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HomeMy WebLinkAbout02/17/2004, C4 - REQUEST FOR PROPOSAL FOR AN ENVIRONMENTAL IMPACT REPORT FOR THE BROAD/ORCUTT AREA RESIDENTIAL GENER i councit j ac'Enaa REpont CITY OF SAN LUIS OBISPO FROM: John Mandeville; Community Development Director Prepared By: Michael Codron, Associate Planner SUBJECT: REQUEST FOR PROPOSAL FOR AN ENVIRONMENTAL IMPACT REPORT FOR THE BROAD/ORCUTT AREA RESIDENTIAL GENERAL PLAN AMENDMENT & REZONE PROJECT; ER 114-02. CAO RECOMMENDATION As recommended by the Planning Commission, approve the Request for Proposal and preliminary scope of work for environmental studies. DISCUSSION Situation/Previous Review On July 2, 2002, the City Council voted 4-0 to initiate rezoning of the project site to provide for high density; residential development (Attachment 1, Vicinity Map). As part of the action, the Council encouraged staff to look into a range of concepts for how the property should be developed (Attachment 3, July 2, 2002 Council Minutes). For the past several months, City staff has been working with the property owners on various iterations of their proposed development plans to insure consistency with City development standards and housing goals. The plans proposed represent innovative housing design by incorporating mixed-uses and modest floor plans, which should translate into relatively lower cost, market-rate housing. The projects also respect the natural resources on the project site by maintaining creek setbacks and proposing significant enhancements along the creek corridors. On December 3, 2003, the Planning Commission reviewed the Initial Study and scope of work for the proposed environmental studies (Attachment 4, PC Minutes). The Planning Commission was supportive of the project objectives and approved the scope of work, directing staff to prepare an RFP for Council approval (Attachment 5, RFP). The Commission reviewed the proposed development plans with a critical eye and asked that the proposals return for workshops during the environmental review process. The workshops will allow the Commission to have a significant amount of input into the ultimate design of the project. The workshops will be geared towards furthering General Plan goals and policies, and will insure that the final project design includes the amenities necessary for the project to qualify for PD zoning. In their current form, the proposed development plans are suitable for the purpose of evaluating environmental impacts during the EIR process. Council Agenda Report MS, TA, ER 76-03 (225 North Chorro) Page 2 Data Summary Addresses: 861, 953, and 791 Orcutt; and 3330, 3360, 3366, 3370, 3388, and 3398 Broad Street, and a portion of abandoned Railroad Right-of-Way with the parcel number 053-221-036 Applicants: RGC Development Corporation, W.E.T. Inc., City of San Luis Obispo Representatives: EDA, Inc. and Oasis Associates, Inc. Existing Zoning: C-S-S (Service Commercial Special Considerations) and M-PD (Manufacturing Planned Development) General Plan: Services and Manufacturing Proiect.Description The project would amend the designation on the City's General Plan Land Use Map from Services and Manufacturing to High Density Residential, with portions of the project site including a Planned Development overlay. To allow for mixed uses on the W.E.T. Inc. project site, the applicant has proposed a General Retail designation along the Orcutt Road and Broad Street frontages of the site (791 Orcutt and 3330 and 3360 Broad Street). Two development plans have been submitted covering different portions of the property. The Tumbling Waters Development Plan covers 11.63 acres on 861 and 953 Orcutt Road. The W.E.T. Inc. Development Plan covers 5.7 acres on 791 Orcutt; 3330 Broad and 3360 Broad, and parcel number 053-221-036. The remaining land includes four parcels that are individually owned, including 3366, 3370, 3388, and 3398 Broad Street (1.75 acres gross). For the purposes of environmental review it will be assumed that development of high density residential uses on these sites will occur at some point in the future. The Tumbling Waters and W.E.T. development plans will be used as a basis for the evaluation of impacts for those portions of the overall project site. Tumbling Waters: This portion of the development would include 156 for-sale residential units on 11.63 acres, split by the Sacramento Drive right-of-way, which is undeveloped at this time. The net site area, excluding creeks and right-of-way includes 7.5 acres. Based on the City's method of calculating density, which takes bedrooms into account, 176 density units are proposed for an overall residential density of 23.5 units per acre. Three different residential product types are proposed.. 31 Manor Homes would occupy the area between Sacramento Road and Acacia Creek. These are detached, single-family dwellings on small lots. 56 California Craftsman units would be located east of Sacramento Drive. These multi-family structures include four units per building. 69 California Cottage Townhomes are proposed for the southern portion of the site, east of Sacramento Drive. These buildings are arranged in a townhouse configuration in groups of 2, 3, 4, and 5 units. All of the product types include 2- and 3-bedroom floor plans with a range of sizes between 1,012 square feet for the smallest craftsmen unit to 1,679 square feet for the largest manor home. OA r Council Agenda Report MS,TA,ER 76-03 (225 North Chorro) Page 3 W.E.T Inc.: This portion of the project area would include a total of 85 residential units and would include approximately 10,000 square feet of commercial floor area and a 2,700 square foot day care facility. The project site has a gross area of 5.7 acres, and a net area of 4.2 acres. Based on the City's method for calculating density, the project would include 120 density units for an overall residential density of 28.6 dwelling units per acre. Four unit types are proposed. Six units are proposed in a mixed-use configuration along Orcutt Road and Broad Street. Six "hoffices" (home/office) are also proposed in this area. 26 courtyard homes are proposed in the southern portion of the site. 40 flats in two and three story buildings are proposed in the western portion of the site. And, 7 attached single-family homes are proposed in the eastern portion of the site. One-, two- and three-bedroom floorplans are proposed. Development plan proposals for both project sites are found in this report, attached to the Initial Study(Attachment 2). Site Description The project site includes a total of 19.15 acres and is bordered by a new neighborhood- commercial center at the corner of Broad Street and Orcutt Road, the railroad tracks to the east, a creek to the south, Orcutt Road to the north, and Broad Street to the west. Existing commercial development in the vicinity includes office, warehouse and manufacturing uses on Sacramento Drive, Miguelito Court, Roberto Court, Orcutt Road, Duncan Way, McMillan Way and Broad Street. Broad Street is a major commercial and transit corridor. Residential neighborhoods are located across Broad Street on Rockview Drive, and across the railroad tracks on Bullock Lane. The Villa Rosa residential development is located just north of Orcutt Road. The project site is environmentally sensitive because it is intersected by four tributaries of Acacia Creek that merge at the southern portion of the site. The westernmost tributary that borders the existing commercial development has a healthy riparian corridor characterized by willow trees along the top of the creek's banks. The creek that borders the eastern boundary of 791 Orcutt has a somewhat degraded corridor, characterized by tall eucalyptus trees. The other two tributaries are more sparsely vegetated. The site is bisected by the Sacramento Drive right-of-way, which is undeveloped but does have some sub-grade utilities installed. The railroad tracks border the site on the east, and a large portion of right-of-way at the northeastern corner of the project site is owned by the City and reserved to facilitate a potential, future roadway grade separation at the tracks. Evaluation The development plans that have been submitted should be considered representative of the scale and scope of development that would occur if the project sites are rezoned to allow for high density residential development. It should be expected that the plans will be revised after Planning Commission workshops and other City reviews, including architectural review. cqr 3 Council Agenda Report MS,TA, ER 76-03 (225 North Chorro) Page 4 General Plan Consistency The project site is identified in the Draft Housing Element (Program 6.3.6 and Figure 1) as one of the potential sites for rezoning to residential uses. If this project is approved, it would implement this proposed program. The EIR will evaluate consistency with all of the development related policies in the General Plan. RFP The attached RFP uses the City's standard specification. Planning Commission Review The attached Initial Study of Environmental Impact was reviewed by the Planning Commission as the basis for the scope of work for the project. The RFP provides a more refined workscope for consideration and includes additional issues of concern raised by the Planning Commission, such as geology, hydrology, hazards associated with the railroad, and traffic issues. FISCAL IMPACTS The decision before the Council is to approve the workscope for an EIR. The proposed EIR and 30% administrative fee will be funded by the applicants and will not result in fiscal impacts to the City. Project decisions will follow preparation of the EIR. CONCURRENCES The City's Public Works, Utilities, Fire, and Building Departments have reviewed the project and provided comments that have been incorporated into the proposed scope of work. Staff also met with Residents for Quality Neighborhoods (RQN) prior to the Planning Commission's review of the project. A letter written by RQN and submitted into the record in 2002 provides guidelines that the project should follow (Attachment 2, Attached to the Initial Study). The proposed RFP and scope of work references the RQN letter, and the project will be evaluated for consistency with the document. ALTERNATIVES 1. The Council may choose not to issue an RFP for the proposed general plan amendment and rezoning. This action is not recommended because staff has determined that development of the site with high-density residential uses could involve potentially significant and unavoidable impacts that must be evaluated in an EIR. 2. The Council may continue discussion if additional information is needed. Direction should be given to staff and the applicant. C r�� i Council Agenda Report MS,TA, ER 76-03 (225 North Chorro) Page 5 Attachments: Attachment 1: Vicinity map Attachment 2` Initial Study of Environmental Impact w/attachments Attachment 3: Council Minutes of the 7-2-02 meeting Attachment 4: Draft Planning Commission Minutes,December 3, 2003. Attachment 5: Proposed RFP LAERUumbling Waters\rfp(council report_save).doc C10's Attachment 1 Al, z z, 01 J� ORcuTT W E T Encs" �OUNIII \` T111 :1 Dix I I 1A 2 .. �d 0 Vicinity Map - Broad/Orcutt Area Residential Rezoning Individually Owned IQIII01111 Tumbling Waters 100 0 100200 Feet W.E.T. Inc. t` Attachment 2 IIIIIIII�II�IIIII� IIIIcity of sAn luis oBispo I 990 Palm Street, San Luis Obispo, CA 93401-3249 INITIAL STUDY ENVIRONMENTAL CHECKLIST FORM For ER# 114-02 1. Project Title: Broad/Orcutt Rezoning 2. Lead Agency Name and Address: City of San Luis Obispo, 990 Palm Street SLO, CA 93401 3. Contact Person and Phone Number: Michael Codron, Associate Planner—(805) 781-7175 4. Project Location: The proposed General Plan Amendment and Rezoning would apply to property located on 861, 953,and 791 Orcutt, and 3330, 3370, 3388, 3398, 3366, and 3360 Broad Street, and a portion of abandoned Railroad Right-of-Way with the parcel number 053-221-036. This generally includes all of the land west of the railroad tracks and north of Acacia Creek and its tributaries in the vicinity of the Broad Street and Orcutt Road intersection, excluding the existing commercial development at the corner. 5. Project Sponsor's Name and Address: City of San Luis Obispo 990 Palm Street SLO, CA 93401 PARC North Associates, LLC 4063 Birch Street Suite 140 Newport Beach, CA 92660 William Earl Tickell 3233 Davis Canyon Road SLO, CA 93405 6. General Plan Designation: Services and Manufacturing 7. Zoning: Both Service Commercial with Special Considerations (C-S-S) and Manufacturing Planned Development(M-PD) 8. Description of the Project: The project would amend the designation on the City's General Plan Land Use Map from Services and Manufacturing to High Density Residential, with portions of the project site including a Planned Development overlay. The project would also rezone 17.5 acres of land from the C-S-S and M-PD to R-4-S and R-4-PD. Two development plans have been submitted covering different portions of the property. The Tumbling Waters Development Plan covers 11.63 acres on 861 and 953 Orcutt Road. The W:E.T. Development Plan covers 5.6 acres on 791 Orcutt; 3330 Broad and 3360 Broad. The remaining land includes three parcels on Broad Street that are under separate ownership. For the purposes of this environmental review it © The City of San Luis Obispo is committed to include the disabled in all of its services,programs and activities. C4,9 Telecommunications Device for the Deaf(805)781-7410. Attachment 2 will be assumed that development of high density residential uses will occur at some point in the future. The Tumbling Waters and W.E.T. development plans will be used as a basis for the evaluation of impacts for those portions of the overall project site. Tumbling Waters: This portion of the development would include 156 for-sale residential units on 11.63 acres, split by the Sacramento Drive right-of-way, which is undeveloped at this time. The net site area, excluding creeks and right-of-way includes 7.5 acres. Based on the City's method of calculating density, which takes bedrooms into account, 176 density units are proposed for an overall residential density of 23.5 units per acre. Three different residential product types are proposed. 31 Manor Homes would occupy the area between Sacramento Road and Acacia Creek. These are detached, single-family dwellings on small lots. 56 California Craftsman units would be located east of Sacramento Drive. These multi-family structures include four units per building. 69 California Cottage Townhomes are proposed for the southern portion of the site, east of Sacramento Drive. These buildings are arranged in a townhouse configuration in groups of 2, 3,4, and 5 units. All of the product types include 2-and 3-bedroom floor plans with a range of sizes between 1,012 square feet for the smallest craftsmen unit to 1,679 square feet for the largest manor home. As part of the Planned Development proposal the applicant is requesting a reduction in the total number of parking spaces required from 364 parking spaces to 353 spaces. The applicant is also requesting reduced street yards from the 15-foot standard to 5 feet, and reduced other yards from 5-10 feet depending on building height,to a 5-foot standard regardless of building height. Project amenities would include bikeways throughout the site, creek enhancement, a community garden, a meditation/garden walk area, a tot lot/family area and a seasonal sand volleyball court. W.E.T: This portion of the project area would include a total of 85 residential units and would include approximately 10,000 square feet of commercial floor area and a 2,700 square foot day care facility. The project site has a gross area of 5.6 acres, and a net area of 4.2 acres. Based on the City's method for calculating density, the project would include 120 density units for an overall residential density of 28.6 dwelling units per acre. A density bonus is requested in order to develop above the 24-unit per acre maximum for the R4 zone. The developer would be automatically entitled to a density bonus of 25% by making 17 of the proposed units (20%) affordable to households of very low, low, or moderate incomes, as defined by the City's Affordable Housing Standards. Four unit types are proposed. Six units are proposed in a mixed- use configuration along Orcutt Road and Broad Street. Six "hoffices" (home/office) are also proposed in this area. 26 courtyard homes are proposed in the southern portion of the site. 40 flats in two and three story buildings are proposed in the western portion of the site. And, 7 attached single-family homes are proposed in the eastern portion of the site. One-, two- and three-bedroom floor plans are proposed. The applicant is requesting a 20% parking reduction as part of the Planned Development zoning. Such an exception is authorized by the Zoning Regulations and can be achieved by providing additional bicycle parking, having shared parking arrangements, and by having mixed-uses share parking. Building height exceptions would also be required for the four story flats, which have parking at the ground level. - - Attachment 2 Amenities of the W.E.T. proposal include the design goal of creating a pedestrian scale community with a village atmosphere. Careful attention is given to the space between buildings to provide opportunities for interaction among residents. The combination of residential and commercial uses on the site, and the proposed daycare would be seen as a significant amenity by many potential owners and renters. A reflection pond is proposed adjacent to Acacia Creek, which would also have water retention functions. Creek enhancements are proposed. The remaining land along Broad Street proposed for rezoning includes 1.5 acres on three separate properties. The properties are currently developed with a mixture of residential and commercial uses. Under the proposed zoning, a total of 36 two-bedroom units could be developed. For the purpose of this review,development of this maximum potential will be assumed. 9. Surrounding Land Uses and Settings: The project site is bordered by a new neighborhood- commercial center at the comer of Broad Street and Orcutt Road, the railroad tracks to the east, a creek to the south, Orcutt Road to the north, and Broad Street to the west. Existing commercial development in the vicinity includes office, warehouse and manufacturing uses on Sacramento Drive, Miguelito Court, Roberto Court, Orcutt Road, Duncan Way, McMillan Way and Broad Street. Broad Street is a major commercial and transit corridor. Residential neighborhoods are located across Broad Street on Rockview Drive, and across the railroad tracks on Bullock Lane. The Villa Rosa residential development is located just north of Orcutt Road. The project site is environmentally sensitive because it is intersected by four tributaries of Acacia Creek that merge at the southern portion of the site. _The westernmost tributary that borders the existing commercial development has a healthy riparian corridor characterized by willow trees along the top of the creek's banks. The creek that borders the eastern boundary of 791 Orcutt has a somewhat degraded corridor, characterized by tall eucalyptus trees. The other two tributaries are more sparsely vegetated. The site is bisected by the Sacramento Drive right-of-way, which is undeveloped but does have some sub-grade utilities installed. The railroad tracks border the site on the east, and a large portion of right-of-way at the northeastern comer of the project site is owned by the City and reserved to facilitate a potential, future roadway grade separation at the tracks. 10. Project Entitlements Requested: At this time approval is required for a General Plan Amendment, Rezoning, and Planned Development Rezoning. Subsequent development of the project site will also require Tract.Map approval and Architectural Review. 11. Other public agencies whose approval is required: The project site is within the Airport Land Use Plan (ALUP) area, and the Airport Land Use Commission must determine whether the project is consistent or inconsistent with the ALUP. a l r `- Attachment 2 ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact"as indicated by the checklist on the following pages. X Aesthetics Geology/sous Public Services Agricultural Resources X Hazards&Hazardous Recreation Materials X Air Quality Hydrology/Water Quality X Transportation&Traffic X Biological Resources Land Use and Planning X Utilities and Service Systems Cultural Resources X Noise Energy and Mineral Population and Housing Resources FISH AND GAME FEES there is no evidence before the Department that the project will have any potential adverse effects on fish and wildlife resources or the habitat upon which the wildlife depends. As such, the project qualifies for a de minimis waiver with regards to the filing of Fish and Game Fees. The project has potential to impact fish and wildlife resources and shall be subject to the payment of Fish X and Game fees pursuant to Section 711.4 of the California Fish and Game Code: This initial study has been circulated to the California Department of Fish and Game for review and comment. STATE CLEARINGHOUSE This environmental document must be submitted to the State Clearinghouse for review by one or more X State agencies (e.g. Cal Trans, California Department of Fish and Game, Department of Housing and Community Development). The public review period shall not be less than 30 days (CEQA Guidelines 15073(a)). 4 Cgl) L) Attachment 2 DETERMINATION: On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment,and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made, or the mitigation measures described on an attached sheet(s) have been added and agreed to by the project proponent. . A MITIGATED NEGATIVE DECLARATION will be vrePared. I find that the proposed project MAY have a significant effect on the environment, and an X ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant" impact(s) or"potentially significant unless mitigated" impact(s) on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (1) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (2) have been avoided or mitigated pursuant to that earlier EIR of NEGATIVE DECLARATION, including revisions or mitt tion measures that are imposed upon the proposed project,nothing further is required. November 24,2003 Signature Date 1414j4Agrl, Pfl,A2o_- , pjr(-ru rY P1PCG?VX For:John Mandeville, Printed Name Community Development Director Attachment 2 EVALUATION OF ENVIRONMEN'T'AL IMPACTS:. 1. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the analysis in each section. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved(e:g. the project falls outside a fault rupture zone). A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g. the project will not expose sensitive receptors to pollutants,based on a project-specific screening analysis). 2. All answers must take account of the whole action involved, including off-site as well as on-site,cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. The explanation of each issue should identify the significance criteria or threshold,if any,used to evaluate each question. 3. "Potentially Significant Impact'is appropriate if there is substantial evidence that an effect is significant. If there are one or more"Potentially Significant Impact"entries when the determination is made,an EIR is required. 4. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from.Section 17, "Earlier Analysis,"may be cross-referenced). 5. Earlier analysis may be used where,pursuant to the tiering,program EIR,or other CEQA process,an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D) of the California Code of Regulations. Earlier analyses are discussed in Section 17 at the end of the checklist. 6. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g. general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7. Supporting Information Sources: A source list should be attached,and other sources used or individuals contacted should be cited in the discussion. In this case,a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project 6 CAr �� Issues, Discussion and Supp._ Information Sources Sources F, y Potentially Less nil" 2 Significant Significant Significant Impact ER # 11402 Broad/Orcutt Rezoningissues aimpact Mittigigattion Inco rated 1.AESTHETICS. Would theproject: a) Have a substantial adverse effect on ascenic vista? 1 X b) Substantially damage scenic resources,including,but not limited to,trees,rock outcroppings,open space,and historic buildings X within a..local or state scenic highway? c) Substantially degrade the existing visual character or quality of 2 X the site and its surroundings? d) Create a new source of substantial light or glare which would X adversei effect or ni ttinte views in the area? Evaluation a), b) Figure 6 of the Circulation Element is the City's Scenic Roadways Map. This map is used to determine the proximity of a project to a vista or road of scenic value. Broad Street is considered a Road of High Scenic Value at the intersection of Broad Street and Orcutt Road. Orcutt Road is considered a Road of Moderate Scenic Value across the project's frontage. The project must be evaluated for its potential to effect the scenic quality of these roadways.. c) The existing site has a rural visual character and the creeks have their own aesthetic quality. Development of the site as proposed is not considered a significant impact to its Waal visual character because the property is in an urban setting and is designated for services and manufacturing. Development has been anticipated for some time. Enhancement of creek corridors required to mitigate the Biological impacts of the project should be sufficient to address aesthetic concerns related to the creeks. d) As a residential project subject to the requirements of the Airport Land Use Plan, the project will have low level down lighting at night for parking areas and walkways. This level of lighting is not anticipated to be significant. Scope of Work Visual resources surrounding the project site, such as the South Street Hills, views of Edna Valley and Islay Hill, and the Santa Lucia range should be evaluated to understand to what degree these resources contribute to the streets' scenic designations. Once the resources are evaluated, the project should be assessed for its impact on views of these natural features from Broad Street and Orcutt Road. Visual simulations are strongly encouraged to be incorporated into this analysis. Comments on the proposed rezoning,submitted to the City Council by Residents for Quality Neighborhoods(RQN)on June 28,2002,shall be evaluated as part of the scope of work for the project,with respect to aesthetics as well as other issue areas. 2.AGRICULTURE RESOURCES. Would theproject: .a) Convert Prime Farmland;Unique Farmland,or Farmland of 3 Statewide Importance(Farmland),as shown on the maps _ X pursuant.to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use? b) Conflict with existing zoning for agriculturalause ora X Williamson Act contract? c) Involve other changes in the existing environment which,due to their location or nature,could result in conversion of Farmland X to non- 'cultural use? Evaluation a) The maps of the Farmland Mapping and Monitoring Program of the California Resources Agency show the project site as urban land. b) The project site is zoned for services and manufacturing and no Williamson Act contract governs use of the site. CITY OF SAN Luta OBISPO 7 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2003 a rl Issues, Discussion and Suppo. _ .,,-'Information Sources Sources Po y Potentially rent 2 Significant Significant Significant Imp ER # 114Issues Unless Impact02 Broad/Orcutt Rezoning Mitigation Incorporated c) The project site is an urban, in-fill,development site. Development of properties such as these with urban uses can reduce pressure to convert outlying farmland to non-agricultural uses. Scope of Work No potential impacts have been identified with respect to agricultural resources. 3. AIR QUALITY. Would theproject: a) Violateanyair quality standard or contribute substantially to an- existing or projected air quality violation? X b) Conflict with or obstruct implementation of the applicable air 4 X qty Pte? C) Expose sensitive receptors to substantial pollutant X concentrations? d) Create objectionable odors affecting a substantial number of X people? e) Result in a cumulatively considerable net increase of.any criteria X pollutant for which the project region is non-attainment under an applicable federal oustate ambient air quality,standard (including releasing emissions which exceed qualitative thresholds for ozone precursors)? Evaluation a), b) The project is of a size that it must be reviewed by the Air Pollution Control District to insure compliance with the requirements of the Clean Air Plan for San Luis Obispo County. c),d) The project does not appear to have the potential to expose sensitive receptors to substantial pollutant concentrations or to create objectionable odors. e) San Luis Obispo County is a non-attainment area for the State ozone and PMto(fine particulate matter 10 microns or less in diameter) air quality standards. State law requires that emissions of non-attainment pollutants and their precursors be reduced by at least 5%per year until the standards are attained. The Air Pollution Control District must evaluate the project to determine if it will result in a cumulatively considerable net increase of these pollutants. Scope of Work Review of air quality impacts shall be coordinated with the Air Pollution Control District and mitigation measures shall be recommended to mitigate emissions during construction as well as during the operational phase of the project,consistent with the requirements of the Clean Air Plan. 4. BIOLOGICAL RESOURCES. Would theproject: a) Have a substantial adverse effect,either directly or indirectly or through habitat modifications,on:any species identified as a - X candidate,sensitive,or special status species in local or regional 5 plans,policies,or regulations,or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? b) Have a substantial adverseeffect,on any riparian habitat or other sensitive natural community identified in local or regional ,plans,policies,or regulations,or by the California Department X of Fish and Game or U.S.Fish and Wildlife Service? wCrry of Sar+L.uts OstsPo 8 INMAL Srttov ENmoNMENTAL CHECKLIST 2003 Issues, Discussion and Suppt.. ;,'Information Sources Sources P, r Potentisuy Less Than No Significant Significant Significant Impact ER # 114-02 Broad/Orcutt RezoningIssues Unless Impact Mitigation Incorporated c) Conflict with any local policies or ordinances protecting . biological resources,such as a tree preservation policy or 5 X ordinance(e.g.Heritage Trees)? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native X resident or migratory wildlife corridors,or impede the use of wildlife nursery sites? e) Conflict with the provisions of an adopted habitat Conservation Plan,Natural Community Conservation Plan,or other approved X local,regional,or state habitat conservation plan? f) Have a substantial adverse effect on Federally protected wetlands as defined in Section.404 of the Clean Water Act (including,but not limited to,-marshes,vernal pools,etc.) X through direct removal,filling,hydrological interruption,or other means? Evaluation a),b), f) The project has the potential to have a substantial adverse effect on the riparian habitat.areas on the site,because it will place a substantial number of people in proximity to habitat areas in the riparian corridors. The project site has been approved for significant development in the past. Environmental Review of a two-story, 52,000 square—foot, service commercial building on 791 Orcutt resulted in a mitigated negative declaration with a requirement to prepare a creek stabilization/riparian restoration habitat plan that would result in no net loss of the extent or quality of riparian habitat areas. The Parkside Research Center,approved for development on 953 and 861 Orcutt Road included a total of 192,400 square feet of floor area for light industrial and research&development type uses. A.Riparian Revegetation and Enhancement Plan was prepared by FIRMA in 1999 for this project. These previous studies and plans should be used as a basis for mitigating the potential impacts of the current project Opportunities for altering the alignment of Sacramento Drive in such a way that its construction might lessen biological impacts should be considered in one of the project alternatives evaluated by the EIR. c) The W.E.T. development plan appears to include minor encroachments into the City's required creek setback area. The goals of the City's review of the plan should be to eliminate these encroachments. The creek setback ordinance sets out the required findings for approval of such exceptions. While creek crossings for roads may be inevitable, incidental encroachments for buildings should be avoided entirely. d) Locally found endangered species and species of local concern may be found on the project site. These include the red- legged from, the western pond turtle and the morro shoulderband snail. If the presence of these species on the site is confirmed then special mitigation to avoid any impacts to habitat areas, including reducing the projects size,may be required. e) No habitat conservation plan covers habitat areas on the project site. Scope of Work The scope of work for the biological section should include a peer review of past biological studies,recommended mitigation measures,and approved revegetation and enhancement plans. An analysis of current conditions should be made to determine if the bases for past studies and reports are still valid. Studies to determine the presence or absence of endangered or threatened species or species of local concern shall be conducted. The portions of the project site that have not been covered by previous biological studies should be evaluated. Access to those properties has not been granted at this time, but the property owners have been notified and there is no reason to think access would be denied. New mitigation measures shall be recommended to provided at least as much protection for biological resources as previous City approvals have required. CRY OF SAN LUIS OBIsPO 9 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2003 - Attachment Issues, Discussion and Suppo._.. n,'Information Sources Sources Po._,. .y Potentially Less Than No Significant Significant Significant Impact Issues Unless impact ER # 114-02 Broad/Orcutt Rezoning Mitigation Incorporated 5.CULTURAL RESOURCES. Would theproject: a) Cause a substantial adverse change in the significance of a 6 X historic resource?,(See CEQA Guidelines 15064,5) b) Cause a substantialadverse change'in the:significance of an 6 X archaeological resource?(See CEQA Guidelines 15064:5) c) Directly or indirectly destroy a unique paleontological resource X or site or unique geologic feature? d) Disturb any human remainsi including those interred outside of. 7 X formal cemeteries? Evaluation a),b) Previous archeological resource inventories and cultural resource assessments have found no significant archeological or historical resources on the project site. A report prepared by Bob Gibson in 1998 found that three previous archeological investigations performed on properties adjacent to the development site found no significant resources. The closest known archeological site is a mortar site located about '/x mile to the south. Because of the proximity of the known site and the creekside nature of the project site,mitigation measures should be put in place to provide a protocol in the event archeological resources are discovered during construction. c) The project does not contain any know paleontological resources or unique geologic features. d) The project site is outside of the areas defined on the City's Burial Sensitivity Map, however, procedures must be established in the even that remains are discovered during construction. Scope of Work No further studies are required at this time, but the scope of work should include a detailed protocol in the event that resources are discovered during construction. The City's Archeological Resource Preservation Guidelines will serve as a basis for the protocol. 6. .ENERGY AND MINERAL RESOURCES. Would theproject: a) Conflict with adopted energy conservation plans? 8 X b) Use non-renewable resources in a wasteful and inefficient 9 X manner? c) Result in the loss of availability of a known mineral resource X that-would be of value to the region-and the residents of the . State? Evaluation a) Adopted energy conservation plans include guidelines for energy efficient development contained in the City's Community Design Guidelines and the Energy Conservation Element of the General Plan. The development plans should be evaluated for the lotting pattern and for the orientation of the buildings shown on the plan,in consideration of land form shading that occurs in the area because of the South Street Hills. PD zoning also requires development to employ energy efficient materials and construction techniques in order to achieve a minimum of 30 percent greater energy efficiency than the minimum required by Title 24 of the California Code. The W.E.T. development plan states that they the developer plans to consult with the U.S. Green Building Council's L.E.E.D.guidelines to improve energy efficiency in the project. b) To help reduce the waste stream generated by this project, consistent with the City's Source Reduction and Recycling Element, recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application.The project is required by ordinance to include facilities for recycling to reduce the waste stream generated by the project, consistent with the Source Reduction and Recycling Element. CITY OF SAN LUIS OBISPO 10 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2003 Issues, Discussion and Supp& __ ; Information Sources Sources Po. y Potentially fifl y Significant Significant Significant pact ER # 114-02 Broad/Orcutt Rezoningissues unless Impact Mitigation Incorporated c) There are no known mineral resources of value on the project site. Scope of Work No potentially significant impacts have been identified. The project will have to comply with the City's ordinances and Architectural Review is required to insure compliance with the Community Design Guidelines. 7. GEOLOGY AND SOILS. Would theproject: a) Expose people or structures to potential substantial adverse 10 X effects,;including risk of loss,injury or death involving: I: -Rupture of a known earthquake fault,as delineated-in the most recent Alquist-Priolo Earthquake Fault.Zoning Map X issued by the State Geologist for the area,or based on other substantial evidence of known fault? 11. Strong seismic ground shaking? X III. SeismiFrelated.ground failure,including liquefaction? X IV: Landslides or mudflows? X b) Result insubstantial soil erosion or the loss of topsoil? X c) Be.located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project,and potentially X result in on or offsite landslides,lateral spreading,subsidence, liquefaction,or collapse? d) Be located on expansive soil;as defined in Table 18-1-B of the Uniform Building Code(1994),creating substantial risks.to life X or property? Evaluation a)The City of San Luis Obispo is in Seismic Zone 4, a seismically active region of California and strong ground shaking should be expected during the life of proposed structures. Structures must be designed in compliance with seismic design criteria established in the California Building Code for Seismic Zone 4. To minimize this potential impact,the Uniform Building Codes and City Codes require new structures to be built to resist such shaking or to remain standing in an earthquake. According to a recently conducted geology study,the closest mapped active fault is the Los Osos Fault,which tuns in a northwest direction and is about one mile from the City's westerly boundary. Because portions of this fault have displaced sediments within a geologically recent time(the last 10,000 years),portions of the Los Osos fault are considered"active". Other active faults in the region include:the San Andreas,located about 30 miles to the northeast,the Nacimiento,located approximately 12 miles to the northeast,and the San Simeon-Hosgri fault zone,located approximately 12 miles to the west. Although there are no fault lines on the project site,the site is located in an area of high seismic hazards due to the location of the San Andreas fault,which means that fixture buildings constructed on the site will most likely be subjected to excessive ground shaking in the event of an earthquake. b) The project site is mildly sloping and development will not result in substantial soil erosion or the loss of topsoil. However,erosion and sedimentation within creek areas is a concern that should be addressed through grading practices during construction. Because of the size of the site, a temporary storm-water alteration permit is required from the Regional Water Quality Control Board to protect against this occurrence. c) The Safety Element of the General Plan indicates that the site is in an area that is subject to the potential for liquefaction, and buildings on the site will be required to be built in accordance with the recommendations of the Soils Engineering Report. MAi CnY OF SAN LUIS OatSpo 11 INTIAL STUDY ENviRONMENTAL CHEcKusT 2003 lV t rll Issues, Discussion and Suppc. .-.'Information Sources Sources e. Potentially o Significant Significant Significant Impact ER # 114-02 Broad/Orcutt Rezonin Issues unless Impact 9 Mitigation Incorporated d) Expansive soils on the site are common in San Luis Obispo and recommendations included in the soils report are sufficient to mitigate potential hazards from building in these areas. In general,the presence of expansive soils requires additional base for roadways and flat work and deeper footings for building foundations. Scope of Work Soils engineering reports for past projects shall be reviewed and the recommendations of those reports shall be incorporated into the environmental document. New soils reports are required prior to construction to address the specific type of development proposed and any changes in Uniform Building Code requirements. & HAZARDS AND HAZARDOUS MATERIALS. Would the r('eet: . a) Create a significant hazard to the public or the environment through the routine use,transport or disposal of hazardous X materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions X involving the release of hazardous materials into the environment? C) Emit hazardous emissions or handle hazardous oracutely hazardous materials,substances;or waste within one-quarter X mile of an existing or proposed school? d) Expose people or structures to existing sources of,hazardous emissions or hazardous or acutely hazardous materials, 16 X substances,or waste? e) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section X 659,62.5 and,as a result,it would create a significant hazard to the public or the environment? f) For a project located within an airport land.use plan,or within two miles of a public airport,would the project result.in a safety 11 X hazard for the people residing or working in the project area? g) Impair implementation of;or physically interfere with,the X adopted emergency response plan or emergency evacuation per? h) Expose people or structures to a significant risk of lose,.injury, or death,involving wildland foes,including where wildlands are X .adjacent.to urbanized areas or where residents are intermixed 10 with wildlands? Evaluation a),b),c),e)The proposed residential rezoning and development plans will not create a hazard to the public through the use or transport of hazardous materials, or create a hazard through reasonably foreseeable upset conditions. The project will not emit any hazardous emissions. The site is not on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5. d) The project site is located in proximity to a wholesale,bulk fueling station located on 950 Orcutt Road,and a Chevron fuel station at 3180 Broad Street. The proposed rezoning would place residences close to these areas,where hazardous materials and emissions are in constant,daily use. The Fire Department should review the proposed site plans and evaluate evacuation routes and other factors that would be critical for insuring safety in the event of an accident or natural catastrophe. An MTBE Report and Phase I Environmental Audit prepared by Cuesta Geotechnical for a portion of the project site are on file in the Community Development Department. These reports should be evaluated and the Regional Water Quality Control Board should be consulted to determine if similar studies are required for the remaining portions of the project site. CrTY OF SAN Luis Oa spo 12 INmAL STUDY ENVIRONMENTAL CHECKLIST,2 x003 \.` Issues, Discussion and SuppL :" ,'Information Sources Sourcos F ' , Potuitistly Less Than No Significant Significant Significant Impact Issues Unless Impact ER # 114-02 Broad/Orcutt Rezoning Mitigation Incorporated f) The potential safety impacts of the project with respect to airport hazards must be evaluated in detail. The project is within Safety Area 2 of the Airport Land Use Plan(ALUP). In this area, aircraft operate between 500 and 1000 feet above ground level. A portion of the site is within the 50dB noise level contour identified in the ALUP. In this area, overall residential density is limited to 6 units per acre. The proposed rezoning would allow for development up to 24 units per acre, with density bonuses available for affordable housing. The Land Use Element of the General Plan says that the City will help the Airport Land Use Commission(ALUC) implement the ALUP. The proposed General Plan amendment and rezoning should occur after or at the same time as other changes to the General Plan to insure consistency with the ALUP. An evaluation of the overall actual and potential residential density of City land within the ALUP area should be prepared to assess whether the City is in compliance with the 6 units/acre limitation set by the plan. Such an evaluation can help the City and ALUC determine if the proposed project would be in conflict with the ALUP. g) The project is not anticipated to impair implementation of any adopted emergency response or evacuation plan. This issue should be evaluated by the Fire Department as part of a detailed review of the proposed development plans. h) According to Figure 2 of the Safety Element,the project site has a low wildland fire hazard potential. Scope of Work The scope of work for the project shall include coordination with the Fire Department and an evaluation of the development plan to insure adequate emergency response and evacuation plans, considering the proximity of two fueling stations to the project site. Consider an educational program for residents to insure knowledge of evacuation plans and to inform of any dangers that might be related to surrounding industrial uses. A detailed evaluation of consistency with the ALUP is also necessary. The evaluation should include a quantitative assessment of actual and potential residential density in those portions of Safety Area 2 that are within the City Limits and outside of the Margarita Area and Orcutt Area boundaries. In addition to evaluating consistency with the ALUP, a review of the actual dangers to residents of the proposed high density residential development from aircraft should be performed. The scope of work shall include coordination with the Regional Water Quality Control Board to determine if any further testing on ground water contamination or hazardous materials in the soil are required. 9. HYDROLOGY.AND WATER UALITY. Would theproject: a) Violate any water quality standards or waste discharge X requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level(e.g.The production rate of pre-existing, X nearby wells would drop to a level which would not support existing land uses for which permits have been.gramed)? c) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide additional sources of runoff into surface waters (including,but not limited to,wetlands,riparian areas,ponds, X springs,creeks,streams,rivers,lakes,estuaries,tidal areas;bays, ocean,etc.)? d) Substantially alter the existing drainage pattern of the site or area in a manner which would result:in substantial erosion or X siltation onsite or offsite? e) Substantially alter the existing drai_n_age pattern of the site or area in a manner which would result in substantial flooding X onsite or-offsite? f). Place housing within a 100-year flood hazard area as mapped on 12 Ctry OF SAN Luis Oatspo 13 INmAL SnrOv ENVIRONMENTAL CHEcKusT 2003 �,�,� ?9 Affachm Issues, Discussion and Supporn.. Anformation Sources Sources poct--, i potentially Less Than No Significant Significant Significant Impact. ER # 114-02 Broad/Orcutt Rezonin Issues unless Impact 9 Mitigation Incorporated a Federal Flood Hazard Boundary or F1ood.Insurance Rate Map X or other flood hazard delineation map? g) Place within a 100-year flood hazard area structures which 12 X would impede or redirect flood flows? h) Will the project introduce typical storm water pollutants into ground or surface waters? X i) Will the project alter ground water or surface water quality, temperature,dissolved oxygen,or turbidity? Evaluation a),b), In order to proceed with development of the project site a storm-water alteration permit is required from the Regional Water Quality Control Board. There is nothing inherent in the project design or proposal that would violate water quality standards or waste discharge requirements, provided the conditions of the permit are met and adhered to. All of the residences will be served by the City's sewer system. The project will be served with water by the City's Utilities Department and will not use or otherwise deplete groundwater resources. c), d), e) According to the City's Waterways Management Plan, runoff from the site post development shall not exceed that of predevelopment for the 2, 10,and 100 year storm. Analysis and design of stormwater facilities shall be consistent with the Drainage Design Manual section of the City's Waterways Management Plan. A detailed hydrology study indicating the effects of the proposed development on adjacent and downstream properties will be required to insure consistency with this requirement. The scope of the study must include analysis of all existing public and private drainage facilities and creek capacities between this property.and an adequate point of disposal. All bridging, culverting and modifications to the existing creek channels must be in compliance with city standards and policies, the City's Flood Management Policy Book (specifically regarding clear spanning of creeks, etc.) and be approved by the Public Works Director, Army Corp of Engineers,and California Department of Fish&Game. f�g)The project site is not within the boundaries of an area subject to inundation from flood waters in a 100-year storm and will not impede or re-direct any such water flows. h), 1) The project will introduce typical pollutants to the creek system by carrying water from impervious surfaces, such as driveways,through the stormdrain system and into the creeks of the local watershed. The amount of new impervious surfaces is significant, and drains that empty into the creek will be required to be developed with oil separators, bio-filtration mechanisms or other Best Management Practices to maintain water quality as identified in the City's Waterway Management Plan and the National Pollution Discharge Elimination System(NPDES)for Stormwater. Scope of Work The scope of work will include detailed hydrological studies to determine the required size of any required water detention systems, to insure no impacts to downstream properties. Habitat quality is also a factor to consider with respect to the metered discharge of stormwater into the creek system. In order to insure water quality, conditions of approval will be necessary to require filtering and oil separation(or other BMP's)of any concentrated run-off that may pick up pollutants and wash them into the creeks. The City is in the early stages of work on its NPDES permit,however, specific requirements for stormwater management under NPDES may be in effect at the time construction of the project begins. The City Engineer must be consulted and mitigation measures shall be put in place to insure implementation of NPDES requirements if they are in place prior to building permit issuance for project related construction. 10. LAND USE AND PLANNING. Would the-project:- .a) Conflict with applicable land use plan, poliy, or reulation of an agency with jurisdiction over the project.adopted for the X purpose of avoiding or mitigating an gnvironmental,effect? VCrrr or SAN Wus Oatspo 14 UtmiLL STunv E vmom ENTAL CrfEcKus�T 20003 /i � LLr �H 1 fArracthment 2 Issues, Discussion and Suppow.,..-information Sources S6&6 Pow..: rIntcorpor'ated ly i.ess Than No Significantnt Significant Impact Issues Impact ER # 11402 Broad/Orcutt Rezoning on b) . Physically divide an established community? X c) .Conflict with any.applicable habitat conservation plan or natural , X community,conservationplans? Evaluation a) As discussed under the Hazards section, the project may conflict with the Airport Land Use Plan because it could allow residential density above the 6 unit per acre minimum established by the Plan. No other conflicts with applicable plans, policies or regulations have been identified, although a full analysis of relevant General Plan policies should be included in the Environmental Document to insure overall project consistency with the General Plan. b) The project would result in residential development of industrially zone land that has never been developed in the past. As a result,it will not divide an established community. c) There are no habitat conservation plans or natural community conservation plans that cover the project site. Scope of Work The scope of work for Land Use and Planning is covered by the Hazards section of this Initial Study,with respect to Airport Land Plan compatibility. The scope of work shall include a complete analysis of relevant General Plan policies to insure that the project is consistent with the General Plan. Recommendations should be made to resolve any conflicts with existing General Plan policies that are identified. 11.NOISE. Would the project result in:. a) Exposure of people to or generation -of"unacceptable"noise levels as defined by the San Luis Obispo General Plan Noise X Element,or'.general noise levels in excess of standards 13 established in the Noise Ordinance? b) A substantial temporary,periodic,oi permanent increase in ambient noise levels in the project vicinity above levels existing X without the project? c) Exposure of persons to or generation of excessive groundborne vibration or groundbome noise levels? X _ d) For a project located within an airport land use plan,or within two miles of a public airport or public use airport,would the X project expose people residing or working in the project area to excessive noise levels? Evaluation a)The project site is impacted by excessive noise levels from both the railroad and surrounding arterial streets. The extension of Sacramento Drive to Orcutt Road would also bring higher noise levels to the center of the project site.. According to the Noise Element,the 60 dB noise exposure contour from the railroad tracks would extend almost 500 feet onto the project.site at buildout. The 60 dB contour extends 150 into the project area from Orcutt Road, and about 75 feet from Broad Street Interior spaces can be protected from this level of noise through standard construction techniques,which would lower interior noise levels by 15 dB, to 45 dB, meeting the City's standard for indoor noise exposure. Interior spaces that are closer to the noise source would subject to higher levels of noise, and more elaborate construction techniques must be used to reduce interior noise levels further. Exterior noise levels must be also controlled in a manner consistent with the Noise Element Separation from the noise source, orientation of buildings, berming, sound walls and other barriers may be used to reduce exposure to exterior noise. The difference in elevation between the higher railroad tracks and the project site should be exploited,if possible,to shelter future residents from railroad noise.. CITY OF SAN LUIS OBISPo 15 1wnAL STUDY ENVIRONMENTAL CHECKLIST 2003 OAr �4 Issues, Discussion and Suppoi,... information Sources Sources Po, Potentially ss 2 Significant Significant Significant Impact ER # 114-02 Broad/Orcutt RezoningIssues Unless Impact Mitigation Incorporated b), c) Although the project itself will not generate significant noise levels, it could expose people to groundborne vibration and noise levels because of proximity to the railroad tracks. Noise levels discussed above are based on the City's standard, which is Ldn, a 24-hour day and night average of noise levels. When trains pass by, there is a periodic increase in noise levels and vibration that must be evaluated. d) A portion of the project site along Broad Street is within the 60dB noise level contour mapped in the Airport Land Use Plan. For a detailed discussion of Airport Land Use Plan consistency,see the Hazards section of this Initial Study. Scope of Work A noise study for the project site must be prepared and recommendations must be provided for how to reach the noise limits established by the Noise Element of the General Plan. These recommendations must reflect the order of preference.and management approaches for mitigating noise exposure established by Policies 1.2.11, 1.2.12, 1.2.13, 1.2.14, 1.2.15 and 1.2:16 of the Noise Element(Digest numbering). The noise study must also evaluate noise from the extension of Sacramento Drive to Orcutt Road. The noise study should take into account different alternatives for Orcutt Road, including designing the roadway so that truck traffic from the adjacent industrial area is reduced or eliminated. Disclosures may be necessary so that future residents are aware of the noise levels they can expect indoor and outdoors when both freight and passenger trains pass through,including noise from train whistles. Airport noise is discussed under the Hazards section of this Initial Study. 12. POPULATION AND HOUSING. Would theproject: a) Induce,substantial population growth in an area, either directly (for.example by proposing new homes or businesses) or X indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, or people necessitating the construction of replacement housing X elsewhere? Evaluation a) The project will directly increase population growth in the area by redesignating land from services and manufacturing to high density residential. This level of population growth should not be considered significant or substantial. The proposed rezoning is listed in the City's draft Housing Element as one of several areas where additional residential capacity should be developed in order to reach the residential unit targets established by the State of California for accommodating new households. The Land Use Element of the General Plan(Table 2)estimates population growth in the City to the year 2022. The General Plan and the EIR for the Land Use Element, adopted in 1994 is based on these projections. At this point in 2003,expected population is above 47,300 people. The most current population estimate from the Department of Finance for the City is 44,350. b) The project will not displace people because the project site is largely undeveloped. Scope of Work Effects related to an increase in population created by the,project are not significant in their own right,but may contribute to significant impacts in other areas discussed in this Initial Study. No specific mitigation is necessary for anticipated population levels. �M CITY OF SAN Luta Oempo 16 INITIAL STUDY ENVIRONMENTAL CHECKLIST 2003 04-aa Issues, Discussion and Suppo, Information Sources sources Poi Potentially Le a (1 2 Significant Significant Significant impact Unless ER # 114-02 Broad/Orcutt Rezoning Issues Mitigation impact Incorporated 13.PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision,or need,of new or physically altered government facilities,the construction of which could cause significant environmental impacts,in order to maintain acceptable service ratios,response times,or other performance objectives for any of the public services: a) Fire protection? - X b) Police protection? X c) Schools? X d) Parks? X e) Roads and other transportation infiastructure? X Other public facilities? X Evaluation a) The Fire Department has provided preliminary comments on the proposed development plans and has indicated that the turning radii in the Tumbling Waters project may need to be modified to allow for access of emergency response vehicles. The applicant and/or consultants will need to work directly with the Fire Department to determine the acceptable parameters for access based on the actual equipment that City Fire uses to access the site. The Fire Department must also be consulted regarding potentially hazardous uses in the vicinity of the project site to determine the extent of any hazards that may exist, such as from the fueling stations across Orcutt Road or from the industrial area south of the project site. b) The Police Department will review the proposed project and will make recommendation regarding the site plan with respect to the safety of residents and officers responding to calls on the site. c) The school districts in the state are separate governing bodies with authority to collect fees to finance school construction and parcel acquisition. Section 65955 of the Government Code prohibits the City from denying a subdivision or collecting any fees beyond those required by the school district itself,to mitigate effects of inadequate school facilities. Any effect that the additional children will have on school facilities will be mitigated in whole or in part by the districts per square foot fees, charged at the time of building permit issuance for each residence. d) The project will be required to provide some of its own amenities in compliance with the City's Property Development Standards for New Condominium Projects to insure an adequate level of on-site private open space and common open space.. The residents of the project site would be most likely to use recreational facilities such as the railroad bike trail,the Damon- Garcia Sports Fields, Islay Park, Sinsheimer Park,and new park facilities developed with the Orcutt.Area Specific Plan. The City's Parkland In-Lieu fee program assesses fees based on each new lot in a subdivision so that the City's can meet the goals included in the Parks and Recreation Element of the General Plan,including maintenance of existing facilities. e) The construction of Orcutt Road will have significant impacts on an existing creek. The alignment has been approved with previous projects and the right-of-way was dedicated to the City in this alignment,based on mitigation measures approved as part of the Parkside Research Center development plan and subdivision map, Tract 2134. Opportunities for modifying the alignment to reduce potentially significant impacts shall be evaluated as part of an alternatives analysis in the environmental document. f) No other impacts to public facilities have been identified. Scope of Work The scope of work for public services impacts will include working with the Fire Department to insure that their standards for access are met. Alternatives to their standards that will provide for narrower streets and more residential density, without compromising safety should be explored to insure that project objectives are met. The applicant's designers may work directly with the Fire Department on this issue since it is something that normally occurs during the development review process. The Police Department will also review the project in the normal course of development review. Alternatives for Orcutt Road that are discussed in more detail in the Transportation section of this Initial Study will also consider the potential impacts to the creek if Sacramento Road is constructed in its currently approved alignment. �M CITY of SAN Luis 0stsPO 17 INmAL STUDY ENVIRONMENTAL CHECKLIsT'2003 �� -a3 Issues, Discussion and SuppM__ Information Sources sources N. Potentially Less pian 2 Significant Significant Significant Impact Issues ER # 114-02 Broad/Orcutt Rezonin unless Impact 9 Mitigation Incorporated 14.RECREATION. Would theproject: a) Increase the use of existing neighborhood or regional parks or other recreational facilities such that substantial physical 14 X deterioration of the facility would occur or be accelerated? b) Include recreational facilities or require the construction or expansion of recreational facilities,which might have an adverse X physical effect on the environment? Evaluation a) The project will be required to provide some of its own amenities in compliance with the City's Property Development Standards for New Condominium Projects. This will insure an adequate level of on-site private open space and common open space. Recreation areas are also required for high density residential development. The City's Parkland In-Lieu fee program assesses fees based on each new lot in a subdivision so that the City's can meet the goals included in the Parks and Recreation Element of the General Plan, including maintenance of existing facilities. On-site recreation facilities in addition to in-lieu fees will satisfy the need for parks generated by the project. b) The project does not involve the construction of it own recreational facilities that would be considered significant. Scope of Work The Parks and Recreation Department shall be consulted to determine if there are any potentially significant impacts to existing recreational facilities that would require mitigation. 15. TRANSPORTATION/TRAFFIC. Would the ro'ect: a) Cause an increase in traffic which is substantial in relation to the 15 existing traffic load and capacity of thestreet system? X b) Exceed,either individually or cumulatively,a level of service standard established by the county congestion management X agency for designated roads and highways? c) Substantially-increase hazards due to design features(e.g.sharp curves or dangerous intersections)or incompatible uses(e.g. X farm equipment)? d) Result in inadequate emergency access? X e) Result in inadequate panting capacity onsite or offsite? X 1) Conflict with adopted policies supporting alternative X transportation(e.g.bus turnouts,bicycle racks)? g) Conflict with the with San Luis Obispo County Airport Land- Use Plan resulting in substantial safety risks from hazards,noise, X or a thane in.air trafficpatterns?. Evaluation a), b) The proposed rezoning of the property will change future land uses on the property in a way that was not anticipated during the review and adoption of the City's Land Use Element and Circulation Element. This will have an effect on peak traffic volumes in the vicinity of the project as well as in other areas of the community. The change will require a modification to the City's traffic model and could have an effect on the construction of an Orcutt Road overpass. Amendments to the City's circulation element may be required depending on the ultimate disposition of Sacramento Drive. The Circulation Element states that major development proposals to the City will include displays of the proposal's interfaces with nearby neighborhoods and indicate expected significant qualitative transportation effects on the entire community. Such an analysis will be part of the scope of work of the environmental document. CIT'OF SAN Lues OalsPo 18 INITIAL STUDY ENYUtommEwAt.CHECKLIST 2003 C A Issues, Discussion and Suppor,.. ,'Information Sources Sources Pm y potentially Less 7111211 No t 2 Significant Significant Significant Impact ER # 114-02 Broad/Orcutt Rezonin Issues Unless Impact 9 Mitigation Incorporated c) The scope of work for the project will include a detailed evaluation of the proposed development plans internal circulation as well as how the projects interface with adjacent streets. The properties on Broad Street that do not have development plans proposed at this time and the W.E.T. development have access to Broad Street, which is also State Highway 227. These proposed and potential driveways must be evaluated with respect to Cal Trans standards as part of the environmental document. The relationship between Tumbling Waters and the potential overpass at the railroad tracks will be evaluated, including the potential to change the alignment of Orcutt Road to determine if a better design would result from shifting the roadway to the north between Dtmcan Road and the railroad tracks. The design of Orcutt Road as a commercial collector street, as provided for in the Circulation Element, within a residential development could has safety implications and alternatives will be evaluated. d) The proposed development plans will be evaluated for emergency access,as discussed under Public Services. e) Parking capacity must be evaluated to insure that overflow parking from the proposed and anticipated residential developments do not impede commercial operations in adjacent neighborhoods. Proposed parking for the Tumbling Waters project is close to the total that would be required by the City's Zoning Regulations(364 required versus 353 provided). On- street parking options for Sacramento Drive must be evaluated for the potential to relieve on-street parking impacts to the south of the site on Sacramento Drive. The W.E.T. project proposes approximately 226 parking spaces whereas 282 are required. This represents a 30% reduction in the total required parking, which is the maximum authorized by the Zoning Regulations in a mixed-use project. This proposal needs to be evaluated to insure that additional vehicles be parking randomly on the project site,as tends to happen when insufficient parking is provided for residential projects. f) Bike and pedestrian access through the project sites and connections to adjacent facilities and neighborhoods must be evaluated in detail. Facilitating access to the bike path along the railroad tracks and providing safe crossings for pedestrians are extremely important and key factors of the environmental review. g) Airport Land Use Plan issues are discussed in the Hazards section of this Initial Study. Scope of Worst The following issues shall be evaluated with respect to the proposed General Plan Amendment and Rezone: 1. Potential traffic impacts resulting from changing the property's land use/zoning including how the change in land use may alter projected circulation patterns and peak traffic volumes. 2. Effects on the City's traffic model from changing the property's zoning from commercial/industrial to residential. 3. General Plan consistency including the Circulation and Land Use Elements including Policy CI.15.1 which states that major development proposals to the City will include displays of the proposal's interfaces with nearby neighborhoods and indicate expected significant qualitative transportation effects on the entire community. 4. How the proposed the Orcutt Road overpass may impact the proposed residential land use. 5. How the development of the property with residential uses could be affected if the Orcutt Road overpass is not constructed. 6. Access to Highway 227 per Cal Trans standards. The following issues shall be evaluated as part of the W.E.T project's environmental review: 1. General Plan consistency including the provision of pedestrian connections to adjoining properties and neighborhoods. 2. Project specific traffic analysis including: a. Turning movements and peak hour volumes. b. How the project may be impacted by the construction of the Orcutt Road railroad overpass. c. How residents will access railroad safety trail before and after construction of Orcutt Road railroad overpass. d. Driveway locations and the need for access/turning movement restrictions(ie.Broad Street will have a landscape median restricting left turn movements). e. Design of driveway entries,how they impact traffic circulation and conflicts with their proximity to parking spaces. CITY OF SAN Luis Onispo - 19 INmAL STUDY ENvutommENTAL CHECKLr3T 2003 �i Attac Issues, Discussion and Suppo,_.. Information Sources Sources Po. , Potentially Less Than xo 2 Significant Significant Significant Impact ER # 114-02 Broad/Orcutt Rezonin Issues Unless tinpact 9 Mitigation Inrorporated f. How parking and circulation are impacted at locations of grouped mailboxes. g. On-site circulation and the circulation impacts of dead end private streets. The following issues shall be evaluated as part of the Tumbling Water project's environmental review: 1. General Plan consistency including the provision of pedestrian connections to adjoining properties and neighborhoods. 2. The design of Sacramento Drive as a Commercial Collector within a residential neighborhood should be analyzed and alternative street layouts should be evaluated, including not providing through access to Orcutt Road from the adjacent industrial area. 3. The alignment of Orcutt Road should be analyzed to determine if a better design would result from shifting the roadway to the north between Duncan Road and the railroad tracks. 4. Project specific traffic analysis including: a. Turning movements and peak hour volumes. b. How the project may be impacted by the construction of the Orcutt Road railroad overpass. c. How residents will access railroad safety trail before and after construction of Orcutt Road railroad overpass. (L Driveway locations and the need for access/turning movement restrictions. e. Design of driveway entries,how they impact traffic circulation and conflicts with their proximity to parking spaces. f. How parking and circulation are impacted at locations of grouped mailboxes. g. On-site circulation and the circulation impacts of dead end private streets. 16.UTILITIES AND SERVICE SYSTEMS. Would theproject: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X b) Require or result in the construction or expansion of new water treatment,waste water treatment,water quality control,or storm X drainage facilities,the construction of which could cause significant environmental effects? c) Have sufficient water supplies availableto serve the project X from existing entitlements and.resources,or are new and expanded water resources needed? d) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has inadequate X capacity to serve the.project's projected demand in addition to the provider's existing commitment? e) Be served by a landfill with sufficient permitted capacity-to accommodate the project's solid waste disposal needs? X f) Comply with federal,state,and local statutes and regulations X related to solid waste? Evaluation a),b),d) The project will be served by the City's Waste Water Treatment Facility and will not exceed the requirements of the Regional Water Quality Control Board. The City is currently working with a consultant who is studying the utilities in this part of town. It is possible that waste water collection improvements may be required for the City to serve this project. These improvements may include upgrades to lift stations located at Tank Farm and Broad Street and Rockview and Broad Street. The City's study should produce useable results for this project and the timing of the project may be such that improvements to the system occur concurrently with the initial phases of project construction. c) The City has sufficient water supplies.to serve the project. A comparison of water demand and supply shall be included in the scope of work because the issue is of concern to many City residents and decision makers. e), f) Background research for the Integrated Waste Management Act of 1989 (AB939) shows that Californians dispose of roughly 2,500 pounds of waste per month. Over 90% of this waste goes to landfills, posing a threat to groundwater, air Cm OF SAm Luis OBISP0 20 ImmAL STunY ENvittommENTAt_CHECKLIST 2003 ( r atp Attachment 2 Issues, Discussion and Suppor....,-lnformation Sources Sources Pot,_. Potentially Less Than No Significant Significant Significant Impact ER # 114-02 Broad/Orcutt Rezonin Issues unless Impact 9 Mitigation Incorporated quality, and public health. Cold Canyon landfill is projected to reach its capacity by 2018. The Act requires each city and county in California to reduce the flow of materials to landfills by 50%(from 1989 levels)by 2000. To help reduce the waste stream generated by this project,consistent with the City's Source Reduction and Recycling Element,recycling facilities must be accommodated on the project site and a solid waste reduction plan for recycling discarded construction materials must be submitted with the building permit application. The project is required by ordinance to include facilities for recycling to reduce the waste stream generated by the project,consistent with the Source Reduction and Recycling Element. Scope of Work The scope of work for utilities will include coordination with the City's consultant evaluating the capacity of the collection system in the project area,and shall include a discussion of the timing of the project compared to the timing of proposed improvements to the City's system. Recommendations shall be made on interim improvements that would be necessary for the project to be constricted earlier than the City's utility improvement project. An analysis of project water demand and available supplies shall be provided. 17. SOURCE REFERENCES. 1. City of SLO Circulation Element,Figure 6,Scenic Roadways Map 2. Observations made during site visits to property and neighborhood 3. GIS Data downloaded from the Farmland Mapping and Monitoring Program website: h onsrv.ca. ov/DLRP/fmm / 4. Air Pollution Control District,Clean Air Plan,April 2003 5. Assessment of Development Impact Upon the Riparian Corridor by the Proposed Orcutt Crossing Project (Stickler) 3-20-95. And,City of SLO Open Space Element,Table 1 and Table 2,Creek Map,and Figure 6,Open Space M 6. Phase One Archeological Surface Survey,,Gibson's Archeological Consulting,4-29-98 7. Burial Sensitivity Map,on file in the Community Development Department. 8. City of SLO Energy Conservation Element of the General Plan 9. City of SLO Source Reduction and Recyling Element 10. City of SLO Safety Element of the General Plan 11. San Luis Obispo County Regional Airport,Airport Land Use Plan,and proposed amendments to the plan,on file in the Community Development Department. 12. FIRM Flood Maps prepared by FEMA,on file in the Community Development Department 13. City of SLO Noise Element;Figures 4a and Sa 14. City of SLO Land Use Inventory,Georgraphic Information System 15. Development Review Team Project Comments on file in the Community Development Department 16. Reports from Cuesta Geotechnical on MTBE contamination dated 11-26-99 and Phase I Environmental Audit dated 10-20-99,on file in the Community Development Department. Attachments: Attachment 1: Vicinity Map Attachment 2: Council Agenda Report titled"Planning Commission Recommendation to Initiate An Amendment to ... Rezone Properties ..."with attachments including Planning Commission Minutes from 6-12-2002 and the 6-28-02 RQN letter Attachment 3: Council Agenda Action Update, and Council Minutes for the 7-2-02 meeting Attachment 4: Tumbling Waters Development Plan Attachment 5: W.E.T. Development.Plan L:1ERUumblingWatersetal.doc ii Cur of SAN Luis OsisPo 21 INmAL STuov ENviRoNmENrAL CHEcKusT 2003 v'1 ^ O 1 1 r �Iq '■ , vX VICINITY MAP GP/R/ER1 14-02 • I 1 S A"A" A 2 council 'n 7� aqjEnoa Pepont 4" C I T Y OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Directdfl/:::�w J'M- Prepared By: Jeff Hook, Associate Planner SUBJECT: PLANNING COMMISSION RECOMMENDATION TO INITIATE AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT AND REZONE PROPERTIES BOUNDED BY ORCUTT ROAD, BROAD STREET (STATE HIGHWAY 227), ACACIA CREEK AND THE RAILROAD TRACKS TO CHANGE THEIR DESIGNATION FROM SERVICES AND MANUFACTURING TO HIGH-DENSITY RESIDENTIAL, AND AMENDMENT OF THE .CIRCULATION ELEMENT REGARDING THE SACRAMENTO DRIVE EXTENSION. CAO RECOMMENDATION Consider the Planning Commission's action and direct staff to initiate General Plan Land Use and Circulation amendments and rezoning as recommended. DISCUSSION Situation In May, Capstone West proposed development of a 200-unit, 800-bed student apartment complex on the south side of Orcutt Road, between Broad Street and the railroad tracks. The developer submitted conceptual plans and asked the City Council for apre-application review. On May 7th Council decided to reject the student housing project application, primarily due to neighborhood traffic, public safety and other concerns related to student housing. At the same meeting, Council expressed general support for housing on this site. Council's action was referred to the Planning Commission to determine whether a city-initiated amendment to the General Plan to allow high-density residential use at this location was.appropriate. Planning Commission Action On June 12m,the Planning Commission voted 6-0(Comm. Cooper absent)to recommend that the Council initiate a General Plan Amendment and rezoning to change the land use designation on the south side of Orcutt Road from Services and Manufacturing to High-Density Residential. Commissioners enthusiastically supported the change, viewing it as a "proactive step" the City could take toward providing affordable housing in San Luis Obispo. Two property owners, Bill Tickell and Bob Schiebelhut, spoke in support of the changes. Nick Muick, resident at 3731 Orcutt Road, suggested that an area plan might be needed for the site to guide its development, and felt an EIR was needed for the change due to the number of planning issues. Commissioners noted there were important planning issues that needed to be addressed with this site, such as traffic, noise, and creek preservation. They emphasized, however, this was just the first step in a review process that would require detailed studies before such a change could occur. Commissioners felt there was a critical need for more R-3 and R-4 zoned land in the City, and agreed that General Plan policies appeared to support high-density or medium-high density housing at this site. Concerned that limiting the land use change to the previgu Capstone site ISAttachment '2 Planning Commission Recommendation: Orcutt Road Area General Plan Amendment and AAffftrlent 2 Page 2 might overlook opportunities for mixed-use housing, Commissioners recommended that Council expand the site area under consideration to include additional properties fronting on Broad Street. Commissioners also supported a possible amendment to the Circulation Element to modify or delete the Sacramento Drive Extension. Extension of Sacramento Drive to Orcutt Road is listed as a "Potential Major Street Network Change" in the Circulation Element. If extended, Sacramento Drive would serve as a commercial collector street roughly bisecting the site. The extension was originally established as part of a previously approved business park. If the site's land use designation is changed to residential, Commissioners wanted the street extension requirement to be re-evaluated for consistency with General Plan policies. Site Description The mostly vacant, 21-acre site is designated for "Services and Manufacturing" uses in the General Plan Land Use Map, allowing a broad range of commercial and industrial uses. Residential uses, with the exception of caretaker's quarters, aren't allowed. The site has been shown for service-commercial and manufacturing uses since it was annexed in 1960. The City has approved several commercial projects on this site since 1995, including an industrial subdivision, a business park, and fiber optic switching facility,but none of the projects were built and these earlier approvals expired. Recent planning approvals were granted for a commercial project along Broad Street near Orcutt Road, and for an Office/business park on the Tickell property. A construction permit was recently approved for the Tickell property, however the owner decided to postpone building the project pending possible land use changes. The site is bordered by houses to the east, across the railroad tracks; commercial service uses, homeless shelter, and Villa Rosa Residential Condominiums to the north, across Orcutt Road; vacant commercial-service zoned land to the west, fronting on Broad Street; and manufacturing uses to the south. The site involves multiple property owners. The largest parcels — those comprising the previous Capstone project site — are owned by Bill Tickell and Bob Schiebelhut and cover about 13 acres. Besides the properties described in the Capstone Project, the Planning Commission suggested that eight additional parcels fronting on Broad Street under multiple ownership may also be appropriate for High-Density Residential land use designation, or for mixed commercial/residential uses (see Attachment 2). Located along an arterial street, General Plan policies may support High-Density residential uses here, or the parcels could provide secondary access to Broad Street and allow for compatible mixed-use residential/ commercial zoning to buffer a residential project on the larger interior lots. Housing Element Update The City has begun a two-year effort to update its Housing Element. Part of that effort will focus on ways to increase the City's housing stock, particularly housing affordable to low- and moderate-income persons. The need for such "workforce housing" has often been met in adjacent communities that have lower housing costs, or locally through lower cost multi-family rental housing and condominiums. Most of the City's apartments and condominiums were built in the 1970s and 1980s when large, vacant R-3 and R-4 zoned parcels were still available. 4-2 04f, (5Attachment 2 Attachment 2 Planning Commission Recommendation: Orcutt Road Area General Plan Amendment and Rezoning Page 3 Generally speaking, R-3 and R-4 zones are most appropriate for developing lower cost workforce housing, since they allow up to 18 and 24 density units per net acre, respectively. There are, however, no large vacant R-3 or R-4 zoned parcels remaining within city limits. By expanding its supply of high-density residential zoned land, the City can promote the development of new affordable housing. The State Department of Housing and Community Development has assigned a regional housing need to San Luis Obispo County of 18,892 dwellings by 2010. Of this assigned need, San Luis Obispo City's preliminary allocation is 5,720 dwellings. While the validity of this number is debatable, San Luis Obispo and neighboring cities will need to explore increased density and urban infill to even come close to meeting their regional housing needs. This General Plan amendment is an appropriate step in that.direction. General Plan Goals and Policies At least at a preliminary level, a General Plan amendment to allow High-Density Residential uses appears consistent with General Plan land use and housing policies. Relevant policies include: Land Use Element LU 1.4. Jobs/Housing Relationship. The gap between housing demand (due to more jobs and college enrollment) and supply should not increase. Response: Commercial development and employment has grown faster than housing supply in recent years. Changing the site's designation from commercial to residential use will help offset this trend. LU 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. Response: The desirability of extending Sacramento Street as a commercial collector should be re-evaluated under a residential use scenario. LU 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 raffroad. Response: The site appears large enough to provide appropriate buffering from Orcutt Road, Broad Street, the railroad right-of-way and commercial uses. LU 2.2.5. Street Access. New residential developments,or redevelopment 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. Response: A regional highway and an arterial . street border the site. Policy LU 2.2.5 suggests that the density for residential development bordering such streets be medium or high density because it will be served by a driveway accessible to an arterial street. These streets will also better serve the intensity of traffic and intensity of residential land use. LU 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 outdoor spaces. Such development is appropriate near the college campus, the downtown core, and major concentrations of employment. Response: The site is close to major concentrations of employment in the South Higuera Street/Tank Farm Road and Broad Street/Airport corridors. 4-3 l5 Attachment 2 Attachment 2 Planning Commission Recommendation: Orcutt Road Area General.Plan Amendment and Rezoning Page 4 Housing Element H2.2.2. Creation and Preservation. The City will adopt measures to encourage creating housing that's affordable to all its citizens, and to prevent loss of existing affordable housing. Response: Expanding the R-4 zone would be consistent with this policy. H5.1.1. Variety. Provide variety in the location, type, size, tenure, cost, style and age of dwellings to accommodate the wide range of households desiring to live within the City. Response: Residential condominiums, apartments and detached houses are located near the site. R-4 zoning would accommodate a range of housing types. H 5.2.2. Mixed-Use. where housing can be compatible with offices or other businesses, mixed-use residential/commercial projects should be encouraged. Response: Adjacent C-S and M zone uses generally consist of light-industrial, office and business park type uses that are unlikely to pose compatibility issues. Mixed residential-commercial uses are possible along Orcutt Road or Broad Street. H 8.2.1. Encourage Special Needs Housing. The City will encourage housing that meets the special needs of families with children, single parents, disabled persons, those desiring congregate or co-housing lifestyles, the elderly, students, and the homeless. Response: High-Density Residential zoning can provide a range of housing types and costs to meet special housing needs.. Circulation Element CI 8.4. Major Network Changes. Major changes to the city's street network may be initiated only after amending this Circulation Element. Response: This policy shows Sacramento Drive to be extended as a commercial collector to connect with Orcutt Road at Duncan Lane -- to be built concurrent with development of the south side of Orcutt Road Initiating General Plan Amendments State law allows the legislative body of cities and counties to initiate changes to their General Plans at any time, subject to an annual limit of four amendments. The Council can initiate general plan amendments and rezoning when it perceives that such a change may better meet General Plan goals and policies or community needs. Council need not wait for a specific development project or developer to initiate the change, nor need all property owners within the area under consideration support the change. In this instance, two of the major property owners support the Commission's recommendation. As of the report writing, comments from owners of the eight additional lots recommended by the Commission for inclusion have not been received. "Initiating" a general plan amendment and rezoning is not an approval. It indicates there is sufficient policy and factual basis to study the change further, and to start the public review process. If Council follows the Commission's recommendation,an application number will be assigned and special studies begun as part of the environmental and planning work necessary to allow the Planning Commission and City Council to take formal action at a later date. Due to local publicity and community interest, at least one housing developer has already expressed interest in developing non-student oriented, high-density or medium high-density housing on this site. In initial discussions, the prospective developer and the two owners of the majority of the site have expressed willingness to help pay for traffic, noise, and other studies necessary to proceed with the amendments. This would facilitate preparation of a single environmental document evaluating both the land use changes and a specific 4@4ing �r3 a. ` J � ���uvl II IICI It Attachment 2 Planning Commission Recommendation: Orcutt Road Area General Plan Amendment and Rezoning Page 5 development project. From staffs perspective, this approach makes sense. It could reduce costs and added delay due to redundant environmental review, and provide project specifics on which to base detailed studies. This, in turn, could improve accuracy and usefulness of the environmental document and allow the Commission, Council and neighbors to see the type of project that could be developed with the land use change. What's Next If Council initiates the amendments and rezoning, staff will start the necessary land use and environmental studies and return to the Planning Commission for more thorough analysis and action. Staff anticipates key planning issues to include: 1. Possible transportation/circulation effects. 2. Creek setback and preservation requirements. 3. Land use compatibility of housing with adjacent uses. 4. Railroad noise. ALTERNATIVES 1. Initiate an amendment and rezoning for a lower density residential use, such as Medium- High Density Residential (R-3). This designation would still allow apartments or town homes and maintain a higher percentage of the site in landscaping and creek area, but likely to increase the cost of the housing produced. 2. Exclude properties fronting on Broad Street from consideration of the General Plan amendment and rezoning. These properties would continue to be zoned Commercial- Service (C-S), although could be part of access and land use discussions for a future residential development on the interior lots, or could be zoned C-S-MU to allow mixed commercial and residential uses. 3. Continue the item for additional study. 4. Determine that a General Plan amendment is not appropriate at this time and decide not to initiate an amendment and rezoning. This alternative would maintain the existing Services and Manufacturing land use designation. Attachments: L Site Map 2. Property Ownership and Addresses 3. Planning Commission Resolution with exhibits 4. Planning Commission Minutes of June 12, 2002 Council Reading File: Property owner and citizen letters AlUCapstone/Ccagendmport7-2-02 4-5 x. 33 viaso -s. ♦ Y d 4: 1 -41 Ant .77 C. ', xs w'� Y' %. / • �4'�.� � rr. Ifw +� � s.. '-�—Y�.a \ . .�� �t1M�1�4��\may ♦+�\yO�t+� 9 l�� � Y�� �r� ' '` a. 1w i411 • At • • Ak �i Lr o . I 1 .................. KAttachment 2 Attachment 2 Orcutt Road Area General Plan Amendment Property Ownership and Addresses Parcels A-H Parcel Address Ownership A 3210 Broad Peter Nelson, Tre Et. Al. B 3220 Broad Dan M. Lemburg, Et.AI. C 3230 Broad " D 3240 Broad " E 3366 Broad Ann E. Miller, Et.AI. F 3370 Broad Dane L. and Ann E. Miller G 3388 Broad Ashley H. Ashmore H 3398 Broad John C. and Eva M. Anderson 4-8 ISAtta -rent 2 PLANNING COMMISSION Attachment 2 RESOLUTION NO. 5339-02 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING THE CITY COUNCIL INITIATE AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT AND REZONE PROPERTIES BOUNDED BY ORCUTT ROAD, BROAD STREET(STATE HIGHWAY 227), ACACIA CREEK AND THE RAILROAD TRACKS TO CHANGE THEIR DESIGNATION FROM SERVICES AND MANUFACTURING TO HIGH-DENSITY RESIDENTIAL, AND AMENDMENT OF THE CIRCULATION ELEMENT PROVISIONS REGARDING THE SACRAMENTO DRIVE EXTENSION. WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June. 12, 2002, for the purpose of considering the City Council's action on June 4, 2002, at which meeting the Council expressed general support for housing in the Orcutt Road Area; and. WHEREAS, said public meeting was for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the possibility of initiating a General Plan amendment to change the site's General Plan Land Use Map designation and to rezone the property to allow high- density residential uses; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of property owners, interested parties, and the evaluation and recommendations by staff, presented at said meeting. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: Section 1. Recommendation. The Planning Commission does hereby recommend the City Council initiate an application to amend the General Plan Land Use Element and rezone property shown in Exhibit "A", from Services and Manufacturing (C-S-S and M-PD) to High-Density Residential (R-4). The Commission also recommends Council initiate an amendment to the General Plan . Circulation Element list of "Potential Major Street Network Changes" to re-evaluate the need for and design of the Sacramento Drive Extension in light of the recommended land use change. On motion by Commr. Caruso, seconded by Commr. Boswell, and on the following roll call vote: AYES: Commrs. Caruso, Boswell, Peterson, Aiken, Osborn, and Chairperson Loh. NOES: None REFRAIN: None ABSENT: Commr. Cooper 4-9 1S Attachrr 2 Resolution No. 5339-02--1 339-02 -' Attachment 2 Page 2 The foregoing resolution was passed and adopted this 12th day of June, 2002. Michael Draze, S ary Planning Comrffission Exhibit A: Site Area - Orcutt Road Area General Plan Amendment imicapstompaesd ution6-12-02 4-10 ISAttachmont2 Exhibit A , . Attachment 2 Orcutt Road Area General Plan Amendment v Railroad Tracks 0Rcurr a �o R- o GG �A9 0 Acacia Creek N W E S 4-11 _ r 15 AttachmPrst 2 Attachment 2 Planning Commission Meeting Update June 12, 2002 Page 3 BUSINESS ITEM: 3. 791, 861 and 953 Orcutt Road. Consideration of a Council request for a possible General Plan Amendment and Zone Reclassification of four properties along Orcutt Road from M (Manufacturing) to R-4 (High-Density Residential), City of San Luis Obispo Planning Commission, applicant. The Commission discussed the City Council's June 4, 2002 meeting at which the Council rejected a General Plan Amendment application for a 200-unit student housing development on the south side of Orcutt Road between Broad Street and the railroad tracks. Council was concemed mainly with a traffic and security concems related to a student housing project, but expressed general support for housing on this site. In response to Council's comments, Commissioners enthusiastically supported a land use change to High-Density Residential on this site, viewing it as a "proactive step"the City could take toward providing affordable housing in San Luis Obispo and reversing a jobs/housing imbalance resulting from rapid commercial growth. Property owners Bill Tickell, 3233 Davis Canyon Road, and Bob Schiebelhut, 1010 Peach Street, supported the changes. Nick Mewick, 3731 Orcutt Road, suggested that an area plan might be needed for the site to guide its development, and felt an E1R was needed for the change due to the number of planning issues. The Commission's comments focused on the following: • Their view that there was a critical, unmet need for more R-3 and R-4 zoned land in the City of San Luis Obispo, • General Plan policies appeared to support high-density or medium-high density housing at this site; • Noted there were important planning issues that needed to be addressed and emphasized its recommendation was just the first step in a review process that would require detailed studies before such a change could happen • Supported a review of the Circulation Element to reconsider the Sacramento Drive Extension. Commissioners felt that limiting the land use change to the Tickell and Schiebelhut properties shown in the previous Capstone project might overlook opportunities for mixed-use housing, and recommended that Council expand the site area under consideration to include additional properties fronting on Broad Street. On a motion by Commissioner Caruso, seconded by Commissioner Boswell, the Commission recommended that Council initiate an amendment to the General Plan Land Use Element and rezone properties bounded by Orcutt Road, Broad St eet Gate 4- f �40. /.S Attachment 2lttachrnent 2 J Planning Commission Meeting Update June 12, 2002. Page 4 Highway 227), Acacia Creek and the railroad tracks to change their designation from services and manufacturing to high-density residential, and amendment of the circulation element provisions regarding the Sacramento Drive extension. The motion carried, 6-0. COMMENT AND DISCUSSION: 4. Staff A. Agenda Forecast 5. Commission ADJOURN to the next regular Planning Commission meeting scheduled for Wednesday June 26, 2002, at 7:00 p.m. in the Council Chamber of City Hall, 990 Palm Street. 4-13 /SAttachment 2 Planning Commission Min4 June 12, 2002 Attachment 2 Page 9 BUSINESS ITEM: 3. 791. 861, and 953 Orcutt Road. Consideration of a Council request for a possible General Plan Amendment and Zone Reclassification of four properties along Orcutt Road from M (Manufacturing) to R-4'(High-Density Residential), City of San Luis Obispo Planning Commission, applicant.. Deputy Director Michael Draze presented the staff report recommending the Council initiate an amendment to the General Plan Land Use Map and rezoning of the subject properties, including the properties fronting on Broad Street, and to recommend that the Council initiate an amendment to the Circulation Element to determine the need for the Sacramento Drive extension. Associate Planner Jeff Hook explained that this was not the typical Planning Commission item. He noted this is a request for Commission guidance on land use issues and help to initiate a General Plan Amendment by making a recommendation to the City Council. He stated the Commission should determine at a preliminary level whether or not the General Plan Policies could support a change from services and manufacturing to a high-density residential use or some other density of residential use. He commented that, based on the staff report, the General Plan Policies may support such a change, provided the traffic, noise, and other planning issues described in the staff report are addressed. Planner Hook presented a virtual tour of the site and briefly described the study area. He noted there are constraints and planning issues that need to be addressed, and noted there are alternatives that could be considered, such as medium-high density residential (R-3) use. Vice-Chair Osborne commented that the City needs housing and mentioned he is interested in this site. He asked if this site has to be set back from the creek, can only half of this total site be used? Planner Hook explained there are 20-foot creek setbacks on the site that would probably reduce the developable area down by as much as half, plus the right-of-way needed for the Sacramento Drive extension. Vice-Chair Osborne commented about the linkages needed for pedestrian and bicycle traffic and asked if there is something that could be done to accomplish this. Planner Hook explained that the Commission approved the City's Railroad District Plan. An important element of this plan was a pedestrian bridge across the railroad tracks between Villa Rosa and Sinsheimer Park to provide safe connection between these two. He noted this project would benefit from this crossing. Commr. Boswell asked for a brief summary on the status of any enhancements or improvements to Orcutt Road that are currently on the drawing board and any insight to what an R-4 development might trigger as far as traffic mitigations to this area. I5 Attachmr-�t 2 j Attachment 2 Planning Commission Minu.,_ June 12, 2002 Page 10 Planner Hook explained that the City has adopted an improvement plan for the Orcutt area, which shows Orcutt Road as a four-lane arterial street. He commented that work will be starting soon to make improvements at the Orcutt Railroad crossing area to make it safer for pedestrians. Commr. Boswell questioned if the General Plan Amendment would require environmental review under CEQA. Planner Hook replied yes. Commr. Boswell asked if any project that comes forward for this site would fall under environmental review from CEQA. Planner Hook replied yes. Deputy Director Draze explained they have talked to potential people interested in this project and noted it would probably work better if they did a single environmental document for both General Plan Amendment/Rezoning and the specific development project. Commr. Peterson asked if the bike path that was built with the. Acacia Creek office project would be linked up with the planned bike path through this property. Planner Hook presented a map and explained where the bike path is located. He stated the bike path could link up very easily. Commr. Peterson asked why the four parcels along Broad Street were left out of this discussion. Planner Hook explained they were not included in the previous Capstone development proposal that went to Council and they are under different ownership than Tickell and Schiebelhut. Chairwoman Loh asked if there are any applications anticipated to develop the vacant C-S zoned lots. Planner Hook replied yes. He explained the Tickell property has a commercial development that has been approved.. Chairwoman Loh commented on a letter that was submitted to the Commission from Charles Senn. PUBLIC COMMENTS: William Tickell, Property owner, mentioned that he fully supports the change to R-4 zoning. He felt it is a good thing for the City and the site is very suitable for residential development. 0�4-43 .1'5 Attachment 2 Atbaztrrn-eiTt 2 Planning Commission Mini June 12, 2002 Page 11 Vice-Chair Osborne asked what percentage of the five acres would be available for development if the creek setback were to be respected. Mr. Tickell replied between 60 to 70%. Chairwoman Loh noted that the land is low during the rainy season. Mr. Tickell explained that it is not within the floodplains. Chairwoman Loh asked if it would be possible to consider the area along Broad Street for mixed commercial1residential land uses. Mr. Tickell explained he bought the property on Broad Street because it better defined the creek areas. The site used to stop 100-yards before the creek and now the site goes to the creek and all the way to Broad Street, which is also for access. Bob Schieblehut, property owner, explained the status of his property; he has approved improvement plans for off-site, which are now on hold. He recommended that the circulation issues be addressed. Nick Muick, 3731 Orcutt Road, commented that he is concerned about the R-4 zoning and noted there is no comparable zoning in the area. He asked if there is something that is currently comparable to R-1, R-2, or R-3? Deputy Director Draze replied they have not researched this, but commented that some of the annexation areas they are looking at presently have properties that might be considered comparable. Mr. Muick expressed that he is in favor of housing, but noted that this corridor has some problems. He suggested that the Planning Commission recommend that a General Plan Amendment and zone reclassification change include a specific plan or a whole area plan. He suggested recommending to the City Council that a full environmental impact report be done with this General Plan Amendment. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Caruso moved to recommend approval of the project, per staffs recommendation. Seconded by Commr. Boswell. Commr. Caruso expressed his support for this idea and noted the City has a duty to be proactive and to see the City initiate a General Plan Amendment. Commr. Boswell concurred with Commissioner Caruso's comments. He suggested they look at R-3 zoning as an alternative if particular problems arise that cannot be mitigated. He felt the Sacramento extension has some difficulty and suggested that they try to creatively develop this road. d �f T 1,5 Attachment 2 Planning Commission Minu.__ Attach June 12,2002 Attachment 2 Page 12 Deputy Director Draze responded that the staff considered this issue on Sacramento Drive and the point is not to make any kind of decision on abandonment at this time, but to but make sure that it is on the table to be studied. Commr. Peterson expressed his support for this idea. He commented that it is logical that the four parcels along Broad-Street would be included as part of this project. He suggested that. an amendment be made to include these four parcels into the study area. The motion maker and the seconder agreed to the amendment. Commr. Boswell mentioned if the property owners are not interested, he would not want this area held up. Deputy Director Draze stated he would classify this kind of an inclusion similarly to the Circulation Element Inclusion; if you recommend that the Council bring this into a study area, it would allow them to go forward. If the property owners do not want anything to do with this, they would drop it. Commr. Peterson questioned if they would want to zone the entire area R-4 or might the sections of the property adjacent to Broad Street and Orcutt Road be better zoned with an MU or C-R-MU zone. Deputy Director Draze explained the way the recommendation reads, it is considering changing the zoning to R-4. If this area along Broad Street is not changed to R-4, they remain what they are, but are not precluded from looking at a different type of zoning along Broad Street or Orcutt Road.. Planner Hook understood Commissioner Peterson's comment was that the Commission should include in its recommendation to the Council that they include all of the properties with Broad Street frontage in this study area for the General Plan Amendment. He pointed to the area map and asked if they were intending to include it all the way down to the Creekside Commercial Center. Commr. Peterson replied yes. Chairwoman Loh asked if it would be C-S-S at the comer of Orcutt Road and Broad Street. Commr. Peterson responded that they should consider that. Vice-Chair Osborne expressed his gratitude to the property owners for their flexibility in their willingness to change their plans at this late stage. He noted that high-density residential (R-4) uses might also be considered for the corridor area plan. Commr. Caruso reiterated that he wanted to keep this as simple as possible and emphasized that they are at the beginning of a long tedious process. He noted that the motion should be interpreted as liberally as possible. ^ tES ISAttachment 2 Attachment 2 Planning Commission Minu.. June 12;2002 Page 13 Planner Hook said the motion, as it is crafted, is a simple way of starting the process. Commr. Aiken commented that he supports the motion and noted that this is the beginning of a process and they want the City Council to view this as flexible as possible. AYES: Commrs. Caruso, Boswell, Peterson, Aiken, Osborne, and Loh. NOES: None. ABSENT: Commr. Cooper. ABSTAIN: None. The motion carded 6-0. MMENT AND.DISCUSSION: 4. ff. A. enda Forecast: June 26th: andonment of two streets, Copeland Project- ve unit condominium subdivision pr ' ct, Mitchell Subdivision; Public Works Pr osal to create an in-lieu parking fee distn July 10"': Parking access issues; Public Utiliti on Water reserves and Water Infill Development. Deputy Director Draze rri tioned there i request to ask the Commission if they would be willing to meet on 31St for ommercial Zoning Update for the expansion of the C-C district. Chairwoman Loh noted the im ce that Vice-Chair Osborne attend this meeting because they have a su mitt talking about non-commercial growth. She suggested that the meeting postpon to another meeting date. Deputy Director Draze su sted that it b ostponed until the August 7th meeting. The Commission con ed with the August 7 eeting date. Deputy Director aze mentioned that as part of Airport Area Speck Plan effort, the major pro owner in this project is the Unoc Corporation. Unocal has invited the Commis ners to come to the site and look at it a discuss the project. He noted that it wo be sometime in August. 5. ommission: C mr. Boswell expressed his appreciation to the staff for havin ictures of the site d would like to see this as a regular occurrence. He sugge d that the other commissioners forward their E-mail to Diane Stuart.. I "� IS ' ' +lchment 2 Attachment 2 REC 'VED DATE MEETING ITEM GENDA JUL 0 8, 2002 SLO CITY.COUNCIL Lb 3 , AID v a : .. . .. . _- - COUNCIL ❑ CDt� bIA... AO ❑ FIN DIA Q'C CAO ❑ FIRE CHIS) 2VT7ORNEY ❑ PW DIR 3MLERK,'ONG ❑ POLICE Ch HEADS ❑ REC DIR ❑ LML DIR 0 H DIR CA Val d � r-081 to 0 $' 0 - !SA achment -2-- ' . MEETINr AGENDA DATE 1 ITEM # 01 A SoU' rce Attachment Commercial Group Commercial & Investment Real Est. CITY OF SAN_LUIS OBISPO Mr. Jeff Hook June 20, 2002 Community Development Department �11 !,,! L 990 Palm Street OUNclL 0 coo DI, San Luis Obispo, CA 93401 c 00 FiN DIR COMMUNITY DEVELOPMEN AO TTORNEY 0 FIRE CF tLERWORi© d PO DIE f:>I � PODIA C3 DEPT mkAD9 ❑ REO QIF. Dear Jeff, a LtL Dip Thank you for the information you gave me regarding the possible rezoning of the vacant parcels on Orcutt Road east of Broad Street to a residential zoning. As the property owner of 3210, 3220, 3230 and 3240 Broad Street (at the comer of Orcutt Raod), I was very surprised to hear that my property was also being considered as a part of that rezoning. While I am probably in favor of the adjacent parcels having a residential designation, I am adamantly opposed to the rezoning of my own for several reasons. First, I have a city approved commercial1retail development planned for the parcels. The city has all the information on file regarding this development. I plan to begin construction of the project in August of this year. Second, the site is not suited for residential. Its lengthy frontage busy on Broad Street makes it quite undesirable, the site is very restricted as to location of buildings, and there is a high pressure gas line running north to south through the center of the property. This property is, however, ideally suited as a neighborhood shopping center. Its location is an ideal complement to the residential element behind it. I am therefore requesting that my property be rezoned to CN or CR as a part of the general plan amendment under consideration by the council. As a portion of the 3240 parcel is located on the east side of the creek bordering the property, I suggest that the division of the respective zones follow the center of the creek. This would allow the now isolated portion of the parcel to possibly become useful as a part of any residential development on Mr. Tickell's property. Thank you for consideration of this request by your department and the city council. Sin ly yours, RECEIVED JiN 2 Dan M. Lemburg, SLO CITY CLERK 560 Higuera Street,Suite H,San Luis Obispo,California 93401 (805) S44-1144 (805) 543-6091 .C�^ Mfg /S Attachment 2 ESTI d Ov AGENDA E ITEM #J All Attachment 2 n .. •s VG Residents for Quality Neighborhoods P.O. Box 12604.San labs Obispo, CA 93406 RECEIVED June 28, 2002 JUN ! 20;)_? Faxed to: 781-7109 SLO CITY CLERK RE: Meeting Date: 3uly 2, 2002 Business Item#4 Recommendation to amend the General Plan Land Use Element, re-zone properties bounded by Orcutt Road, Broad Street and.the Railroad Tracks from Service Manufacturing to High-Density Residential, and to amend the Circulation Element In regard to the Sacramento Drive extension. Honorable Mayor and City Council Members: After a lengthy discussion the RQN Board is supportive of re-zoning the above mentioned property from service manufacturing to residential if the City adopts detailed design guidelines, pertinent to this property, prior to consideration of any specific project. It is our opinion that these guidelines should include the following: An effort to create a "village" design with a variety of building types and architecture that will encourage a mix of occupants, so that younger and older people, singles and families, students and the working force, may find attractive and truly affordable places to live. A significant number of the units should be dedicated "in perpetuity" at below- market rates. A Planned Development overlay to facilitate development of the property and Incorporating creative amenities for the residents that would not be feasible under conventional zoning. The Planned Development overlay, however, should not be used as a rationale for increasing density or heights above the allowable development standards In the zone. Treating the creeks as amenities. Creek habitat should be restored and protected for use by Its native Inhabitants. The design should respect the Clay's creek setback ordinance. Mitigations that address traffic noise, through architecture, construction design, or setbacks especially along Orcutt Road. Setbacks should be sufficient enough to accommodate landscaped earthen berms to avoid the use of soundwalls. Mitigation measures for traffic impacts from the development. Imaginative ideas and solutions should be considered; such as limiting the number of cars per unit, convenient transit stops within the development, free trap scupanrs m private shuttle services. atrUJR NCIL _ CDD IR 1�7-CAO [ FIN DIR [TACAO ❑ FIRE CHIEF MIATTORNEY G PW DIR ErCLERKIORiG ❑ POLICE CHF ❑pEPT HEAbS G REG DIR ❑ UTIL 0IR �+ru�.J L ❑ HR DIR 04-49 �-S Attachment 2 Attachment 2 June 28, 2002 Page 2 Re: Orcutt/Broad Re-Zoning A safer pedestrian and bicycle crossing on Orcutt Road. An above-grade bridge way, such as the Jennifer Street bridge, should be considered. • Designing the project to "connect" with existing and planned residential developments In the area to avoid the creation of an "island" of residential within a "sea" of commercial. Perhaps the vacant land to the north of Villa Rosa could be re- zoned as residential to provide a strong back bone for a "new" residential neighborhood in this section of the City. • The use of energy efficient features mandated by the energy element such as solar water heating and others which are in excess of the requirements of Title 24. The use of a renewable energy source such as "photo voltaic" would not only conserve energy resources, but would qualify as one of the required findings for a PD overlay zone. A RQN Board representative will be present at the Council Meeting if you should have any questions or comments regarding our proposals. We look forward to participating in this project as it moves forward to providing much needed affordable housing in the City. Sincerely, Cy ney Holcomb / Chairperson, RQN c: Community Development Department— Fax: 781-7173 Mi nc 1?rent 2 Council Agenda A i Update Tuesday, July 2, 2002 SAttachment 3 BUSINESS ITEMS 4. CONSIDERATION OF THE PLANNING COMMISSION RECOMMENDATION TO INITIATE AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT AND REZONE PROPERTIES BOUNDED BY ORCUTT ROAD. BROAD STREET (STATE HIGHWAY 227) ACACIA CREEK AND THE RAILROAD TRACKS TO CHANGE THEIR DESIGNATION FROM SERVICES AND MANUFACTURING TO HIGH-DENSITY RESIDENTIAL, AND AMENDMENT OF THE CIRCULATION ELEMENT REGARDING THE SACRAMENTO DRIVE EXTENSION. (MANDEVILLE/ HOOK—45 MINUTES) RECOMMENDATION: Consider the Planning Commission's action and direct staff to initiate General Plan Land Use and Circulation amendments and rezoning as recommended. ACTION. Approved, with Council input and additional direction to consider, as part of the study, comments submitted by Residents for Quality Neighborhoods and issues relating to area-wide circulation. (4:0) 5. APPROVE THE 2002-2003 PROMOTIONAL COORDINATING COMMITTEE GRANTS-IN-AID RECOMMENDATIONS. (GEORGE/ DEJARNETTE—20 MINUTES) RECOMMENDATION: As recommended by the Promotional Coordinating Committee (PCC), adopt a resolution approving 2002-2003 grants-in-aid and authorizing the City Administrative Officer to execute agreements with each grant recipient as described in Exhibit W attached to the resolution, and inclusive of any modifications made by the Council. ACTION. Resolution No. 9341 (2002 Series) adopted. (4:0) COUNCIL'LIAISON REPORTS (notto exceed 15 minutes) Coundf Members report on conferences orother Cfty activities. Time limit--3 minutes. Council Member Ewan distributed a copy of the Air Pollution Control District (APCD) letter regarding Union Pacific Railroad train engine complaints (on file in the Office of the City Clerk). Council Member Schwartz summarized his memo concerning the latest meeting of the Highway One Ad Hoc Barrier Design Committee (on rile in the Office of the City Clerk). 6 N-�; , Hrtachmeht 2. �. City Council A 2,20 g Page 6 �.$Attachment 3 Tuesday,July 2,2002-7:00 p.m. Mary Beth Schroeder.2085 Wilding Lane,spoke against this development and urged the Council to reconsider the project Vice Mayor Marx closed the public hearing. ACTION: Moved by Mulholland/Ewan to introduce Ordinance No.1420(2002 Series) as recommended by the Planning Commission,approving a Negative Declaration of environmental impact,and amending the City's zoning map designation from Central-Commercial with the Historical Preservation and Planned Development overlay zones(C-C-H-PD)to Central-Commercial with the Historical Preservation overlay zone(C-C-14)for the Court Street parking lot site(999 Monterey Street), based on findings; motion carried 4:0 BUSINESS ITEMS 4. CONSIDERATION OF THE PLANNING COMMISSION RECOMMENDATION TO INITIATE AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT AND REZONE PROPERTIES BOUNDED BY ORCUTT ROAD,BROAD STREET(STATE HIGHWAY 227) ACACIA CREEK AND THE RAILROAD TRACKS TO CHANGE THEIR DESIGNATION FROM SERVICES AND MANUFACTURING TO HIGH-DENSITY RESIDENTIAL.AND AMENDMENT OF THE CIRCULATION ELEMENT REGARDING_ THE SACRAMENTO DRIVE EXTENSION. Associate Planner Hook presented the staff report and responded to questions from the Council. Public Comments: Dan Lembum,560 Higuera Street(owner of 3210,3220,3230,3240 Broad Street),summarized comments in his letter to Council(on file in the Office of the City Clerk)requesting that any consideration to rezone his property would be to a change it to Neighborhood Commercial (CN)or Retail Commercial(CR). He responded to questions from the Council. Dave Romero.2057 Skylark,spoke in support of the staff recommendation. Brett Cross,1217 Mariner's Cove(speaking on behalf of the Board of Residents for Quality Neighborhoods[RQN]),summarized points outlined in their correspondence to the Council on this issue(letter on file in the Office of the City Clerk). He noted that RQN was supportive of rezoning the property from Services and Manufacturing to High.Denslty Residential if the City adopted detailed design guidelines and a planned development overlay for the project James Caruso.3954 Sunrose Lane(speaking as a member of the public and not as a member of the Planning Commission),spoke in favor of the staff recommendation and noted that the San Luis Obispo real estate market shows that the City Is in need of more high density zoning. He also argued in favor of making improvements to traffic circulation by constructing additional overpasses to decrease impact on neighbors. –end of public comments— Council Member Schwartz expressed general support for the staff recommendation but wanted the addition of a planned development overlay. He urged Council not to limit the height to three stories,to seek opportunities for architectural design,to define creek set backs,to appreciate the open space,to give variety to the units,to generate as much housing as possible and to create a family-oriented neighborhood. Affachment 2 City Council Meeting Page 7 Tuesday,Jury 2,2002-7:00 p.m. /SAttachment 3 Council Member Ewan agreed and observed potential opportunities for circulation and alternative transportation. Council Member Mulholland voiced conceptual agreement to rezoning the property but argued that it would be preferable to adopt design criteria and examine issues relating to parking,density,low to moderate income housing,structures in the creek and the Sacramento Road alignment, prior to taking any action. City Attorney Jorgensen clarified that Council was not considering a rezoning at this time, but rather the initiation of General Plan Land Use and Circulation amendments and rezoning. Vice Mayor Marx noted support for initiating the General Plan amendments and for maximizing the use of the property by building as many units possible without impacting the creeks. She concurred with Council Member Schwartz regarding architectural variety and wanted affordable units built on site rather than deferring them to the incluslonary housing fund. She also favored investigating ways to encourage alternative transportation and shared concern about traffic impacts and the Sacramento Street alignment She expressed a desire to include Mr.Lemburg's property in the study and added that whatever happens to his properties should remain compatible with the housing. ACTION: Moved by Schwartz/Ewan to direct staff to initiate General Plan Land Use and Circulation amendments and rezoning as recommended by the Planning Commission;and to encourage staff to look at the multitude of concepts mentioned by the Council as well as the points outlined in the letter of June 28,2002 from RQN; and,further,to examine area wide circulation as part of this study; motion carried 4:0. S. APPROVE THE 2002-2003 PROMOTIONAL COORDINATING COMMITTEE(PCC) GRANTS-IN-AID RECOMMENDATIONS. Assistant to the City Administrative Officer DeJarnette presented the staff report. Promotional Coordinating Committee IPCC)Subcommittee Chalmerson Hunt Roberts recapped the PCC recommendations. Public Comment: Mary Beth Schroeder.2085 Wilding Lane,reiterated hopes that Council would move the Senior Center to 1341 Nipomo Street. --and of public comment— ACTION: Moved by Mulholland/Schwartz to adopt a Resolution No.9341 (2002. Series) as recommended by the Promotional Coordinating Committee(PCC), , approving 2002-2003 gmnts4naid and authorizing the City Administrative Officer to execute agreements with each grant recipient as described in Exhibit"A"attached to the resolution,and Inclusive of any modifications made by the Council; motion carried 4:0. COUNCIL LIAISON REPORTS Council Member Ewan distributed a copy of the Air Pollution Control District(APCD)letter regarding Union Pacific Railroad train engine complaints(on file in the Office of the City Clerk). •aaa41+11 _ �5 Attachment 4 PRELIMINARY DEVELOPMENT PLAN TUMBLING WATERS COMMUNITY A RGC CourtHomes Product i I .._i._. ._.. 4� I c„ - r Prepared by: design jpriprofessionals civil engineers . land surveyors .land planners 1998 Santa barbara st a san luis obispo,ca 93401 ph: 8051549-8658 a email:eda@edainc.com September 2003 Attachment 2 GENERAL INFORMATION Applicant/Property Owner: RGC CourtHomes Inc./Ground Zero LLC Representative: eda design professionals Assessor's Parcel Number: 053-061-046, 047, 048 General Plan Designation: Services and Manufacturing Proposed GP Designation: High Density Multi-Family Residential Current Zoning Designation: Manufacturing Planned Development Proposed Zoning Designation: R-4/Planned Development Combining Designations: Orcutt Area, County Airport Plan Zone 6 Site Area: 11.6 gross acres, 7.5 net acres 4J r > a yam, r �Fo ..._jpSa+Ltla Obispo ^� . :_!. ,7eM Pam Rd, • -V_prod.Rd oQ . ror Or�oou Or Q V Tark Fpm RE -"ares. -t ♦ SM„* LLFC"•Sfe'b .: Vicinity Maps rkAl 00, 1.7 op Prolect Ske f t urr General Site Location & Topo Map 2 Tumbling Wates. �tt Road General Plan Amendment(Pla, Development Zone Change ..................................................................I ................................. Proiect Description/Planned Development Statement of Objectives: Background: The Tumbling Waters community is proposed as a phased 156 for-sale unit residential development on the 11.63-acre parcel approximately 500 yards east of the intersection of Broad and Orcutt. We are requesting a General Plan Amendment (GPA) from the current Services and Manufacturing land use designation to High Density Multi- Family Residential. We are also proposing to change the site's current Manufacturing-Planned Development zone district (ZCH) to a R-4/Planned Development zone district. Future' projects would include a subdivision map, initially for three phases delineated by product type, land use permits, public improvement permits, and building permits. The City of San Luis Obispo has initiated the GPA/ZCH process for this site to obtain much needed housing. However, most of the site falls within Zone 6 of the County of San Luis Obispo's Regional Airport Land Use Plan where single family and multifamily uses are listed as compatible, but density is restricted to less than Moderate Density levels. The City's Airport Area Specific Plan is required by state law to be consistent with the County's Regional Plan. The City can request a change from the County Airport Commission, or upon a negative decision, attempt to override the Commission through a 4 to 1 vote in favor of the High Density project. Dens i : Our goal is to provide the City of San Luis Obispo with a quality Nigh-density residential community that will achieve 24 density units per useable acre. We are proposing to use the Planned Development's flexibility to allow us to reach this goal and at the same time minimize disturbances to natural resources on the site. The site is proposed with a total of 176 density units on 7.5 net acres, which relates to an approximate density of 23.5 falling just under the maximum of 24 density units per acre allowed in the R-4 zone district. Site Boundaries: The property is bounded on the east by the railroad tracks, on the south by unnamed drainages and the western boundary is formed by Acacia Creek. Orcutt Road and right of way lies along the northern boundary. The proposed Sacramento Road extension divides the property. After deduction of the proposed Sacramento and Orcutt right-of-ways as well as the creek setback zones, the. net acreage is approximately 7.5 acres. A full-service intersection at Orcutt and i Sacramento Road will line up with Duncan Road, as previously designed 3 l�( C ` r� Tumbling Wate "Ott Road General Plan Amendment/PIE Development Zone Change y _ ................. ........................................... ............................... I by the city, and will provide the major access to the site. Sacramento Road will be designed to provide access to the site from the south and provide a throughway to Broad Street that avoids the already congested intersection at Orcutt Road and Broad Street. Architecture & Planning: To the west of Sacramento Drive, detached I Manor Homes in Victorian farmhouse style architecture will occupy the area between Sacramento Road and Acacia Creek. The -r = architectural character of these homes provides jh- a soft edge for the western boundary of the property. Garage doors would not be visible from Sacramento Road. The two-car garage access is provided from a main looped entry . - drive or from courtyards thus allowing an attractive architectural facade along : ' - Sacramento Road. Homes would be accessed __ -- �--: via walkways through greenbelts with view corridors of creek riparian areas.. Manor Unit To the east of Sacramento Road, a lane branches from Sacramento Road into what appear to be large homes built in - the California Craftsman style. These — multi-family structures cluster on greenbelt = _-- courtyards. No garage doors would be ®. visible from Sacramento Road or the access lanes. Garages are accessed from motor W courts. These Craftsman-style appearing ��• homes are actually composed of 4 units per building. Guest parking will be provided on both sides of the lanes. Each building will include two and three bedroom homes. One half of the homes will have a two-car garage with direct access to the home while the other half will have a one car garage with direct access to the home. A second open parking space will be provided for each home with a one-car garage. 4 L �gq Attachment 2 Tumbling Water-L. .-a[Road General Plan Amendment/Plam evelopment Zone Change .................................................................... ............................... i Fronting the unnamed tributary of San Luis Obispo Creek on the south side of the property are the California Cottage.Townhomes. Reflecting early -1--- ------ California architecture, these two and three- - ® bedroom town homes are placed on top of a side-by-side two-car garage with direct access to the home. These homes are accessed by a series of lanes with parking on one side. No garage doors are visible from Sacramento Road or the access lanes. Garages would be entered from a motor court recessed approximately four to five feet in the ground Because of the recessed garages; the front elevation will be only two stories leading to a decreased sense of height and massing. The homes will be grouped in buildings of two, three, four and five units with a mixture of two and three bedrooms each. Planned Development Site Design: The project would require 364 parking spaces according to City development standards. We are requesting that a total of 353 spaces be sufficient for the project. We are also requesting flexibility in setback standards. An R-4 zoned site has a street yard setback of fifteen feet and an other yard setback of 5-10 feet depending on the height of structures on the lot. We are requesting a 5-foot street yard setback and a 5 foot other yard setback. Utilities for the project site were found to be available to the site during permit processing of a previous development project for the site. We are proposing to connect to all applicable public services. Protect Amenities: Bikeways are provided according to the Bicycle Transportation. and Circulation Plans, which indicate a class II bikeway along Orcutt Road and Sacramento Road. The community bike way is proposed along Orcutt Road and then follows eastern side of Sacramento Road, where it can link to the project's sidewalk system at the southwest boundary of the property, providing a complete trail loop around the property. This walkway system will also allow all residents to access the bike and walkways throughout the property from their front door. At this southern most point a pedestrian trail connection would lead to a bridge that is proposed as part of a project to the west of the site. Other recreation amenities include a community garden area, a meditation/garden walk area, a tot lot/family area, and a sand volleyball f court within the drainage basin. 5 ttc Tumbling Water-(, Road General Plan AmendmenUPlanr, velopment Zone Change t 2 ....................................................................._ Environmental Information: The project site is located along two unnamed tributary's of the San Luis Obispo Creek. The site is presently undeveloped and is relatively flat with a very slight down-sloping gradient to the west towards Acacia Creek. According to the City's Mitigated Negative Declaration prepared two years ago for the previous project, no significant archaeological/cultural materials were noted. Onsite vegetation consists of non=native grasses, a few localized eucalyptus stands and native willows located within riparian corridors. Studies and permits have been completed for a previously approved project that would have resulted in total development of the.site. This information includes a soils engineering report, Site Assessment (Levine- Fricke Recon, August 1998), a Riparian Revegetation & Enhancement Plan (firma, August 1999), U.S. Army Corps of Engineers approved permits- specifically Nationwide Permit Numbers 26 & 14 pursuant to satisfying Section 404 of the Clean Water Act, CDFG approved permits- specifically 1601 Streambed Alteration Agreement and a Section 401 Water Quality Certification from the California Regional Water Quality Control Board. A full drainage calculation report has been engineered according to the 2003 City of San Luis Obispo watershed guidelines and the drainage basin has been sized accordingly. Adjacent Land Uses Physical Boundaries: The site is physically bounded on the south and west sides by the riparian zones of two creeks. Southern Pacific Railroad tracks are on the east side of the site and Orcutt Road bounds the north end of the site. Zonina and Land Use: Manufacturing land uses occur to the south of the site. Medium Density Residential land uses with a density of 12 units per acre exist just east of the Southern Pacific to the east of the site. High Density land uses allowing 24 density units per acre with mixed-use zoning are proposed to the west of the site. The High Density Mixed Use project is currently being processed by the city. 6 �rf 1 Tumbling Water-L :Road General Plan Amendme ...... Change • 4SSCaV1 'I ,IL/�\ Project Site t R4,PD \ f� �i Surrounding Dens iiv: A Medium Density residential development with 12 density units per acre exists to the east the site adjacent to the Southern Pacific Railroad tracks. To the west of the site a high density/mixed use development constituting 24 density units per acre is proposed with a mixed use zoning. The site is otherwise surrounded by commercial or manufacturing type uses with no residential density. Compatibility: Because of the unique nature of the site's natural features, it would not appear that adjacent non-residential land uses would affect the site. The Tumbling Water Community will be easily identifiable within San Luis Obispo, nestled within the natural occurring borders of the site, separated from inconsistent land uses, but interconnected to similar residential communities and the downtown area via circulation systems nearby. 7 N leo Tumbling Water-, Road General Plan Amendment/Plarr rvelopment Zone Change ............. Atta ment 2 OPENSPACE Project Site. it ...+P.. ®RECREATION Ngqbggwl"��G.oOTUY IapM�mam Ii9 >I�VOptiNN+lpa�eopRNftlrioF Q L DENS�%SWENTIAL d�#t%TY RESIDENTIAL 0 �� ®We � ftr RESIDEN�aa ®HON DENSITY RESIDENTIAL ®RESIDENT W.NEIGHBORHOOD I�AemM4Cpypy�ppQl.a.Oldy '.i © N13GHRORHOODCOMI&RCIAL q s .S aNERAL Fr.�srm.n+o -GENERAL FETAL I A7wa'aaam.os.apprO011Irppa�w.ao � . ®MZINESS PAW gRYFCES�LI�MNUF�AG+ • � \= a IRBAN RESERVE LINE co+rta SPECIFTC PFANAREA mea SPECIAL DESIGN AREA W^ am uLIT gr.err...snu Land Use Map Surrounding Circulation: The project is proposed with the City's plan for realignment of Sacramento Road. Existing commercial uses and public facilities occur to the north of the site across Orcutt Road. Orcutt. Road is classified as a Arterial, no changes are proposed due to this project. The proposed alignment of Sacramento Road would be classified as a collector. Summary: The overall design of Tumbling Waters allows a high level of residential density with substantial open space preservation (overall building coverage is less than 30%) and creek protection will allow the use and enjoyment of the open space for all within the development. The character of the tree-lined streets, view corridors to the creeks, and lack of visible garage doors will also provide a unique character. While de- emphasizing the car, adequate parking is provided with two-car garages for 80% of the homes and additional open parking spaces for residents and guests. The open spaces, walkway interconnects, community garden, tot lot, volleyball courts and recreation areas provide exceptional public benefits. The use of the amenities by the homeowner will be unique and specifically designed for high-density residential use with an ultimate goal of providing quality housing at a reasonable price for a very diverse segment of the population encompassing singles, couples and young families. 8 0 �o t Attachment Z TumblingWater-� utt Road General Plan Amendment/Plat..__a Development Zone Change . ..................................... Statement of Intentions: Tumbling Water homes will be targeted to a variety of market segments. • 31 Manor Homes will be for sale • 69 California Cottage units will be for sale 56 California Craftsman units will be for sale A minimum of 8 units will be being offered to persons of moderate- income households. Unit sale prices would be proposed to be restricted for 30-years. SchedulePreliminary of Developmen 09/23/2003 Submittal to City 08/30/2004 EIR, Vesting Tentative Tract Map Approval 01/15/2005 Final Map, Public Improvements Permit Approval 05/15/2005 Complete Grading and Major Public Improvements 05/15/2005 Phase I Building Permit.Approvals. 05/15/2005 Start Model Unit and Phase I Construction 09/15/2005 Complete Model Units 10/30/2005 Complete Phase I Construction 01/30/2006 Complete Phase II Construction 05/30/2006 Complete Phase III Construction 9 � Le Attachment 2 . Tumbling Water-.-. _:tt Road General Plan Amendment/Plam, vevelopment Zone Change ............................................................................................0......0.. Total Gross Acreage 11.7 ac Total Net Acreage 7.5 ac 0 en Space- Modified: 0.41 ac Open Space- Natural: 3.29 ac Unit Total 176 Two Bedroom 1.16 Three Bedroom 60 Density 23.5 d.u. /ac Parcel Total 6 Min. Parcel Size 0.43 ac basin Min. % Coverage (F.A.R.) 20% based on gross 23% based on net Grading- Total Cut 19 1 000 c.Y. Gradin Total Fill 8,500 c. . Grading- Sacramento/Orcutt Rd.- Cut 5,600 c.y. - Fill 7,900 c. . - Im ort Grading- Basin - Cut 2,300 c. . - Export 2,300 c. . TOTAL - EXPORT 10 100 c. . r Craftsman Cotta es ed: 73 R uired: 130 Re uired: 161 ed: 73 Provided: 125 Provided: 156 Covered: 62 Covered: 84 Covered: 138 Guest: 11 Guest: 13 Guest: 18 10 Le 3 -- Attachment 2 S Attachment 5 This application for a general plan amendment and rezone (from C-S to R-4 with a C-R overlay), was initiated by a request from city council to rezone these parcels for mixed use high density housing. We hope our planned unit development application provides a thorougl: description of our intentions regarding this proposed schematic site plan. .�i!PChnnant so �w *An introduction. t We are a local Architecture firm headed by William Earl Tickell Architect that has been intimately involved with the changes in San Luis Obispo over the past 50 years. Our objective is to create a project of such high quality, that our city will see it as an example of quality development for the next 100 years. As Architects we share mutual values with the city,planning commission,and A.R.C. We look forward to furthering a relationship of trust and communication towards our common goal of improving the quality of life for our community. Setting and Site Planning Stmtegles Number and Types of DweWng Units 4- DensV - �2 Request for Density Bonus— — --------------------------------------- 13 Surround _.__..._ _ —_______—_._____.------------------__-- 15 Seder or Lease— --- — 16 Parking_—-- ----- --- ------ —17 Request for Parking Reductions ---.-------------------------------------19 OpenSpaDP_---- -----------------------------------------------------------------—_ 21 Zoning ofA JacentAreas---------------------------------------------------------------22 Statement of General Plan Consistency 24 } Cwncral Pian ',mcndmcnt and kczonc - 1- C��loS A Iac.� 7Q7916rcutt and33L road. `Setting and site planning strategies. 01 Originally 4 separate parcels(791 Orcutt,3330 and 3360 Broad,A.P. NOS 053-221-033(-016,-030 and-036),now they are combined to form a site of 5.6 acres. It has a slight slope of 5% and is bordered to the East and West by wooded arroyos. The Eastern arroyo is mostly nonnative eucalyptus and weeds,while the Western arroyo is healthy with native Oaks and Willow. Our design aims at creating a socially vibrant pedestrian scale community with a natural organic aesthetic. Creating a village atmosphere of diverse building types,occupants,and forms interconnected with bicycle and pedestrian trails. Their construction and design will strive to minimize resource consumption and environmental impact The U.S. Green Building Council's(USGBC)I.FED certification guidelines will pilot the ecological performance of this project. We propose a variety of six building types oriented throughout the narrow site. A mixed-use combination of neighborhood commercial and residential units face Orcutt and Broad. While toward the heart of the site we group a mixture of attached and detached dwelling types. To the West three sets of flats,placed around semi public courts, mitigating further traffic noise from the intersection of Broad and Orcutt To the East and South a combination of courtyard homes and single-family units.These varied building types express a strong diversity of form as one passes through the site. From the central curvilinear road you see at the least, three diverse building forms with in one cone of vision. 3 These site-planning strategies are informed by relevant .. concepts in"New Urbanism" and ecological design, promoting pedestrian use and minimizing the impact automobiles have on our streetscapes.To achieve this we ask the city to help us by allocating mcnJmcm and Rc/onc W111cun lsul ; I,;.,:I — Atchlicri -2- eA -L4 Attachment Z guest parking for the dwellings and flat'residents to the lot at the north end of the site. This will free the streetscape of the visual impact of on street parking and promote a neighborhood dominated by porches, gardens,and trails instead of cars and excessive pavement. Careful attention is also given to the space between buildings. These spaces provide the opportunity for the chance encounter between neighbors. These spaces serve as backdrops for the shift from private to public. Their nature resides with in the gradient of public and semipublic space. Their success lies in the art of a skillful arrangement of diverse human scale forms. Forms that frame these spaces and breath life into"place." Places like Copenhagen, Florence, Stockholm, and Budapest. Locally we find these successes in our Missions and Downtown Center. Looking at the site plan,you will notice much attention to the court spaces found between dwellings. Gcncrai Plan An;cuumcnt anti Rczonc - 3- -- AttachmentDwell 2 • n- - - 9s . s Number and types of dwelling units. The dwellings express a uniqueness of character and material to parallel the feel of S.L.O.'s traditional neighborhoods. A natural materials pallet and sensitive design aesthetic will blend the dwellings into their site and create a rhythm of order through out the neighborhood. The material's color, texture and detail are the instruments we utilize to create artistically expressive building forms,forms that provide a setting of clarity and beauty to frame the life around us. Below is a description of the 6 building types varying in elevation and ranging in height from 35-45'. 3 *Mixed Use The commercial streets of Orcutt and Broad are complimented with a mixed-use building type. At the ground levels are GR spaces ideally intended for a small local market, deli,office space,or coffeehouse. Providing convenient access to commercial services and or walking distance employment for the future residents as well as a lively nature to the neighborhood. Additionally, there is a pressing need through out SLO for convenient childcare facilities. r Genital Plan :1nunJntrnt :utJ Rrn,nc Willi:utt I:ul 'I i.i.ril --A!,itilr.'f 6 ^ W Attachment 2 Broad St.: We propose to dedicate one of the commercial spaces on Broad St.for an onsite daycare facility. Facing Broad Street is 5,400 sq ft of C-R divided between two ' structures. Above will be six residential units orientated �\ toward the creek,four one bedroom units and two two bedroom units. h i LUVJ. rve+ ftw' u or. • � �C��NCi ULvEa- 1.4fY- ' 7• n•.arC,'. tz `\ . . Schernatic Daycare Design SdI mm is Re9denm Above Daya ,b �—" iar• 6 AftVi . rxodo sf. 4- cars. L� dAOIK : Orncral Plan Amcndnx•nl and Itcnuac ila.im i:ul 'I n'nrli - \n'hii.'.' -5- CA-1-09 Attachment 2 Orcutt St: Above the three 2,500 sq ft C-R spaces on Orcutt St.,we have proposed"hoffices." A term coined in Portland that blends a home with space for an office or studio(home industry). This building type aids in cutting commuting traffic by localizing a resident's needs -" for office/work space. It is our goal that these C-R spaces on Orcutt and Broad St., will provide the immediate community with services and the possibility of employment with in walking distance of home or at home. ` $ +� '�pi�rncuess to . Kiev s ac So t IAS t•' *Quantitative summary ■ of Mixed Use: 2 two bdrm homes on Broad 4 one bdrm homes on Broad 2,700 sq ft C-R on Broad 2,700 sq ft Daycare Facility on Broad 6 two bdrm homes on Orcutt 7,500 sq ft C-R on Orcutt (.i•nc!:!I l'I:ut :\mc nJnx•nt :mJ IZrimr �!'ilh:un i.!rl l n•i.�11 --:1 t:1!iic, t -6- L'(ID Attachi-rent *Courtyard Homes Serving a multiplicity of function the courtyard _ I � homes encircle a central space that serves as vehicular access to each home's parking for two autos(minimum of one enclosed). Their clustered design prevents 46 stark garage doors from facing the streetscape and instead replaces them with community fostering elements such as semiprivate porches, gardens, and landscape features. Additionally the design minimizes a the hard-scape needed for vehicular access to enclosed parking.The courtyard space provides a semipublic, easily protected environment for children to play. For example, putting two cones at the entry"kids at play" gives parents a controlled environment for their children. Five groupings with a variety of detached and attached courtyard homes are found on the site plan. The Northern most cluster includes 6 homes.The remaining four clusters include five homes to each cluster. The orientation of these southern four clusters allows an expanded shared semipublic courtyard space. t � 1r .yin"(t+F....�.,,.�.' �'L �'A'r i_'�•., i �' � ,. t. Gi m,r:d Mon Amrn.lmrlil :mkl i:.; nn 1\ Ilirun I_n'I hck,11 \I.';i,!.. I -7- r r' T � 1 Alaclinmert --- I .G�.�f2• cw:Yc•c ti��E' Ocneral Plan Anundnum and Rezone Vpliant I ii.I 1 i.Ci: --Aicliliccl - 8- - na Ai-; *Flats S Open semipublic spaces located between the flats denote entry, �a- , ' :':?• - -- '' - encourage chance encounters and '=z�•`-rf_ p��` � provide access to Bishop/Augusta creek. Their density helps to decrease the land to unit cost, flu•ther encouraging a diversity of income levels with in the neighborhood. We have proposed a total of three buildings from 35'-45'that will be elevator accessible;two buildings at four stories and one at three stories. Enclosed parking for some autos and bicycles will be provided at the street '' d level The remainder will park in the Orcutt St. lot. r� � d I �t Y i• •V~� �a 4 fl' �� _ til til y `� � •{ fLG•7 0•._.txK *Quantitative summary of Flats: 22 s four bdrm 12 x two bdrm 6 x one bdrm 40 flats total Glncial IIIIII1A11ICII(IIIICI11 a111I A IIli:II)I )'.Iii - 10- Attachment 2 S * t yo *Quantitative summary of dwellings and density oaloulations. Mixed Use: 2 x two bdrm homes on Broad x 1 =2 4 x one bdrm homes on Broad x 0.66 =2.64 2,700 sq ft C-R on Broad 2,700 sq ft Daycare Facility 6 x two bdrm hoffices on Orcutt x 1 D.U. =6 D.U. 7,500 sq ft C-R on Orcutt 10.6 Dwelling Units 10,200 sq ft C-R 2,700 sq fit Daycare Facility Courtyard Homes: 26 x 3 bdrm x 1.5 D.U. =39 * Possibility of some 4 bdrm homes. 39 Dwelling Units Flats: i 22 x four bdrm x 2 D.U. =44 D.U. 12xtwo bdrm x1 =12 6 x one bdrm x.66 =4 60 Dwelling Units 0 Lot Line Single Family Dwellings: 7 x three bdrm x 1.5 D.U. = 10.5 *Possibility of some 4 bdrm homes. 10.5 Dwelling Units *Total Density = 120.1 Dwelling Units / 12,900 sq ft C-R 4.2 acres Net = 28.6 Dwelling un/ac 5.6 acres Gross = 21A Dwelling an/ac ._..1 Gcncral Plan Amendment and Rrzonc Vrilliam Earl Tickcli —Architect - 12- Attachment 2 Request for Density Bonus . *A request for oonsideration of a density bonus by the Planning Commission and City CouneIl. Maximum allowed residential density for R-4 Zoning(Zoning Ordinance; Chapter 17.16; Section 17.16.010 A.)is 24 units per net acre..Therefore, maximum allowable density on the 42 net acre project site is 100.8 dwelling units.The applicant requests a density bonus of 25% to allow for an additional 25 dwelling units on the project site,bringing total allowed density to approximately 30 dwelling units per net acre. Please note that the density illustrated and calculated previous to this page is 28.6 dwelling units per acre. Below are responses to the Density Bonus guide lines from Zoning Regulations. We intend to provide as many affordable units as feasible with the cities assistance. Zoning Ordinance 17.16.010 V: Density Bonus for Low-income and Moderate- income Housing. Pursuant to California Government Code Section 65915,the City may negotiate a density bonus or other benefits in exchange for provision of housing affordable to households with low or moderate income, as defined in the Government Code,and as stipulated in Chapter 17.90 of these regulations.(Ord. 1085- 1 Ex. A (part), 1987; Ord. 1006 1 (part), 1984;Ord.941 - 1 (part), 1982:prior code- 9202.5(B))" Response 1: We plan to provide affordable housing(Zoning Ordinance;Chapter 17.16;Section 17.16.010 D.) in conjunction with the Housing Authority. The percentage provided will be determined as we approach the final map. Response 2:The project design meets the following criteria necessary for density bonus eligibility as listed in section 17.62.040(subsections A and B)of the zoning ordinance(Zoning Regulations,Chapter 17.62 Planned Development). Specific details of the site design in relation to the criteria below will be provided at the time of Development Plan application submittal. Criteria 1: This application was initiated by a request from city council to rezone these parcels for mixed use high density housing to help offset the city's housing shortage. The proposed variety of dwelling types and the proposed 2,700 sq. ft. daycare facility will encourage families with children of diverse incomes and living preferences. Gcnenal Plan t' nicnlj(7 ont and Ru.onC VV dIialn i:-Id] ic'11( ..<'I?f 1'•'. - 13- Attachment 2 Criteria 2: Higher density housing prevents sprawl into areas such as farmland or valuable open space habitat. Criteria 3: The proposed density will help to decrease the cost of land per unit. Additionally the density will lower construction costs and the future residents energy bills(due to the insulative and micro-climatic benefits of dense clustered housing). Criteria 4: With our training as Architects we feel our design will surpass conventional development standards both in function and form. We also plan to landscape the site with native drought tolerant species that provide habitat, as well as edible fruit trees for the residents. Criteria 5: Compact and clustered multistory development inherently conserves resources,improves energy efficiency,reduces the building footprint, and prevents sprawl. Additionally our intent is to create as green of a project as feasible. We plan to consult the U.S.Green Building Councils GEED.guidelines to inform our strategies. Criteria 6: Conserving water,resources and energy directly benefits the public through improved air and water quality as well as helping to protect the recreational use of our coast. Additionally the 50' —80' riparian open space provides an exceptional green belt through the projects entire length. Gcnend Plan Amendment and Perone William Fzrl Tick-ell —Archi!cct 14- 4- 111 n l� Aftachmant 2 Surrou • *Relationships to surnounding lands and natural resources. The landscaping will be a combination of drought tolerant native species,edible fruit trees,and garden plots to be irrigated by onsite wells. This landscape will be closely tied to a storm water management system of swales,reflection pools,and infiltration basins that aim to maximize ground water recharge while creating a naturalistic environment. All the dwellings have been oriented to utilize visual and physical access to the riparian corridors. The 20' from top of bank open space laying between the dwellings and arroyos is part of our network of pathways connecting residents to the full length of the riparian areas. General Plan Amendment and Rezone William liul'i iri.:ci1 - Ar.lti�aa - 15- Attachment 2 Salesor ease * The loft apartments and mixed-use residences will be subdivided as condominiums and rented. The courtyard homes and 0 lot line homes will be owned in fee by the buyers. This will not preclude rentals of the units,but owner-occupied market rate,affordable,and work-force housing is the objective of this project. Building will commence in 6 phases; starting from the Broad St. frontage then moving towards Orcutt St. l - ) Cicnclal Plan Aincndmcni ;wd Rezone "Villi_m F?nl I ickcil --:\:Chilccf - 16- 01 �,q Attachment 2 Parki 9 • The court-accessed parking eliminates 46 garage facades from facing the street. By consolidating the garages and minimizing the hard-scape driveways,we now replace those areas with community fostering amenities like porches, gardens,and landscaping. This will promote a livelier,more communal,and pedestrian scale streetscape. To further the beauty and pedestrian scale feel, we propose to provide guest parking for the dwelling units(1 space for each five units of R-4)at the Orcutt St.lot. This will give rise to an aesthetic of landscape,porches,and homes instead of a streetscape lined with cars. Dropping the amount of noise and air pollution as well as increase safety for children,bicyclists,and pedestrians. Calculations. •With out reductions. Broad St.Mixed Use: 2 x two bdrm x 2 sp.ea. = 4 4 x one bdtm xis sp.ea. = 6 2,700 sq ft C-R 1sp./200sq ft = 13.5 2,700 sq ft Daycare facility=2&34 clients.2sp+ isp/14clients = 4 27.5 spaces Orcutt St. Mixed Use: 6 x two bdrm hoffices on Orcutt x 3 sp.ea. = 18 7,500 sq ft C-R on Orcutt lsp./200sgft = 37.5 55S spaces General Plan Amendnirnl and Rezone Willi, :'al 7 ickel! —A rc hilect - 17- Attachment 2 Courtyard Homes: 26 x three bdrm x 2.5 sp.ea 65 Possibility of some 4 bdrm homes. 65 spaces 52 @ units 13 on orcutt 0 Lot Line Single Family Dwellings: 7 x three bdrm x 2.5 sp.ea = 17.5 *Possibility of some 4 bdrm homes. 17.5 spaces 14 @ units 3.5 on Orcutt Flats: 22 x four bdrm x 3 sp.ea. = 66 12 x two bdrm x 2 sp.ea. = 24 6 x one bdrm x 1.5 sp.ea = 9 99 spaces 11 @ units 88 on orcutt Additional requizements: 1 space for each five units of R-4. 106 R-4 units/5 = 21.2 not include C-K zone overlay 913road and Orcutt. 21.2 spaces Gcncral Plan Amcndmcn;and Rc/onc WiIhaii� c arl TickclI —Architect - 18- Attachment 2 Request for Park uig Reductions: 1. Zoning Regulations 17.16.060 B.Shared parking reduction where two or more uses share common parking areas,the total number of parking spaces required may be reduced up to 1091o,with approval of administrative use permit. Response: CONSISTANT. The mixed use area facing Broad St. shares parking between the residents above the C-R spaces and the C-R users. The Orcutt St. lot shares the parking between three uses. The residents above the Orcutt St. C-R space and C-R users, as well as the R-4 guest parking spaces at 1 per 5 units. 2. 17.16.060 C..Muced use parking reduction.By approving an administrative use permit,the Director may reduce the parking requirement for projects sharing parking by up to 20%,in addition to the shared parking reduction,for a maximum parking reduction of 30%,upon finding that the times of maximum parking demand from various uses will not coincide. Response: CONSISTANT. The mixed use lots at both Broad and Orcutt share parking demands of a residential and C-R nature that will not coincide. As C-R employees and customers leave at the end of the workday residents will begin to return home from work. 3. 17.16.060 E. Bicycle and Motorcycle Spaces. Outlines required amounts and the possibility of further reductions in auto parking. Response: CONSISTANT. We plan to provide all the required spaces and will most likely take advantage of the 109o' reduction of auto parking as further design allows. Broad St. Mixed Use: 27.5 spaces x 3 = 83 27.5—83 = 19.2 Broad St.]Mixed Use 19.2 Orcutt St.Mixed Use: 55.5 spaces x 3 = 16.7 55.5-16.7 = 38.8 Orcutt St.Mixed Use 38.8 Gcncral Plan Amcndnicni and Rcmnc William Earl Tickcll Archi;cct - 19- - Attachment 2 *The reductions below are being applied to the(1 per 5 unit) guest parking requirement. We propose to provide these spaces within the Orcutt St. lot. Courtyard Homes: 13 on Orcutt x 3 = 3.9 13-3.9 = 9.1 Coutyard home spaces provided on Orcutt=9.1 O Lot Line Single Family Dwellings: 3.5 on Orcuu x 3 = 1 3.5- 1 = 2.5 0 lot line spaces provided on Orcutt=IS Flats: 88 on Orcutt x 3 = 26.4 88-26.4 = 58.8 Flat spaces provided on Orcutt= 61.6 Gencr;d Plan Amendment and Rcvone William i.3:erl Tickell —Architect 20_ ��g3 Attachment 2 Ope SP ce , *ModMed and Natural The existing riparian corridors and their provided habitat give this site a lush biological and aesthetic context. Acacia creek to the East will be drawing our attention and efforts,as it is the least native and provides the least habitat. One option we are considering is soil conditioning and native riparian tree plantings to succeed or replace the current eucalyptus stands. As well as the restoration required by the city. Bishop/Augusta creek on the other hand is swell-suited habitat and stock full of native flora The open space generated by the setbacks from the arroyos creates a setback of 50'—80'between the build able areas of our neighboring properties (to the Fast and West).We plan to.provide naturalized pedestrian and bicycle trails along these meandering green belts. In reference to the site plan you will notice a blue open space area located along the Eastern border. We are hoping to be able to provide a reflection pond for this open space area One that is integral to the storm water management design we are investigating. Gcncral Plan Amcndnuni and Rcuxu: William F-arl Tickcil —Archiico -21- Attachment 2 zt" • of A. North: 1. Manufacturing(M) 2. Service Commercial (C-S) B. South. 1. Manufacturing(M;M-S) 2. Service Commercial(C-S-S)NOTE:This area is currently occupied by several residences. C. East: 1. Present zoning C-M. Application peding for zone change and GP amendment to R-4 high density residential(King project). 2. Medium Density Residential (R-3)across rail tracks. NOTE:This area consists of apartment complexes as well as a mobile home park. D.West: 1. Service Commercial(C-N)NOTE: Development is planned for this vacant property. •SEE NFM PAGE IT°A'for.map of existing zoning. G.ncrt! Plan Amcndmcnt and Rcr<mc Gillian [_a i 'rickc ! —Architect -22- G .J < •^ryY 1;I w T . �.•'� _ ' • •� '�Tai f- pt `'L^i• � • ' S ` y �6J J i�"YY \ Lt fFif'h7`KI f 1 Z'�}f ` �\p �t .. •'� 1 In C /�. � z}K'T�. .-. �"�` L��ti� .y"�,w� _C y. (�fp[i�i 1�✓�.I�VVV'"<': ,i k t s �, �r�`t'� , �•,e7 +0 ....!" .rm c>;.c.-r r ? 1 J I a�'�iXy •moo', � � � _..`[;�'; t 1+ �•""' , G , vim. �9 NO 1 - aa . M 1 , Hrtachment 2 Statement of�E�I .�L�ti ' .e! ' • *R&ationshW of Changes to General Plan Elements:Conslatenary analysis of the proposed land use with policies of related elements of the General:Plan A. Land Use Element 1. LU 2.8.1 Large Group Housing.This section allows for large group housing in high density residential areas or in suitable commercial or light industrial areas(General.Plan Digest, Land Use Element,page LU-34).This section also states that group housing should have convenient access to services. Response: CONSISTENT.The proposed project is consistent with the General Plan policy for large group housing.The proposed project site lies within a light industrial area composed of M and R-3 zones.The short distance to commercial.services in the area can reduce traffic impact by enabling residents to bike or walk to these services for their frequent shopping and working demands.. 2. LU 6A.6-Creek Setbacks.Establishes guidelines for building setbacks along creeks(General Plan Digest,Land Use Element, page LU-73). Response: CONSISTANT.All creek setbacks have been determined by Neil Havlik,(City of San Luis Obispo Natural Resources Manager).Project designs will minimize impacts on the riparian comdor. 3. LU 1.4 Jobs/Housing Relationship.Housing supply should keep up with the demand(General Plan Digest,Land Use Element,page LU- 12). Response: CONSISTENT.By effecting a zoning change to build high density housing, the project will augment the City's housing supply. 4. LU 1.7.1 Open Space Protection. Sensitive wildlife habitat should be protected as open space. (General Plan Digest,Land Use Element,page LU 13). Response: CONSISTENT.The project will protect all creek areas which provide wildlife habitat. Gcncral Plan Amcndn;cni and Rezone William Earl Tick-ell —A,chitccl -24- ^qf) Attachment 2 S.LU 2.4.8 High.Density Residential. Such development should be located near downtown, Cal Poly,or High concentrations of employment.(General Plan Digest,Land Use Bement,page LU-33). Response: PARTIALLY CONSISTENT. The projects location is within an area of C-S and M zoning. This is an area where residents can easily walk or bike to services and possible employment. Additionally residents can easily connect with the proposed Railroad Bike trail towards downtown and the university. 6. LU 2,5 Affordable Housing.Development will conserve or produce affordable housing(General Plan Digest, Land Use.Element,page LU-33). Response: CONSISTENT.The project will meet the required percentage of affordable units. In addition the creation of a higher density development will decrease the land cost per unit price. 7. L—6.45 Open Channels. Open creek channels should be kept clear (General Plan Digest, Land Use Bement,page LU-72). Response: CONSISTENT.The project designs will comply with the setbacks leaving open channels unaltered except in specific locations where bridging of channels is necessary to address circulation issues.Any alteration of channels will be permitted through the California Department of Fish and Game and the Army Corps of Engineers. 8. Other related policies: LU 1.7.7 Preservation of Trees;LU 1.9.4 Design Standards; LU 2.2.8 Natural Features; 2.2.10 Compatible Development; LU 2.2.11 Site Constraints; LU 6.4.3(E.4)Flood Hazard Protection. Response: CONSISTENT.The project complies with all policies listed in subsection 8 above. Gcnc al Plan r.mcndmcnl and Kczonc William 1-1-ii i l ickel•. -Aivhiicc: -25- iN b - Attachment 2 B. Circulation Element 1. Cl&1 New Development.(Other related policies: a 2.7 Transit Service; CI 3.4 Bicycle transportation; C143 Pedestrian Access).New development is responsible for construction of new streets,bike lanes, sidewalks,pedestrian paths,bus turnouts(General Plan Digest,Circulation Element,page C1-23). Response: CONSISTENT.The project applicant is committed to supporting alternate modes of transportation. Project plans will include bicycle storage and parking.The project applicant is aware of the City's goal to construct a Railroad Safety Bike Trail towards the N.W. which will pass close to the project site.The Railroad Safety Bike Trail will provide a safe,direct North West route towards down town and Cal Poly for project residents who choose to bicycle.Project plans will support use of transit service through provision of transit facilities. Street improvements will include thebike lanes,bus turnouts, sidewalks and pedestrian access. 3. C1 15.15 Circulation Impact Analysis.The Circulation Element requires new developments to provide information on possible impacts to nearby intersections and neighborhoods and anticipated community-wide transportation impacts. (General Plan Digest,Circulation Element,page C142). Response: PARTIALLY CONSISTENT.A full transportation impact analysis will be prepared as part of the project IIR. General Plan Amendment and Rezone Villiam !:<tri "fii'kCll -Architect -2& ^ rYLI I Attachment 2 C. Open Space Element OS 3.0 Creeks. Discusses preservation of creeks as open space in their natural state through adequate setbacks, restoration techniques, use of riparian native plants,erosion and sediment control (General Plan Digest, Open Space Element, page OS-6 to OS -16). Response: CONSISTENT.All creek setbacks have been recently determined by Neil Havlik,City of San.Luis Obispo Natural Resources Manager.The project designs will substantially comply with the setbacks to minimize impacts on the riparian corridor. All creeks on the projects site will be preserved through substantial compliance with setbacks,and sediment and pollution prevention plans.The potential exceptions are safety issues requiring road alignment which infringes into the creek setback across from McMillan. General Plan Amendment and Rcrrmc Willi:,m 1 d 'i irkcli -Al-ChIlM -27- Attachment 2 D. Housing Element 1. H 2.23 Creation and Preservation- Affordable Rental Housing.City will preserve and expand its affordable housing supply (General Plan Digest, Housing Element, page H-3). Response: CONSISTENT.The project's creation of rentals can make available rentals in other areas of the City, and therefore reduce pressure on the City's low cost rental supply. 2.H 8.2.1: Encourage Special Needs Housing. The City will encourage housing that meets the special needs of families with children, single parents, disabled persons,those desiring congregate or co-housing lifestyles, the • . elderly,students,and the homeless. (General Plan Digest,Housing Element, page H- 17). Response: CONSISTENT.The proposed project fulfills the need for creation of housing as discussed in Section 8.0: Special Housing Needs. 3.H 11.2.2 Consistency. City should not permit housing development where it conflicts with the goals of the Housing Element,other General Plan Elements,or community goals (General Plan Digest,Housing Element,page H-19). Response: CONSISTENT. Provision of housing has been identified as a specific need within the community if San Luis Obispo.This proposal will be consistent with the elements of the General Plan.As identified in other sections of this consistency analysis,there are no major conflicts with other general plan elements. 4.H 11.23 New Development.New housing development should not be permitted on sites that should be preserved for open space or parks.(City of San Luis Obispo- General Plan Digest, Housing Element,page H-19). Response: CONSISTENT. 1)The subject parcels are already intended for development,as is apparent from their current zoning designation; 2)The site has been utilized for various uses over the years and is not considered pristine land.The site location is surrounded by various forms of commercial and manufacturing development,not an ideal setting for a park. 'Gcne al Plan Amcndmcnt and Rcz<mc Vil!iam I.-id l'ickc!! -t>rchitcct -28- Attachment 2 S. CO 5.1.6 Creek.Protection.Creek systems supporting wildlife should not be altered in a way that might harm fish. Dumping of pollutants is prohibited. (General Plan Digest, Conservation Element,page CO- 10). Response: CONSISTENT.The applicant will substantially comply with creek setbacks. Riparian trees supporting wildlife will not be removed. Disturbance of streambeds will be minimal.Any spec areas crossing will be permitted through the California Department of Fish and Game and the Army Corps of Engineers and will be compliant with all required conditions. A Storm Water Pollution Prevention Plan will be prepared for preventing pollution of surface water from runoff. - ' Gcncral Plan Amcninunl and Rczonc Wiiliaan iari 'rickcll —Archilccl -29- �' . Attachment 2 E. Noise Element 1.N 1.2.6 New Development Design and Transportation Noise Sources. Noise sensitive development should be located and designed to meet the maximum outdoor and indoor noise exposure levels listed in table 1 of the Noise Dement(General Plan Digest, Noise Dement, page N-3). Response: CONSISTENT.Any residential development will perform the requisite noise studies and include noise mitigation as needed. Project response will include site planning,use of material, and use of buildings to shadow active outdoor areas,as well as appropriate noise setbacks. N 1.2.1 hfiinimizmg Noise.New development should minimize noise exposure and noise generation. (General Plan Digest,Noise Element, page Nl). Response: CONSITENT.The area is surrounded on two sides by 50-80' riparian buffers. See also response subsection F-1. F. Safety Element Response: CONSISTENT.A change in zoning of the subject property from C-S-S to R4-PD with C-R overlay should not violate any of the policies in the Safety Element. G. Safety Element Response: CONSISTENT.A change in zoning of the subject property from C-S-S to R4-PD with C-R overlay should not violate any of the policies in the Safety Element. 1.Nater and Wastewater Element Response: CONSISTENT.A change in zoning of the subject property from C-S-S to R4-PD with C-R overlay is not anticipated to conflict with the policies in the Water and Wastewater Element. Residential development of the subject property will conform with those policies pertaining to the appropriate use of the City's water and wastewater. systems Gcncrnd Man Amcndnicnl and Rcznnc \V lhan (firl Tickcll — ;rchitcci -30- li`1 Attachment 2 We would like to thank you for your time reviewing this proposal and we look forward to further discussions. Many than to Jeff Hook, Mike Draze, and planning staff for their skillful consulting and prompt service. Please contact us if you have aRy questions. Willi=Earl Tickell Architect 3233 Davis Cyn_ Rd. San Luis Obispo, Ca. 93405 805.595.2322 Genoa! Plan Amcndmcni and Rcicttu William !ad Tickcii -- Archiwkn -31- Attachment 3 City Council Nh—ung Pape Tues July 2,2002-7:00 p.m. Mary Beth Sch 2085 Wilding Lane,spoke against this development and urged the Council to reconside OctJ Vice Mayor Marx closed the pub i ng. ACTION: Moved by Mulholland/Ewa duce Ordinance No.1420(2002 Series) as recommended nning Co Ion,approving a Negative Declaration of e I impact,and amendin City'szoning map desig n Central-Commercial with the Historica rvation and Planned pment overlay zones(C-C-H-PD)to Central-Commercia the Historical Preservation overlay zone(C-C-H)for the Court Street parking lot s 99 Monterey Street), based on findings; motion carried 4:0 BUSINESS ITEMS 4. CONSIDERATION OF THE PLANNING COMMISSION RECOMMENDATION TO INITIATE AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT AND REZONE PROPERTIES BOUNDED BY ORCUTT ROAD,BROAD STREET(STATE. HIGHWAY 2271 ACACIA CREEK AND THE RAILROAD TRACKS TO CHANGE THEIR DESIGNATION FROM SERVICES AND MANUFACTURING TO-HIGH-DENSITY RESiDENTIA AND AMENDMENT OF THE CIRCULATION ELEMENT REGARDING THE SACRAMENTO DRIVE EXTENSION. Associate Planner Hook presented the staff report and responded to questions from the Council. Public Comments: Dan Lembum.560 Higuera Street(owner of 3210,3220,3230,3240 Broad Street),summarized comments in his letter to Council(on file in the Office of the City Clerk)requesting that any consideration to rezone his property would be to a change it to Neighborhood Commercial (CN)or Retail Commercial(CR). He responded to questions from the Council. Dave Romero.2057 Skylark,spoke in support of the staff recommendation. Brett Cross.1217 Mariner's Cove(speaking on behalf of the Board of Residents for Quality Neighborhoods(RQND,summarized points outlined in their correspondence to the Council on this issue(letter on file in the Office of the City Clerk). He noted that RQN was supportive of rezoning the property from Services and Manufacturing to High Density Residential if the City adopted detailed design guidelines and a planned development overlay for the project James Caruso,3954 Sunrose Lane(speaking as a member of the public and not as a member of the Planning Commission),spoke In favor of the staff recommendation and noted that the San Luis Obispo real estate market shows that the City is in need of more high density zoning. He also argued in favor of making Improvements to traffic circulation by constructing additional overpasses to In, Impact on neighbors. —end of public comments— Council Member Schwartz expressed general support for the staff recommendation but Wanted the addition of a planned development overlay. He urged Council not to limit the height to three stories,to seek opportunities for architectural design,to define creek set backs,to appreciate the open space,to give variety to the units,to generate as much housing as possible and to create a family-oriented neighborhood. Attachment 3 City Council Meeting - Page 7 Tuesday,July 4 2002-7:00 p.m. Council Member Ewan agreed and observed potential opportunities for circulation and alternative transportation. Council Member Mulholland voiced conceptual agreement to rezoning the property but argued that it would be preferable to adopt design criteria and examine issues relating to parking,density, low to moderate income housing,structures in the creek and the Sacramento Road alignment, prior to taking any action. City Attorney Joroensen clarified that Council was not considering a rezoning at this time, but rather the initiation of General Plan Land Use and Circulation amendments and rezoning. Vice Mayor Marx noted support for initiating the General Plan amendments and for maximizing the use of the property by building as many units possible without impacting the creeks. She concurred with Council Member Schwartz regarding architectural variety and wanted affordable units built on slte rather than deferring them to the inclusionary housing fund. She also favored Investigating ways to encourage alternative transportation and shared concern about traffic impacts and the Sacramento Street alignment. She expressed a desire to include Mr.Lemburg's property in the study and added that whatever happens to his properties should remain compatible with the housing. ACTION: Moved by SchwarhJEwan to direct staff to Initiate General Plan Land Use and Circulation amendments and rezoning as recommended by the Planning Commission;and to encourage staff to look at the multitude of concepts mentioned by the Council as well as the points outlined in the letter of June 28,2002 from RON;and,further,to examine area wide circulation as part of this study; motion carried 4:0. APPROVE THE 2002-2003 PROMOTIONAL COORDINATING COMMITTEE C GRANTS-IN-AID RECOMMENDATIONS. Asst to the City Administrative Officer DeJarnette presented the s port Promoti -1 Coordinatin Committee PCC Subcommittee Chaira unt Roberts recapped CC recommendations. Public Commen Mary Beth Schroeder. 5 Wilding Lane,reiterated es that Council would move the Senior Ceiitefto 1341 Ni o Street. —end of public comment— ACTION: Moved by Mulholl chwartz to adopt a Resolution No.9341 (2002 Series) as recommended mm—otional Coordinating Committee(PCC), , approving 2002-2003 -Ina nd authorizing the City Administrative Officer to execute agreemen th each gran ciplent as described_ in Exhibit"A"attached to the resclutio nd inclusive of any difications made by the Council; motion carried 4:0. COUNCIL LIAISON RE TS Councituber Ewan distributed a copy of the Air Pollution trol District(APCD)letter reg g Union Pacific Railroad train engine complaints(on fil the Office of the City � �Rb. - Attachment 4 DRAFT SAN LUIS OBISPO PLANNING COMMISSION MINUTES DECEMBER 3, 2003 5:00 P.M. CALL TO ORDER/PLEDGE OF ALLEGIANCE: The San Luis Obispo Planning Commission was called to order at 7:00 on Wednesdgy, December 3, 2003, in the Council Chamber of City Hall, 990 P Street, San Luis po, California. ROLL CALL: Present: Commis ners Jim Aiken, Allan Cooper, J es Caruso, Alice Loh, Michael Bo ell, Carlyn Christianson, and uperson Orval Osborne Absent: None Staff: Associate Planners ael ron and Jeff Hook, Deputy Community Development Director Mi Draze, Assistant City Attorney Gil Trujillo, and Recording Secreta Pierce ACCEPTANCE OF THE AGEN The agenda was accepte s presented. APROVAL OF TH NUTES: The Minutes ovember 5, 2003, were accepted as presented. PUBLIC MMENTS ON NON-AGENDA ITEMS: MaryBeth Schroeder, 2085,Wilding Lane, expressed her disappointment that eeting last week was cancelled due to lack of a quorum. PUBLIC HEARINGS: 1. 791, 861, and 953 Orcutt Road, and 3330, 3360, 3366, 3370, 3388 and 3398. Broad Street, and a portion of the railroad right-0f-way. ER 114-02: Develop a scope of work for .environmental studies associated. with a planned residential development of the properties; City of San Luis Obispo, applicant. (Michael Codron) Associate Planner Michael Codron presented the staff report, recommending that staff be directed to prepare a Request for Proposal (RFP) for an Environmental Impact Report, based on the Initial Study and preliminary workscope. He noted the focus of this meeting would be on the Scope of Work, asking for Commission consensus. Draft Planning Commission ._.,nutes J Attachment 4 December 3, 2003 Page 2 Planner Codron identified the issues areas identified in the Scope of Work. He explained that both Orcutt Road and Broad Street are considered scenic roads, with Broad Street a road of high scenic value, and Orcutt Road is a road of moderate scenic value. He noted the natural quality to the properties because of the creek corridors. He noted that the site has historically been used for grazing. He reviewed other issue areas for Commission consideration including traffic, noise and hazards. Commr. Osborne asked if he thought the Airport Land Use Commission would find that the project is not compatible and would not allow it. Planner Codron responded yes, however staff will working closely with the ALUC to avoid that. He noted that staff is working on some sample development projects to see how the proposed amendments to the ALUP would apply to new projects in the.City. Commr. Boswell noted that Hydrology was not listed has a potentially significant impact, and expressed concern that it would be a big issue for this site given .the four creek segments on the site. Commr. Loh expressed concern on hydrology. Jim Murar, applicant for Tumbling Waters project, reviewed some of their basic project objectives, noting the given factors such as the alignment of Sacramento Drive, the potential expansion of Orcutt Road for the grade separation with the railroad, and the preservation of the creeks that traverse the property. He explained their plan is to create easy access for the automobile while hiding them from view, and orienting them so all units are focused along motor courts, hiding the garage doors from the major access along Sacramento and other major access ways through the community. He explained the three types of products that will command a lower price range for new housing compared to other new projects in the area. He also noted inclusion of three styles of architecture; a California style, a craftsman style, and Victorian Manor style. Carol Florence (Oasis Associates), Project Planner for W.E.T. Inc., felt the site contains attributes that are essential to the success of the project, such as the location, the site setting, and the existing riparian corridors which sets up a nice buffer from surrounding development. She noted the importance of off- and on-site circulation as well as the proximity of additional residential development. She noted the design will create a socially vibrant pedestrian-scale community with a natural organic aesthetic, creating a village atmosphere of diverse building types, occupants and forms, interconnected with bicycle and pedestrian trails. Their construction and design will strive to minimize resource consumption and environmental impacts. She noted there will be approximately 7,500 square feet of commercial, with six 2-bedroom units, and the mixed use project on Broad will be approximately 5400 square feet of commercial with four bedroomAoft units and two 2-bedroom loft units. She noted there would be four clusters of courtyard homes, with four homes to each cluster. There will be a total of 40 flats in two buildings at fours stories and three stories. Directly cross from the flats will be zero- lot line single-family dwellings. Draft Planning Commission ...,lutes Attachment 4 December 3, 2003 Page 3 Commr. Cooper noted concern with the minor encroachment into the creek setback, and asked Ms. Florence if she thought it could be mitigated. Ms. Florence responded that a creek setback variance may be needed, but that would not occur without additional analysis and site plan adjustments. Commr. Aiken had concerns with the minimal space between units, but it was noted this should be addressed at a later time. Commr. Loh commended the village concept. Carol Florence noted that Planner Codron and she have been working with the ALUC in an effort to comply with the City's General Plan goals relating to infill. She felt that 6 dwelling units per acre is quite low, and that density issues in safety zones are closer to being resolved than ever before. PUBUC_COMMENTS:. Brett Cross, 1217 Mariners Cove and representing RQN noted their,agreement with the density proposed and suggested conceptual review of the project where the community could give their input and staff and the Commission could give the applicant direction. He expressed concerns that the project as proposed would become the project that is reviewed for final approval. He said that significant improvements could be made to the proposed plans. MaryBeth Schroeder, 2085 Wilding Lane, expressed her opposition to the work-live concept. COMMISSION COMMENTS: Commr. Caruso felt the Initial Study was well-scoped and discouraged discussion on project design. Commr. Loh felt the Initial Study and scope of work was very comprehensive, but asked that soils and hydrology be included in the scope of work. Commr. Loh moved the staff recommendation, with soils and hydrology beinq included in the scope of work. Seconded by Commr. Aiken. Commr. Aiken asked that the motion be amended to include the addition_of .item J. "Expose people to hazards associated, with railroad transport.of hazardous materials." The motion maker accepted the amendment. Commr. Boswell asked if the ARC would conceptually review the development. Planner Codron responded that the ARC could review the development plan although no application for architectural review has been .submitted. He noted that the Planning Commission could review the project site design and compliance with property 9 Draft Planning Commissiom...,nutes Attachment 4 December 3, 2003 Page 4 development standards for condominium projects, and a number of other issues, prior to the ARC conceptually reviewing the design of those components. Commr. Boswell suggested additions to the Scope of Work. Transportation section, to add "7. Opportunity for integratinq transportation between the two aroiect sites (W.E.T.. and Tumbling Waters)" : and that the portion regarding street alignment should include "opportunities for traffic calming, minimizing cut-through volumes.. and restriction of or management of truck traffic." The motion maker and seconder agreed to these amendments. AYES: Commrs. Aiken, Cooper, Caruso, Loh, Boswell, Christianson and Osbome NOES: None ABSENT: None ABSTAIN: None The motion carried on a 7:0 vote. The Commission took a 30-minute dinner break. Citywide. GPA and ER 33.02; Housing Element Update. Review goa olicies nd programs of the Draft General Plan Housing Element Up including ronmental Review; City of SLO, applicant. Deputy Co unity Development . Director Michael D noted they would be discussing the ousing Element matrix that was ded. He encouraged the Commission to diligently toward some resol and noted there is a meeting scheduled for Dece r 17, 2003. Associate Planner Jeff H presented staff report requesting public comment, review, discussion, and as a opriat evisions to the Draft Housing Element goals, policies and programs, and Prov mments to staff. He noted that no formal action would be taken and this item wo continued to December 17, 2003. Deputy Director Draze s d there wou e a 15-minute presentation by two Task Force members. Planner Hook ed where discussion ended he last meeting, and indicated discussion wo resume with Program 8.3.1. Commr. oper mentioned that the Commission deferred i rtion of a reference to single om occupancy several pages back and wondered if thi ' the section where it sho be included since he would like to make reference to it. He mented that the eless shelter is not the only way they could accommodate the n s of the very poor, and single-room occupancy is something they may want to consider. IIIIIIIIIIII��� �IIIIIIII city Of Attachment 5 san tins omspo 990 Palm Street ® San Luis Obispo, CA 93401 Notice Requesting Proposals for The Broad/Orcutt Area Residential General Plan Amendment and Rezone Project The City of San Luis Obispo is requesting sealed proposals to prepare an environmental impact report (EIR) pursuant to Specification No. 90307. The EIR must comply with the California Environmental Quality Act (CEQA) Guidelines and address the topics identified in the Request for Proposals (RFP). All proposals must be received by the Department of Finance by 3:00 p.m. on March 24, 2004, when they will be opened publicly in the City Hall Council Chamber, 990 Palm Street, San Luis Obispo, CA 93401. Proposals received after said time will not be considered. To guard against premature opening, each proposal shall be submitted to the Department of Finance in a sealed envelope plainly marked with the proposal title, specification number, proposer name, and time and date of the proposal opening. Proposals shall be submitted using the forms provided in the specification package. Additional information may be obtained by contacting Michael Codron, at (805) 781-7175. ® The City of San Luis Obispo is committed to including disabled persons in all of our services,programs and activities. Telecommunications Device for the Deaf(805)781-7410. 0'- 1 C) I Attachment 5 Specification No. 90307 TABLE OF CONTENTS A. Project Description and Scope of Work 1 B. General Terms and Conditions 7 Proposal Requirements Contract Award and Execution Contract Performance C. Special Terms and Conditions 11 Project Coordination Proposal Content Proposal Evaluation and Consultant Selection Proposal Review and Award Schedule Start and Completion of Work D. Agreement 15 E. Insurance Requirements 18 F. Proposal Submittal Form 20 G. References 21 H. Statement of Past Contract Disqualifications 22 F. Proposed Rezoning Map and Development Plans Attached L:�- ( D a• Section A Attachment 5 DESCRIPTION OF WORK Proiect Description The project would amend the designation on the City's General Plan Land Use Map from Services and Manufacturing to High Density Residential, with portions of the project site including a Planned Development overlay. To allow for mixed uses on the W.E.T. Inc. project site, the applicant has proposed a General Retail designation along the Orcutt Road and Broad Street frontages of the site (791 Orcutt and 3330 and 3360 Broad Street). Two development plans have been submitted covering different portions of the property. The Tumbling Waters Development Plan covers 11.63 acres on 861 and 953 Orcutt Road. The W.E.T. Inc. Development Plan covers 5.7 acres on 791 Orcutt, 3330 Broad and 3360 Broad, and parcel number 053-221-036. The remaining land includes four parcels that are individually owned, including 3366, 3370, 3388, and 3398 Broad Street (1.75 acres gross). For the purposes of environmental review it will be assumed that development of high density residential uses on these sites will occur at some point in the future. The Tumbling Waters and W.E.T. development plans will be used as a basis for the evaluation of impacts for those portions of the overall project site. Tumbling Waters: This portion of the development would include 156 for-sale residential units on 11.63 acres, split by the Sacramento Drive right-of-way, which is undeveloped at this time. The net site area, excluding creeks and right-of-way includes 7.5 acres. Based on the City's method. of calculating density, which takes bedrooms into account; 176 density units are proposed for an overall residential density of 23:5 units per acre. Three different residential product types are proposed. 31 Manor Homes would occupy the area between Sacramento Road and Acacia Creek. These are detached, single-family dwellings on small lots. 56 California Craftsman units would be located east of Sacramento Drive. These multi-family structures include four units per building. 69 California Cottage Townhomes are proposed for the southern portion of the site, east of Sacramento Drive. These buildings are arranged in a townhouse configuration in groups of 2, 3, 4, and 5 units. All of the product types include 2-and 3-bedroom floor plans with a range of sizes between 1,012 square feet for the smallest craftsmen unit to 1,679 square feet for the largest manor home. W.E.T Inc.: This portion of the project area would include a total of 85 residential units and would include approximately 10,000 square feet of commercial floor area and a 2,700 square foot day care facility. The project site has a gross area of 5.7 acres, and a net area of 4.2 acres. Based on the City's method for calculating density, the project would include 120 density units for an overall residential density of 28.6 dwelling units per acre. Four unit types are proposed. Six units are proposed in a mixed-use configuration along Orcutt Road and Broad Street. Six "hoffices" (home/office) are also proposed in this area. 26 courtyard homes are proposed in the southern portion of the site. 40 flats in two and three story buildings are proposed in the western portion of the site. And, 7 attached single-family homes are proposed in the eastern portion of the site. One-, two-and three-bedroom floor plans are proposed. Attachment 5 Scone of Work A preliminary review of this project determined that there may be significant environmental impacts associated with development and that an environmental impact report (EIR) is required. The applicant is not disputing the need for preparation of an EIR. The following workscope more specifically identifies issues and tasks that need to be performed to evaluate potential impacts of the project. EIR Workscope Items The Initial Study of Environmental Impact for the project outlines a preliminary scope of work for the project and .includes a partial list of references/resources. The following discussion refines that scope and includes an additional list of resources available.to the EIR consultant. The list of references and resources may not be exhaustive, and therefore the consultant is encouraged to research and incorporate by reference all or portions of relevant documents. The City has approved two major development projects on the project.site in the past,and a significant body of information is available regarding potential impacts. It is not the City's intention to have the EIR consultants duplicate work that has already been done. It is the City's desire to have the EIR reference these studies as part of the analysis and incorporate them into a single document. Aesthetics Figure 6 of the Circulation Element is the City's Scenic Roadways Map. This map is used to determine the proximity of a project to a vista or road of scenic value. Broad Street is considered a Road of High Scenic Value at the intersection of Broad Street and Orcutt Road. Orcutt.Road is considered a Road of Moderate Scenic Value across the project's frontage. The project must be evaluated for its potential to effect the scenic quality of these roadways. Visual resources surrounding the project site include views of the South Street Hills, Righetti Hill, Edna Valley, Islay Hill, and the Santa Lucia range. The project must be evaluated for its impact on views of these natural features from both Broad Street and Orcutt Road project frontages. Visual simulations should be incorporated into this analysis where they are helpful for understanding how proposed development will impact views. Air Quality Air quality impacts from this project shall be evaluated for both short-term (construction related) and long-term (operational emissions from passenger vehicles) conditions. The City will coordinate project review with the Air Pollution Control District. The District's comments will be the basis for air quality mitigation, as stipulated by the Clean Air Plan for San Luis Obispo County. The EIR will incorporate APCD's comments and recommended mitigation measures. Biological Resources Available Documentation: • Final Creek Restoration and Enhancement Plan, Prepared by Debbie Black, LA, August 2000. -2- C�(�� t C4 Attachment 5 • Routine Wetland Delineation for Tract 2135, Prepared by Levine-Fricke-Recon, August 19, 1998. • Assessment Development Impact Upon the Riparian Corridor, Prepared by Leslie S. Bowker, Ph.D. March 20, 1995. • Riparian Revegetation and Enhancement Plan, Prepared by FIRMA, August 1999. • Lake and Streambed Alteration Permit, Prepared by Brian Hunter, Department of Fish and Game,August 4, 1999. The project site is crossed by four creeks. Construction of the Sacramento Drive extension involves impacts from creek crossings that must be mitigated. The design of Sacramento Drive was approved with the previous subdivision of the property, and the right-of-way has already been dedicated to the City. The street has not been constructed at this time and mitigation measures for the road construction are attached to a Mitigated Negative Declaration from a previous project. As a result, those mitigation measures should be incorporated into the current EIR. The City's Natural Resources Manager shall be consulted regarding the potential to make minor revisions to the alignment of Sacramento Drive for the purpose of reducing impacts to biological resources. The scope of work for the biological section includes a peer review of past biological studies, recommended mitigation measures, and approved re-vegetation and enhancement plans. New studies to determine the presence or absence of endangered or threatened species, or species of local concern, shall be conducted if determined to be necessary. At a minimum, such species would include California red-legged frog, Western pond turtle, and Morro shoulderband snail. The portions of the project site that have not been covered by previous biological studies should be evaluated. If access to those sites is not available, a protocol shall be established for evaluating those sites when development is proposed in the future. New mitigation measures shall be recommended to provided at least as much protection for biological resources as previous City approvals have required. Hazards and Hazardous Materials Available Documentation: • Phase I Environmental Audit Prepared by Custa Geotechnical, October 20, 1999. • Phase I Environmental Site Assessment, Prepared by Earth Systems,July 5, 1994. • Phase H Assessment, Prepared by Earth Systems May 24, 1995. • California Regional Water Quality Control Board Standard Letter of Certification, October 10, 2000. The scope of work for the project shall include coordination with the Fire Department and an evaluation of the development plan to insure adequate emergency response and evacuation routes, considering the proximity of two fueling stations and the railroad right-of-way to the project site. A discussion of the types of materials that are routinely transported along the railroad tracks shall be provided, with recommendations for how to mitigate potential dangers. Consider an educational program for residents to insure knowledge of evacuation plans and to inform of any dangers that might be related to surrounding industrial uses. The project is within -3- ( �� Attachment 5 Safety Area 2 of the San Luis Obipso County Airport Land Use Plan and impacts from aircraft operations shall be evaluated. The scope of work shall include coordination with the Regional Water Quality Control Board to determine if any further testing on ground water contamination or hazardous materials in the soil are required. Noise Available Documentation: • Noise Analysis and Mitigation Recommendations for 791 Orcutt Road, Prepared by David Lord, Ph.D., October 12, 2001. A noise study for the overall project site must be prepared and recommendations must be provided to insure consistency with the noise limits established by the Noise Element of the General Plan. These recommendations must reflect the order of preference and management approaches for mitigating noise exposure established by Policies 1.2.11, 1.2.12, 1.2.13, 1.2.141 1.2.15 and 1.2.16 of the Noise Element (Digest numbering). The noise study must also evaluate noise from the extension of Sacramento Drive to Orcutt Road. The noise study should take into account different alternatives for Orcutt Road, including designing the roadway so that truck traffic from the adjacent industrial area is reduced or eliminated. Disclosures may be necessary so that future residents are aware of the noise levels they can expect indoor and outdoors when both freight and passenger trains pass through, including noise from train whistles. Airport noise is another factor that must be considered. The San Luis Obispo County Airport Land Use Plan clearly defines land use policies to minimize the number of people exposed to frequent and/or high levels of airport noise and maps these areas, accordingly. Transportation/Circulation Traffic Impact Analysis General Requirement: A traffic impact study (TIS) must be prepared and incorporated into the EIR. The study must comply with the format requirements and standards contained within the City of San Luis Obispo's Traffic Impact Study Preparation Guidelines (Public Works Department, June 2000). The following issues shall be evaluated in the TIS with respect to the proposed General Plan Amendment and Rezone: 1. Potential traffic impacts resulting from changing the property's land use/zoning including how the change in land use may alter projected circulation patterns and peak traffic volumes. 2. Effects on the City's traffic model from changing the property's zoning from commercial/industrial to residential. 3. General Plan consistency including the Circulation and Land Use Elements, including Policy CI.15.1, which states that major development proposals to the City will include displays of the proposal's interfaces with nearby neighborhoods and indicate expected significant qualitative transportation effects on the entire community, with a detailed written description of the effects on the Laurel Lane and Johnson Avenue neighborhoods. 4- Cor 1 b(0 Attachment 5 4. How the proposed Orcutt Road overpass may impact the proposed residential land use. 5. How the development of the property with residential uses could be affected if the Orcutt Road overpass is not constructed 6. Access to Highway 227 per Cal Trans standards. 7. How revised alignments and/or street sections for Orcutt Road reduce impacts to natural areas and provide opportunities for traffic calming, minimizing cut-through volumes, and restriction of,or management, of truck traffic. The following issues shall be evaluated in the TIS with respect to the Tumbling Waters and W.E.T Inc. Planned Development proposals: I. General Plan consistency including the provision of pedestrian connections to adjoining properties and neighborhoods. 2. Project specific traffic analysis including: a. Turning movements and peak hour volumes. b. How the project may be impacted by the construction of the Orcutt Road railroad overpass. c. How residents will access railroad safety trail before and after construction of Orcutt Road railroad overpass. d. Driveway locations and the need for access/turning movement restrictions (ie. Broad Street will have a landscape median restricting left turn movements). e. Design of driveway entries, how they impact traffic circulation and conflicts with their proximity to parking spaces. f. How parking and circulation are impacted at locations of grouped mailboxes. g. On-site circulation and the circulation impacts of dead end private streets. h. Opportunities for integrating transportation between the two project sites. Facilities Impacted: As a minimum, the TIS must describe existing traffic conditions and evaluate impacts of the proposed project and alternatives on level of service (LOS) and safe traffic operations at the following facilities: Intersections Street Sections South-Broad Broad Street—South to Prado Prado-Broad Orcutt Road—Laurel to Broad Orcutt-Broad Industrial-Broad Duncan-Sacramento-Orcutt Laurel-Orcutt Alternatives include project build-out under the current zoning and development of alternative street sections for Sacramento Drive that are more residential in nature. Use of Existing Information and Analytical Tools: City staff will use its TransCAD system to run the traffic model and will provide the results to the consultant for analysis. -5- 0^w-1 Attachment 5 Impacts and Mitigation: The TIS shall explicitly describe impacts that can be assigned to the project's development in text and graphic form and shall recommend mitigation measures. For the 10-year and General Plan build-out scenarios, the consultant shall identify impacts, the project's specific contribution to these impacts, and describe specific feasible mitigation strategies. In addition to traffic impacts to the local and State street systems, the consultant shall analyze the project's impact on transit service and bicycle and pedestrian access and identify any supplemental mitigation measures that are not included in the project's design. Parking Analysis: A parking analysis shall also be provided to determine the adequacy of the proposed on-site parking with respect to the projected project occupancy. Impacts to adjacent commercial areas from overflow parking, if any, shall be evaluated and mitigation measures shall be recommended if necessary. Utilities The City is currently in the design phase of the.Tank Farm Gravity Sewer and Lift Station Project. The project would provide major upgrades to.the wastewater collection system for the project area. The timing of the project is such that construction of residential units may occur during construction of the new facilities. Projected wastewater flows from the proposed residential project must be evaluated to determine acceptable levels of occupancy prior to completion of the collection system improvements. The consultant will coordinate this review with the City's Utilities Engineer. Additional EIR Workscope items In addition to the above-mentioned significant environmental impacts associated with the proposed development, the EIR should discuss.any other significant environmental impacts that are discovered within the review process. Although staff prepared a list of potentially significant impact items, any other items revealed by the EIR to be significant shall be included. The EIR is to be a comprehensive list of all the potential significant items, and a discussion of standard CEQA items that were not considered significant in the Initial Study shouldbe included. A description of each of these items, including justification of why they were deemed less than significant, shall be provided. Geology and Hydrology: Geology and Hydrology are not identified as potentially significant impacts in the Initial Study, but the City's Planning Commission was concerned with these issues during their review of the preliminary workscope and asked that these issues be evaluated. Prior soils reports are available that will provide detailed information regarding the site's geology and suitability for development. The scope for hydrology will include an evaluation of site hydrology to determine the required size of any required water detention systems, to insure no impacts to downstream properties. Most major and secondary waterways within the San Luis Obispo Creek Watershed have already been modeled hydraulically as part of the City's Waterway Management Plan. The existing hydraulic models along these reaches are available from the City and should be used as the starting point for analysis. -6- C� lob Attachment 5 Cumulative Effects The EIR must address cumulative impacts within each area of analysis. Alternatives Alternatives to the proposed project design need to be evaluated. Alternatives need to clearly indicate how they would address identified project impacts and should at minimum evaluate the following: • the "no"project alternative; • a residential project of a more limited size and scope; and • other comparable sites where the project might be developed, including the Broad Street. n cocl Attachment 5 Section B GENERAL TERMS AND CONDITIONS PROPOSAL REQUIREMENTS 1. Requirement to Meet All Provisions. Each individual or firm submitting a proposal(proposer) shall meet all of the terms, and conditions of the Request for Proposals (RFP) specifications package. By virtue of its proposal submittal, the proposer acknowledges agreement with and acceptance of all provisions of the RFP specifications. 2. Proposal Submittal. Each proposal must be submitted on the form(s) provided in the specifications and accompanied by any other required submittals or supplemental materials. Proposal documents shall be enclosed in an envelope, which shall be sealed and addressed to the Department of Finance, City of San Luis Obispo, 990 Palm Street, San Luis Obispo, CA, 93401. In order to guard against premature opening, the proposal should be clearly labeled with the proposal title, specification number, name of proposer, and date and time of proposal opening. No FAX submittals will be accepted. 3. Insurance Certificate. Each proposal must include a certificate of insurance showing: A. The insurance carrier and its A.M. Best rating. b. Scope of coverage and limits. c. - Deductibles and self-insured retention. The purpose of this submittal is to generally assess the adequacy of the proposer's insurance coverage during proposal evaluation; as discussed under paragraph 12 below, endorsements are not required until contract award. The City's insurance requirements are detailed in Section E. 4. Proposal Withdrawal and Opening. A proposer may withdraw its proposal, without prejudice prior to the time specified for the proposal opening, by submitting a written request to the Director of Finance for its withdrawal, in which event the proposal will be returned to the proposer unopened. No proposal received after the time specified or at any place other than that stated in the 'Notice Inviting Bids/Requesting Proposals" will be considered. All proposals will be opened and declared publicly. Proposers or their representatives are invited to be present at the opening of the proposals. 5. Submittal of One Proposal Only. No individual or business entity of any kind shall be allowed to make or file, or to be interested in more than one proposal, except an alternative proposal when specifically requested; however, an individual or business entity which has submitted a sub-proposal to a proposer submitting a proposal, or who has quoted prices on materials to such proposer, is not thereby disqualified from submitting a sub-proposal or from quoting prices to other proposers submitting proposals. 6. Cooperative Purchasing. During the term of the contract, the successful proposer will extend all terms and conditions to any other local governmental agencies upon their request. These agencies will issue their own purchase orders, will directly receive goods or services at their place of business,and will be directly billed by the successful proposer. 7. Communications. All timely requests for information submitted in writing will receive a written response from the City. Telephone communications with City staff are not encouraged, but will be permitted. However, any such oral communication shall not be binding on the City. C 1� 0 Attachment 5 CONTRACT AWARD AND EXECUTION 8. Proposal Retention and Award. The City reserves the right to retain all proposals for a period of 60 days for examination and comparison. The City also reserves the right to waive non-substantial irregularities in any proposal,to reject any or all proposals,to reject or delete one part of a proposal and accept the other, except to the extent that proposals are qualified by specific limitations. See the "special terms and conditions" in Section C of these specifications for proposal evaluation and contract award criteria. 9. Competency and Responsibility of Proposer. The City reserves full discretion to determine the competence and responsibility, professionally and/or financially, of proposers. Proposers will provide, in a timely manner, any and all information which the City deems necessary to make such a decision. 10. Contract Requirement. The proposer to whom award is made (Contractor) shall execute a written contract with the City within ten (10) calendar days after notice of the award has been sent by mail to it at the address given in its proposal. The contract shall be made in the form adopted by the City and incorporated in these specifications. 11. Insurance Requirements. The Contractor shall provide proof of insurance .in the form; coverages, and amounts specified in Section E of these specifications within 10-(ien) calendar. days after notice of contract award as a precondition to contract execution. 12. Business Tax. The Contractor must have a valid City of San Luis Obispo business tax certificate prior to execution of the contract. Additional information regarding the City's business tax program may be obtained by calling(805)781-7134. CONTRACT PERFORMANCE 13. Ability to Perform. The Contractor warrants that it possesses, or has arranged through subcontracts, all capital and other equipment, labor,materials,and licenses necessary to carry out and complete the work hereunder in compliance with any and all federal, state, county, city, and special district laws,ordinances, and regulations. 14. Laws to be Observed. The Contractor shall keep itself fully informed of and shall observe and comply with all applicable state and federal laws and county and City of San Luis Obispo ordinances,regulations and adopted codes during its performance of the work. 15. Payment of Taxes. The contract prices shall include full compensation for all taxes which the Contractor is required to pay. 16. Permits and Licenses. The Contractor shall procure all permits and licenses, pay all charges and fees,and give all notices necessary. 17. Safety Provisions. The Contractor shall conform to the rules and regulations pertaining to safety established by OSHA and the California Division of Industrial Safety. 18. Public and Employee Safety. Whenever the Contractor's operations create a condition hazardous to the public or City employees, it shall, at its expense and without cost to the City, furnish, erect and maintain such fences, temporary railings, barricades, lights, signs and other -$- ti if,f I Attachment 5 devices and take such other protective measures as are necessary to prevent accidents or damage or injury to the public and employees. 19. Preservation of City Property. The Contractor shall provide and install suitable safeguards, approved by the City, to protect City property from injury or damage. If City property is injured or damaged as a result of the Contractor's operations, it shall be replaced or restored at the Contractor's expense. The facilities shall be replaced or restored to a condition as good as when the Contractor began work. 20. Immigration Act of 1986. The Contractor warrants on behalf of itself and all subcontractors engaged for the performance of this work that only persons authorized to work in the United States pursuant to the Immigration Reform and Control Act of 1986 and other applicable laws shall be employed in the performance of the work hereunder. 21. Contractor Non-Discrimination. In the performance of this work,the Contractor agrees that it will not engage in, nor permit such subcontractors as it may employ,to engage in discrimination in employment of persons because of age, race, color, sex, national origin or ancestry, sexual orientation, or religion of such persons. 22. Work Delays. Should the Contractor be obstructed or delayed in the work required to be done -.hereunder by changes in the work or by any default;,act, or omission of the City,.or.by strikes, _fire, earthquake, or any other Act,of God, or by the inability to obtain materials, equipment, or labor due to federal government restrictions arising out of defense or war programs,then.the time. of completion may, at the City's sole option,be extended for such periods as may be agreed upon by the City and the Contractor. .In the event-that there is insufficient time to. grant. such extensions prior to the completion date of the contract,the City may, at the time of acceptance of the work, waive liquidated damages which may have accrued for failure to complete on:time,due to any of the above, after hearing evidence as to the reasons for such delay,and making a finding as to the causes of same. ,23. Payment Terms. The City's payment terms are 30 days from the receipt of an original invoice and acceptance by the City of the materials,supplies, equipment, or services provided by.the Contractor(Net 30). 24. Inspection. The Contractor shall furnish City with every reasonable opportunity for City to ascertain that the services of the Contractor are being performed in accordance with the requirements and intentions of this contract. All work done and all materials furnished, if any, shall be subject to the City's inspection and approval. The inspection of such work shall not relieve Contractor of any of its obligations to fulfill its contract requirements. 25. Audit. The City shall have the option of inspecting and/or auditing all records and other written materials used by Contractor in preparing its invoices to City as a condition precedent to any payment to Contractor. 26. Interests of Contractor. The Contractor covenants that it presently has no interest, and shall not acquire any interest direct or indirect or otherwise, which would conflict in any manner or degree with the performance of the work hereunder. The Contractor further covenants that, in the performance of this work, no subcontractor or person having such an interest shall be employed. The Contractor certifies that no one who has or will have any financial interest in performing this work is an officer or employee of the City. It is hereby expressly agreed that, in the performance of the work hereunder, the Contractor shall at all times be deemed an independent contractor and not an agent or employee of the City. -9- �- Attachment 5 27. Hold Harmless and Indemnification. The Contractor agrees to defend, indemnify, protect and hold the City and its agents, officers and employees harmless from and against any and all claims asserted or liability established for damages or injuries to any person or property, including injury to the Contractor's employees, agents or officers which arise from or are connected with or are caused or claimed to be caused by the acts or omissions of the Contractor, and its agents, officers or employees, in performing the work or services herein, and all expenses of investigating and defending against same; provided, however, that the Contractor's duty to indemnify and hold harmless shall not include any claims or liability arising from the established sole negligence or willful misconduct of the City, its agents, officers or employees. 28. Contract Assignment. The Contractor shall not assign,transfer, convey or otherwise dispose of the contract, or its right, title or interest, or its power to execute such a contract to any individual or business entity of any kind without the previous written consent of the City. 29., Termination. If, during the term of the contract, the City determines that the Contractor is not faithfully abiding by any term or condition contained herein, the City may notify the Contractor in writing of such defect or failure to perform; which notice must give the Contractor a 10 (ten) calendar day notice of time.thereafter in.which to perform said work or cure the.deficiency. If.the.Contractor..has not•performed the.work,or,cured.the ,deficiency within, the ten..days specified in the notice;such shall.constitute a breach of the contract and the City may terminate the contract immediately by-written•notice,to_thd,Contractor to,said effect. Thereafter, neither. party shall' have any .further duties;. obligatioiis;:responsibilities, or rights under the contract except, however, any and all obligations of.the'Contractor's surety shall remain in.full force and effect, and.shall -not be extinguished,!reduced; or: in any manner waived by the termination thereof. In said event, the Contractor shall be entitled to the reasonable value of its services performed from the beginning date in.which.the breach occurs up to the day it received the City's Notice of _ .. Termination, minus any..offset from, such payment.representing,the City's damages from;.suclr breach. "Reasonable value" includes fees or charges for goods or services as of the last . milestone or task satisfactorily delivered or completed by the Contractor as may be set forth in the Agreement payment schedule; compensation for any other work, services or goods performed or provided by the Contractor shall be based solely on the City's assessment of the value of the work-in-progress in completing the overall workscope. The City reserves the right to delay any such payment until completion or confirmed abandonment of the project, as may be determined in the City's sole discretion, so as to permit a full and complete accounting of costs. In no event, however, shall the Contractor be entitled to receive in excess of the compensation quoted in its proposal. -10- ' �►13 Attachment 5 Section C SPECIAL TERMS AND CONDITIONS PROJECT COORDINATION. a. City. The Community Development Director (hereinafter referred to as "Director") hereby designates Michael Codron as the Project Manager for the City. He shall serve as the representative of the City for all purposes under this agreement. The Project Manager, or the Director in his absence,shall supervise the progress and execution of this agreement. b. Consultant. Consultant shall assign a single Project Manager to have overall responsibility for the progress and execution of this agreement for Consultant. CONTENT OFPROPOSALS Three-(3)copies of the proposal must be submitted that reflect a clear understanding of the workscope to be performed and include the following information: 1. Resumes of your firm, the project manager, key technical staff and any sub-consultants you plan to employ. Work on previous projects with similar workscopes should be highlighted,along with . references from at least'three firms for,whom,you have,provided similar services with telephone . .numbers included. With:this;project;it,is critical,that,the consultant's professional team include: a. A geologist,geotechnical engineer;•or soils engineer to evaluate geological issues; b: A licensed civil iengineerwith a background in traffic, or registered traffic engineer; C. A qualified historian or historical archaeologist. An organizational and manpowerchart,to-show_the.names of all key personnel assigned to the project should also be included. 2. A draft-work vrograrn which expands on the attached EIR workscope. The work program shall itemize major tasks and work products, responsible staff, special information or studies required, and special methods or equipment, if any, you anticipate using. Procedures should be included showing how the consultant plans to coordinate with key City staff. The work program shall also specify information, equipment, or services to be provided by the City that is not already identified in the workscope. The work program should identify all other elements of the EIR needed to assure CEQA compliance which may not be listed in the workscope, and should explain how this will be accomplished. 3. A preliminary estimate of number of hours expected to complete the work, organized by major task to be accomplished and by level of employee who will be assigned to do this work. The time for firm members to attend public hearings where the EIR is considered(minimum of four) should be included as part of the hours estimate. 4. A schedule of completion for major tasks identified under#3,above. Examples of key tasks are: data collection, data verification and analysis, completion of the Draft EIR, responses to comments,attendance at public hearings, and certification of the Final EIR. It is the City's intent that an administrative draft of the EIR would be prepared within 90 days of a signed agreement between the City and the consultant for requested services. _11- Attachment 5 5. Hourly billing rates for the staff to be assigned to this project, including any sub-consultants. 6. Three references from clients for whom your firm has completed similar EIRs. PROPOSAL EVALUATIONAND CONSULTANT SELECTION Review of the project by City decision-makers is dependent on completion of the Draft EIR. Therefore, timely completion and circulation of the Draft EIR is essential to expeditious processing of the project consistent with CEQA and will be considered in evaluating consultant proposals. A review committee using a two-phase selection process as follows will evaluate proposals: Written Proposal Review and Finalist Candidate Selection A group of finalist candidates (generally the top three to five proposers) will be selected for follow-up interviews and presentations based on the following criteria as indicated in their written proposals: a. Understanding of the work required by the City b. Quality and responsiveness of the proposal C. Demonstrated competence and professional qualifications necessary for satisfactory performance of the work required by the City d. Recent experience.in successfully,performing similar services e.. Proposed approach in completing the work f. References g. Background and elated experience of the specific individuals to be assigned to this project Presentations,Interviews,and Consultant Selection Finalist candidates will be required to make an oral•presentation to the review committee and answer questions about their proposals. The purpose of this phase is two-fold: to clarify and resolve any outstanding questions or issues about the proposal; and to evaluate the proposer's•ability to present information orally clearly and concisely. As part of this second phase of the selection process; finalist candidates will submit proposed compensation costs for the work, including a proposed payment schedule tied to the completion of key project milestones or tasks. Contract award will be based on a combination of factors that represent that. best overall value for completing the work outlined in the workcope as determined by the City, including: the written proposal criteria noted above; results of background and reference checks; results from the interviews and presentations phase; and proposed compensation. After evaluating the proposals and discussing them further with the finalists or the tentatively selected Consultant, the City reserves the right to further negotiate the proposed workcope and/or method and amount of compensation. "12 %I Attachment 5 PROPOSAL REVIEW AND AWARD SCHEDULE TENTATIVE The following is an outline of the anticipated schedule for proposal review and contract award: Issue RFP February 24, 2004 Receive proposals March 24, 2004 Complete proposal evaluation April 2, 2004 Conduct finalist interviews April 12,2004 Finalize staff recommendation April 17,2004 Applicant deposits EIR cost April 24,2004 Award contract April 24,2004 Execute contract/Start work April 24,2004 Complete admin.draft July 30,2004 If you have any questions about this RFP, schedule, or attachments, please call Michael Codron at (805) 781-7175. START AND COMPLETION OF WORK 1. Contract Schedule. The above schedule, as well as meeting dates needed in the future, may be:. . modified with the mutual consent of the Cityand the Consultant. 2. -Completion of Work. Work on the administrative draft of the EIR shall be completed;90 calendar days after execution of•the cohtract. 3 Ownership of Materials-. All original drawings, plan documents and other materials.prepared by:,.... or in possession of the Consultant as part of the work or services under these specifications shall ' become the permanent property of the City,and shall be delivered to the City upon demand;... 4. Copies of Reports and Information. If the City requests additional copies of reports, drawings; specifications, or any other material in addition to what the Consultant is required to furnish,in limited quantities as part of the work or services under these specifications, the Consultant.shall provide such additional copies as are requested, and City shall compensate the Consultant for the costs of duplicating of such copies at the Consultant's direct expense. 5. Required Deliverable Products. The Consultant will be required to provide: a. Five (5) copies of the Administrative Draft EIR, which addresses all elements of the workscope. Any documents or materials provided by the Consultant will be reviewed by City staff and, where necessary, the Consultant will be required to respond to staff comments and make such changes as deemed appropriate. b. 60 copies(utilizing two-sided copying)of the Draft EIR . C. 20 copies of the Final EIR,which incorporates the draft EIR,changes to the draft document as a result of its review at pubic hearings,and includes responses to comments. d. One camera-ready original of the Draft and Final EIRs,unbound,each page printed on only one side, including any original graphics in place and scaled to size,ready for reproduction. e. When computers have been used to produce materials submitted to the City as a part of the workscope, the Consultant must provide the corresponding computer files to the City, -13 C4-[I �o Attachment 5 compatible with the following programs whenever possible unless otherwise directed by the project manager: Word Processing Microsoft Word 7.0 or earlier version Spreadsheets Excel 7.0 or earlier Desktop Publishing Coreldraw, Pagemaker Computer Aided Drafting(CAD) AutoCAD Adobe Acrobat Computer files must be on CD, formatted for use on MM-compatible systems. Each disc must be clearly labeled and have a printed copy of the directory. 6. Attendance at Meetings and Hearings. As part of the workscope and included in the contract price is attendance at up to four public meetings to present and discuss the Consultant's findings and recommendations. Consultant shall attend as many"working" meetings with staff as necessary in performing workscope tasks. -14- � �� � Attachment 5 Section D FORM OF AGREEMENT 71AGREEMENT THIS AGREEMENT is made and entered into in the City of San Luis Obispo on this day of , by and between the CITY OF SAN LUIS OBISPO, a municipal corporation, hereinafter referred to as City, and «Q� '`T NAME N A.PhTAL LETZER , hereinafter referred to as Consultant. WITNESSETH: WHEREAS, on February 24, 2004, City requested proposals for development of an environmental impact report for the Broad/Orcutt Residential Rezoning Project,per specification no 90307. WHEREAS, pursuant to said invitation request, Consultant submitted a proposal which was. :.. . accepted by City for said.services. NOW THEREFORE, in consideration of their mutual promises, obligations, and covenants hereinafter contained,the parties hereto agree as follows: 1. TERM. The term of this Agreement shall be from the date this Agreement is made and entered,as first written above,until acceptance or completion of said services. 2. INCORPORATION BY REFERENCE. City Specification No. 90307 and Consultant's proposal dated , and amended by letter dated_____, are hereby incorporated in and made a part of this Agreement. 3. CITY'S OBLIGATIONS. For providing services as specified in this Agreement, City agrees to cooperate with Consultant in the completion of the work described in Exhibit A (Scope of Work) attached hereto and incorporated by reference. City will pay and Consultant shall receive therefor payments in accordance with Exhibit B(Compensation Schedule). 4. CONSULTANT'S OBLIGATIONS. For and in consideration of the payments and agreements hereinbefore mentioned to be made and performed by City, Consultant agrees with City to -15- Attachment 5 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed the day and year first above written. ATTEST: CITY OF SAN LUIS OBISPO,A Municipal Corporation By: City Clerk City Administrative Officer APPROVED AS TO FORM: By: City Attorney -17- C440 Attachment 5 provide all specified services as set forth in Exhibit "A" (Scope of Work) attached hereto and incorporated herein by this reference. Consultant may not amend the Scope of Work, either to modify provisions or to add or delete provisions, without prior written consent of the City's Project Manager. 5. AMENDMENTS. Any amendment, modification, or variation from the terms of this Agreement shall be in writing and shall be effective only upon approval by the Community Development Director of the City. 6. COMPLETE AGREEMENT. This written Agreement, including all writings specifically incorporated herein by reference, shall constitute the complete agreement between the parties hereto. No oral agreement, understanding, or representation not reduced to writing and specifically incorporated herein shall be of any force or effect, nor shall any such oral agreement, understanding, or representation be binding upon the parties hereto. 7. NOTICE. All written notices to the parties hereto shall be sent by United States mail, postage;prepaid,by registered or certified.mail addressed as follows: City Ronald Whisenand,Deputy Director-Dev.Review Community Development Department City of San Luis Obispo 990 Palm Street San Luis Obispo,CA 93401-3249 Consultant [ ] [ l [ l 8. AUTHORITY TO EXECUTE AGREEMENT. Both City and Consultant do covenant that each individual executing this agreement on behalf of each party is a person duly authorized and empowered to execute Agreements for such party. -16- �( t9 Attachment 5 Section E INSURANCE REQUIREMENTS,: Consultant Services The Contractor shall procure and maintain for the duration of the contract insurance against claims for injuries to persons or damages to property which may arise from or in connection with the performance of the work hereunder by the Contractor, its agents,representatives, employees,or subcontractors. Minimum Scope of Insurance. Coverage shall be at least as broad as: 1. Insurance Services Office Commercial General Liability coverage(occurrence form CG 0001). 2. Insurance Services Office form number CA 0001 (Ed. 1/87) covering Automobile Liability, code 1 (any auto). 3. Workers' Compensation insurance as required by the State of California and Employer's Liability Insurance. 4. Errors and Omissions Liability insurance as appropriate to the consultant's profession. Minimum Limits of Insurance. Contractor shall maintain limits no less than: 1. General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property damage. If Commercial General Liability or other form with a general aggregate limit is used, either the general aggregate limit shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. 2. Automobile Liability: $1,000,000 per accident for bodily injury and property damage. 3. Employer's Liability: $1,000,000 per accident for bodily injury or disease. 4. Errors and Omissions Liability: ,$1,000,000 per occurrence. Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared to and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officers, officials, employees and volunteers; or the Contractor shall procure a bond guaranteeing payment of losses and related investigations,claim administration and defense expenses. Other Insurance Provisions. The general liability and automobile liability policies are to contain, or be endorsed to contain,the following provisions: 1. The City, its officers,officials, employees, agents and volunteers are to be covered as insureds as respects: liability arising out of activities performed by or on behalf of the Contractor;products and completed operations of the Contractor; premises owned, occupied or used by the Contractor; or automobiles owned, leased, hired or borrowed by the Contractor. The coverage shall contain no special limitations on the scope of protection afforded to the City, its officers, official,employees,agents or volunteers. 2. For any claims related to this project, the Contractor's insurance coverage shall be primary insurance as respects the City, its officers, officials, employees, agents and volunteers. Any insurance or self=insurance maintained by the City, its officers, officials, employees, agents or volunteers shall be excess of the Contractor's insurance and shall not contribute with it. 3. Any failure to comply with reporting or other, provisions of the policies including breaches of warranties shall not affect coverage provided to the City, its officers, officials, employees, agents or volunteers. 4. The Contractor's insurance shall apply separately to each insured against whom claim is made or suit is brought,except with respect to the limits of the insurer's liability. -18- Attachment 5 5. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be suspended, voided, canceled by either party, reduced in coverage or in limits except after thirty (30) days' prior written notice by certified mail, return receipt requested, has been given to the City. Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best's rating of no less than ANIL Verification of Coverage. Contractor shall furnish the City with a certificate of insurance showing maintenance of the required insurance coverage. Original endorsements effecting general liability and automobile liability coverage required by this clause must also be provided. The endorsements are to be signed by a person authorized by that insurer to bind coverage on its behalf. All endorsements are to be received and approved by the City before work commences. -l9 ' 'da_ Attachment 5 PROPOSAL SUBMITTAL FORM The undersigned declares that she or he: ❑ has carefully examined Specification No.90307,which is hereby made a part of this proposal. O is thoroughly familiar with its contents. 17 is authorized to represent the proposing firm. 17 agrees to perform the work as set forth in this proposal. ❑ Certificate of insurance attached; insurance company's A.M. Best rating: Firm Name and Address Contact Phone ;S nature of Authorized Representative Date -20- _ [a z) Attachment 5 REFERENCES Number of years engaged in providing the services included within the scope of the specifications under the present business name: Describe fully the last three contracts performed by your firm which demonstrate your ability to provide the services included with the scope of the specifications. Attach additional pages if required. The City reserves the right to contact each of the references listed for additional information regarding your firm's qualifications. Reference No. 1 Customer Name Contact Individual Telephone&FAX number Street Address City, State,Zip Code Description of services provided including contract amount,when provided and project outcome Reference No.2 Customer Name Contact Individual Telephone&FAX number Street Address City, State,Zip Code Description of services provided including contract amount,when provided and project outcome Reference No.3 Customer Name Contact Individual Telephone&FAX number Street Address _ City, State,Zip Code Description of services provided including contract amount,when provided and project outcome -21- �1 1 Attachment 5 STATEMENT OF PAST CONTRACT DISQUALIFICATIONS The proposer shall state whether it or any of its officers or employees who have a proprietary interest in it, has ever been disqualified, removed, or otherwise prevented from bidding on, or completing a federal, state, or local government project because of the violation of law, a safety regulation, or for any other reason, including but not limited to financial difficulties, project delays, or disputes regarding work or product quality,and if so to explain the circumstances. ■ Do you have any disqualification as described in the above paragraph to declare? Yes ❑ No ❑ ■ If Yes, explain the circumstances. Executed on at under penalty of perjury of the laws of the State of California,that the foregoing is true and correct. Signature of Authorized Proposer Representative -22- - 1 Attachment 5 PROPOSERS LIST BROAD/ORCUTT RESIDENTIAL REZONING EIR-SPECIFICATION NO.90307 Envicom ESA Fugro West, Inc. 28328 Agoura Rd. 4221 Wilshire Blvd., Suite 480 1012 Pacific St., Ste. A Agoura Hills, CA 91301 Los Angeles, CA 990010 San Luis Obispo, CA 93401 Dudek & Associates, Inc. Jones and Stokes Associates The Morro Group 621 Chapala St. 2600 V St., Ste. 100 1422 Monterey St. Suite. C-200 Santa Barbara, CA 93101 Sacramento, CA 95818-1914 San Luis Obispo, CA 93401 Ogden Environmental & SAIC FIRMA Energy Services Co., Inc. 816 State St., Ste. 500 849 Monterey St. 510 State St., Ste. B Santa Barbara, CA 93101 San Luis Obispo, CA 93401 Santa Barbara, CA 93101 Woodward Clyde . Law/Crandall,Inc. Michael Brandman Associates Consultants Attn: Roberta Tassey Attn: Patricia Hughes . 5951 Encina Rd., Ste. 200 2710 Gateway Oaks Dr., Ste. 150N 115901 Red Hill Ave., Ste. 200 Santa Barbara, CA 93117 Sacramento, CA 95833 Tustin, CA 92780-7318 Kleinfelder Wetlands Research Associates, Inc. Planetek, Inc. Attn: Susan Charles Attn: Michael Josselyn 41 E. Foothill Blvd., Suite 200 1370 Valley Vista Dr., Ste. 150 2169-G East Francisco Blvd. Arcadia, CA 91006 Diamond Bar, CA 91765-3910 San Rafael, CA 94901 Greystone Leighton and Associates, Inc. Brady and Associates Attn: Jeffrey Harvey Attn: Andrew Price Attn: David Clore 1211 H Street, Ste. A 31344 Via Colinas, Ste. 102 2215 Fifth Street. Sacramento, CA 95814 Westlake Village, CA 91362 Berkeley, CA 94710 Rincon Consultants, Inc. Emcon Bio Systems Attn: Stephen Svete Attn: Ilona Rubino Attn: Cathy Newmann 790 E. Santa Clara St. 1921 Ringwood Ave. 303 Potrero St., Ste. 29-203 Ventura, CA 93001 San Jose, CA 95131-1721 Santa Cruz, CA 95060 Tetra Tech, Inc. Chambers Group, Inc. Regional Environmental Consu 4213 State Street, Suite 205 17671 Cowan Ave.,.Suite 100 Attn: Sandra Fayette Santa Barbara; CA 93110 Irvine, CA 92614 424.1 Jutland Dr., Ste. 201 San Diego, CA 92117-3653 Attachment 5 Zeiser Kling Consultants Robert Bein, William Frost& PRA Group Atte: Barbara Associates Attn: John Larson 3187 Red Hill Ave., #135 14725 Alton Pkwy. 1190 Marsh St. Costa Mesa, CA 92626 Irvine, CA 92618-2069 San Luis Obispo, CA 93401 Takata Associates Perspective Planning David Evans& Associates,Inc. Attn: Kathleen Takata Attn: John Ashbaugh 23382 Mill Creek Dr., Suite 22. 600 Fremont Ave. 979 Osos St., Suite E Laguna Hills, CA 92653 South Pasadena, CA 91030 San Luis Obispo, CA 93401 McLaren/Hart, Inc. Padre Associates,Inc. EIP Associates 16755 Von Karman Aave., 5450 Telegraph Rd., Suite 101 601,Montgomery St., Suite 500 #200 Ventura, CA 93003 San Francisco, CA 94111 Irvine, CA 92606-2667 Dames& Moore Bums&McDonnell Ultras ems Environmental Inc 3445 West Shaw Ave., Suite 2102 Business Center Dr., Suite 6 Jenner, Suite 210 101 130 Irvine, CA 92618-3811 Fresno, CA 93711 Irvine, CA 92612 Douglas Wood& Associates, Duane A. Morita TPG Consulting, Inc. Inc. 14312 Shadybrook Dr. Attn. Quincy Struve 1461 Higuera St„ Suite A Tustin, CA 92680 679 Monterey Street San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 Helix Environmental Planning, Inc. 8100 La Mesa Blvd., Suite 150 La Mesa, CA 91941-6476 OA 7 22councit m c m o Ra n 6 u m city of san lidsoslspo, communrtyOEVElopment OEpautment RED FILE DATE: February 13, 2004 MEETING AGENDA TO: City Council DAT �/ a TEM.# VIA: Ken Hampian, CAO 11" FROM: John Mandeville, Community Development Director.-cam Pov'TM- BY: Michael Codron, Associate Planner SUBJECT: Tumbling Waters and W.E.T. Inc. (Broad and Orcutt; GPA/ER 114-02) Attached are 11" x 17" site plans for the subject development projects. During their review of the project, the Planning Commission directed staff to set up a workshop to help insure that the final project designs include the amenities necessary to qualify for PD zoning: Staff will set up one or workshops to take place while the EIR is being drafted. The current plans are sufficient for the purposes of the EIR because they are representative of high density residential development. COUN IL DD : FIN DIR j ACAO FIRE CHIEF ATTORNEY ffi`PWDIR X"CLERK'ORIG '9 POLICE CHF DEPT HEADS 6 REC DIR Tri — t UTIL D I R �( 7E H R cc: Mike Draze, Deputy Director—Long Range Planning Michael Codron, Associate Planner LAER\Tumbling Waters\PD-memo.doc ///1'flliC f yip._\VOiI%OH ■l\ twf d?.� 1 1`a= •v t�?a !� > afaf �C Fa�Y. . ,;;1 uf! �4 r y - tf tw I > jj • 1Fi4��Q./1, -01 • 1�.�` � _ tU�Il� y�'>. I 1 1L11 tS3-_F'6T✓'*�';�: - fE ±_• -'.'i a'.mak!� �\�•-i ..- ♦lrtr•s� -_ - la Wy C A y .• AR, •a 7 YI'; �, 1 r., C figg,A! V4— +tiY.i%("•��Sa FlP^.'i.r ���lsv' �:�. fj It AF S.d. ,ti '" • t•/ `(CCS „ �-C. 4 � i.i {1I ' r �s�•rC. v .v 1I �. a RAAA b 0HIP 4 Og m ick ¢a Z n g3 Pi r 3 0 E O E O tltltl S D I I I t. '' a '9 � 83 B x s$w N g oo ".t•i $u60� m "€ z " $� B. �y Fi � € Rp�.' 4„"qFgg R 8 `•�" .•� "sa D o f m m Aq" , N Y.L Sg mc ° . Z m