HomeMy WebLinkAbout05/17/2005, C7 - UPDATE ON THE IMPLEMENTATION OF THE SAN LUIS OBISPO COUNTY REGIONAL AIRPORT LAND USE PLAN council 1-7
j acEnaa RepoiA C ri
CITY OF SAN .LUIS OBISPO
FROM: John Mandeville, Community Development Direct
0714
Prepared By: Michael Codron, Associate Planner
SUBJECT: UPDATE ON THE IMPLEMENTATION OF THE SAN LUIS OBISPO
COUNTY REGIONAL AIRPORT LAND USE PLAN
CAO RECOMMENDATION
1) Direct staff to continue to work with the Airport Land Use Commission to insure that
proposed amendments to the Airport Land Use Plan are approved as drafted.
2) Direct staff to recommend to the Planning Commission a Land Use Element amendment to
add policy support for the Airport Compatible Open Space plan into the General Plan.
3) Direct staff to recommend to the Planning Commission minor amendments to the Zoning
Regulations to update existing language and to implement requirements of the Airport Land
Use Plan.
4) Direct staff and the Planning Commission to consider the establishment of an Airport Review
(AR) overlay zone for those areas of the City subject to the requirements of the Airport Land
Use Plan.
DISCUSSION
Situation
On March 15, 2005, the City Council reviewed the newly amended SLO County Regional
Airport Land Use Plan (ALUP). After a presentation by City staff and public testimony provided
by a representative of the Airport Land Use Cominission, the Council discussed the revised
ALUP and provided staff with the following direction (Attachment 1):
1) Pursue an Airport Compatible Open Space plan that serves both the needs of the Airport
Land Use Commission and the City.
2) Work with the Airport Land Use Commission on minor revisions to the Airport Land Use
Plan (ALUP) definition of existing development so that the ALUP can be interpreted
consistently with existing City General Plan and zoning requirements, and report back to the
City Council on May 17, 2005.
3) Continue to work with the Airport Land Use Commission to insure consistency between the
SLO County Regional Airport Land Use Plan and the City's specific plans, including the
Margarita Area Specific Plan, the Airport Area Specific Plan, and the Orcutt Area Specific
Plan.
Airport Land Use Plan Page 2
UPpdate
Direction Item#1: On April 20, 2005, the ALUC approved the Airport Compatible Open Space
plan (ACOS) proposed by the City (Attachment 2). The approval amounts to a determination
that the open space areas identified in the plan, such as the Laguna Lake open space area and the
Unocal tank farm property, are compatible with airport operations. These large open space areas
provide a measure of safety that eliminates the need for coverage restrictions on individual lots
within the Airport Land Use Plan area. The ACOS approval also provides a boost to allowable
density limits so that development can occur in a manner that is consistent with the City's
General Plan.
Direction Item #2: Also on April 20, 2005, the ALUC reviewed a series of amendments to the
Airport Land Use Plan (Attachment 3). The proposed amendments were developed during a
subcommittee meeting between City staff and the Airport Land Use Commission. The proposed
amendments would accomplish the following important objectives:
1) Permit the People's Self Help Housing Project to proceed as a "pipeline" project because
of significant expenditure of public funds.
2) Eliminate any reference to existing housing as "non-conforming" so that all existing
residential development within the ALUP area may be redeveloped without limitation,
except that no increase in the number of residential units will be permitted unless the
increase is consistent with the density standards in the ALUP. Rebuilt residences will
have to incorporate sound attenuating features to insure compliance with standards for
interior noise exposure.
3) Increase the non-residential density potential for development along the South Higuera
corridor and within the existing City limits.
Action on the proposed amendments is expected during the ALUC meeting scheduled for June
15, 2005. Staff will continue to work closely with the ALUC to insure adoption of the proposed
amendments, if directed to do so by the Council.
Direction Item #3: On May 2, 2005, the City routed the Planning Commission Draft of the
Airport Area Specific Plan (AASP) to the ALUC for their review. The Commission will review
the AASP to determine if it is consistent or inconsistent with the Airport Land Use Plan.
Changes will be made to the plan as necessary to insure consistency with the ALUP. Action on
the AASP by the ALUC will be requested during their meeting scheduled for June 15'4.
Next Steps
As a first step towards implementation of the ACOS, staff is recommending a Land Use Element
amendment that would add a new policy to the General Plan. The new policy would augment
existing policies that say the City should only permit development if it is consistent with the
Airport Land Use Plan. Any new amendment would be reviewed by the Planning Commission
before being presented to the City Council. Possible language is provided below:
C1 -a
r
Airport Land Use Pian Page 3
Land Use Element Policy 7.11: Airport Compatible Open Space
It is the policy of the City of San Luis Obispo to maintain open space areas within the
City and in the greenbelt that is compatible with airport operations, as one of many
reasons identified in the General Plan to preserve open space areas. To this end, the
City shall pursue the implementation of the Airport Compatible Open Space plan
(ACOS), consistent with the requirements of the Airport Land Use Plan and shall
coordinate implementation of the plan closely with the Airport Land Use
Commission, reporting progress on an annual basis.
Another step required to implement the Airport Land Use Plan includes some minor text changes
to the Zoning Regulations. The new ALUP includes different land use designations, which need
to be reflected in the City's documents; instead of safety zones, the new plan uses the term
aviation safety areas. Other minor changes will be proposed to the Planning Commission to
facilitate implementation of ALUP requirements.
Finally, staff is recommending a new overlay zone to apply to the area within the City that is also
covered by the Airport Land Use Plan. The overlay designation would be AR, or Airport
Review. This zoning designation would provide for greater awareness of current Zoning
Regulations requirements for airport compatibility, particularly for people who use the City's
website to research zoning related issues. As with all General Plan and Zoning Regulations
amendments, the Planning Commission would review the proposed changes and make a
recommendation to the City Council. The City Council must review and adopt changes to the
General Plan and Zoning Regulations.
CONCURRENCES
The Community Development Department assumes the lead role for coordination with the
Airport Land Use Commission. The Commission has been invited to the Council meeting and
their staff has been provided with copies of the agenda report for their review and comment.
ALTERNATIVES
1. The City Council can continue consideration of this item to another meeting. This alternative
is not recommended because staff is seeking direction on how to proceed at this juncture.
ATTACHMENTS
Attachment 1: City Council Meeting Minutes (3-15-05, Item#2)
Attachment 2: Notice of Airport Land Use Commission action on the ACOS
Attachment 3: Proposed ALUP amendments
LAC0UNCIL\a1up_acos(5-17).DOC
C� r3
City Council Meeting. �Aiment 1
Tuesday,March 15,2005,6:45 p.m.
---end of public comments related to the Radio System Improvements—
During the discussion that ensued, staff responded to questions raised by Mr.Sullivan and
Council.
Council Members Mulholland and Settle,Vice Mayor Ewan and Mayor Romero concurred
With the need to proceed with the radio system upgrade improvements.
Council Member Brown acknowledged the need for the.improvements, but expressed
concern that this decision is two to six months premature.
ACTION: Moved by Settle/Ewan to 1. Approve$4,117,900 for radio system
Improvements. 2.Authorize the CAO to Issue a request for proposals for radio
system Improvements and award the contract If It Is within the engineering estimate
of$3,280,000; motion carried 4:1 vote(Brown opposing)
STUDY SESSION
2. REVIEW OF THE RECENTLY.AMENDED SAN LUIS OBISPO COUNTY REGIONAL
AIRPORT.LAND USE PLAN (ALUP)AND_ITS EFFECTS ON THE CITY'S GENERAL
PLAN DEVELOPMENT PROGRAM.
Community Development Director Mandeville commenced the report,discussing the purpose
of the Study Session.
Associate Planner Codron discussed the Airport Land Use Planning background,the
requirement for City/Alrport coordination,the 2002 and 2004 ALUP amendments,density '
adjustments contained in the new Plan,the City's implementation mechanisms,existing
developments,the development survey,and next steps in this process.
Associate Planner Codron and Community Development Director Mandeville responded to
questions raised during his presentation.
Bill Robeson, Airport Land Use Commission Staff Planner,and Dr.Robert Tefft.Airport Land
Use Commissioner,discussed the progress being made between the City and County on the
Plan as well as the reasons for provisions contained within the Plan.
Public Comments
Patricia Wiimore.representing the Chamber of Commerce,read a letter from the Chamber(on
file In the City Clerk's office)supporting the Airport Compatible Open Space(ACOS)plan,and
explained that the Chamber wants density determined on an area-wide basis, not parcel-by-
parcel. The Chamber also supports the staff's recommendations.
Jeannette Duncan.People's Self-Help Housing,discussed her organization's desire to
construct an affordable housing development on the former McBride Plumbing site and said
she wants to see that development grandfathered In under the pipeline projects.
Warren Hamrick,Shell Beach,referred to a project on Higuers and Margarita submitted for
Archltectural Review Commission approval In January. He explained that-the Airport Lend
Use Plan will severely limit the development potential of that property.
Attachment 1
City Council Meeting Page 9
Tuesday, March 15,2005,6:45 p.m.
Scott Smith,People's Self-Help Housing,urged Council to work with the Airport Land Use
Commission on developing language to protect pipeline development consistent with the
General Plan.
Carol Florence,Senior Planner with Oasis representing Westpac Investments,discussed the
importance of having an ACOS plan in place and asked Council to support the CAD's
recommendation.
Bill Tickel representing W.E.T., Inc.,said his company is proceeding with plans to change the
zoning on a project on Broad Street and Orcutt. The project is in the pipeline. He encouraged
Council to support staff in this matter and to expedite it
Roland Maddalina asked that the Higuera and Margarita project move forward and asked
Council to consider the impact of the Airport Land Use Plan on the community. He expressed
concern regarding properties similar to his,and pointed out that they do not have the ability
to provide a safe landing place.
Andrew Carter,San Luis Obispo,suggested that the Issue Is greater than an ACOS plan. He
expressed concerns with the zone and said that he thinks the safety and noise components
are being confused. He suggested the city should be doing a more thorough review of the
plan and possible override,particularly to permit more housing.
Michael Sullivan.San Luis Obispo,said the primary objective is public safety and discussed
areas where he thinks a line should be drawn on exemptions. He said that the limitations
defined in section 2.8.1 (Existing Land Use)of the Airport Land Use Plan seem reasonable.
—end of public comments—
Council discussion ensued, during which Council Member Mulholland expressed concern
about the new noise standards and each of the Council Members concurred with the CAO
recommendation.
ACTION: Motion by SettlefEwan.to: 1. Direct staff to pursue an Airport Compatible
Open Space plan that serves both the needs of the Airport Land Use Commission
and the City. 2. Direct staff to work with the Airport Land Use Commission on minor
revisions to the Airport Land Use Plan(ALUP)definition of existing development so
that the ALUP can be interpreted consistently with existing City General Plan and
zoning requirements,and report back to the City Council on May 17,2005. 3. Direct
staff to continue to work with the Airport Land Use Commission to Insure
consistency between the SLO County Regional Airport Land Use Plan and the City's
specific plans, including the Margarita Area Specific Plan,the Airport Area Specific
Plan,and the Orcutt Area Specific Plan; motion carried 5:0.
COUNCIL LIAISON REPORTS
Vice Mayor Ewan reported on his attendance at the Downtown Association's Board of
Directors meeting last Tuesday. He noted that the Fiesta de SLO Is June 4th at 10:15 a.m.
and that Taste of SLO tickets will go on sale March 29th.
Council Member Mulholland reported on her attendance at the County's Water Resources
Advisory Committee meet-Ing on March 2nd and the Integrated Waste Management
' Authority Board meeting on March 9th.She also reported on her attendance at the Mass
Transportation Committee and Jack House Committee meetings on March 9th.
Attad ament 2
SAN LUIS OBISPO COUNTY
AIRPORT LAN® USE COMMISSION
Chairman: Roger Oxborrow
Commissioners: James Gleim
Jim Heggarty
Terry Orton
Richard Pottratz
Robert Tefft
Gerrit Vanderziel
NOTICE OF AIRPORT LAND USE COMMISSION ACTION
ALUC 2005-004
HEARING DATE: APRIL 20, 2005
RECOMMENDATION TO: CITY OF SAN LUIS OBISPO
SUBJECT: AIRPORT-COMPATIBLE OPEN SPACE PLAN (ACOS)
On April 20, 2005, the Airport Land Use Commission determined the above referenced project
consistent with the Airport Land Use Plan and approved the Draft Airport Compatible Open
Space Plan (ACOS) presented today with changes to the conclusion of Airport Area Reserve #1
and Airport Area Reserve #2 as attached.
If you have any questions regarding this matter, please contact me at (805) 781-5612.
Sincerely,
Chris Macek, Secretary
Airport Land Use Commission
(Planning Department Use Only)
Date NOFA Mailed May 2..2005
Mailed Hand-delivered
Enclosed: X Airport Land Use Commission Recommendations
County Government Center, San Luis Obispo CA 93408
Attachment 2
Changes to the Draft Airport Compatible Open Space Plan (ACOS)
Page 3-21 (Airport Area Reserve #1)
Conclusion: The Airport Area Reserve Space #1 may be one of the most
valuable sites offered in this ACOS because it includes land within the
Runway Protection Zone and is in line with the most frequent Runway 29
departures. The City will pursue opportunities to reduce burms and other
irregular terrain features as opportunities present..
Page 3-23 (Airport Area Reserve #2)
Conclusion: Although constraints exist, the size of the proposed reserve
area would be a major asset to airport operations. The City will pursue
opportunities to reduce burms and other irregular terrain features as
opportunities present.
C'1
Attachment 3
PROPOSED AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY
REGIONAL AIRPORT
April 20, 2005
The proposed action would amend the Airport Land Use Plan for the San Luis Obispo County
Regional Airport as follows:
1.) Delete existing Section 2.8.1 in its entirety and replace with the text on page 2 of this
proposal, and
2.) Amend existing Section 4.3.3 by the addition of paragraph 3(as shown on page 3 of this
document) and by the addition of "Residential Dwellings" to Table 6(page 4), and
2.) Amend existing Table 10 by the addition of footnote 6 (shown on page 5 of this docu-
ment) and
3.) Delete Appendix D and renumber subsequent appendices in sequence, and
4.) Amend Appendix E as shown on pages 6 through 18 of this document, and
5.) Amend the Table of Contents to be consistent with the above.
Attachment. 3
APRIL 20, 2005 PAGE 2
2.8.1 Existing Land Use
The ALUP applies only to new development within the Planning Area. The ALUC has no authority
to require modification of existing land uses, whether or not they are consistent with the ALUP.
A land use is considered to be "existing" when one or more of the following conditions has been
met:
a.) The land use physically exists
b.) A vesting tentative map has been approved and all discretionary approvals have been
obtained
c.) Substantial investments in physical construction were made by the landowner prior to
July 21, 2004 which make it infeasible for the property to be utilized for anything other
than its proposed use
d.) Prior to July 21, 2004, substantial public funds were expended for land acquisition of a
project site and the controlling local agency had publicly indicated support for a pro-
posed development or development concept, even though all discretionary approvals
had not yet been obtained by that date.
Existing non-residential land uses that are inconsistent with the ALUP will be considered noncon-
forming land uses and will be subject to the nonconforming provisions contained in the appli-
cable local land use regulations, with the following exceptions:
a.) Redevelopment of an existing nonconforming land use with a new use will be allowed
only if the new use is consistent with the ALUP. "Redevelopment" means any construc-
tion, renovation, or other activity that entails demolition of 80%or more of the floor area
of existing structures on a site.
b.) A nonconforming non-residential use may be replaced by a residential land use only if
such new use is consistent with the ALUP.
c.) A lot occupied by a nonconforming non-residential use may be further developed by
the addition of conforming uses and/or structures only if such new uses or structures are
consistent with the ALUP.
Existing residential development that is inconsistent with the ALUP may be redeveloped, but no
increase in the number of residential units or the Residential Density will be allowed on any site if
the proposed increase is inconsistent with the ALUP. Redevelopment of existing residential land
uses shall not be precluded because of location with respect to airport CNEL noise contours, but
the design and construction of dwellings shall be adequate to mitigate single-event aviation
noise impacts in accordance with Section 4.3.3 of this ALUP. In addition, redevelopment of
residential units shall comply with all provisions of Sections 4.5 and 4.6 in the same fashion as
required for new construction.
PROPOSED AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY REGIONAL AIRPORT
Attachment 3
APRIL 20, 2005 PAGE 3
4.3.3 Noise Mitigation
A proposed general plan, general plan amendment, specific plan, specific plan amendment, zoning
ordinance or zoning ordinance amendments, building regulation modification,or individual development
proposal will be deemed to incorporate sufficient requirements for noise mitigation within the 55 dB
CNEL airport noise contour only if all of the following conditions are met:
1. The proposed project or local action specifically requires mitigation of aviation-related interior
noise impacts to the levels indicated by Table 6 or lower.
2. The proposed project or local action specifically requires attenuation of aviation-related interior
noise impacts as indicated by Table 6, For projects or local actions which lie between the
single event contours shown in Figure 2, the required degree of noise attenuation may be
extrapolated.
3. The project or local action includes consideration of the potential impacts of both averaged
and single event aviation noise on outdoor areas and on outdoor activities customarily
associated with the proposed land use and includes provisions to mitigate such impacts to the
greatest degree feasible.
4. The proposed local action or project proposal shall include one of the following:
a. a specific description of the design features and construction techniques which will be
employed to achieve the degree of noise mitigation required by Table 6, or
b. provisions requiring that the design features and construction techniques necessary to
achieve the requisite degree of noise attenuation shall be determined by and constructed
in accordance with an analysis performed by a person or firm qualified in acoustic de-
sign and noise mitigation. The report of such consultant must be approved by the local
agency prior to issuance of any building or use permit and is to be submitted, in its en-
tirety, with any referral to the ALUR
PROPOSED AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY REGIONAL AIRPORT
- _ Attachment 3
APRIL 20, 2005 PAGE 4
TABLE 6: MAXIMUM ALLOWABLE INTERIOR NOISE EXPOSURE FROM AVIATION-
RELATED NOISE SOURCES
Land Use Maximum Allowable Degree of Noise
Interior Single Event' Attenuation Required
Aviation Noise Level )d6)
Single Event Noise Contour
dB LAmax 85 dB 75 dB 65 dB
Residential dwellings 50 35 25 152
Hotels and motels-sleeping rooms 50 35 25 152
Non-sleeping areas 60 25 152 52
Restaurants, bars, taverns, and like uses 60 25 152 52
Temporary sleeping quarters for air crews and
other employees in transit 50 35 25 152
Offices, office buildings 60 25 152 52
Hospitals, nursing homes, residential care
facilities and other medical facilities
offering 24-hour care-sleeping rooms 50 35 25 152
Non-sleeping areas 60 25 152 52
Churches, synagogues, temples, monasteries
and convents 60 25 152 52
Mortuaries, funeral parlors 60 25 152 52
Indoor theatres, music halls, meeting halls, and
other indoor public assembly facilities' 50 35 25 152
Studios-radio, television, recording, rehearsal,
and performance facilities 60 25 152 52
Schools and day care centers° 60 25 152 52
Libraries(excluding aviation-oriented libraries) 50 35 25 152
Museums(excluding air museums) 50 35 25 152
The reference event for determination of required single event noise mitigation shall be the straight-in arrival of a regional
airline jet landing on Runway 29 and the straight-out departure of a regional airline jet from Runway 29. Measurements
are to be of the maximum noise level, are to be A-weighted, and are to be obtained using a Fast response time.
2 Normal construction techniques are assumed to provide adequate noise attenuation.
' Not including facilities utilized exclusively by pilots' organizations, airport or airline employees, or other airport related
groups
" Not including flight schools, aviation mechanics training schools, airline orientation facilities or other institutions offering
instruction only in aviation-related fields
PROPOSED AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY REGIONAL AIRPORT
C,� - ( I
- Attachment 3
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APRIL 20, 2005 PAGE 5
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PROPOSED AMENDMENT TO THE AIRPORT LAND USE PLAN FOR THE SAN LUIS OBISPO COUNTY REGIONAL AIRPORT
(21 , [ 4..�
Page 1 of 1
Allen Settle-May 17,2005 City Council Meeting
From: 'D.&E.Dollar"<ddollar@pacbell.net>
To: John Ewan<jewan@slocity.org>,Christine Mulholland<cmulholland@slocity.org>,Allen Settle<asettle@slocity.org>,
Dave Romero<dromero@slocity.org>,Paul Brown<pbrown@slocity.org>
Date: 5/14/2005 11:33 AM
Subject: May 17,2005 City Council Meeting
City Council,
As a concerned resident of San Luis Obispo,I offer the following comments.
Study Session
LAFCO and Sphere of Influence
I think this can be very important for us in shaping the future of our city.I encourage you to take a proactive stance and use the SOI
approach to enable an effective Greenbelt through good planning,effective zoning and parcel size.Some of the area is under
Williamson Act,and that is good,but it is not permanent and is subject to change or even buyout.Work with the county,include their
planning,parks and agriculture departments for effective communication of our interests.Work to make the county a partner in
actualizing our Greenbelt.We need to strongly discourage sprawl.
In the early 1970s,Napa Valley passed a very proactive and strong agricultural zoning law.It has really helped preserve some great
grape growing land. It stated minimum parcel size,district boundaries and how many houses could be build on each parcel.This
might be a approach we could take.We have some wonderful agricultural lands around our city.We need large parcel sizes,minimal
roads,rights of way,housing and buildings,effective zoning and great communication between city and county. I see in the SOI
MOA,that only Community Development is listed as a contact. I suggest that the MOA contain language that makes sure there is
effective communication at the city level,with natural resources also.As for at the county level,I think it is very important that
agricultural and parks be include.At the county level,agricultural is the big issue.
I encourage you to go beyond the minimum and strongly push our interests.
C7
Airport Land Use Plan
In the Airport Area,we need to work for the maximum amount of public safety-not the minimum. Accidents do happen at airports
and proper planning is essential.I encourage you to reduce the amount of commercial activities/businesses in the airport area.Make
most of the area a safety zone.That will also have the side benefit of less noise exposure to the public. Airplane traffic will only get
more frequent with larger planes.
Sincerely,
k � !�� RECEIVED
Don Dollar %000,(,0 L � ADD DIR
SLO 781.0118 �� MAY 16 2C05
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MEETING AGENDA
DATE ITEM # SS I
file://C:\Documents%20and%2OSettings\slouser\Local%2OSettings\Temp\GW}000O1.HTM 5/16/2005