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HomeMy WebLinkAbout08/03/2004, C2 - FINAL PASSAGE OF AN ORDINANCE PREZONING VARIOUS AREAS OF THE DALIDIO ANNEXATION SITE AND APPROVING council 9-3 -o4 j agenda Repout 1w.N..6. GA C I T Y OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Direc r Prepared By: Pam Ricci, Senior Planner PR, SUBJECT: FINAL PASSAGE OF AN ORDINANCE PREZONING VARIOUS AREAS OF THE DALIDIO ANNEXATION SITE AND APPROVING A PRELIMINARY DEVELOPMENT PLAN FOR THE RETAIL COMPONENT KNOWN AS THE MARKETPLACE (R 108-02). CAO RECOMMENDATION Grant final passage to Ordinance No. 1449, which upholds an appeal of the Planning Commission's proposed denial of a proposed. prezoning for the Dalidio Annexation and prezones: 48.7 acres of the property to C-R-PD, Retail-Commercial with the Planned Development overlay zoning; 8.1 acres as O-S, Office with the Special Consideration overlay zoning; 3.3 acres as R-3-S, Medium-High Density Residential with the Special Consideration overlay zoning; 45 acres as AG, Agriculture; 9.7 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size; with the remainder 16.2 acres allocated toward roads and interchange right-of-way, to be consistent with the amended LUE map designations based on findings. The ordinance also includes the approval of a Preliminary Development Plan for the San Luis Obispo Marketplace component of the project in conjunction with that part of the site's C-R-PD zoning, Retail-Commercial with the Planned Development overlay. DISCUSSION Situation On July 7, 2004, the City Council introduced Ordinance No. 1449 to print, denying the appeal and approving the requested prezoning categories, including the C-R-PD zoning and Preliminary Development Plan for the San Luis Obispo Marketplace component. This Preliminary Development Plan includes the conditions that guide the development of the final plans for the proposed shopping center. Ordinance No. 1449 is now ready for final passage. Prezoning sets the future zoning designations for sites in conjunction with a request for annexation. The zoning categories would take effect upon final approval of annexation of the site by the Local Agency Formation Commission. Significant Impacts The City Council certified a Final Environmental Impact Report (EIR) for the annexation project on July 7, 2004, which included a statement of overriding considerations for several significant CA - Council Agenda Report—Second Reading of Ordinance No. 1449 Page 2 and unavoidable impacts and a Mitigation Monitoring Program to reduce other identified impacts to a level of insignificance. Consequences of Not Taking the Recommended Action Section 56375 of the Government Code requires a City to prezone property in conjunction with a request for annexation. If the Council does not give final passage to the ordinance, the Local Agency Formation Commission (LAFCO) could not process the annexation as LAFCO is restricted from imposing any conditions that would directly regulate land use; i.e. density, intensity, property development or subdivision requirements. ATTACHMENT Ordinance No. 1449 LACopelands\Ord. 1449(R108-02—second reading) Ca -�- ORDINANCE NO. 1449 (2004 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF SAN LUIS OBISPO UPHOLDING AN APPEAL OF THE PLANNING COMMISSION'S DENIAL OF THE PROPOSED PREZONING TO ACCOMMODATE THE DALIDIO/MARKETPLACE ANNEXATION AND AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE: 48.7 ACRES AS C-R-PD,RETAIL-COMMERCIAL WITH THE PLANNED DEVELOPMENT OVERLAY (AND APPROVING A PRELIMINARY DEVELOPMENT PLAN FOR THE RETAIL PROJECT KNOWN AS THE SAN LUIS OBISPO MARKETPLACE); 8.1 ACRES AS O-S, OFFICE WITH THE SPECIAL CONIDERATION OVERLAY;3.3 ACRES AS R-3-H, MEDIUM-HIGH DENSITY RESIDENTIAL WITH THE SPECIAL CONIDERATION OVERLAY; 45 ACRES AS AG, AGRICULTURE; 9.7 ACRES AS C/OS40, CONSERVATION/OPEN SPACE WITH A 40-ACRE MINIMUM PARCEL SIZE; AND 16.2 ACRES SET ASIDE FOR ROADS AND INTERCHANGE RIGHT-OF- WAY,CONTINGENT UPON FINAL APPROVAL OF ANNEXATI.ON OF THE SITE AT 2005 DALIDIO DR. (R 108-02) WHEREAS, the Planning Commission conducted a public hearing on May 26, 2004, and considered the proposed amendments to the Zoning Regulations Map; and WHEREAS, on May 26, 2004, the Planning Commission denied the application; and WHEREAS, in accordance with Municipal Code Section 17.70.030 D., a Planning Commission action to deny a rezoning is final unless appealed; and WHEREAS, on June 7, 2004, the applicant filed with the City Clerk a timely appeal of the Planning Commission's decision; and WHEREAS, the City Council conducted a public hearing on July 6, 2004, and considered testimony of other interested parties, the record of the Planning Commission hearing and action, the submitted appeal of the applicant, and the evaluation and recommendation of staff; and WHEREAS,the City Council finds that the Zoning Regulations Map amendments are consistent with the proposed General Plan Land Use Element (LUE) map designations and the existing text, and the City Council further finds that the Zoning Regulations Map amendments are consistent with the purposes of the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council has certified the Final Environmental Impact Report, pursuant to the California Environmental Quality Act Guidelines Section 15090. BE IT ORDAINED by the City Council of the City of San Luis Obispo as follows: Ordinance No. 1449 (2004 Series) Page 2 SECTION 1. EIR Findings. The City Council finds and determines that the project's Final Environmental Impact Report adequately addresses the potential significant environmental impacts of the proposed Zoning Map amendments, and reflects the independent judgment of the City Council. The Council through the certification of the Final Environmental Impact Report incorporates the mitigation measures listed in Exhibit A, the Mitigation Monitoring Program, into the project. SECTION 2. Prezoning Approval & Findings. The appeal is upheld and the Zoning map amendments included as part of City Application No. R 108-02, prezoning 48.7 acres of the property to C-R-PD, Retail-Commercial with the Planned Development overlay zoning; 8.1 acres as O-S, Office with the Special Consideration overlay zoning; 3.3 acres as R-3-S, Medium-High Density Residential with the Special Consideration overlay zoning; 45 acres as AG, Agriculture; 9.7 acres as C/OS-40, Conservation/Open Space with a 40-acre minimum parcel size; with the remainder 16.2 acres allocated. toward roads and interchange right-of-way, to be consistent with the amended LUE map designations and as shown on the attached Exhibit B, are hereby approved, based on the following findings: Findings 1. The C-R-PD zoning, Retail-Commercial with the Planned Development overlay, with the related adoption of a Preliminary Development Plan, will address the specific development considerations for this 48.7-acre portion of the site which are: drainage, flooding protection, urban/agricultural buffers, roadway improvements and design, pedestrian linkages with other commercial developments and nearby residential areas, loading area design, compliance with energy conservation requirements, creek and open space protection, site lighting and preservation of scenic vistas. 2. The submitted development information for the entire annexation area and the required Preliminary Development Plan for development of the commercial area of the site fulfills the intention.of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, physical development plan, required open space protection, and provision of streets and utilities. 3. With the proposal for General Retail development of 48.7 acres of the site (C-R- PD zoning), 78.7 acres of on-site and off-site will be dedicated to the City for long-term protection of prime agricultural soils consistent with Land Use Element Policy 1.13.5. 4. The proposed Office with the "S" overlay zoning will document the special considerations for the 8.1-acre Office portion of the site, (O-S) which are: tree, preservation; land use compatibility with the adjacent commercial development; pedestrian linkages to adjoining sites; historical preservation; and protection of Ca� �' , - Ordinance No. 1449 (2004 Series) Page 3 riparian habitat. 5. The proposed Medium-High Density Residential zoning and Land Use Element Map designation for the .33-acre portion of the site planned for affordable housing is consistent with the goals and policies of the General Plan, given that the area of the site is outside of the airport safety zone of most severe concern crossing the site and beyond the 55-decibel noise contour, which are the criteria that the Airport Land Use Commission has identified in its preliminary review of the proposal as being acceptable for dwellings. The proposed "S" overlay zoning will document the special considerations for the 3.3-acre Medium-High Density Residential portion of the site (R-3-S), which are: airport safety, creek corridor preservation, flooding, and access. 6.,, The proposed AG,,Agriculture,,zoning for.the 45 acres of.farmland in.the eastern.. and southern portions of the'property will help preserve the prime agricultural soils and enable its long-term protection. 7. The proposed C/OS40, Conservation Open Space with the 40-acre minimum for the 9.7 acre portion of the property identified as an extension of Laguna Lake Park is consistent with the zoning category applied to other less developed and more naturalistic areas of.the park. SECTION 3. Preliminary Development Plan Approval. Consistent with San Luis Obispo Municipal Code. Chapter 17.62, Planned Development, a Preliminary Development Plan for the 48.7-acre portion of the site prezoned C-R-PD, Retail- Commercial with the Planned Development overlay zoning is hereby approved, based on the following findings, and subject to the following conditions: Findings 1. The project is consistent with the General Plan and the proposed land use is allowed within the applicable primary zoning district. 2. The project complies with all applicable provisions of these Zoning Regulations other than those modified by the PD rezoning. 3. The approved modifications to the development standards of these Zoning Regulations are necessary and appropriate to accommodate the superior design of the proposed project, its compatibility with adjacent land uses, and its successful mitigation of environmental impacts. 4. The project complies with all applicable City Design Guidelines. 5. All affected public facilities, services, and utilities are adequate to serve the proposed project. �r� i J Ordinance No. 1449 (2004 Series) Page 4 6. The location, size, site planning, building design features, and operating characteristics of the project are highly suited to the characteristics of the site and surrounding neighborhood, and will be compatible with the character of the site, and the land uses and development intended for the.surrounding neighborhood by the General Plan. 7. The site is adequate for the project in terms of size, configuration topography, and other applicable features, and has appropriate access to public streets with adequate capacity to accommodate the quantity and type of traffic expected to be generated by the use. 8. The establishment, maintenance, or operation of the proposed project will not, in the circumstances of the particular case, be detrimental to the health, safety, or :.::. .: . -general welfare of persons residmit or workmg m the vicinity ofthePrp,o. sed.use, or detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the City. 9. A height exception to allow a 51-foot high building for the hotel is supported because: a.) The building is located along a major arterial roadway. b.) The building is significantly separated from other buildings. c.) The proposed pitch of the roof is important to the Craftsman architectural style of the building. 10. The project meets the requirement for mandatory project features contained in 17.62.045 A. by providing an affordable housing component and preserving 54.7 acres of on-site open space and providing funds to protect an additional 24 acres of off-site farmland of a similar soil type. Conditions Planning Requirements 1. As the applicant and the City have been negotiating a Development Agreement and Special Tax Reimbursement Agreement in conjunction with this application, the final development plan shall not be effective until the applicant and the City enter into a Development Agreement and a Special Tax Reimbursement Agreement. 2. Furthermore, construction of the retail and hotel portion of the project cannot begin until the design has been approved for the Prado Road Interchange, the contract for the construction of the interchange has been awarded, and funding for the interchange has been secured. Ca '� Ordinance No. 1449 (2004 Series) Page 5 3. Within six months of approval of the preliminary development plan, the applicant shall file a final development plan, as required by the Zoning Regulations, for consideration by the Community Development Director. The final development plan shall include all items required for final architectural review and final architectural review shall have been conducted prior to the Director's consideration. The final development plan shall be effective only after approval by the Director. 4. The final development plan shall in general conform to the preliminary site plan dated May 4, 2004, and include a maximum of 615,000 square feet of retail and restaurant uses plus a 150-room hotel. When actual tenants are secured and the project is built, there may be some variation in the sizes of proposed buildings from what is shown on current plans, and such minor variation shall be subject to the review and approval of the Community Development Director. However, the total gross building floor area shall not exceed 615,000 square feet without the processing of a planned Development Amendment to the approval of the Planning Commission. 5. To ensure consistency with Land Use Element Policy 4.3, which seeks to maintain the downtown as the entertainment center of the community, theater uses are not allowed at the project site. 6. Consistent with the recommendation of the Architectural Review Commission (ARC), a height exception, to allow a 51-foot high building where a 45-foot high building is typically allowed, is hereby approved for the proposed hotel. 7. Parking for about 2,743 cars is shown on plans dated May 4, 2004, for the retail and restaurant components and the hotel. The Architectural Review Commission (ARC), in reviewing precise development plans, may need to further reduce the number of parking spaces to provide landscaping, pedestrian pathways or other site amenities. In accordance with ARC direction, accurate parking calculations for all restaurant spaces need to accompany plans for final approval by the ARC and final development plan approval by the Community Development Director. 8. The applicant may utilize up to a 30% shared and mixed-use parking reduction to further reduce the amount of overall parking. 9. Motorcycle parking space consistent with City requirements shall be provided in the project and shown on plans submitted for final review by the ARC.. 10. Project plans shall clearly show how bicycle parking will be provided, consistent with Table 6.5 of the Zoning Regulations. Project plans shall be amended to show the location, orientation, type, spacing and clearance from vertical site features of all short- and long-term bicycle parking facilities, consistent with guidance provided by the Community Design Guidelines and the Bicycle Transportation Plan (May 2002). CD. 9 1 Ordinance No. 1449 (2004 Series) Page 6 11. Precise locations of required short-term bicycle spaces in racks near the entries to buildings shall be to the approval of the Public Works Department (Transportation Division) and Community Development Department.(Planning) staffs, based on input from the Architectural Review Commission. Bicycle racks shall be of the inverted "U" design consistent with Engineering Standard 7930 or equal as approved by the Public Works Director. 12. The project shall provide long-term bicycle spaces for all clusters of buildings, either in a designated storage area in the building or in fully-enclosed lockers, to the approval of the Public Works Department (Transportation Division) and Community Development Department (Planning) staffs, based on input from the Architectural Review Commission. 13; Parking lot lighting shall provide adequate illumination for safety (maximum of 10 footcandles directly below fixtures) and shall be designed to direct light downward to minimize sky glaze and horizontal glare. Consistent with review by the ARC, a maximum of 20-foot high light standards shall be used along the perimeter of the project (defined as within 60 feet of site boundaries), and a maximum of 30-foot high light standards may be used for parking lot areas that are more interior to the project. The project shall utilize more pedestrian-scale (defined as about 14 feet in height) light standards along the entry boulevard, and . low-scale bollard lighting along pedestrian pathways. 14. Plans submitted for final ARC review shall indicate how walls, fencing, and landscaping will be used to properly screen the loading and outdoor sales areas for the Major J space (Lowe's) in the southwest corner of the project, and the Major K space in the southeast corner of the project near the southbound on-ramp, because of their visibility from the highway. 15. With regard to pedestrian circulation, final plans submitted to the ARC shall: a. Provide enhancement to the central portion of the main pathway that extends from the main Dalidio driveway to Major spaces I & H. b. Strengthen the pedestrian connection between Major spaces K& L. c. Redesign the loading areas for Retail spaces L& M to consolidate them on the east side. d. Provide a west-east pedestrian pathway between the collector street on the west side of the project and Retail space L. 16. When specific tenants are known, a comprehensive sign program, indicating location, size, materials, copy, and lighting of all proposed signs, shall be submitted for the review and approval of the Architectural Review Commission. Signing shall be compatible throughout the project. CI �� Ordinance No. 1449 (2004 Series) Page 7 17. In terms of Dalidio Road landscaping treatments, final landscaping plans submitted to the ARC for final review shall include taller tree planting where there is the most dramatic grade differential between the site and the roadway, and utilize bemiing in more level areas. 18. Instead of the extensive use of diamond-shaped tree wells shown on current plan, parking lot planters, similar to those used in the Costco project that allow for clusters of trees, shall be incorporated into the project. Tree wells may be utilized to augment other planters proposed to meet the City's requirement of planter islands after every six parking spaces in a row. Final parking lot plans shall be to the review and approval of the ARC. 19. A landscaped buffer area of 30 feet in width shall be provided along the eastern and southern-edges of the project between.the parking lots and the .adjacent.. agricultural land. Specific planting proposals shall be to the review and approval of the Architectural Review Commission(ARC). Consistent with ARC direction, a more naturalistic and tiered approach to the perimeter treatment on the east side of the project shall be provided with wider planters and varied plantings, including the idea of at adding "finger"planting islands on the edge of the parking lot areas to provide for clusters of tree plantings. 20. In conjunction with the widening of Madonna Road, certain treexemovals will be necessary. Prior to the removal of any trees, the applicant shall submit adequate information for the City Arborist to evaluate proposed tree removals. This information shall consist of cross-sections, at those locations where plans indicate that the existing street trees cannot be saved, showing existing and finished grades, as well as accurate base elevations and locations of the existing trees. The ARC will review specific tree removal proposals with their review of project development plans. 2L.Any applications for subdivisions which may be required as a result of proposed sale or lease of parts of the development shall indicate the relationship of proposed parcels to the total site, access and utility easements, and parking sufficient for the uses on individual parcels. At the time of filing any required map, the applicant shall provide a draft reciprocal easement agreement for review and approval by the Community Development Department and the City Attorney. 22. The applicant shall provide funds as directed by the City to protect 24 acres of off-site farmland to fulfill the project's open space requirements. Public Rights-of-Way 23. Complete street improvements shall be constructed in accordance with the most current City regulations, City of San Luis Obispo Engineering Standards and Standard Specifications. Ordinance No. 1449 (2004 Series) Page 8 24. A public improvement plan, prepared by a registered civil engineer, shall be submitted to the Public Works Director for review and approval; All grades, layout, staking and cut-sheets necessary for the construction of street paving and frontage improvements shall be the responsibility of the developer. 25. Right-of-Way for Dalidio Road and Access Road "A" (from Dalidio Road to the southern property line of the Open Space parcel) shall be dedicated to the City of San.Luis Obispo. Access rights along Dalidio Road and Access Road "A", except at approved driveway locations shown, shall be dedicated to the City. 26. The applicant shall dedicate a 2m wide public utility easement and a 3m wide street tree easement across all public street frontages. Said easement shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. 27..All proposed private streets shall comply with the City of San Luis Obispo Engineering Standards and pavement design shall be based on a Traffic Index of 6.5. 28. The developer shall install street lighting and all associated facilities (conduits, sidewalk vaults,,fusing, wiring, luminaries, etc.)per City standards. 29. No private facilities shall be within the public right-of-way or public pedestrian easement. Water, Sewer& Utilities 30. Final grades and alignments of all public water, sewer and storm drains(including service laterals and meters) shall be subject to change to the satisfaction of the Public Works Director and Utilities Engineer. The water mains entering the project shall be private if not within the public right-of-way. 31. The developer shall place underground, all existing overhead utilities along the public street frontage(s), to the satisfaction of the Public Works Director and utility companies. 32. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each parcel to the satisfaction of the Public Works Director and serving utility companies. Utilities to new residences shall be underground. 33. The developer shall provide individual electrical, phone, television, natural gas, water service, and sewer connections to the approval of the affected utility companies and the Public Works Director. 34. The irrigation systems for common areas, parks, detention basins, and other large landscape areas shall be designed and constructed in accordance with the standards for reclaimed' water use. Appropriately sized reclaimed water mains Ordinance No. 1449 (2004 Series) Page 9 shall be constructed from the City's trunk system to these irrigation areas. If reclaimed water-is not yet available, the system shall be designed and constructed to reclaimed water standards, and temporarily connected to the City's potable water system in the area of the anticipated connection to the reclaimed water system. Appropriate backflow protection shall be installed with this connection to the satisfaction of the County Cross Connection Inspector, Henry Ruiz, who can be reached at 781-5567. Alternatively, for the commercial component of the project, the developer may propose the use of well water for landscaping and irrigation purposes, provided such a plan meets with applicable City requirements and appropriate agreements are in place in the event that such well water crosses property lines. Grading& Drainage 35. The project shall comply with all hydrologic and hydraulic mitigation measures identified in the Final EIR along with the City's Waterways Management Plan - Drainage Design Manual including but not limited to the following provisions: a) Post construction stormwater runoff rates shall not exceed the predevelopment runoff rates for the 2-, 10- and 100- year, 24-hour storm events. b) All proposed detention basin and drainage improvements, except those within a public street, shall be privately owned and maintained by the property owner and homeowners' association. C) All construction within the 100- year FEMA floodplain shall meet the following requirements per the Waterways Management Plan: i) There shall be no significant net increase in up-stream or downstream floodwater surface elevations for the 100-year flood at General Plan build-out as a result of changes in floodplain configuration and building construction. A significant threshold of a 64 mm (2.5 in) increase in floodwater surface elevations or 0.1 m/s (0.3 Vs) increase in stream velocities shall be used. This shall be demonstrated to the satisfaction of the Public Works Director and based on a final hydraulic analysis pursuant to the Drainage Design Manual. ii) There shall be no significant net decrease in floodplain storage volume as a result of a new development or redevelopment projects. This can be achieved by a zero-net fill grading plan, balancing all fill placed on the 100-year floodplain with cut taken from other portions of the floodplain within the project area of the application, or with cut exported off site. Specifically, all fill placed in a floodplain shall be balanced with an equal amount of soil material removal (cut) and shall ^ ` Ordinance No. 1449 (2004 Series) Page 10 not decrease floodplain storage capacity at any stage of a flood (2, 10, 50, or 100-year event). d) All bridging, culverting and modifications to the existing creek channels must be in compliance with the City's Waterways Management—Drainage Design Manual (specifically regarding clear spanning of creeks, etc.) and be approved by the Public Works Director, Army Corp of Engineers, and Fish& Game. e) Any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be to the satisfaction of the Public Works Director, the City's Natural Resources Manager and the Dept. of Fish& Game. f) All lots shall be graded to preclude cross-lot drainage, or, appropriate easements and drainage.facilities shall be provided, to the satisfaction of the Public Works.Director. 36. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading and excavation results in land disturbance of one or more acre. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee,to the State.Water Resources Control Board(SWRCB). 37. A copy of the Stormwater Pollution Prevention Plan required by the SWRCB shall be included in the PIP set. The WDID Number issued by the SWRCB shall be noted on all plans that involve land-disturbing activities. Transportation Related 38. Prado Road Interchange. Prior to issuance of building permits the project shall complete the following: design for the Prado Road Interchange subject to approval of the City Director of Public Works, an approved Encroachment Permit has been received from State of California Department of Transportation (Caltrans), and a construction contract for the Interchange has been awarded pursuant to City and Caltrans' requirements. 39. Infrastructure Improvements. Prior to occupancy the project shall complete necessary infrastructure improvements, as determined in the Final EIR, to the satisfaction of the Public Works Director. At a minimum, these improvements shall consist of: Complete Mitigation Measures; T-1(a), T-1(b). T-1(c), T73(a), T- 3(b), T-4(a), T-6(a), T-7(a), T-7(b), T-9(a), T-10(a), T-12(a), T-13(a), T-13(b), T- 13(c), T-13(d) or T13(e), T-14(a). Ordinance No. 1449 (2004 Series) Page 11 40.Turning Radius. Project plans shall show all truck access routes, turning radii and staging areas for deliveries. 41.Transit Turnout.and Shelter. The applicant shall work.with the City Transit Manager to establish a transit turnout and shelter. The design of the transit shelter and the design and provision of any ancillary facilities (trash container, night lighting, benches, and signs) shall be consistent with standards contained in the City's Engineering Standards and the Short Range Transit Plan (SRTP) 42.Signal, Striping and Signage. The developer shall provide a traffic signal, signing and delineation plan showing changes, as a result of this project, including signal interconnect conduit from Madonna Road to the southbound off-ramp signal at the Prado Road interchange, to the satisfaction of the Public Works Director. Said plans shall be prepared by a registered civil engineer and shall _ include the existing and any required traffic signals, signal interconnect, existing street and required street lighting, and the existing roadways fronting this site,to the satisfaction of the Public Works Director. 43. Transportation Impact Fees (TIF). Transportation impact fees shall be paid prior to the issuance of a building permit. 44. Bob Jones City-to-Sea Bicycle Trail. The developer shall dedicate right-of--way to accommodate the extension of the Bob Jones City-to-Sea Bicycle Trail through the site. The developer may request that the City modify the Bob Jones City-to- Sea Bicycle Trail— Preliminary Alignment Plan Project Description, September 2002, in order to accommodate the bicycle trail easement through the site. The Preliminary Alignment Plan Project Description and the development plans shall be reconciled prior to subdivision map or final development plan approval. SECTION 4. A summary of this ordinance, together with the names of the Council members voting for and against, shall be published at least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect upon final approval of annexation of the site by the Local Agency Formation Commission. INTRODUCED on the 7th day of July , 2004, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the 3rd day of August ,2004, on the following roll call vote: AYES: NOES: ABSENT: J Ordinance No. 1449 (2004 Series) Page 12 Mayor Dave Romero ATTEST: Acting City Clerk Diane Reynolds APPROVED AS TO FORM: City tt y Jonathan P. Lowell LADalidio 2\CC Prezoning Ord(1).(108-02)June 27 Dalidio/San Luis Marketplace Annexation and Development Project EIR Exhibit A Mitigation Monitoring and Reporting Program MITIGATION MONITORING AND REPORTING PROGRAM CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). The mitigation monitoring and reporting program is designed to ensure compliance with adopted mitigation measures during project implementation. For each mitigation measure recommended in the Environmental Impact Report, specifications are made herein that identify the action required and the monitoring that must occur. In addition, a responsible agency is identified for verifying compliance with individual conditions of approval contained in the Mitigation Monitoring and Reporting Program (MMRP). In order to implement this MMRP,the City of San Luis Obispo shall designate a Project Mitigation Monitoring and Reporting Coordinator ("Coordinator"). The coordinator shall be responsible for ensuring that the mitigation measures incorporated into the project are complied with during project implementation. Further, the coordinator will distribute copies of the MMRP to those responsible agencies identified in the MMRP, which have partial or full responsibility for implementing certain measures. Failure of a responsible agency to' implement a mitigation measure shall not in any way prevent the lead agency from implementing the proposed project. The following table shall be used as the coordinator's checklist to determine compliance with required mitigation measures. 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V m p E . m C a a m Q 01 0 C Lm, L � C ` m U C p 'O C D N N V O) m N 0- w Y >.L C 0 00 pC a m m N 5 N m 2 m L w O -p C 3 •C 3 C O— O U U ' e o a q 7 -O 3 m m y m U 7 C N N C 0 0 Y m C m 3 v OI N L.L N o a m y CM 0 a 2 OL U C 'o m •° 0 a) a 7 O U N p — O>� .0 -6c y a p N •ac°� crnrn v oym Ecmm m'3m m'C Q 3 N m 0. m m c 2 0 C E N m 0)O 'C > — Y m L.'O 20 Q C� m > C'� l` y C IL E.-0 0) r U N O,� T� j O p a j p U 0 '- L 'M C O m O m 0)c 13 L C — @ m m 3 �� A a. =C13 FyE = 0 U � � I- '� t � N � oa ; gym NOYo X00 ^L N 0 C m c E w am E 05 -6 `Uv 'ani � E c m n.v C� ° m ID M C13 o *- �= vi � ma02 � �pCin � v m o y m Cf o � °� a'ci `D dF (D CI= o.N (j y��-e v QL t (� > m o M Uv E Q u Ew > a Qm o Q N N d Q N a'a as �' .- N Q �L Ew x ��� 33 0 06 ti yy1 L e O O +i cU 2 i7 m .J ea E V E a m 0 u u Q O > e C C07 �cC V w e E G 0 � ay E � d Uupa m w i C e 1 =w u O U�Q � O C V E O G e0 Ew 0) Ofd CB c Q: Q E �r L CZ �p a =U. w 7 d a o '03� U. -- ;� E .5 o,9 O 'n 2: O w N V c0 ,3c O- you � v r d E Qd' EEe 6 Z M ° c. W O E o m m E3a ca 07 CD .0 MO o d d G�pCo w _ O d' O v (0 D o (�pp L O '6 O U O L - m m = r0'O N m E.a e O7 X m m U.O c -0 .4+ E C C •O p C e a o m e O N w N N G •O O G y N w w 'O E O U' O C o e e c. 0 c Cp C� w c0 >•0 N N U L c� Na O)m� w � tOQ aCa c a O � m c E m s o „ m vi 3 16 S m ca coo Q m U O w 0f•G (0 7 m c " « "' (0 -0 'O f0 :° w f0 7 G °mom ` w m 5 m c 3 � o'y 0 E o ami y � a Cw 3 ami mac 3� 3 a c a°�iwM m mca mxct m .— Ea oY LCN m ti a `mQ m. O) d a N U C tLJf m y C t -0 m tm ` N > U m 'O O = Co '° � N N cr 2 m�. Q mL m Y cc c � •0 a) 3 c 3 c Na m mw 0 m m 3 (D o .•. c � _ L. > C w « L r6 W N Mn t 0 N C 00 (D >i N U — p p _' c N c O c — G7 w 0 y w '.. w N m w N 3 L X L O y w !!) _��' .0 f0: p a: � 0 > O o o Q � o �� c aci a� c tin " w 3 w o E w m c �Q m e foo C R .,v v 0 -Ow (D w d a� m `° `v v ma �o cL �o 04 04 twos Of m�G� V � Nwc � inE �0m0. � N0 :24) O>cw inn p w C E C _ > O cc N T L O 7 U O N 3 r G G 0 4>-. 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Q L a a S c 21 a O C O N 0 N N d C 0) N t'pn tLn L C O@ U ; p w U m a 3 C fn a S a Q m V OL a E m � • c� pp 000 K. ep w rLn p2Y- D c wg ca m N � rri - r0 m w mac - c ZX.5 m e > o 10Z `owQ m :3 aai o � m p a0)i v m -> a� mLv m o �.�� ac 30 E � cLw .. ap w � wwm Ern 3cm •- Ew � 5 eee CM CL v3o � = vmpauMu cx rnc �io � -0coCL M5 inn `o 2Q ° 3: -6 �E m m c ro `° vO `'m m nm u) ° m c m m cW a io a m CL.- "m • m p m '= `m E oP u, c p m a co c o >'o o caa m« 'p 0 vi aar °>u S O c : � �?�`a . �.0 U c ro c ns ° orm - c w E = E umi y co u'a 6 a �' c w m c m c o m c Eia E n d = oa m 000 c eo c p ao c cw . m'm M CL ^° 0) 0)p c o p- a _a j co O) O o m p•_ m c E E" m EL a- c� m e E N O_ nnn O E O y 3 a Y M ..@+ O w m N 0 0 L "O N V N a) N a m p W • L ff1� 7 C 'C l4 C, c L • T(p . 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CCC mm R Q v 0MM cmiy Nmm- p :550 Cmi m me d ca 93 mmm` 0 -6 cmL m Q m a tCLM o :3 M.— In > w w 3 O m � o w E w a o mca E oho a m _rmm o om cco > O m c m `_ aN m N O w 8 ,0 'c N �O > :3 m •_c p c H O OJ. J O O 96 C O N >. H C 7 m t,. .L.. o w o lC0 C E m 7 m m M O a E O U i Q m� m �° ao a a o c E c m w c ~ 000 w > I Z `I m c Z m E wv w > mcl cqo m moE = .E Emmmv � m mcco cp cm cm ca) m Omacc o� Ulm <` m � a � ma) LLa> OU : OwO � WU) ca mEa. d � Om g a Q m U 3 E a e e e • • • • • • y Y ea - 4c) 0 e� a L o O aU N R E F °•C G O U d � Q o > to = � toc v o - e R d E E_ o ye UUo< is mFa � UO< � O O C t4 D D D D a E O aU FA m a U U U U $9 0 <WE fA CQ U) E `- L mea aU� CO >` O _ c E m w O m CL05Co ao o L CO t O' X13) 8� a C P m C N O L N NO C min O M '°O O L m r w ani :3a a`) .3 .o co ami .= o o d O3 m w O C C 'O O d 'O a U a. *0 a U d m r O m C :n CGU N C 'C ai 7 C C m D V) N y m w y m w s O v D aacmi m c D c O y c D oCL c i = 0 D � C ` w - .2 D .0M DL mU 3 U m wU G . 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O.`ti. ^ m t :2.0 � p tm.1 U a) C�L...r a) q`_.. a) a) m N � �w = � 3 m �U m 3 m= F S F 0 � �tn CL d �f Y - o L o O aU C A E FAL C 0 = o p H V E u o O d E m nF J V y`o - c a i R ® ZECLA r as O UCG V � T+ � .E mE-a UO2 m ` O 0c (o 9 CL L a s ,� N 0) 9 mQ 0r doW N Cl) E r aU� L7fT C�� C E O Om a WC LL c. O i a Q e e a nCJ Lo LAS W ° c C ai N '_ c L .p to ° cDU V C a7 N OO o 7a Lu QEa w @ OCU O a7 O c = a 0 U U..O C0 U U CD ° E N �• N y N m G CL w � o � ob : m E gee QEr t5 O. OU N a) .S Co m E o m m m a m N . > E V co _ V ._ ._ m N O a r Oa m L L 'Cs.. O Q O O. y(Dgqma. N C H N S CL CL U E.. 96 ts mo O Nmcc LNcc E 2Uo. a3 � � E � ° e3y � cLU m ° m C a '.7 N 7 'O O] C W O E. ` C L m an d _m U E a O O w 'O C O U m — = 80e .W C ° 3 m m cv c-° U ov c y ° a) v o -° x N U ai..— M 7 7 m O C C a7 C C C a7 C rA r _ C N O O N'm co O ° C m C a3 O p N— m a7 U ++ c 6 O O m m N E ° a y L y N m C w O O m.0 O D) a) ° O�N N 000 ¢� UR mm3o �' c « ° L a1°i8U)Co > fO Uo = avaEirm .a` mc —cm -- �4� �3o m > No03c o ytoL-o = m L " rm0 > omo7 = 3E � � C. 3 O v a*6 m N of m Cf > 3 T> 70 0 �. 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C n as m p �Q : M M MQ a) M M CL °3a � ° .—O+ a` 0a-03U -00 aaio �° da0� ❑mm $ QEcTi ; m:= OwcTi «? a� ocli 0 Va ¢ rn 0 m °�`' aaa0 ccLrn�`0iv � � ° c� ;>,aLLa' � v rnawiv' o y c �a c c 0 wwo v Co 6 c`S La m o m o m oroL rno 'w= y E Er v ncvi nE mc '�a2i G J mJa �wd CL c wSdUUtn ❑ mwdW aw m m mW a ate' w co m x !2 CA, a {� , § k2wk A \ kk / C 2 ) r3 0 :£! � o 0 cc �\ �ƒ � !!, 2! . � . . . . . . . . k2 2 � 0. �).' . ■ \ ; } \ § k 2 � E E f!kj! !a � E =4 M*= � ■ 2 0 ] ,fI ; L f � |_ ! f� § _ - _ u2: cc 2 22 \ \\ _ mU) }{} B� 2 > Au #■ § & L)(D IM ■ « < > , � 0 2 0M to13 ` j� k §ok / \\\ 2) f f{ \ f \0 ���� EXHIBIT B: PREZONING ROAD RIGHT OF.WAY \ \ \ \ GOSdO � i _. AG LEGEND ® C-R-PD,RETAIL-COMMERCIAL WITH THE PLANNED DEVELOPMENT OVERLAY ® 0.4,OFFICE WRIT SPECIAL CONSIDERATION OVERLAY C10540,CONSERVATIOWOPEN SPACE,WITH A 40-ACRE MINIMUM PARCEL SIZE AG.AGRICULTURAL \ � R.TS,MEDIUM•HIGH DENSITY RESIDENTIAL WITH THE SPECIAL CONSIDERATION OVERLAY C'\1 ROAD RIGHT OF WAY 0 500 1000 SOURCE:CANNON ASSOCIATES, JUNE 28,2004 1 INCH =500 FEET �a AUG-01-2004 06:21 Jan_ 8055412239 P.01/02 CPR RECEIVED COW p �ITTLENS FOR PLANNING RESPONSIBLY AU b 0 2 2004 C/O Eugene Jud, President ICOUPJCIL ,2cDD DIR 665 Leff Street SLO CITY CLERK I AO -E,"FIN DIR �,�CAO �Z'FIRE CHIEF San Luis Obispo CA 93401 ,2111 -A770RNEY eZ—PW DIR LERK/ORIG p-POLICE CHF RED FILE DEP HEADS �REc DIR U IL DIR August 2, 2aoa M I�,N,,G�� AGENDA -_ %r R DIR DATELIL`sITEM # t42L VIA,HAND DELIVERY& FACSIMII.E 781-7109 San Luis Obispo City Council 990 Palin Street San Luis Obispo CA 93401 RE: August 3. 2004 Consent Agenda Item C-2: Final Adoption of Ordinance 1449 Dear San Luis Obispo City Council; Citizens for Planning Responsibly (CPR)urges the City Council to reject the ordinance prezoning various areas of the Dalidio Annexation site and approving a preliminary development plan for the retail component known as the Marketplace("Prezoning Ordinance") for the reasons we have already stated in the July 6 and 7, 2004 record. If you do not reject the ordinance outright, we urge you to table it pending two determinations: 1) a decision by the Superior Court on whether the Final EIR has been validly certified and on other matters challenged by the attached Petition for Writ of Mandate filed July 28, 2004; 2) a decision by the voters on whether or not they want the project to go forward at all. At 3:00 pm August 2, 2004, Save San Luis Obispo plans to deliver to the City Clerk petitions bearing, we are confident, more than enough signatures to qualify for a referendum on the Council's July 6/7, 2004 General Plan Land Use Element (LUE) Map amendment regarding the Dalidio/San Luis Market Place project (Resolution 9590). The clerk has thirty days in which to verify the validity of those signatures. During that time, no action at all should take place on the Dalidio/Market Place project, including the final reading of Ordinance 1449, because all and any action is based on said General Plan Amendment, which will be subject to referendum.' Under California Elections Code section.9237, the effective date of the Council's decision regarding Resolution 9590 is suspended and the Council must either reconsider its decision or, under Elections Code section 9241, place the issue on the ballot. Therefore, the proposed Zoning Regulations Map amendments, contrary to the sixth"WJ EREAS" on the face of the ordinance, and SECTION 3 are not consistent with the General Plan Land Use Element aAM) map. The 1 RUG-01-2004 06:21 Jan 8055412239 P.02/02 July 6/7 changes to said LUE map have been suspended until the voters decide the issue. It follows that all subsequent actions based on said LITE map should also be suspended, Also Ordinance No. 1449's seventh"WHEREAS" C'the City Council has certified the Final Environmental.Impact Report, pursuant to the California Environmental Quality Act guidelines section 15090) and SECTION 1, regarding the EIR Findings_ are subject to court challenge, they cannot not be relied upon as a factual basis for passing the ordinance, Any action on this Ordinance should be postponed until the litigation has been resolved by the court. The Council needs to recognize the fact that a large number of city residents are very upset about the Council's approval of this project and feel the Council is ignoring them. By tabling this Ordinance and any future action on the Dalidio/Market Place project until after the voters have decided and the litigation has been resolved, the Council would be showing residents that they are willing to listen to them. By proceeding full steam ahead, as if there were no opposition, no referendum, no Iawsuit, the Council would be showing just the opposite. CPR hopes the City Council will suspend all action of any kind regarding this project until the court and the voters have had a chance to make their decisions. Thank you for considering our testimony. Yours Truly, Eugene Jud, President, CPR attached:Petition for Writ of Mandate cc:Jana Zimmer,Esq. 2 TOTAL P.02 RED FILE ME ,I�,N�G AGENDA RECEIVED DATEK ITEM #—C,,Q _ AUb 0 2 2004 CPR SLO CITY CLERK CITIZENS FOR PLANNING RESPONSIBLY J_�c " //�� C/O Eugene Jud, President t (�O(k� tY� V665 Leff Street ou .CiL ' CDD San Luis Obispo CA 93401 ilCA0 0-FIN DIR l,Z'ACAOJ _FIRE CHIEF ,Z"ATTORNEY 9PW DIR ;fCLERK/ORIQ Z POLICE CHF August 2, 2004 u�PTHEADS .ErRECDIR i� ,ZUTILC) R ` - VIA HAND DELIVERY & FACSIMILE 781-7109 San Luis-Obispo City Council 990 Palm Street San Luis Obispo CA 93401 RE: August 3, 2004 Consent Agenda Item C-2: Final Adoption of Ordinance 1449 Dear San Luis Obispo City Council.- Citizens ouncil:Citizens for Planning Responsibly (CPR) urges the City Council to reject the ordinance prezoning various areas of the Dalidio Annexation site and approving a preliminary development plan for the retail component known as the Marketplace ("Prezoning Ordinance") for the reasons we have already stated in the July 6 and 7, 2004 record. If you do not reject the ordinance outright, we urge you to table it pending two determinations: 1) a decision by the Superior Court on whether the Final EIR has been validly certified and on other matters challenged by the attached Petition for Writ of Mandate filed July 28, 2004; 2) a decision by the voters on whether or not they want the project to go forward at all. At 3:00 pm August 2, 2004, Save San Luis Obispo plans to deliver to the City Clerk petitions bearing, we are confident, more than enough signatures to qualify for a referendum on the Council's July 6/7, 2004 General Plan Land Use Element (LUE) Map amendment regarding the Dalidio/San Luis Market Place project (Resolution 9590). The clerk has thirty days in which to verify the validity of those signatures. During that time, no action at all should take place on the Dalidio/Market Place project, including the final reading of Ordinance 1449, because all and any action is based on said General Plan Amendment, which will be subject to referendum. Under California Elections Code section 9237, the effective date of the Council's decision regarding Resolution 9590 is suspended and the Council must either reconsider its decision or, under Elections Code section 9241, place the issue on the ballot. Therefore, the proposed Zoning Regulations Map amendments, contrary to the sixth"WHEREAS" on the face of the ordinance, and SECTION 3 are not consistent with the General Plan Land Use Element (LUE).map. The 1 July 6/7 changes to said LUE map have been suspended until the voters decide the issue. It follows that all subsequent actions based on said LUE map should also be suspended. Also Ordinance No. 1449's seventh"WHEREAS" ("the City Council has certified the Final Environmental Impact Report, pursuant to the California Environmental Quality Act guidelines section 15090) and SECTION 1, regarding the EIR Findings. are subject to court challenge, they cannot not be relied upon as a factual basis for passing the ordinance. Any action on this Ordinance should be postponed until the litigation has been resolved by the court. The Council needs to recognize the fact that a large number of city residents are very upset about the Council's approval of this project and feel the Council is ignoring them. By tabling this Ordinance and any future action on the Dalidio/Market Place project until after the voters have decided and the litigation has been resolved, the Council would be showing residents that they are willing to listen to them. By proceeding full steam ahead, as if there were no opposition, no referendum, no lawsuit, the Council would be showing just the opposite. CPR hopes the City Council Will suspend all action of any kind regarding this project until the court and the voters have had a chance to make their decisions. Thank you for considering our testimony. Yours Truly, Eugene Jud, President, CPR attached:Petition for Writ of Mandate cc:Jana Zimmer,Esq. 2 1 Zimmer&Marcus,LLP 2 Jana Zimmer State Bar#89978 2640 Las Encinas Lane Santa Barbara, CA. 93105 Tel: (805) 563-1591 4 Fax: (805-687-4156 5 e-mail:janazimmer acox.net Attorneys for PETITIONER 6 CITIZENS FOR PLANNING RESPONSIBLY 7 8 SUPERIOR COURT OF THE STATE OF CALIFORNIA 9 COUNTY OF SAN LUIS OBISPO 10 . Case No. 11 CTTI7.F,RTS FOR PLANNING ) RESPONSIBLY, an unincorporated ) PETITION FOR WRIT OF MANDATE 12 association, ) PETITIONER ) 13 vs ) [Pub. Res Code 21168;21168.5; C.C.P ; 1085, 1094.5;] 14 CITY OF SAN LUIS OBISPO, a ) 15 Municipal Corporation, CITY COUNCIL ) of the CITY OF SAN LUIS OBISPO ) 16 Respondents ) 17 and ) 18 SAN LUIS OBISPO MARKETPLACE ) 19 ASSOCIATES,LLC, a California limited liability ) company; ERNEST F. DALIDIO, JR., as Successor ) 20 Trustee of the Dalidio Family Trust u/t/a dated ) October 29, 1987; ERNEST F. DALIDIO, JR. as ) 21 Successor Trustee of the Thelma F. Perrozi Trust . ) u/t/a dated February 7,1991; CLARA B. DALIDIO, ) 22 as Trustee of the Clara B. Dalidio Trust ) u/t/a dated January 15, 1991 ) 23 REAL PARTIES in Interest ) 24 25 INTRODUCTORY ALLEGATIONS 26 27 12 PETITION FOR WRIT OF MANDATE . i l 1 2 1. This action challenges the RESPONDENTS' actions taken on or about July 7,2004 certifying 3 an environmental impact report [EIR] under the California Environmental Quality Act,Pub. 4 Res. Code Section 21000 et. seq., and adopting and/or approving a General Plan Land Use 5 Element Amendment changing land use designations from Interim Open Space to 6 Commercial,Retail, Office and Open Space, and from Medium-High Density Residential to 7 Office;a Prezoning Ordinance;A Use Permit;A Preliminary Development Plan;A Resolution 8 accepting a negotiated exchange of property tax revenues and annual tax increment; and A 9 Resolution of Application requesting that the Local Agency Formation Commission(LAFCO) 10 take proceedings for the Annexation of 131 Acres of property, hereinafter, "the PROJECT 11 APPROVALS", to allow development on property owned by REAL PARTIES and to be 12 known as the San Luis Marketplace, 2005 Dalidio Drive, San Luis Obispo, California. The 13 development is the single largest retail project ever proposed in the City of San Luis Obispo 14 and includes a regional shopping center of approximately 615,000 square feet of enclosed area, 15 a hotel,and a major highway interchange. The City's actions violate numerous provisions of 16 the California Environmental Quality Act, Pub. Res. Code Section 21000 et seq., and are 17 inconsistent with provisions of the General Plan of the City of San Luis Obispo in violation,of 18 Government Code Section 65000 et seq.,as set forth herein. PETITIONER CITIZENS FOR 19 PLANNING RESPONSIBLY, [hereinafter, "PETITIONER"], seeks a writ of mandate 20 commanding RESPONDENT CITY COUNCIL to vacate and set aside these approvals. 21 PARTIES 22 2. PETITIONER is an unincorporated association whose members reside and pay taxes in the 23 City and County of San Luis Obispo.PETITIONER'S organizational purpose is to protect the 24 environment and quality of life in the City of San Luis Obispo, in accordance with the 25 principles stated in the Community Values, Preamble, San Luis Obispo's Vision, and 26 Community Goals section of the City of San Luis Obispo General Plan Land Use Element 27 7R PETITION FOR WRrr OF MANDATE Page 2 of 18 1 2 (1994). PETITIONER'.S members are persons beneficially interested in the enforcement of the 3 public duties imposed by statute on RESPONDENTS herein, and are aggrieved by the acts, 4 decisions, and omissions of RESPONDENTS as alleged in this Petition. 5 3. RESPONDENT CITY OF SAN LUIS OBISPO is a charter city subject to the requirements of 6 the California Environmental Quality Act, [CEQA],Public Resources Code Section 21000 et 7 seq., the State of California Planning and Zoning Laws 65000 et seq., and the State of 8 California laws pertaining to Annexations of territory. 9 4. RESPONDENT CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO is the elected 10 governing body of the CITY and is charged with responsibility to consider whether to approve 11 development proposals within the City, and to render final decisions in compliance with the 12 California Environmental Quality Act,the State Planning and Zoning Laws,and the State laws 13 pertaining to Annexation. 14 5. DOES I through 20, inclusive, are employees, officers, agents or subdivisions of the 15 RESPONDENTS CITY OF SAN LUIS OBISPO and CITY COUNCIL OF THE CITY OF 16 SAN LUIS OBISPO. PETITIONER believe and thereon allege that DOES 1-20 are 17 responsible in some manner for the actions described herein. DOES 1-20 are presently 18 unknown to PETITIONER.PETITIONER will amend this Petition to specifically identify each 19 such person as a RESPONDENT as the identity, interest and capacity of each such party, if 20 any, becomes known. 21 6. REAL PARTY SAN LUIS OBISPO MARKETPLACE ASSOCIATES, LLC is a California 22 Limited Liability Company. PETITIONER believes and thereon alleges that SAN LUIS 23 OBISPO MARKETPLACE ASSOCIATES, LLC has an option to purchase or other legal or 24 equitable interest in the property which is the site of the proposed development project. 25 7. REAL PARTY ERNEST F.DALIDIO,as Successor Trustee of the Dalidio Family Trust u/t/a/ 26 dated October 29, 1987 and as Successor Trustee of the Thelma F. Perrozi Trust u/t/a/dated 27 7R PETITION FOR WRIT OF MANDATE Page 3 of 18 1 2 February 7, 1991 has a legal and/or equitable interest in the property which is the site of the 3 proposed development project. 4 8. REAL PARTY CLARA B. DALIDIO, as Trustee of the Clara B. Dalidio Trust u/t/a dated 5 January 15, 1991 has a legal and/or equitable interest in the property which is the site of the 6 proposed development project. 7 9. DOES 21-40, inclusive are Owners,employees,officers, or agents of Owners of the property 8 which is the subject the proposed development. DOES 21-40 are presently unknown to 9 PETITIONER. PETITIONER will amend this Petition to specifically identify each such person 10 as a REAL PARTY as the identity, interest and capacity of each such party,if any,becomes 11 known. 12 10. PETITIONER is informed and believes and thereon alleges that each RESPONDENT is an 13 agent of the others and acted on their behalf with regard to the matters alleged herein. 14 11. RESPONDENTS have the present ability to ensure compliance with CEQA,its General Plan, 15 and the State Planning Law before approving the project. 16 12. PETITIONER is informed and believes and thereon alleges that each REAL PARTY is an 17 agent of the others and acted on their behalf with regard to the matters alleged herein. 18 FIRST CAUSE OF ACTION 19 [For Writ of Mandate] 20 [Violation of Pub. Res. Code Section 21100 et seq.] 21 13. PETITIONER realleges and incorporates by reference the allegations of Paragraphs 1 through 22 12 of the Petition herein. 23 14. In or about February,2001,RESPONDENT CITY COUNCIL denied certification of an EIR 24 which analyzed proposed retail and commercial development on the site. 25 15. On or about June 27, 2002 REAL PARTIES submitted a new application for development 26 entitlements, including the PROJECT APPROVALS challenged by Petitioner herein. 27 7R PETITION FOR WRIT OF MANDATE Page 4 of 18 1 2 16. On or about May 26, 2004, after a public hearing and consideration of the evidence, the 3 Planning Commission of the RESPONDENT CITY adopted (1) a Resolution No. 5396-04 4 recommending to the City Council that a Final EIR be certified, with modifications adding 5 Policy 1.4 Jobs/Housing Relationship to Table 5.1 and classifying the project as potentially 6 inconsistent with the General Plan,and modifying the conclusion in Table 5.1 regarding Policy 7 LU 1.13.5,Open Space from `consistent' to `potentially inconsistent' with the General Plan, 8 and finding that a Statement of Overriding Considerations should not be adopted because the 9 economic, social, and other considerations of the project do not outweigh the unavoidable 10 impacts,that the annexation as designed is `potentially inconsistent' with the City's General 11 Plan and that the annexation creates concerns for a further jobs/housing imbalance; and (2)a 12 Resolution No. 5397-04 recommending denial to the City Council of a General Plan 13 Amendment, Prezoning, Use Permit and Preliminary Development Plan, finding, inter alfa, 14 that annexation and development of the site is not appropriate,and potentially inconsistent . 15 with policies included in the City's General Plan, including Policy LU 1.4 Jobs/Housing 16 Relationship and LU 1.13.5 Open Space. Under the applicable provisions of the CITY 17 Municipal Code,the Planning Commission's actions are final unless appealed. 18 17. On or about June 7, 2004,REAL PARTIES, or their agents, filed an appeal of the Planning 19 Commission's actions. 20 18. On or about July 7,2004,RESPONDENT CITY COUNCIL,after a public hearing,granted the 21 appeal and approved a Resolution making findings and certifying an Environmental Impact 22 Report for the "PROJECT APPROVALS". Respondents posted a Notice of Determination 23 under the California Environmental Quality Act. Pub. Res. Code Section 21000 et seq. on or 24 about July 9, 2004. 25 19. The California Environmental Quality Act [hereinafter, "CEQA"], Pub. Res. Code Section 26 21100 et seq.,. and its implementing regulations 14 CCR 15000 et seq., require 27 7R PETITION FOR WRIT OF MANDATE Page 5 of 18 1 2 RESPONDENTS to prepare and certify an adequate Environmental Impact Report 3 [hereinafter, "EIR"] prior to approving any project as defined under the statute. The 4 PROJECT APPROVALS herein constitute a project under CEQA. RESPONDENTS abused 5 their discretion and failed to proceed in the mariner required by law in that the EIR certified 6 for 7 the PROJECT APPROVALS" fails to comply with CEQA in the following respects: 8 19.1 RESPONDENTS impermissibly segmented or piecemealed the "PROJECT 9 APPROVALS"because the EIR failed to fully disclose and analyze the impacts and provide 10 mitigation measures for the construction of the Prado Road Extension, the Prado Freeway 1 I Interchange and related roadway improvements. 12 19.2 The EIR is inadequate under Pub. Res. Code Section 21100(b)(1) because it 13 failed to fully disclose and analyze, and provide mitigation for, the direct, indirect and 14 cumulative impacts of the project,including but not limited to impacts in the following issue 15 areas: (1)traffic and circulation;(2)flooding,drainage and hydrology;(3)growth inducement; 16 (4) impacts to public services, including but not limited to water resources,wastewater, and 17 solid waste disposal; (5) inconsistencies with community design guidelines; (6) impacts to 18 agriculture; (7)biological resources, including,but not limited to impacts to wetlands and to 19 habitat of the great blue heron, monarch butterfly and red legged frog; (8) impacts of the 20 approval of a development agreement; (9) impacts of the construction of the Prado Freeway 21 Interchange and related roadway improvements; (10)impacts of the construction of housing 22 units, including but not limited to impacts to schools and parks; (11) visual resources; (12) 23 Land Use Impacts; (13) inconsistencies with goals and policies in the Land Use, Circulation, 24 Housing and Open Space Elements of the General Plan, and the Clean Air Plan of,the Air 25 Pollution Control District (APCD), and (14) impacts to the historic downtown and historic 26 resources on the project site. 27 7R PETMON FOR WRIT OF MANDATE Page 6 of 18 1 2 19.3 The EIR improperly relied on projections and analysis in the 1994 General Plan 3 EIR. 4 19.4 The EIR failed to analyze ostensibly feasible alternatives to the project,including 5 a`phased' annexation,a significantly smaller project,a mid-Higuera street site,and alternative 6 downtown sites. 7 19.5 The EIR failed to analyze and identify feasible mitigation measures, and the 8 mitigation measures identified in the EIR are either inadequate, infeasible, improperly 9 deferred or unenforceable in violation of Pub.Res.Code Section 21100(b)(3),21002,21002.1 10 and 14 CCR 15126(e);15125(d) and 15130(d)(3). 11 Based on the aforementioned errors and omissions, the EIR does not contain all of the 12 information required to be included and is therefore inadequate under Section 21100 of the Public 13 Resources Code. 14 i. Pub. Res. Code Section 21081, 21002.1 and 14 CCR Section 15091 require that no public 15 agency shall approve or carry out a project for which an EIR has been certified and which 16 identified one or more significant environmental effects unless the agency finds that changes 17 or alterations have been required in or incorporated into the project which avoid or 18 substantially lessen the significant environmental effects, or such changes are within the 19 responsibility and jurisdiction of another public agency and not the agency malting the finding, 20 and such changes have been adopted by such other agency or can and should be adopted by 21 such other agency, and/or that specific considerations make infeasible the alternatives in the 22 final EIR. All such findings must be supported by substantial evidence in the record. 23 RESPONDENTS failed to proceed in the manner required by law in that the findings adopted 24 by the RESPONDENTS are inadequate as a matter of law,do not support the decision,and/or 25 are not supported by substantial evidence in the record. 26 20.1 RESPONDENTS failed to make adequate findings setting forth their reasons for 27 Page 7 of 18 �R PETITION FOR WRIT OF MANDATE 1 t 1 1 2 rejecting the environmentally superior alternative(s)to the project, and the rejection of such 3 alternatives is not supported by substantial evidence. 4 20.2 The findings that certain impacts in the issue areas of Geology/Hazards, 5 Drainage and Water Quality, Biological 6 Resources, Aesthetics and Land Use are 7 mitigated are not supported by substantial 8 evidence because the mitigation measures 9 adopted by the City are inadequate to reduce the 10 impacts to below the threshold of level of 11 insignificance. Respondents failed to make 12 required findings that changes have been 13 incorporated to.avoid or lessen other impacts, 14 including air quality and traffic and circulation 15 impacts,which were found to be significant but 16 mitigable. 17 20.3 The findings that certain Class I,significant,unavoidable impacts are acceptable 18 are irrelevant and not supported by substantial evidence. 19 20.4 The Statement of Overriding Considerations is not supported by substantial 20 evidence. 21 20.5 Respondent failed to make required findings that certain cumulative impacts are 22 significant and unavoidable. 23 20.6 Respondent failed to make required findings that growth inducing impacts are 24 significant and unavoidable. 25 20.7 Respondent's re-classification of Impact DW-1 from significant and unavoidable 26 to significant but mitigable is not supported by substantial evidence. The City's failure to 27 7R PETITION FOR WRIT OF MANDATE Page 8 of 18 1 2 recirculate the EIR to enable additional public comment on the City's deletion of a Class I 3 impact on Drainage,Flooding and Water Quality from the Final EIR deprived the public of an 4 adequate opportunity to participate in the proceedings in violation of 14 CCR 15088.5. 5 20. The Mitigation Monitoring Plan is inadequate under Pub.Res. Code Section 21081.6 because 6 the measures do not constitute adequate enforceable commitments to mitigate the project's 7 identified impacts to, inter alia, aesthetics, traffic circulation and safety, air pollution, 8 biological resources, geology, and public services and infrastructure. 9 21. The Responses to Comments are not adequate,under CEQA and its implementing regulations, 10 14 CCR 15088(b)including but not limited to responses regarding the inadequacy of the traffic I I and circulation analysis,failure to consider alternatives and failure to adopt feasible mitigation 12 measures. 13 22. PETITIONER,including its individual members,has exhausted its administrative remedies by 14 appearing before RESPONDENTS and providing testimony orally and/or in writing setting 15 forth the aforesaid objections to the PROJECT APPROVALS. PETITIONER has complied 16 with PRC Section 21167.7 and Code of Civil Procedure Section 388 by serving a copy of this 17 Petition on the Attorney General. PETITIONER has also complied with Public Resources 18 Code Section 21167.5 by serving on RESPONDENT a Notice of Commencement of Action 19 prior to the filing of this action.Assuming without admitting that said section is applicable to 20 this action, PETITIONER has complied with Gov. Code Section 65009(c) by serving a 21 statement of their objections to the adoption of the PROJECT APPROVALS prior to the filing 22 of this action. 23 // 24 25 SECOND CAUSE OF ACTION 26 For Writ of Mandate C.C. P. 1094.5;1085 27 1)Q PETITION FOR WRIT OF MANDATE Page 9 of 18 1 2 [Violation of Planning and Zoning Law Gov. Code Section 65000 et seq.] 3 23. PETITIONER realleges and incorporates by reference the allegations of Paragraphs I through 4 23 of the Petition as though fully set forth herein. 5 24. RESPONDENTS abused their discretion and their findings are not supported by the evidence 6 in that the PROJECT APPROVALS violate the State Planning and Zoning Law,Government 7 Code Section 65000 et seq., and the City Municipal Code because the General Plan 8 Amendment and related approvals are inconsistent with various policies of the City's General 9 Plan, and the PROJECT APPROVALS will frustrate the objectives ofthe General Plan in that 10 the City failed to adopt affirmative measures to mitigate the project's adverse effects on 11 General Plan goals and policies, including but not limited to the following: 12 25.1 The current General Plan Land Use Element Map shows a potential development 13 of forty (40) acres of General Retail on the subject property, while the PROJECT 14 APPROVALS include of 48.7 Acres of General Retail,plus a hotel,plus 8.1 Acres of Office, 15 and 3.3 Acres of residential development. 16 25.2 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 17 1.13.5 in that the PROJECT APPROVALS do not require a sufficient number of acres of the 18 subject property to be dedicated to agriculture and open space. 19 25.3 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 1.4 20 because the construction and operation of the project will exacerbate ail existing jobs/houshig 21 imbalance in the City. 22 25.4 The PROJECT APPROVALS are inconsistent with Open Space Element Policy 23 1.A.2 and LA3 for Agricultural Land in that the City failed to protect the Prefumo creek 24 setback area from urban uses, failed to protect the portion of the Dalidio Property used by 25 herons and other unique resources or sensitive habitat and failed to consider transfer of 26 commercial development potential from the Dalidio site's commercial area to the Madonna 27 1)Q PETITION FOR WRIT OF MANDATE Page 10 of 18 1 2 and Central Coast Plaza sites; 3 25.5 The PROJECT APPROVALS are inconsistent with Open Space Element Policy 4 1.A.1 which calls for preservation of the southern portion of the subject property entirely in 5 agricultural use; 6 25.6 The PROJECT APPROVALS are inconsistent with Open Space Element Policy 7 3.A which provides for protective easements as a condition of discretionary and development 8 approvals in creek corridors and creek setback areas; 9 25.7 The PROJECT APPROVALS are inconsistent with Open Space Element Policy 2 10 in that the agricultural buffer is not adequate to eliminate adverse impacts and conflicts with 11 human use. 12 25.8 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 13 1.13.2 which calls for the use of annexation as a growth management tool; 14 25.9 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 15 3.1.3 which calls for an evaluation of how much an expansion of retail uses in the Madonna 16 Road area would transfer sales from existing retail areas in the City,and requires consideration 17 of whether proposed uses could be developed in existing retail areas,and the City's study was 18 inadequate and its conclusions were not supported by substantial evidence; 19 25.10 The PROJECT APPROVALS are inconsistent with policies of the Housing 20 Element to maximize affordable housing opportunities for those who live or work in San Luis 21 Obispo while seeking to balance job growth and housing supply, and Policy 11.2.1 which 22 provides that where property is equally suited for commercial or residential uses,the City shall 23 give preference to residential uses. The PROJECT APPROVALS include a redesignation of 24 land from medium, high density residential to Office uses, and the City failed to impose a 25 specific condition requiring construction of housing units as part of the project. 26 25.11 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 27 7R PETITION FOR WRIT OF MANDATE Page 11 of 18 1 2 6.4.7 which encourages the use of porous paving, in that the project approvals include paved 3 parking areas in excess of ordinance requirements,which will exacerbate run-off,flooding and 4 water quality impacts, and which violate Mitigation Measure CIRC-2 on the 1994 General 5 Plan. 6 25.12 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 7 .3.1.3 which calls for development to be aesthetically and 8 functionally compatible with existing development in the area; 9 10 25.13 The PROJECT APPROVALS are inconsistent with Circulation Element Policy 11 5.2 in that the project will result in a significant increase in traffic on residential streets, 12 including but not limited to North Broad Street, which is a residential collector street 13 designated to be limited to 3000 Average Daily Trips. 14 25.14 The PROJECT APPROVALS are inconsistent with the Circulation Element 15 Policy Neighborhood Traffic Management Policies 6.1,6.2,6.3, and 7.3 in that the project 16 constitutes a commercial development which will use local streets,and the City has failed to 17 mitigate the adverse impacts on residential neighborhoods. . 18 25.15 The PROJECT APPROVALS are inconsistent with Circulation Element Policy 19 8.10 in that the City has failed to ensure that changes to Prado Road are implemented in a 20 sequence that satisfies circulation demands caused by area development. 21 25.16 The PROJECT APPROVALS are inconsistent with Circulation Element Policy 22 8.15 which requires that as a part of any proposal to further develop the Dalidio-Madonna- 23 McBride Area,the alignment and design of a road connecting Prado Road(west ofRoute 10 1) 24 with Los Osos Valley Road shall be evaluated and established. 25 25.17 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 26 1.13.2 because the.City failed to consider annexation with phases to reflect needed capital 27 12 PETITION FOR WRIT OF MANDATE Page 12 of 18 1 2 facilities and funding. 3 25.18 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 4 1.14 which requires that the cost of public facilities and services needed for new development 5 shall be borne by the new development,unless the City determines to help pay for the costs to 6 obtain community-wide benefits,in that there is no evidence of community wide benefit from 7 the project. 8 25.19 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 9 1.15 because the City has failed to determine that adequate capacity exists, cumulatively, to 10 serve the project. 11 25.20 The PROJECT APPROVALS are inconsistent with Land Use Element Policy 8.8 12 to preserve significant parts of this signature working agricultural landscape at the southern 13 gateway to San Luis Obispo. 14 25.21 The PROJECT APPROVALS are inconsistent with the Noise Element of the 15 General Plan, including Policy—1.2.16 and Policy 9. 16 THIRD CAUSE OF ACTION 17 " For Writ of Mandate C.C.P Section 1094.5, C.C.P Section 1085 18 25. PETITIONER realleges and incorporates by reference the allegations of Paragraphs 1-25 as 19 though fully set forth herein. 20 26. On or about July 7,2004,RESPONDENT CITY COUNCIL upheld REAL PARTIES' appeal 21 and approved an Ordinance Prezoning the subject property and granting Preliminary 22 Development Plan approval. 23 27. RESPONDENT abused its discretion and failed to proceed in the manner required by law in 24 that the prezoning and preliminary development plan are not consistent with the General Plan, 25 and its findings, including but not limited to the findings that the proposal is consistent with 26 the intention of Land Use Element Policy 1.13.5,that the project is consistent withthe General 27 1)Q PETITION FOR WRIT OF MANDATE Page 13 of 18 1 2 Plan, that the project complies with all applicable City Design Guidelines, that all affected 3 public facilities,services and utilities are adequate,that the location,size,site planning,design 4 and operating characteristics are compatible with the character of the site, that the site is 5 adequate and has appropriate access to public streets with adequate capacity to accommodate 6 the quantity and type of traffic expected to be generated by the use,that the project will not be 7 detrimental to the health, safety, or general welfare of persons residing or working in the 8 vicinity, or to the general welfare of the City, are arbitrary and capricious and are not 9 supported by substantial evidence. 10 28. The project does not meet the requirement for mandatory project features because there is no I 1 commitment or condition requiring an affordable housing component. 12 29. There is no substantial evidence to support a height exception to allow a 51 foot high building 13 for the hotel. 14 FOURTH CAUSE OF ACTION 15 [for Writ of Mandate C.C. P. Section 1094.5] 16 30. PETITIONER realleges and incorporates by reference the allegations of Paragraphs 1-25 as 17 though fully set forth herein. 18 31. On or about July 7,2004,RESPONDENT CITY COUNCIL upheld REAL PARTIES' appeal 19 and adopted a Resolution approving a Use Permit to allow large scale retail stores in 20 conjunction with the consideration of the Dalidio/San Luis Marketplace Annexation and 21 Development project. 22 32. RESPONDENTS failed to proceed in the manner required by law and abused their discretion 23 in that their findings,including but not limited to the findings that the EIR is adequate,that the 24 use is consistent with the General Plan, that the scales of the buildings are compatible with 25 existing uses,and that the proposed large scale retail uses will serve the community and will 26 result in a potential increase of local restaurant, entertainment and even other retail uses 27 12 PETITION FOR WRIT OF MANDATE Page 14 of 18 1 2 elsewhere in the City are not supported by substantial evidence. 3 FIFTH CAUSE OF ACTION 4 For Writ of Mandate C.C.P. 1094.5, 1085 5 33. PETITIONER realleges and incorporates by reference the allegations of Paragraphs 1-25 as 6 though fully set forth herein. 7 34. On or about July 7,2004 RESPONDENT CITY COUNCIL adopted a Resolution requesting 8 that the Local Agency Formation Commission[hereinafter"LAFCO"]approve the Dalidio/San 9 Luis Marketplace Annexation and Development project. 10 35. RESPONDENTS abused their discretion and failed to proceed in the manner required by law I 1 in that the finding that the annexation will enable the City to achieve its General Plan goals is 12 not supported by substantial evidence. 13 14 WHEREFORE, PETITIONER requests judgment against RESPONDENTS and REAL 15 PARTIES as follows: 16 1. For an alternative and peremptory writ of mandate directing RESPONDENTS to set aside 17 their approval and certification of the EIR and their approvals, including the General Plan Land Use 18 Element amendments and related entitlements; 19 2. For a peremptory writ of mandate directing RESPONDENTS to comply with CEQA with 20 respect to the project, and to reconsider their findings and decision in light of t}pis court's decision. 21 3. For a temporary stay order, temporary restraining order, and preliminary and permanent 22 injunction restraining RESPONDENT their agents, employees, officers and representatives from 23 taking any further action to implement the PROJECT APPROVALS, including but not limited to 24 pursuing any application for annexation through LAFCO, issuing any further permits or approvals, 25 entering into any contract for the expenditure of public funds in furtherance of construction of the 26 project, pending compliance with CEQA and all other applicable laws. 227 7R Page 15 of 18 PETITION FOR WRIT OF MANDATE 1 2 6. For Costs of suit; 3 7. For attorney fees pursuant to Section 1021.5 of the Code of Civil Procedure. 4 8. For such other and further relief as the court deems just and proper. 5 6 ZHVIMER&MARCUS, LLP 7 Dated: By: Jana Z;mmer 8 Attorney for PETITIONER 9 CITIZENS FOR PLANNING RESPONSIBLY 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 Page 16 of 18 12 PETITION FOR WRIT OF MANDATE 1 VERIFICATION 2 3 STATE OF CALIFORNIA, COUNTY OF SAN LUIS OBISPO 4 1,GERALD R. MOORS have read the foregoing Petition for Writ of Mandate and know its 5 contents. 6 I am the Vice-President,of Citizens for Planning Responsibly,the PETITIONER in this action. The matters stated in it are true of my own knowledge except as to those matters which are stated on 7 information and belief, and as to those matters I believe them to be true. 8 Executed under penalty of perjury on , 2004 at San Luis Obispo, California. - 9 10 Signature 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 19 PETITION FOR WRIT OF MANDATE - � I 1 2 PROOF OF SERVICE BY MAIL 3 STATE OF CALIFORNIA, COUNTY OF SANTA BARBARA 4 I am over the age of 18 and not a party to the within action; my business address is 2640 Las 5 Encinas Lane, Santa Barbara, California. 6 On July 28,2004 I served the foregoing document described as:/Petition for Writ of Mandate, on RESPONDENTS City of San Luis Obispo and on the Attorney General of the State of California by placing a true copy thereof enclosed in a sealed envelope with postage thereon fully prepaid in the 7 U.S. mail at Santa Barbara, California addressed as follows: 8 Bill Lockyer 9 Attorney General 10 300 S. Spring St. Los Angeles, CA. 90013 11 12 Executed at Santa Barbara,California on July 28,2004. I declare under penalty of perjury that the above is true and correct. 13 14 Jana Zimmer 15 16 17 18 19 20 21 22 23 24 25 26 27 15 PETITION FOR WRIT OF MANDATE Page 18 of 18