HomeMy WebLinkAbout03/14/1995, 2 - FROOM RANCH DEVELOPMENT PROJECT ".7 MEETING DAT'
c� o san lues oBispo
COUNCIL AGENDA REPORT REnn NUMBER
FROM: Arnold Jonas,2ommunity Developm=t Director
Prepared by: Whitney Mcllvainellikssociate Planner
SUBJECT: Froom Ranch,Development Project
CAO RECOMMENDATION
Receive a presentation from Alex Madonna regarding future development of the Froom Ranch
property. Provide general feedback, but take no action that would prejudice the outcome of the
hearing process to which this project will be subject. Reaffirm General Plan Land Use and
Open Space Element policies as they pertain to development of the Froom Ranch property.
DISCUSSION
A. Purpose of the meeting
This item has been scheduled for consideration at the request of Alex Madonna per his attached
letter.
B. General project description
As illustrated on the attached 8.5" X 11" reductions of preliminary development plans, the
project involves:
1. Annexation of about 69 acres along the southwestern side of Los Osos Valley
Road between Madonna Road and Highway 101. This is the entire area shown
as General Retail on the General Plan Land Use Map.
2. Retail Commercial (C-R) prezoning.
3. Approximately 700,000 square feet of "big box" retail space, to be developed in
four phases.
C. Status of the application
The application is not yet complete for reasons outlined on page 2 of the attached staff
memorandum regarding project status. Once complete, the project will require approval of the
annexation, prezoning, development plans, and-a subdivision. This project is also subject to the
California Environmental Quality Act. Due to the scope and nature of the project, staff
anticipates the need for an environmental impact report.. However, this can not be determined
until after the application is complete and an initial environmental study has been prepared,
identifying the potential impacts of the project.
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OftZe COUNCIL AGENDA REPORT
Froom Ranch Presentation
Page 2
D. Relevant General Plan pglicies
Attached are relevant General Plan policies regarding annexation, open space, and methods of
financing public improvements needed for new development. In summary, these policies would
require the proposed project to:
1. Provide open space protection of adjacent hill areas at least equal to the
development area.
2. Bear the full cost of public facilities and services needed for the new
development, unless the community chooses to help pay the costs...to obtain
community-wide benefits.
3. Identify in the annexation and development plan application how the project will
comply with items 1 and 2.
Mr. Madonna is especially concerned with the application of open space protection polices to
his project. Please refer to page 2 of the attached staff memorandum regarding project status
and to the attached excerpt from a letter submitted by the project representative, Dennis Schmidt
with Central Coast Engineering.
E. Appropriate Council action
Consistent with California planning and zoning law, which recognizes the importance of public
participation in the planning process, the City has established a public hearing and review
procedure to which this project is subject. It would not be appropriate for the Council to take
any action that might circumvent or appear to circumvent the public hearing process. Therefore,
staff recommends that the Council focus its comments on the application of adopted General Plan
policies to annexation and development of this site.
Attachments:
1. Letter from Alex Madonna
2. Excerpt from a November 28, 1994 letter from Dennis Schmidt, project representative
3. 8.5" x 11" reductions of the preliminary annexation and development plans (4 sheets)
4. Staff memo regarding project status (3 sheets)
5. Excerpts from the Land Use (LUE) and Open Space Elements (11 sheets)
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CC 7
MADONNA
TELEPHONE 543.0300 P.O. BOX 3910
s;� D SAN LUIS OBISPO. CALIFORNIA• 93406
F'j //' j February 3, 1995
Allen Settle, Mayor
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403
Re: Froom Ranch Development
Dear Mayor Settle and Council Members:
I am writing at this time to request the scheduling of a Pre-
Development Study Session with the City Council at the
earliest possible time convenient for the Council Members,
in connection with the Froom Ranch Project.
Because of certain economic factors which include increased
interest rates over recent months, and retail development
that has taken place in communities surrounding San Luis
Obispo, major tenants once vitally interested in this
development are no longer as committed to the San Luis
Obispo area.
It is therefore very important for me to determine if the
CITY has an interest in this project, so I can make efforts
to determine if our "majors" can be brought on line, in
order to make the evalu:+tion whether to go forward with
or abandon this proposed development.
Please call if a Pre--Development Meeting has the interest
of members of the Council and can be arranged.
Sincere thanks.
Very truly yours,
ALEX MADONNA
cc: Dave Romero, City Council
Bill Roalman, City Council
Dodie Williams, City Council
Kathy Smith, City Council
Phase Three (100,000 sq ft).
Site Plan (item H). Added information to the site plan includes:
1. Existing Site Features. Included as part of the latest topography.
2. Proposed Lot Lines (copied from previous comment). The project is
not in the position to decide whether to lease space or sell parcels.
If lot lines are required, the application will precede as single lot
planned development.
3. Floor areas. All areas shown on the exhibits.
4. Public Dedications and Easements. Ultimate dedication for Los
Osos Valley Road is founded on (1) the existing curb face along the
Auto Parkway, and (2) the existing near edge of pavement adjacent
to the Laguna School palm tree row. From both alignments, 108 feet
to the southwest represents the proposed dedication limits
(tentatively approved by the City Engineer). The intent of this
alignment is to eliminate impacts on misting final street improvements
and on the palm tree row. Dedication will be offered to the public
through the County for those areas outside City limits. All private
access right of way widths will meet City standard and will be offered
to the public(Sub. Regs. for standard).'
Mr. Madonna is willing to negotiate the trans er o open space
dedication in favor of the City of San Luis Obispo. However, given
the legal and other uncertainties relating to the ability of the City of
San Luis Obispo to require open space dedications, as well as the
interpretation and implementation of the City's open space policies
and programs, he believes that it would be in the best interest of
both himself and the City to jointly negotiate a solution which
resolves these uncertainties. Mr. Madonna requests a meeting with
the City Council for this purpose.
5. Circulation. The primary goal of circulation is to provide
convenient access to anyone interested in shopping. I consider
myself a good barometer (if it's difficult to access I avoid it).
Pedestrian oriented stores are up front adjacent to alternate public
access, auto dependent towards the back. The grid is most efficient
and direct pedestrian access throughout the project allows for safe
movement within distances that are recognized as practical (max.
1000 feet). Street pedestrian crossings are short, and many in
number. Walks are planned as non integral, and are proposed at 10
foot widths. If acceptable, street tree planting emphasizing taller
canopies is desired. Wide pads fronting stores promote easy
pedestrian access in and around sidewalk furniture, advertising and
outside sales.
Circulation considerations related to Los Osos Valley Road are,
(1) the access onto and from Garcia Drive is improved with the
added turn lane and signalized intersection at the primary entrance
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cityof sAn tuis oBispo
990 Patm Street/Post Office Box 6100 • San Luis Obispo. CA 93403.8100
MEMORANDUM
February 1, 1995
TO: Ken Hampian, Assistant City Administrator
VIA: Arnold Jonas, Community Development Director
FROM: Ron Whisenand, Development Review Manager
BY: Whitney McDvaine, Associate Planner
SUBJECT: Status of Alex Madonna's Froom Ranch Proiect
An application for the Froom Ranch project was submitted on March 29, 1994 in anticipation
of Council adoption of the Land Use Element shortly thereafter. Both Planning staff and the
project representative agreed that processing the application would be premature until the update
was adopted or land use policies affecting development in the Irish Hills area were resolved.
In the meantime, the project underwent changes in design and scope, and staff began reviewing
the application for completeness, policy consistency, and potential environmental impacts.
Community Development and Public Works staff have worked extensively with the project
representative, Dennis Schmidt from Central Coast Engineering, in an effort to complete the
application, and with Steve Orosz from Penfield Smith on the work scope for a traffic study.
Arnold Jonas, Ron Whisenand, John Mandeville, and Whitney McIlvaine had arranged to meet
with Mr. Madonna at 11:00 a.m. on December 22, 1995 to review the status of the application
and answer any processing questions he might have, but Mr. Madonna cancelled that meeting.
The project planner, Whitney McIlvaine, phoned Wednesday, January 18, 1995 to check on the
status of the project. Mr. Madonna indicated he was reevaluating whether or not to proceed in
light of recent retail development elsewhere in the County and that he would be deciding one
way or the other within the month (see attached letter).
The application for the Froom Ranch project remains incomplete for the following reasons:
The City,of San Luis Obispo Is committed to including the disabled In all of Its services. r s and a ivitie (/
Telecommunications Device for the Deal(805)"91•%410 /�L-
city of sAn luis OBIS
po
MOM
990 Palm Street, Post Office Box E100 Sar^. Luis Obispo. CA 934C3-E100
Froom Ranch Status
Page 2
1. In order to determine whether the project involves an amendment to open space policies
in the Land Use Element of the General Plan', Mr. Madonna needs to provide a clear
explanation of his intended approach to open space protection. This has not been
submitted. Instead, Mr. Madonna has indicated he would like to "negotiate with
Council" on this point. Community Development Department staff have explained to
Mr. Madonna that the policies in the General Plan are very clear regarding open space
protection in conjunction with any development of the Froom Ranch property.
We did not feel it was appropriate or necessary to seek any further clarification of these
recently adopted policies on behalf of Mr. Madonna. Staff has informed him that he is
welcome to raise the issue during the public testimony portion of any regular Council
meeting or make arrangements to talk with individual Council members on his own.
2. The project must include an application for a parcel map subdivision to avoid having
existing parcels bisected by new city limits' and new buildings constructed over lot
lines'.
3. The project must include a plan for financing public improvements as required by Land
Use Element annexation policies 1.13.2, 1.13.3, and 1.13.4.
4. To date, application fees have only been partially paid. This is due in part to a lack of
resolution on the open space issue, which will determine whether General Plan
amendment fees are applicable.
I General Plan Land Use Element Policies 6.2.6 H, S.10.2 D, 1.13.3, 1.13.5 A, 1.17.1, and 1.17.2.
2 Subdivision regulation 16.36.220.
3 Consructing buildings over lot lines is not consistent with building code and zoning regulation setback
standards.
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The Ci!y ai San Luis Obispo is commirk ed:c inciuoing the disabled in all of its services.Programs and activities.
`1 Tefeccmmun;caions Device for t+e Deal (6051731-'-10. AA
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city of sAn luis oBispo
990 Palm Street/Post Office Sox 8100 • San Luis Obispo, CA 93403-8100
January 20, 1995
Alex Madonna
Madonna Construction Co., Inc.
P.O. Box 3910
San Luis Obispo, Ca 93403
Subject: Status of Froom Ranch Development Project
Dear Alex:
I just wanted to clarify my understanding of your plans regarding the Froom Ranch Development
project. When we spoke on the phone on Wednesday, I understood that you are reevaluating
whether or not to go forward with the project in light of retail development that has taken place
elsewhere, specifically, the opening of a WalMart in Paso Robles and the outlet centers in
Atascadero and Pismo Beach. I further understood that you are considering placing the property
in trust for your grandchildren as an alternative to development now, and that you would be
making that decision in the next month or so.
In the meantime, your application remains incomplete, primarily due to the fact that the
application does not clearly address open space protection and means of financing needed capital
improvements, as required by Land Use Element policies. Also, an application for
resubdividing must be part of the project to avoid having existing parcels bisected by city limits.
Should you decide to withdraw your application, the Community Development Department will
process a partial refund of fees submitted, based on staff time expended on project review.
Please let me know as soon as you decide to either continue forward with the project or
withdraw it from consideration. If you have any questions, please call me at 791-7175.
Sin Ply I
Whitney McIl,aine
Associate Planner
c: Dennis Schmidt, Central Coast Engineering
DThe Cny.ot San Luis Obispo is committed to including the disabled in all of as services,programs and activities.
(✓ Telecomr n cations Device for the Deal(805)781.7410.
Open Space Element
CHAPTER IV - BIPLEMENTATION MECHANISMS
Introduction
There are various methods for preserving and maintaining open space. Some of these methods are
listed in this chapter; others have been discussed in previous sections. These options are not
alternatives; rather, they are a menu of choices from which the City can choose. Some of the methods
presented, such as general obligation bonds, require voter approval. Others (such as impact fees)
generate revenue, while others involve developer incentives, such as density bonus. Finally, some
methods do not require any kind of tax or assessment measure, but rely on private initiative or
government regulation.
The City of San Luis Obispo, like many jurisdictions, has limited money available for open space
purchases. In the past, the majority of open space the City has received has come from donations or
regulations. These sources, even in conjunction with developer incentives and similar programs, are
not adequate. To provide a viable open space program, the City must have a broad range of
protection mechanisms and funding sources. In addition, this combination must include at least one
long-term funding source. Providing such a framework gives stability to an open space program,
enabling the City to act when land becomes available, and provides the City a means to retain the
community's quality of life.
This section establishes guidelines for implementing the City's open space program.
Communitv Goals
Utilize lona-term financing mechanisms to fund open space programs.
Work with landowners to form a broad based open space program; a program based on long-term
working relationships.
Utilize a broad base of resources to protect and maintain open. space.
General Protection Policies:
1. The City shall:
A. Pursue long-term source(s) of funding for open space acquisition such as a bond measure,
special assessment district(s), or sales tax increase. Onlv utilize this long-term funding
source to preserve and maintain land and water areas that are consistent with the open
space definition provided in this document.
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Open Space Element
B. Actively encourage private donations of land and funds by: (1) providing information to
landowners reaardina the value and techniques for resource conservation; (2) soliciting
conservation easements from landowners whose property is designated open- space or
greenbelt; and (3)providing landowners and developers with information regarding general
tax advantages of donating land to nonprofit organizations and agencies, and the market
value of conservation easements.
C. Pursue Federal and State matching funds for open space acquisitions.
D. Be fiscally conservative in acquiring and managing open space lands.
E. Work with land trusts and other such organizations to augment the City's options for open
space preservation.
Require new development within the City (including annexation requests) to provide open
space preservation consistent with this element and the Land Use Element via development
conditions.
G. Sell, exchange, or transfer open space lands only by approval of the City Council and only
after a 60-day appeal period wherein the citizens can overturn the decision by referendum
with a majority vote.
H. Document the condition of property prior to acquisition through photographs, maps. and
written descriptions.
I. Maintain a current record of all open space holdings (by fee and easement) for public
information and review.
Criteria for Acouisition
This section discusses when the City should purchase property (either in fee, development rights, or
purchase easements). The criteria listed below are to help the City determine when open space funds
should be used to obtain open space properties or portions of properties, and under what priority. To
qualify for City purchase (in fee, development rights, or easements), the area considered for purchase
should be consistent with the criteria as noted in 1, 2, and 3 below.
1. To be considered for acquisition a site must have value in one or more of the following
categories:
A. Valuable natural resources (such as sensitive habitat, unique resources, creek corridors or
similar habitat).
B. Important scenic qualities, cultural characteristics, or natural features (such as unusual
terrain or locally important geologic attributes).
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FIGURE 10 OPTION USE & SPECIAL DESIGN AREAS
CTCy Of O NUMBERED AREA - SEE TEx
1 '
U san Luis oslspo
)A-CC.WE ADJACENT AREAS OVERLAP
82
extraordinary visual quality and natural slopes, and should m main views of the mountain from
the highway and nearby neighborhoods.
8.9.3 Land north of the Bianchi ranch house driveway ( aino property), designated Interim
Open Space, may accommodate carefully located and desig d 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 ighway 101 should be retained as an
open space buffer.
8.9.5 Any plan for further development in this area st 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.
8.10.1 About 38 acres northerly from the vicin' - of the Garcia Drive intersection is designated
Medium-Density Residential. This area may a commodate about 500 dwellings. There should
be a range of housing types, with low-den ty, medium-density, and medium-high density
development each occupying about one-third f the area.
While a specific plan is not required, de lopment plans (described in policy 1.13.3) are
required and should include the following:
A. Street intersections consistent wi the Circulation Element and no driveway access, to
minimize disruption of traffic flo along Los Osos Valley Road.
B. Pedestrian, bicycle, and vehicl access between any separate development sites, in
addition to access provided by s Osos Valley Road.
C. Sufficient setbacks for traffic oise mitigation.
D. Building heights, setbacks, d spacing to allow views of the Irish Hills from Los Osos
Valley Road.
E. Permanent open space pro ion of hill areas at least equal to the development area.
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:
T-
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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.
REVIEW & AMEND
9.1 Comprehensive Reviews
The City should conduct a comprehensive review f this element about every ten years, and at
other times deemed necessary by the City Cou cil, considering possible changes in citizen's
preferences, technology, population characteri cs, and regional plans.
9.2 Amendment Proposals
Amendments to this element, reques 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 fo r times each year.
9.3 Annual Report
The City will prepare an annual re rton the status of the general plan, during the first quarter
of each calendar year, to include a following:
A. A summary of private evelopment activity and a brief analysis of how it helped meet
general plan goals;
B. A summary of ma' r public projects and a brief analysis of how they contributed to
meeting general p an goals;
C. An overview o programs, and recommendations on any new approaches that may be
necessary.
D. A status re rt for each general plan program scheduled to be worked on during that
year, incl ding 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
58
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. greenbelt, outside the urban reserve, that surrounds the ultimate boundaries of the
�Jurban 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 lib.
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.
6.1.3 Open Space Land Divisions Parcels within Open Space areas should not be further
divided.
�Gr 65
C. The Goldtree area extends up the hill from the Alrita treet neighborhood. This is a
minor expansion area which can accommodate single-f ily houses.
(1) In addition to meeting the usual criteria for a proving minor annexations, this
area should:
(a) Provide a gravity-flow water system giving standard levels of service to
all developed parts of the expans' area and correcting water-service
deficiencies in the Alrita Street ne' hborhood;
(b) Correa downslope drainage pro ems to which development within the
expansion area would contribute
(2) A development plan or specific plan or the whole expansion area should be
adopted before any part of it is anne ed, subdivided, or developed. (Existing
houses inside the urban reserve line d not be annexed along with any new
subdivision.)
(3) All new houses and major additio to houses should be subject to architectural
review.
D. The Orcutt area includes land on the tern flanks of the Santa Lucia foothills east of
the Southwood Drive neighborhood an Orcutt Road.
Before further subdivision or develo ent 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 elow the 460-foot elevation.
E. The Margarita area includes the uthern slopes of the South Street Hills. No building
sites should be located above the evelopment limit line.
F. The Stoneridge area includes land on the northern slopes of South Street Hills.
Development west of the end f Lawrence Drive should be subject to architectural
review and to measures assuri g that building sites will be stable.
G. The Calle Joaquin area s uld allow the continuation of a commercial use for the
existing building on the hill but no further development.
( H. The Irish Hills area should secure permanent open space with no building sites above
the 150-foot elevation, in conjunction with any subdivision or development of the lower
areas. (See also Optional Use and Special Design Areas.)
I. The Billygoat acresar extends into the Irish Hills above Prefumo Creek. No further
development should o ur beyond the urban reserve line.
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numbers of workers, students, and inmates of the thr major public institutions near the
City directly influence the City's economic base, land , circulation, and ability to manage
growth. The City should continue to work with Cues College and Cal Poly to assure that
-enrollment growth addressed in their approved maste plans will not result in any significant
adverse impacts on the City.
1.12.2 Cal Poly The City favors Cal Poly's a proved master plan enrollment targets.
These targets should not be changed in a way th t would exceed campus and community
resources. The City favors additional on-camp s housing, enhanced transit service, and
other measures to minimize impacts of campus ommuting and enrollment.
1.12.3 California Men's Colony The Ci supports communication and cooperation
between the City and California Men's Colo y (CMC). The City shall continue to work
with CMC to identify resource constraints an to avoid adverse impacts of increased inmate
population.
1.12.4 Cuesta Community College The ity favors measures such as course offerings at
satellite campuses and enhanced transit se ice 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.
1.13.2 Annexation Purpose and Tuning Annexation should be used as a growth
management tool, both to enable appropriate urban development and to protect open space.
Areas within the urban reserve line which are to be developed with urban uses should be
annexed before urban development occurs. The City may annex an area long before such
development is to occur, and the City may annex areas which are to remain permanently as
open space. 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 area 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.
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A. For the Airport and Orcutt expansion areas, a spec' is plan shall be adopted for the
whole of each area before any part of it is annex
B. For the Margarita Area, annexation may not cur until the City Council has
approved, as the project description for environ ental review, a draft specific plan.
Further development shall not occur until the City has completed environmental
review and adopted a specific plan. (This ar shall be zoned Conservation/Open
Space upon annexation, and shall be zoned co sistent 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 1944, 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 Ione 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.
1.13.5 Open Space Each annexation shall help secure permanent protection for areas
designated Open Space, and for the habitat types and wildlife corridors within the annexation
area that are identified in policy 6.1.1. Policies concerning prime agricultural land shall
apply when appropriate. The following standards shall apply to the indicated areas:
Irish Hills Area properties shall dedicate land or easements covering an area in the
at least equal to the area to be developed. (See also Hillside Planning section
6.2.6.H.)
B. Margarita Area prope es shall dedicate land or easements covering the hills above
the elevation designated in a hillside planning section and riparian and wetlands areas
as identified in the Open S ce Element. (See also Hillside Planning section 6.2.6.E.)
C. Orcutt Area prope es shall dedicate land or easements covering the Santa Lucia
foothills and Mine Hill, identified in the Open Space Element.
D. Airport Area pro es shall secure protection for any on-site resources as identified
i
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in the Open Space Element. These properties, to elp maintain the greenbelt, shall also
secure open space protection for any contiguous, c mmonly owned land outside the urban
reserve. If it is not feasible to directly obtain otection for such land, fees in lieu of
dedication shall be paid when the property is d eloped, to help secure the greenbelt in
the area south of the City's southerly urban re rve line.
E. Dalidio area properties (generally boun by Highway 101, Madonna Road, and
Los Osos Valley Road) shall dedicate land o easements for the approximately one-half
of each ownership that is to be preserved open space.
F. Other area properties, which are both ong the urban reserve line and on hillsides,
shall dedicate land or easements for about our times the area to be developed (developed
area includes building lots, roads, parkin and other paved areas, and setbacks required
by zoning). (See also the Hillside Plan ing 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.
PROGRAMS
See so Section 10, Implementation
1.16 County Wide Planning
1.16.1 County "RMS" a City will monitor reports of the County "resource management
system" and advocate ad erence to that system's principle of assuring that there will be
adequate resources and vironmental protection before development is approved.
1.16.2 Regular Meeti gs The City will advocate and help arrange annual meetings among
decision-makers of 1 jurisdictions to discuss regional issues.
1.16.3 Plans. Su ary The City will help keep up to date a summary of the land-use
plans of all agencie in the County, showing areas designated for urban, rural, and open-
space uses, and tab lating the capacities for various kinds of uses.
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