for elderly or affordable to the income groups specified in State law.
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 4), upon finding that the
maximum density would 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.
2.4.4 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 County Land Use Element. (See also Greenbelt policies.)
2.4.5 Low-Density Residential development should be primarily dwellings having
locations and forms that provide a sense of both individual identity and neighborhood
cohesion for the households occupying them. Such dwellings are generally detached,
one-or two-story buildings, with private outdoor space separating them from neighboring
dwellings. Other uses which are supportive of and compatible with these dwellings, such
as parks, schools, and churches, may be permitted. Low-density development is
appropriate within and next to neighborhoods committed to this type of development.
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Land Use Element City Council Draft
2.4.6 Medium-Density Residential development should be primarily dwellings having
locations and forms that provide a sense of both individual' identity and neighborhood
cohesion for the households occupying them, but in a more compact arrangement than
Low-Density Residential. Such dwellings are generally one- or two-story detached
buildings on small lots, or attached dwellings, with some private outdoor space for each
dwelling. Other uses which are supportive of and compatible with these dwellings, such
as parks, schools, and churches, may be permitted. Medium-density development is
® I appropriate as a transition from low-density development to higher densities.
2.4.7 Medium-High Density Residential development should be primarily attached
dwellings in two-or three-story buildings, with common outdoor areas and very compact
private outdoor spaces. Other uses which are supportive of and compatible with these
dwellings, such as group housing, parks, schools, and churches, may be permitted. Such
development is appropriate near employment centers and major public facilities.
2.4.8 High-Density Residential development should be primarily attached dwellings in
two- or three-story buildings, with common outdoor areas and very compact private
outdoor spaces. Other uses which are supportive of and compatible with these dwellings,
such as group housing, parks, schools, and churches, may be permitted. Such
development is appropriate near the college campus, the downtown core, and major
concentrations of employment.
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.
2.6 Residential Land Protection
2.6.1 Large Areas Substantial areas designated for residential use should not be
changed to nonresidential designations.
2.6.2 Boundary Adjustments The City may adjust land-use boundaries in a way 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.
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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.
2.7.2 Cuesta College The City should encourage Cuesta College to facilitate student
housing.
2.7.3 Amenities Multifamily housing likely to be occupied by students should provide
the amenities which students seek in single-family areas, to provide an attractive
alternative.
2.7.4 Location Housing likely to attract faculty or students should be encouraged to
locate close to Cal Poly, to reduce commute travel.
2.7.5 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.
2.8 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.
2.8.2 Small residential care facilities should be treated the same as individual houses.
2.9 Old Town
In downtown residential area (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.
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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.
2.10.2 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.
2.11 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.
2.11.2 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 for condominiums.
2.12 Downtown Residential Development
The City 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.
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2.13 Affordable Housing
The City will adopt inclusionary-housing and development-fee ordinances consistent with
the Housing Element.
2.14 Neighborhood Compatibility
The City will consider new regulations, for Low-Density and Medium-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 Neighborhood Wellness Action Plans
To help residents preserve and enhance their neighborhoods, the City will:
A. Identify neighborhoods, and work with residents to prepare neighborhood plans
that empower them to shape their neighborhoods;
B. Help devise strategies to help stabilize the rental/owner ratio, to maintain
neighborhood character, safety, and stability;
C. Help identify neighborhood problems, and undertake a wide range of focused
development-review, capital-improvement, and code-enforcement efforts;
D. Encourage the formation of voluntary neighborhood groups, so residents can
become involved early in the development review process;
E. Involve residents early in reviewing proposed public and private projects that
could have neighborhood impacts, by notifying residents and property owners and
holding meetings at convenient times and places within the neighborhoods.
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.
2.16 Residential Densities
The City will evaluate alternatives to the current maximum number of dwelling units per
acre (based on bedroom count) and height and setback standards, to regulate residential
building intensity, and bulk and mass. Floor area limits will be considered.
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COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
3.0 Commercial Siting
3.0.1. Slope Commercial and industrial uses should be developed in appropriate areas
where the natural slope of the land is less than ten percent.
3.0.2. Access 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. Residential Area Expansion of commercial and industrial uses into
residential areas is prohibited.
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, warehouse stores,
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
3.1.5).
3.1.2 Locations for Regional Attractions The City should focus its retailing with
regional draw in the locations of downtown, the area around the intersection of
Madonna Road and Highway 101, and the area around Highway 101 and Los Osos
Valley Road.
3.1.3 Madonna Road Area Retail Expansion No substantial additional land area
should be added to the commercial centers at Madonna Road and Highway 101 until a
detailed plan for the retail expansion has been 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 and functionally
compatible with existing development in the area. Before approving an expansion
plan, the City should consider an evaluation of how much it would transfer sales from
existing retail areas in the City and whether the proposed uses could be developed in
existing retail areas.
3.1.4 Mid-Higuera Enhancement The City shall consider the potential
enhancement of underutilized commercial land along Higuera Street between Madonna
Road and High Street. (See also Special Design Area, policy 8.5.)
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3.1.5 Specialty Store Locations Most specialty retail stores should be downtown, in
the Madonna Road area, or the Los Osos Valley Road area; some may be in
neighborhood shopping centers so long as they are a minor part of the centers and
they primarily serve neighborhood rather than citywide or regional markets.
3.1.6 Building Intensity The ratio of building floor area to site area shall not
exceed 3.0, except that downtown sites which receive transfers of development credits
I for open space protection shall not exceed 4.0. 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 a project's realized 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 Commercial
3.2.1 Purpose and Included Uses The City should have areas for Neighborhood
Commercial uses to meet the frequent shopping demands of people living nearby.
Neighborhood Commercial uses include grocery stores, laundromats, and drug and
hardware stores. Neighborhood Commercial centers should be available within about
one mile of all residences. These centers should not exceed about 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.
3.2.2 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 residential
streets;
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.
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Land Use Element City Council Draft
3.2.3 Expanding Centers 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.
3.2.4 Stores in Residential Areas Small, individual stores within established
residential areas may be retained when they are compatible with surrounding uses.
Other isolated commercial uses which are not compatible with residential
surroundings eventually should be replaced with compatible uses.
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 a project's realized 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 49.)
3.3.2 Office Locations
A. All types of offices are appropriate in the downtown General Retail
district, but are discouraged at street level in storefronts of the
commercial core.
B. All types of office activities are appropriate in the Office district which
surrounds the downtown commercial area, though offices needing very
large buildings or generating substantial traffic may not be appropriate
in the area which provides a transition to residential neighborhoods.
C. 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);
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Land Use Element City Council Draft
E. Large offices, with no single tenant space less than 2,500 square feet,
and 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.
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.
3.3.4 Building Conservation Historic or architecturally significant buildings located
in Office districts should be conserved, not replaced.
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 a project's realized 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
3.4.1 Basis for Tourism The City should be an 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. The City 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.
3.4.2 Locations Visitor-serving uses should be integrated with other types of uses,
including overnight accommodations downtown, near the airport, 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. 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.
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Land Use Element City Council Draft
3.4.3 Appropriate Uses Tourist Commercial uses are 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. To assure adequate space for visitor-serving uses, areas
designated Tourist Commercial should not include offices, general retail stores, auto
repair, or business services.
3.4.4 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, the Planning
Commission, or both, to assure compatibility.
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 a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. When dwellings are provided 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
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 items
often stored outdoors (vehicles, building materials, plants). Areas reserved for these
uses may also accommodate convenience restaurants and other activities primarily
serving area workers.
3.5.2 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 types of
uses, to assure compatibility 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 centers, furniture and appliances
stores, and plant nurseries;
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Land Use Element City Council Draft
D. Repair shops, printing services, laundries, animal hospitals, sporting
goods stores, auto parts stores, and some recreation facilities;
E. Light manufacturing, research and development, and laboratories. (See
also "Business Parks" in the Airport section, page 74.)
F. Large offices, with no single tenant space less than 2,500 square feet,
and 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.
3.5.3 General Retail and Neighborhood Commercial Uses New specialty stores,
department stores, or neighborhood commercial centers should not be developed in
Service and Manufacturing areas. However, existing uses such as supermarkets and
drugstores may be expanded if-
A. They are compatible with nearby uses;
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.
3.5.5 Air & Water Quality Industries locating or expanding in San Luis Obispo
shall comply with all applicable air-quality and water-quality regulations.
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.
3.5.7 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 about 50 acres total for vehicle sales in this area, including the areas
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
proportion to projected County population growth.) The areas shown for
vehicle sales should be reserved for that use at least until the anticipated year
2004 update of this element, when the amount of reserved land may be
reconsidered.
COM-CC.LUE 38 8-2-94
Land Use Element City Council Draft
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COMCC.LUE 39 7-2'-94
Land Use Element City Council Draft
If a plan for vehicle sales expansion onto prime agricultural soils is approved,
it shall provide for permanent preservation of prime soils, within the urban
reserve or greenbelt. 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 or greenbelt, consistent with
the Open Space Element.
B. Other Areas Auto sales in areas of the City other than Auto Park Way
should be minimized, in order to reinforce the auto sales center and to
maximize space for other uses in other locations.
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 a project's realized building intensity, to reflect existing or
desired architectural character in a neighborhood. Dwellings may be provided only as
caretaker quarters, as shelters (with discretionary 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 residential
area. (Also, see the residential section for policies on density bonuses for affordable
housing.)
3.6 Overall
3.6.1 Dependent Care New development should be offered incentives for provision
of child care and elder care for employees.
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, will be allowed in centers of employment. Space for such amenities
may be required within large commercial and industrial developments.
3.7 Mixed Uses
Compatible mixed uses in commercial districts should be encouraged.
COM-CC.LUE 40 7"22-94
Land Use Element City Council 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.
3.7.2 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.
3.7.3 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.
3.7.4 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.
3.7.5 Dependent Care The City will provide zoning incentives and investigate a
program coordinating commercial and industrial development for the provision of
child care and elder care for workers.
3.7.6 Neighborhood Centers The City will identify suitable sites for new or
expanded neighborhood centers as it prepares specific plans.
3.7.7 Downtown Office Design The City will 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," so the character and fabric of existing neighborhoods will be protected.
3.7.8 Auto Sales Relocation The City will provide incentives to encourage
relocation of vehicle sales to the Auto Park Way area.
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.)
3.7.10 Madonna Road Center The City will investigate ways to encourage more
intense commercial development within, and more cohesion.between, the existing
I g
shopping centers on Madonna Road.
COM-CC.LUE 41 8-11-94
Land Use Element City Council Draft
3.7.11 Tourism The City will:
A. Encourage sufficient conference and meeting space to accommodate the
demand for medium size conferences;
B. Work with the Performing Arts Center in promoting arts oriented
tourism;
C. Develop aggressive tourism marketing programs;
D. Develop concepts such as rail tours, sea cruises, historical tours, and
bicycle tours;
E. Encourage development of appropriate recreational facilities for golf,
tennis, equestrian activities, soccer, swimming, fishing, and eco-
tourism.
COMCC.LUE 42 7-22-94
Land Use Element \ I City Council Draft
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DOWNTOWN PLANNING AREA
DOW-CC.LUE 43 7.22-94
Land Use Element City Council Draft
DOWNTOWN
Introduction
Dowruown 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 development may occur.
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 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.
4.2 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. Commercial core properties may serve
as receiver sites for transfer of development credits, thereby having higher residential
densities than otherwise allowed.
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 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
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Land Use Element City Council Draft
"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.
4.3 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 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 for public gatherings.
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 public gathering areas.
4.6 Public Safety
Indoor and outdoor public spaces should be observable from frequently occupied or
travelled places, to enhance public safety.
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 Traffic in Residential Areas
Downtown residential areas should be protected from through traffic.
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4.9 Street Changes
Street widening and realignment should be avoided.
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 The Creek
San Luis Obispo Creek should be protected and restored, provided this can be done in ,
a manner that minimizes human impact on creek life. Walking paths along the creek in
the downtown 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. (See also Resource Protection Sections
6.4.3.D1 and 6.5.1.4.) Opportunities to open covered sections of the creek should be
pursued.
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 New Buildings and Views
New downtown development should respect views of the hills, framing rather than
obscuring them.
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 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.
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4.16 Design Principles
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 comers,
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
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.)
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4.18 Commercial Buildings Outside the Core
In retail area 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).
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.
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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.
5.1.2 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.
5.1.3 Joint Projects Government agencies should cooperatively plan for new or
expanded facilities. They should consider joint projects when mutual objectives can be
met.
5.1.4 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).
5.1.5 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.
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Land Use Element City Council Draft
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PUB-CC.LUE 50 7-29-94
Land Use Element City Council Draft
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:
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.
5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but
functionally related to them, should be located in the appropriate area.
5.1.8 Unrelated Oftices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, 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.
5.1.9 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.
5.1.10 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 I (sheriff), or the social services area;
B. Alcohol and drug treatment programs- suitable for the social-services area
or the health-care area.
5.1.11 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.
5.1.12 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 permit 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, generally to reflect
the standards for these items in neighboring land use districts. Dwellings may be provided
only as caretaker quarters, as shelters (with discretionary 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.
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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.
5.2.3 Mission Plaza Area An appropriate area for cultural facilities is the vicinity of
Mission Plaza (Figure 5).
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,
parking, means to reduce vehicle trips, and funding.
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.
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.
5.6 Land Acquisition
The City will attempt to acquire land for cultural facilities or Mission Plaza extension as sites
become available.
5.7 Facility Reuse
The City will study its surplus facilities for possible reuse by cultural and non-profit groups.
5.8 Public Art
The City will encourage inclusion of appropriate public art in all projects.
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RESOURCE PROTECTION
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 special geographical, biological,
geological, and other natural resources. (See also the Open Space Element and the Conservation
Element)
Overall Resource Protection
POLICY
6.0.1 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-equal 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.
PROGRAMS
6.0.2 Overlay Mapping The City shall develop overlay maps of the City, the urban
reserve, and the 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 types), 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,
airport hazard and noise areas, radiation hazard areas.
6.0.3 Land Use Element Map Revision 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
findings 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.
6.0.4 Resource Protection Once resource areas worthy of protection are identified, the
City shall seek to protect them by easement or other permanent means.
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6.1 Open Space Policies (See also the Growth Management section)
6.1.1 Open Space and Greenbelt Designations The City shall designate the following
types of land as open space:
A. Upland and valley sensitive habitats or unique resources, as defined in the
Open Space Element, including corridors which connect habitats.
B. Undeveloped prime agricultural soils which are to remain in agricultural
use as provided in policy 1.8.2.
C. Those areas which are best 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, including sensitive habitats or unique resources as defined
in the Open Space Element; agricultural value; and 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.
E. Sufficient area of each habitat type to ensure the ecological integrity of
that habitat type within the urban reserve and the greenbelt, including
connections between habitats for wildlife movement and dispersal; these
habitat types will be as identified in the natural resource inventory, as
discussed in the "Background to this Land Use Element Update" and in
Community Goal #8.
Public lands suited for active recreation will be designated Park on the General Plan
Land Use Element Map. The City may establish an agricultural designation. (See the
Open Space Element for refinements of these policies.)
6.1.2 Open Space Uses Lands designated Open Space should be used for purposes
which do not need urban services, major structures, or extensive landform changes.
Such uses include: watershed protection; wildlife and native plant habitat; grazing;
cultivated crops; and passive recreation. Buildings, lighting, paving, 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 maintained. Buildings and
paved 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 range.
RP-Cc.DUE 54 7mi94
Land Use Element City Council Draft
6.1.3 Open Space Land Divisions Parcels within Open Space areas should not be
further divided.
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.
6.1.5 Interim Open Space Uses and Parcel Sizes Uses within Interim Open Space
areas should be the same as in Open Space areas (policies 6.1.1 and 6.1.2). Interim
Open Space areas should not be further subdivided until a development plan or a specific
plan is approved (pursuant to policy 1.13.3), except to separate land to be dedicated in
fee to the City, or other responsible public or nonprofit agency, for permanent open
space.
6.1.6 Eventual Uses This element identifies intended uses for each area designated
Interim Open Space. Such areas are discussed under Optional Use and Special Design
Areas, and Hillside Planning.
One area not discussed under those headings is: About 11 acres between Los Verdes
Park and San Luis Obispo Creek, which may be used for residential development if the
flood hazard is mitigated without significant harm to the creek.
RP-CC.LUE 55 7127/94
Land Use Element City Council Draft
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RP-CC.LUE 56 7t27/94
Land Use Element City Council Draft
6.2 Hillside Policies
6.2.0 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:
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.
6.2.1 Development Limits Hillsides planning areas 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 cause
development to avoid encroachment into sensitive habitats or unique resources as defined
in the Open Space Element, and public health and safety problems related to utility
service, access, wildland fire hazard, erosion, flooding, and landslides and other geologic
hazards. Also, the development limit line and the standards 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.)
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 conform to the natural slopes;
RP-CC.LUE 57 7127/94
Land Use Element City Council Draft
C. Avoid large, continuous walls or roof surfaces, or prominent foundation
walls, poles, or columns;
D. Minimize grading of roads;
E. Minimize grading on individual lots; generally, locate houses close to the
street; minimize the grading of visible driveways;
F. Include planting which is compatible with native hillside vegetation and
which provides a visual transition from developed to open areas;
G. Use materials, colors, and textures which blend with the natural landscape
and avoid high contrasts;
H. Minimize exterior lighting.
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.
6.2.4 Development Credit Transfer Any residential development credit obtained from
Open Space designations outside the urban reserve line or development limit line should
be transferred to land inside the lines.
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.
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Land Use Element City Council Draft
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. For each of
these areas, land above the development limit line should be secured as permanent open
space.
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 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.
RP-CC.LUE 59 7/27/94
Land Use Element City Council Draft
FIGURE 7 WOODLAND DRIVE SPECIFIC PLANNING AREA
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RPCC.LUE 7/21/94
Land Use Element City Council Draft
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 Ahita Street neighborhood;
(b) Correct downslope drainage problems to which
development within the expansion area would
contribute.
(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.
RP{C.LUE 61 727/94
Land Use Element City Council Draft
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. (See also Optional
Use and Special Design 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 Optional Use
and Special Design Areas, policy 8.9.)
(2) 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
extraordinary visual quality and natural slopes, and should
maintain views of the mountain from the highway and
nearby neighborhoods.
(3) Land north of the Bianchi ranch house driveway (Maino
property), designated Interim Open Space, may
accommodate carefully located and designed houses, or
specialized group-living facilities, visitor accommodations
or a restaurant, offices, or a combination of these uses.
(4) On both properties, the area immediately west of Highway
101 should be retained as an open space buffer.
(5) Any plan for further development in this area must address
reconfiguration of the Marsh Street interchange.
L. The Luneta Drive area includes parcels which may be used for
houses, so long as new construction and major additions to the
houses are approved by the Architectural Review Commission.
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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.
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.
6.3.3 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.
6.3.4 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.
6.4 Creeks, Wetlands, and Flooding Policies
Introduction
San Luis Obispo's aquatic ecosystems consist of creeks, Laguna Lake,
floodplains, marshes, wetlands, serpentine 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 floodplains. Creeks, which are
the most obvious of these systems because they flow through the City, provide
wildlife habitat, backyard 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.
6.4.1 Creek and Wetlands Management Objectives The City should
manage its lake, creeks, wetlands, floodplains, and associated wetlands to
achieve the multiple objectives of:
A. Maintaining and restoring natural conditions and fish and
wildlife habitat;
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FIGURE 8 CREEKS & FLOODPLAINS
RP-CC.LUE 64 7/27/94
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Land Use Flement City Council Draft
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.
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.
6.4.3 Flood Hazard Reduction
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 vicinity. Commercial buildings may be
flood-proofed where providing floor levels above the 100-
year storm flow is not appropriate due to adjacent
improvements. New infill buildings may be required to
have greater setbacks than their older neighbors.
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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 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 alterations shall be considered only if there is no
practicable alternative, consistent with the Open Space
Element.
6.4.4 Amenities and Access New public or private developments
adjacent to the lake, creeks, and wetlands must respect the natural
environment and incorporate the natural features as project amenities,
provided doing so does not diminish natural values. Developments along
creeks should include public access across the development site to the
creek and along the creek, provided that wildlife habitat, public safety,
and reasonable privacy and security of the development can be
maintained, consistent with the Open Space Element.
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.
6.4.6 Creek Setbacks
A. The City should establish creek setbacks, consistent with
the Open Space Element, to include: an appropriate
separation from the physical top of bank; the appropriate
floodway, as identified in the Flood Management Policy;
native riparian plants or wildlife habitat; space for paths
called for by any City-adopted plan. (See the Open Space
Element for additional standards.)
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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.
E. 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.
6.4.7 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 area which receive surface drainage and which
are maintained to facilitate percolation; drainage detention basins with
soils that facilitate percolation.
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 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.
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B. Require new infill buildings to have greater setbacks than
their older neighbors, when necessary to achieve the
purposes of this section.
C. Remove man-made obstruction from channels.
D. Ensure that any new development in the watershed detains
rather than accelerates runoff from development sites.
6.5.2 County and Property Owners The City will coordinate with the
County and with property owners to control erosion within the watershed.
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.
6.5.4 Man-made Obstructions The City will maintain the creeks free
of man-made obstructions.
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.
6.5.6 National Flood Program The City will administer the National
Flood Insurance Program standards.
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, 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.
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.
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.
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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 aquatic
ecosystems. The plan will describe and set priorities for acquisition,
habitat restoration, and development of public access.
6.5.11 Nonnative Plants The City will work with other affected
agencies to remove harmful, nonnative plants along creeks and replace
them with native, riparian plants.
6.6 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.
6.6.1 Historical Resources Historical resources should be identified,
preserved, and where necessary and possible, restored.
6.6.2 Building Conservation Historically or architecturally significant
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.
6.6.3 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.
6.6.4 Archaeological Resources
A. The City shall provide for the protection of both known
and potential archaeological resources. To avoid
development on important archaeological sites, all available
measures, including purchase of fee interest or
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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-road vehicle use
on or adjacent o known sites or unauthorized collecting of
artifacts, shall be prohibited.
C. 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 area of archaeological
sensitivity.
D. Development within an archaeologically sensitive area shall
require a preliminary site survey by a qualified
archaeologist knowledgeable in Chumash culture, prior 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: project
redesign; covering with a layer of fill; excavation and
removal under the direction of a qualified professional;
presence of a qualified professional during initial grading
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 area proposed for development should be surveyed for
significant Native American resources before planning is
finalized.
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I. 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.
6.7 Community Heritage Programs
6.7.1 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 efforts.
6.7.2 Property Maintenance and Restoration The City will continue
a financial assistance program which encourages owners to maintain and
restore historic properties.
6.7.3 Architectural Review The City will expand its Architectural
Review Guidelines to offer more specific'guidance on the construction of
new buildings within historic areas.
6.7.4 Public Awareness The City will foster public appreciation of
historic resources by sponsoring educational programs.
6.7.5 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.
6.7.6 Displays The Cultural Heritage Committee and the County
Archaeological Society will help display artifacts which illuminate past
cultures.
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AIRPORT AREA
POLICIES
7.1 Regional Service
The airport will continue to serve the region, consistent with the approved Airport Master
Plan.
7.2 Airport Land Use Plan
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
The City intends to actively pursue annexation of the Airport Area by the year 1995.
Airport Area land inside the urban reserve shall be considered for annexation subject to
completion of environmental and economic studies and a specific plan. Pending
annexation:
A. Any urban development approved by the County shall be consistent with City
development standards; and
B. Urban development and provision of adequate resources and services needed
citywide shall be closely monitored.
7.4 Greenbelt Protection
Annexation of the Airport Area, whether it occurs as one action or several, shall be
consistent with the growth management objectives of maintaining areas outside the urban
reserve line in rural, predominantly open space uses. An Airport Area annexation shall
not take effect unless the annexed area helps protect an appropriate part of the greenbelt
near the Airport Area, through one or more of the following methods:
A. Dedicating an open-space easement or fee ownership to the City or to a
responsible land-conservation organization.
B. Paying fees to the City in-lieu of dedication, which shall be used within a
reasonable time to secure greenbelt open space near the Airport Area.
7.5 Internal Open Space
The areas designated 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 across the Airport Area shall be identified and preserved.
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7.6 Development Before Annexation
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 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 development within the urban reserve approved by the County prior to
annexation should comply with City standards for roadway cross-sections, bus
stops, walking and bicycle paths, landscaping, view protection, setbacks,
preferred site layouts, and architectural character.
7.7 Transit Service
Transit service linking development sites with the citywide bus system should be
provided concurrent with any additional urban development in the Airport Area.
7.8 Specific Plan
The City will prepare a specific plan for land uses, habitat protection, circulation,
utilities, and drainage within the Airport Area.
7.9 Business Parks
7.9.1 Location and Uses Business parks may be 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 a business park should not be further
divided or developed until the City annexes the area and approves a master plan for the
business park.
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 1.0. 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. Dwellings may be
provided only as caretaker quarters 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 policies on density bonuses for affordable housing.)
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Land Use Element City Council Draft
7.10 Recreation Area
The large Recreation space shown in the Airport Area is to be a golf course or other
outdoor recreational use such as sports fields, irrigated with nonpotable (probably
reclaimed) water.
PROGRAMS
7.11 Specific Plan
The City will work with Airport Area property owners to complete a specific plan.
7.12 Airline Service and Impacts
The City will work with the County to assure that airline services and conditions in the
vicinity of the airport are consistent with the Circulation Element policies.
7.13 Growth Management
The City will annex the area and accommodate incremental development consistent with
the growth management policies, including those concerning adequacy of resources and
services and development paying its own way.
7.14 Open Space Dedication and In-lieu Fees
In approving development proposals, the City will assure that Airport Area properties
secure protection for any on-site resources as identified in the Open Space Element.
These properties, to help maintain the greenbelt, shall also secure open space protection
for any contiguous, commonly owned land outside the urban reserve. If it is not feasible
to directly obtain protection for such land, fees in lieu of dedication shall be paid when
the property is developed, to help secure the greenbelt in the area south of the City's
southerly urban reserve line. The City shall set fee levels that would be appropriate in-
lieu of open space dedication.
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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 do not correspond with any one open-space, residential, commercial, or public designation
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 addition, there are
areas where special design concepts can help revitalization efforts. In optional use and special
design areas, the City intends to do one or both of the following:
(A) Make a choice about appropriate land uses based on information which will become
available. In some cases, the choice will be connected with approval of a development
plan, possibly with customized limits on specific activities and requirements for off-site
improvements or dedications.
(B) Encourage innovative design concepts which help revitalize and beautify the area.
Each optional use and special design area that is mostly open land may be designated Interim
Open Space until the City approves a plan for use of the area.
Optional use and special design areas are designated by number on the General Plan Land Use
Map, and are indicated on Figure 9. These areas and the guidelines for their development are
listed below. (The number following the decimal point corresponds to the map number.)
POLICIES
In area 8.1 through 8.5, renovation of streetscapes, landscaping, and building facades is
encouraged. The City should work with property owners to prepare area plans containing design
guidelines and implementation programs. Programs may include implementation incentives,
such as variations from development standards or loan funds.
8.1 Madonna Road Regional Shopping Area
8.2 Foothill Boulevard Area
8.3 Broad Street Area
8.4 Santa Barbara Street Area
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8.5 Mid-Higuera Area
The City will prepare and adopt a plan for this multi-block commercial area showing any
desired street and driveway changes, flood mitigation measures, and opportunities for a
linear park along San Luis Obispo Creek. The plan could also serve as a "conceptual
redevelopment plan," guiding private construction on sites affected by any widening of
Higuera Street or San Luis Obispo Creek. (See also policy 3.1.4)
8.6 Drive-in Theater Area
This 25-acre area should be further developed only if flooding can be mitigated without
significant harm to San Luis Obispo Creek. Until flood hazards are 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).
8.7 Los Osos Valley Gap
This 16-acre site should be developed if land in common ownership to the east is
permanently preserved as open space. The following are possible uses for the area
designated Interim Open Space.
Vehicle sales;
Multifamily housing;
An open space corridor, trail, or both, to connect Laguna Lake Park and Prefumo
Creek with the Irish Hills.
8.8 Dalidio-Madonna-McBride Area
This approximately 180-acre area of prime farm land bounded by Madonna Road,
Highway 101, Central Coast Plaza, and Prefumo Creek is in three ownerships. The City
intends to preserve significant parts of this signature working agricultural landscape at
the southern gateway to San Luis Obispo.
8.9 Maino-Madonna Area
8.9.1 This 70-acre area may be developed further only if surrounding hillsides on each
property are permanently protected as open space. (See also hillside planning policy
6.2.6.K, page 62.)
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8.9.2 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 extraordinary visual quality and natural slopes, and should
maintain views of the mountain from the highway and nearby neighborhoods.
8.9.3 Land north of the Bianchi ranch house driveway (Maino property), designated
Interim Open Space, may accommodate carefully located and designed houses or
specialized group-living facilities, visitor accommodations or a restaurant, offices, or a
combination of these uses.
8.9.4 On both properties, the area immediately west of Highway 101 should be retained
as an open space buffer.
8.9.5 Any plan for further development in this area must address reconfiguration of the
Marsh Street interchange.
8.10 Irish Hills Area
This approximately 110-acre area extends from Los Osos Valley Road to the base of the Irish
Hills, and from Madonna Road to Auto Park Way. It shall be zoned Conservation/Open Space
upon annexation, and shall be zoned for appropriate urban districts upon approval of
development plans.
2 I 8.10.1 About 38 acres northerly from the vicinity of the Garcia Drive intersection is
designated Medium-Density Residential. This area may accommodate about 500
dwellings. There should be a range of housing types, with low-density, medium-density,
and medium-high density development each occupying about one-third of the area.
While a specific plan is not required, development plans (described in policy 1.13.3) are
required and should include the following:
A. Street intersections consistent with the Circulation Element and no
driveway access, to minimize disruption of traffic flow along Los Osos
Valley Road.
B. Pedestrian, bicycle, and vehicle access between any separate development
sites, in addition to access provided by Los Osos Valley Road.
C. Sufficient setbacks for traffic noise mitigation.
D. Building heights, setbacks, and spacing to allow views of the Irish Hills
from Los Osos Valley Road.
E. Permanent open space protection of hill areas at least equal to the
development area.
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2 8.10.2 About 72 acres southerly from the vicinity of the Garcia Drive intersection is
designated General Retail.
While a specific plan is not required, development plans (described in policy 1.13.3) are
required and should include the following:
A. Street intersections consistent with the Circulation Element and no
driveway access, to minimize disruption of traffic flow along Los Osos
Valley Road.
B. Pedestrian, bicycle, and vehicle access integrating circulation among any
separate development sites, in addition to access provided by Los Osos
Valley Road.
C. Building heights, setbacks, and spacing to allow views of the Irish Hills
from Los Osos Valley Road.
D. Permanent open space protection of hill areas at least equal to the
development area.
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REVIEW & AMENDMENT
9.1 Comprehensive Reviews
The City should conduct a comprehensive review of this element about every ten years,
and at other times deemed necessary by the City Council, considering possible changes
in citizen's preferences, technology, population characteristics, and regional plans.
9.2 Amendment Proposals
Amendments to this element, requested by citizens or deemed useful by the Planning
Commission or the City Council, will be considered by the City. Such amendments
should be considered in groups, not more than four times each year.
9.3 Annual Report
The City will prepare an annual report on the status of the general plan, during the first
quarter of each calendar year, to include the following:
A. A summary of private development activity and a brief analysis of how it helped
meet general plan goals;
B. A summary of major public projects and a brief analysis of how they
contributed to meeting general plan goals;
C. An overview of programs, and recommendations on any new approaches that may
be necessary.
D. A status report for each general plan program scheduled to be worked on during
that year, including discussion of whether that program's realization is
progressing on schedule, and recommendations for how it could better be kept on
schedule if it is lagging;
E. A status report on how the City is progressing with implementing its open space
preservation policies and programs;
F. Updated population or other information deemed important for the plan.
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EMPLEMENTATION
Introduction
"Implementation" refers to all the City's actions to carry out the general plan. Besides the .
programs described in previous sections, the City uses the following means of implementing the
Land Use Element. The City's actions under the following headings are to be consistent with
the General Plan.
10.1 Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones,
property-development standards such as maximum building height and minimum parldng,
and procedures intended to give the interests of development applicants and other citizens
fair consideration.
10.2 Subdivision Regulations cover the division of land into parcels which can be sold, and
set basic standards for streets and utilities.
10.3 Architectural review applies to the layout and outdoor appearance of new housing tracts,
multifamily developments, hillside development, stores, offices, and manufacturing
buildings, and remodeling of some downtown buildings and historical buildings.
10.4 Grading Regulations limit the amount and methods of reshaping the ground to
accommodate development.
10.5 Budgets spell out how City funds will be obtained and spent, particularly the capital
improvement program, a multiyear list of major facilities and equipment which the City
will buy or build. The capital improvement program includes water sources and sewage
treatment equipment, water and sewer lines, and streets and bridges. The Planning
Commission reviews this program for conformity with the general plan.
10.6 Property management covers buying land for new City facilities and for public open
space, and selling or leasing land no longer needed for a City government function.
10.7 Development plans and specific plans bridge between general policies and actual
construction plans.
10.8 Public Planning is a way for the City and its Citizens to help shape the City's future
environmental quality. Before considering private proposals for a major development,
such as a specific plan, special-design area, or a large subdivision or planned
development not within a specific plan, the City should conduct an evaluation of
environmental opportunities and constraints, to which a private proposal can respond.
Features to be examined include toxic contamination, airport operations, ground slopes,
seismic hazards, soil and groundwater characteristics, wildlife habitats, scenic values and
impacts, agricultural values, open space preservation, aquatic ecosystems, air quality,
sustainability impacts, road and rail traffic noise, water and sewer service limits, access
and circulation, and historic and archaeological resources.
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10.9 Environmental review is a formal way to inform the public and decision-makers of the
expected consequences of their actions. Two common types of environmental documents
are environmental impacts reports and "initial studies." Before considering private
proposals for a major development, such as a specific plan or special-design area, the
City should conduct an evaluation of environmental opportunities and constraints, to
which a private proposal can respond. Features to be examined would include toxic
contamination, airport operations, ground slopes, seismic hazards, soil and groundwater
characteristics, significant wildlife habitats, road and rail traffic noise, water and sewer
service limits, access and circulation, and historic and archaeological resources.
10.10 Communication, ranging from informal staff discussions to letters from the City
Council, lets other agencies know the City's position based on the general plan.
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DEFINITIONS
Some terms unique to the General Plan or city planning activities are used. They are defined
below. Generally, the first time each of these terms appears in the text, it is printed in italics.
Agriculture is the use of land for the production of food or fiber, or both, including (1) the
growing of crops, or (2) the grazing of animals on naturally prime pasture or improved pasture
land, or both (1) and (2).
Annexation is the extension of the City limits, to increase the area which is subject to City laws
and, sometimes, eligible for City utilities and services. Annexations are acted on by the Local
Agency Formation Commission, according procedures and standards in State law. This
commission is made up of two members of the County Board of Supervisors, two members of
councils of the cities within the County, and a public member.
Aquatic ecosystems are biological communities that have developed in and around creeks,
Laguna Lake, floodplains, marshes, wetlands, serpentine seeps, and springs.
Arterial street is a major road connecting different areas of the City with each other and with
highways. Driveway access is usually limited. (See also the Circulation Element.)
Business park is a master-planned, campus-like setting for research-and-development or light-
manufacturing industries.
Building intensity is a measure of the amount of floor space in relation to site area. It is
expressed as the ratio of gross building floor area to site area. For example, where a ratio of
1.0 is allowed, building floor area can equal site area. In this example, a one-story building
could cover all of the site (except any required setbacks), a two-story building could cover one-
half the site, or a three-story building could cover one-third of the site. (See also "density.")
Civic Center is a part of downtown where certain types of City and County government offices
are to be concentrated.
Collector street is a street serving a neighborhood or subarea of the City, usually having only
two lanes. See also the Circulation Element.
Commercial core is the part of downtown's commercial area where buildings generally cover
whole parcels and there is little or no on-site parking. See Figure 3.
Creek is a waterway or portion of a waterway so designated on the Open Space Element "Creek
Map," or other source as defined in the Open Space Element; creek includes a natural
watercourse or altered natural watercourse where water flows in a definite channel, with a bed
and banks.
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Creek setbacks establish the minimum distance that development must be from a creek's
physical top of bank or the outer edge of riparian vegetation, considering preservation of creek
habitat and adequate space for natural changes and the storm design capacity, as provided in the
Open Space Element.
Density describes how many things of a certain kind occupy an area of land. Density is often
expressed as the number of residents, dwellings, or employees per acre. In this element, it
means the maximum number of dwellings per acre that may be allowed. (See also "building
intensity.")
Development limit line is a boundary, inside the urban reserve, between land to remain open
and land which can be developed. It has been applied to certain hillsides.
Development plan is a plan for development of a certain site which has been rezoned under the
"planned development" section of the City's Zoning Regulations. A development plan shows
land uses, roads, utilities, building outlines, and development timing in more detail than the
general plan, but not so precisely as construction plans.
Downtown is the central part of the City, generally bounded by Highway 101, the railroad, and
High Street, including the commercial core and historic residential neighborhoods.
Expansion areas are places that the City has decided will be appropriate for urban development,
generally next to and extending beyond the City limits at the time the plan was adopted. The
relatively large major expansion areas are shown and named on the plan map. Some smaller
expansion areas are also shown; others may be designated as the City identifies additional places
which meet certain standards that make them appropriate for urban development.
General Retail is a commercial land-use category which includes specialty stores as well as
department stores, restaurants, and some services such as banks.
Greenbelt is the essentially undeveloped open land beyond surrounding the City's urban reserve
line, which maintains the City's rural setting and ecological integrity by preserving hillsides,
agricultural land, wildlife and native plant habitat, and other open space.
Health-Care area is a district on Johnson Avenue where County and related private health-care
facilities are to be located.
High-Density Residential is a land-use category for attached or closely spaced dwellings,
usually in multistory buildings, for group housing, and for other uses that are supportive of and
compatible with residential neighborhoods.
Hillside planning areas are places at the City's edges where a relatively precise boundary
between potential development areas and open space' has been drawn, and where special
development standards apply.
Historical resources are places, buildings, or artifacts which represent periods in local history.
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Infill is development on vacant sites which are essentially surrounded by urban development,
and inside the city limits existing when this element was adopted.
Interim Open Space is a land-use category for areas which may be suitable for development
someday but which should be kept open until certain constraints to development are overcome.
Local street is a street providing access to all or part of a neighborhood, and not carrying
through traffic. See also the Circulation Element.
Low-Density Residential is a land-use category for dwellings that provide a sense of individual
identity and neighborhood cohesion for the households occupying them, generally detached, one-
or two-story buildings, with private outdoor space separating them from neighboring dwellings,
and other uses which are supportive of and compatible with these dwellings.
Medium-Density Residential is a land-use category for dwellings that provide a sense of
individual identity and neighborhood cohesion for the households occupying them, but in a more
compact arrangement than Low-Density Residential. Such dwellings are generally one- or two--
story detached buildings on small lots, or attached dwellings, with some private outdoor space
for each dwelling. Other uses which are supportive of and compatible with these dwellings,
such as parks, schools, and churches, may be permitted.
Medium-high-density residential is a land-use category for attached or closely spaced
dwellings, usually in multistory buildings, for group housing, and for other uses that are
supportive of and compatible with residential neighborhoods.
Neighborhood Commercial is a commercial land-use category for businesses which primarily
meet the frequent shopping demands of people who live nearby, such as supermarkets and drug
stores.
Office is a land-use category for professional and financial services, and related, supporting
businesses.
Old Town means the part of downtown which includes the residential areas around the
commercial core, where most original houses were built before 1940.
Open Space is land or water area which remains in a predominantly natural or undeveloped
state, and is generally free of structures. Such lands protect and preserve the community's
natural and historical resources, define the urban boundary, and provide visual and physical
relief from urban development. Open spaces may consist of small portions of a parcel or large
tracts of land. Such lands may include farming and grazing; creeks, marshes, watershed and
floodplains; scenic resources; plant and animal habitat; historic and archaeological resources;
and passive recreation areas.
Park is a land-use category for publicly owned parks.
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Passive recreation means low-impact activities such as hiking, bird-watching, nature
photography, trails, nature study, viewing stations, interpretive areas, and similar uses.
Planning area is the land within the City limits where the City can control development as well
as the area outside the City limits where the City is particularly concerned with land use. See
Figure 1.
Prime agricultural land means land which the U. S. Soil Conservation Service considers to be
Class I or Class 11. These soils have few or no limitations for growing crops due to slope,
depth, texture, drainage, or inherent fertility.
Programs are actions which the City intends to take in pursuit of its goals and policies.
Public is a land-use category for government facilities, such as schools, offices, meeting rooms,
police and fire stations, and maintenance yards.
Recreation is a land-use category for publicly or privately owned recreation facilities, either
outdoors or buildings within a park-like setting.
Region generally means San Luis Obispo County.
Residential Neighborhood is a designation for the major residential expansion areas shown on
the General Plan Land Use Map, which are to include a wide range of housing types and costs,
and supporting uses such as small parks, elementary schools, and shopping and services to meet
the daily demands of neighborhood residents.
Residential/Office is a potential land-use category for downtown neighborhoods which have
started to make the transition from residential to office uses, where the City wants to assure than
housing is protected or replaced as office development occurs.
Riparian means characteristic of creeks or their edges.
Rural commercial is an intensity of land-use in the airport area. Rural commercial includes
farming as well as businesses which need a lot of space, which can be supported by on-site water
supply and waste disposal rather than City water and sewer service, and which do not
concentrate substantial numbers of employees or customers.
Rural Residential is a land-use category for one or fewer dwellings per ten acres, where City
water and sewer services are not available.
Services and Manufacturing is a land-use category including repair and maintenance services,
retailing of items such as vehicles and building materials, and light manufacturing.
Small residential care facility means a home for not more than six people who need supervision
or help with daily activities.
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Social services area is a district on South Higuera Street near Prado Road where government
agencies providing income-maintenance and employment services are to be located.
Special design areas are sites where the general plan anticipates a broader range or mix of uses
than would be allowed by the named land-use categories, and where those uses can be developed
only as part of a development plan which solves certain problems.
Specialty store is one which offers a limited range of typically small consumer items to a wide
market area, such as a shoe store, book store, or tobacco shop.
Specific plan is a document adopted by the City to show land uses, roads, utilities, other public
facilities, and development timing in more detail than the general plan, but not so precisely as
subdivision maps or construction plans.
Suburban Residential is a land-use category for not more than one dwelling per acre, where
City water and sewer services are not available.
Tourist Commercial is a land-use category for businesses which primarily serve visitors and
the travelling public, such as motels, gas stations, and restaurants.
Urban reserve line is the boundary between areas that the City has decided may be appropriate
for urban development and land to remain in open-space and rural uses. Agricultural and open
space uses may also be maintained within the urban reserve.
Urban use is a relatively intensive use of land which normally requires City water and sewer
service; urban uses are nearly all the types of development accommodated in the following
categories of this element: low-, medium-, medium-high, and high-density residential;
neighborhood, tourist, and general-retail commercial; offices; services and manufacturing;
business parks, and most public buildings.
Warehouse store is a large retail or wholesale store which sells items primarily in bulk
quantities or containers, and which has minimal range of brands and minimal display space that
is separate from storage areas.
Wetland is any area where one or more of the following attributes exist:
1.. At least periodically, in years of normal rainfall, the plants are those which thrive
only in water or saturated soil.
2. The substrate is predominantly undrained hydric soil as defined by the United
States Soil Conservation Service.
3. Substrate other than soil is at least periodically saturated or covered by shallow
water at some time during the growing season in each year of normal rainfall.
DEF-CC.LUE 89 7/28/94
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