HomeMy WebLinkAbout11/15/2005, PH 3 - CONSIDERATION OF PD REZONING (FROM C-S-S TO R-4-PD AND C-C-PD) AND TENTATIVE TRACT MAP APPROVAL FOR council "'cdn`°ft 11-15-05
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CITY OF SAN LUIS OBISPO
FROM: John Mandeville; Director of Community Development
Prepared By: Michael Codron, Associate.Planner
SUBJECT: CONSIDERATION OF PD REZONING (FROM C-S-S TO R4-PD AND C-
C-PD) AND TENTATIVE TRACT MAP APPROVAL FOR THE
CREEKSTON PROJECT, A MIXED-USE PROJECT CONSISTING OF 86
DWELLINGS AND 109000 SQUARE FEET OF COMMERCIAL FLOOR
AREA (PD/TR 164-02); 791 ORCUTT ROAD, 3330 AND 3360 BROAD
STREET.
CAO RECOMMENDATION
1) As recommended by the Planning Commission, introduce an ordinance approving the
Creekston development plan, a mixed-use project consisting of 86 residential units and
approximately 10,000 square feet of commercial floor area.
2) As recommended by the Planning Commission, adopt a resolution approving a Vesting
Tentative Tract Map for the Creekston Project.
REPORT-IN-BRIEF
On October 12, 2005, the Planning Commission voted 5-1 to recommend approval of the
Creekston project to the City Council (Attachment 1 - Vicinity Map). Creekston is a proposed
mixed-use project consisting of 86 dwellings and 10,000 square feet of commercial floor area
(Attachment 2, Creekston Development Plan). The City Council is being asked to consider
changing the zoning on the project site from GS-S to R-4=PD and C-C-PD, and to approve a
vesting tentative tract map for the project. Building height and site access have proved to be the
major discussion points for the project. At 57' tall, the proposed buildings would be two of the
tallest buildings in the City outside of the downtown core. Internal circulation on the site has
been an issue because the applicants want to keep vehicle traffic outside of the center of-the site.
The Final EIR for the project indicates that through, access is necessary for traffic safety.
Approval of a PD ordinance for the project would include a list of allowable uses for the
commercial portion of the project site.. The uses were selected by the Planning Commission to
insure compatibility between the commercial and residential portions of the site, while allowing.
for some community serving uses, such as medical offices. This agenda report discusses project
design, requested deviations from property development standards and the required findings for
approval of the subdivision and PD zoning.
TR/PD 164-02(Creekston) Page 2
.DISCUSSION
Data Summary
Addresses: 791 Orcutt Road and 3330, 3360 Broad Street
Applicants: W.E.T. Inc.
Representatives: William Earl Tickell, Architect—Oasis Associates, Inc. —Triad/Holmes, Assoc.
Zoning: C-S-S (Service Commercial, Special Considerations)
General Plan: Services and Manufacturing
Site Description
The project site is located between Sydney Creek on the east and Bishop Creek on the west
(Attachment 1). One creek crossing is required to provide access to the site, from Broad Street.
Access to the site on Orcutt Road is proposed to align with McMillan Drive. This requires an
encroachment into the creek channel, which was previously approved as part of a prior project on
the site (two industrial office buildings totaling over 60,000 s.f.), An open space easement was
recorded in this area, which defines the extent of the previously allowed encroachment at the
Orcutt driveway. The creeks adjacent to the site are heavily vegetated, including a substantial
eucalyptus grove along Sydney Creek and.a full willow canopy over Bishop Creek. The land is
gently sloping, only falling 10 feet from Orcutt Road to the rear of the site. There are few trees
on the site outside of the creek corridors, and the center of the site is flat and open, yet it
maintains a comfortable feeling of enclosure because of the quality of the surrounding natural
features.
Project Description
The proposed project would include a total of 86 residential units and approximately 10,000
square feet of commercial floor area (Attachment 2). The project site has a gross area of 5.3
acres, and a net site area of 3.6 acres. Four unit types are proposed, including mixed-use
apartments and "hoffices" (home/office or live-work spaces), courtyard homes, zero lot-line
homes, and flats. The project proposal includes a request for Planned Development rezoning,
which allows for deviations from the property development standards provided in the Zoning
Regulations. The Creekston project includes deviations from required creek setbacks, building
setbacks, building height, and parking and driveway standards. Deviations from the standards for
open space areas, including private open space, common open space and common recreational
facilities are also requested.
Evaluation
PD Rezoning
14 order to qualify for PD zoning, the project must represent superior design and include at least
2 of 4 mandatory project features that are described in the Zoning Regulations. These features
include (SLO MC 17.62.045):
( 1 f
TR/PD 164-02(Creekston) _ _ Page3
1. A minimum of 25 percent of the residential units within the project are affordable to
households of very low, low or moderate income (See Municipal Code Chapter 17.90 for
incentives provided for affordable housing_ development, including density bonuses and
possible fee waivers);
2. The project will achieve a minimum of 30 percent greater energy efficiency than the
minimum required by California Code of Regulations Title 24;
3. The project will preserve,enhance, and/or create a significant natural feature with a
minimum area of one-half acres or
4. The project will provide a substantial public amenity, for example, asignificant public
plaza, a public park, or a similar improved open space feature,including provisions for
guaranteed long-term maintenance not at the expense of the City.
The Creekston project is proposing to meet the requirements for PD zoning by enhancing and
preserving the creek corridors on the project site and by providing a substantial public amenity in
an enhanced transit shelter with a significant public art component. The facility would be located
between the Tumbling Waters and Creekston sites and would include a uniquely designed transit
shelter with smart signs, an information kiosk and a major public art component. The location of
the transit stop and artwork on Orcutt Road would provide an opportunity for the art to reflect
and incorporate the natural setting of the project site, and would provide a very visible amenity
for the public. The actual design of the transit stop and artwork would be developed in
coordination with the San Luis Obispo Arts Council and would be subject to the review
procedures provided by the City's Public Art Ordinance. The value of the artwork would exceed
that normally required by the City's Public Art Ordinance, because the ordinance does not
normally apply to residential projects. In this case, the artwork would be based on the total
project cost; and is expected to approach the maximum value allowed by the ordinance of
$50,000.
In addition to the two mandatory features, the project is also "affordable by design." The
Inclusionary Housing Requirement for the residential portion of the project has a factor of 0
according to Table 2a of the Housing Element. Three affordable units are required for the
commercial portion of the project site, and these units will be mixed throughout the project.
Although the applicants have not adopted specific energy efficiency targets, the project proposal
states that "the U.S. Green Building Council's LEED certification guidelines will pilot the
ecological performance of this project." Some of the energy saving features of the project
include the mixed-use component, sod roofs in selected locations, use of natural building
materials, and a functioning windmill to keep the water feature replenished during the dry
months.
In consideration of these exemplary project features, PD zoning allows the Council to approve
deviations from the standards provided in the Zoning Regulations. The following standards are
proposed for the Creekston project.
�-3
TRIPD 164-02(Creekston) Page 4
a) Reduced Street Yard (Orcutt): The proposed mixed-use building along Orcutt Road
would be adjacent to an R-4 zone and would require a 15-foot setback. Staff is
recommending approval of an 8-foot setback for the Orcutt Road mixed-use building and a 3-
foot setback for parking spaces to provide space for a continuous landscape planter between
the back of the sidewalk and parking spaces along Orcutt Road.
b) Reduced Street Yard (Broad Street): The proposed mixed-use building along Orcutt Road
is required to have a 20-foot setback because it is adjacent to a C-S zone. Because of
constraints related to Sydney Creek, the buildings are setback between 5 feet and 8 feet.
Parking below the northern building is set back about 2 feet. Staff is recommending approval
of a reduced setback for buildings of 5 feet and no setback for the parking, provided a
minimum 3-foot landscape area is provided between the back of the sidewalk and the parking
spaces.
c) Increased Building Height: The mixed-use buildings will have a maximum height of 37',
the courtyard and zero lot-line homes would be 35' tall and the two loft buildings at the
center of the site are proposed to be 57' tall. Normally, the maximum height in the R-4 and
C-C zones is 35' tall. As discussed in the report for Agenda Item #1, the height of loft
buildings is considered a potentially significant impact.
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This image shows the relative height of the building, as compared to buildings located closer to
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This image shows the relative height of the 57' tall loft buildings with the eucalyptus trees
serving as a backdrop. The image also shows the setback of the buildings from Orcutt Road.
3 11
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TRIPD 164-02(Creekston) Page 5
d) Creek Setbacks: Creek setbacks reduced from 20 feet are recommended in five locations.
(1) The parking and exterior stairs for the mixed-use buildings on Broad Street would
encroach up to 7 feet into the required setback. The area of encroachment is approximately
200 square feet. The Planning Commission supports this exception request because it is
minor and the impacts to the creek will be minimized through the design of the proposed
improvements. The width of the proposed parking lot cannot be reduced in a way that still
allows the parking area to function properly, and accommodate required spaces for the
mixed-use buildings in this location.
(2) The westernmost unit on the site, part of a 10-unit courtyard cluster, encroaches into the
setback area, as do two uncovered parking spaces adjacent to the unit. The Planning
Commission approved a minor encroachment for the residential building in this area because
it is adjacent to an easement for a high-pressure gas line, and the building cannot be moved
east into that easement. The two parking spaces in this location will have to be relocated.
(3) The driveway access at Orcutt and McMillan involves an encroachment into the creek
setback area and creek channel. Approximately 650 square feet of area beyond the top of the
creek bank would be developed for driveway access. This location for the driveway is
necessary for vehicular safety and was previously approved as part of an industrial project on
the site. An open space easement was established in this location as part of the prior project
approval to protect unaffected creek resources.
(4) Adjacent to the tall stand of eucalyptu_.s trees, a minor encroachment of approximately
250 square feet is proposed for one loft building: Staff supports a reduced setback in this
area because the project's environmental impacts to the creek are being mitigated through the
requirements of the Final EIR, and the impacts associated with this minor encroachment are
considered.insignificant because it is adjacent to the eucalyptus grove.
(5) Two bridges are proposed on the project site, one at the Broad Street driveway and the
other is a pedestrian bridge to the Tumbling Waters site. These bridges can be permitted in a
manner consistent with the Open Space Element if the design of the facilities minimize
environmental impacts through project design. Based on the requirements of the Final EIR
and the design review requirements for final approval of the project, staff supports both
bridge locations.
e) Shared and Mixed-Use Parking Reductions: The Zoning Regulations allows for a 10%
reduction of required parking when two uses share a parking facility. A further 20%
reduction can be granted where uses that share parking facilities have different peak times of .
demand. Commercial and residential uses on the project site will have a different peak time
of demand, and the Planning Commission has recommended approval of 25% reduction in
the total number of parking spaces required. After the 25% reduction, the total parking
requirement for the project would be 170 spaces. The Creekston plans show 194 parking
spaces, although some of those spaces will be lost during the Architectural Review process
because of landscaping and garbage enclosure requirements.
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TR/PD 1.64-02(Creekston) Page 6
Parking for bicycles, including bicycle lockers, will be provided on the Creekston site per
City standards, subject to design review of locations by the Architectural Review
Commission. Standard restrictions on the exclusive use of garages for vehicle parking is
required to be incorporated into project Conditions, Covenants and Restrictions (CC&R's).
Motorcycle parking will be provided per the requirements of the Zoning Regulations for the
commercial portion of the project-. Staff is recommending that motorcycle parking
requirements be waived for the residential portion of the site. Staff supports this request
based on the presumption that residents who use a motorcycle for transportation instead of a
car can park in their garage.
f) Parking and Driveway Standards: The Creekston project provides tandem parking in 14 of
the courtyard homes, Units B and D. The Parking and Driveway Standards and the Zoning
Regulations say that tandem parking can be approved by the Community Development
Director if the spaces are designated for the exclusive use of a designated dwelling. In the
Creekston proposal, the tandem garages are each associated with the attached dwelling.
Therefore, staff is recommending approval of the tandem parking proposal as a creative and
effective way to reduce the amount of space on the site dedicated to parking. This
recommendation is consistent with recent project approvals, such as the De Tolosa Ranch
project. Tandem garages will be required to accommodate one regular sized parking space
and one compact space for a minimum depth of 35 feet. All tandem parking occurs on
private streets, most of which are dead-end aisles, therefore when vehicles exchange spaces,
traffic safety on public streets will not be impacted.
g) Open Space Requirements: As an alternative to the Property Improvement Standards for
New Condominium Projects (SLOMC 17.82.140), staff is recommending the following
language as part of the PD ordinances for both development sites.
The numerical standards of the Property Improvement Standards for New
Condominium Projects (SLOMC 17.82.140.A, B, C and D) shall be waived in
favor of a qualitative review of the requirements to insure compliance with the
intent of the standards, while accommodating the superior design of the proposed
project and its successful mitigation of noise impacts. The Architectural Review
Commission shall be responsible for evaluating the project for compliance with
the following project imperative:
• The project meets the open space requirements of the High-Density
Residential zone by providing "common outdoor areas and very compact
private outdoor spaces," except where outdoor use areas would expose
residents to excessive noise levels and where the design of noise attenuation
measures (such as stand-alone sound walls) would be inconsistent with the
City's Community Design Guidelines. Decks that are 3 feet in depth or less
shall be considered architectural features instead of usable open space areas
and shall not be subject to noise attenuation requirements.
The language provided above will insure that sufficient private and common open space areas are
provided on-site, where they are architecturally compatible with the site and surroundings and
where noise exposure concerns can be adequately addressed.
3 �
TR/PD 164-02(Creekston) Page 7.
Mixed--Use Project
Mixed-use projects are allowed in the Community Commercial zone, but they are subject to
design considerations and performance requirements, as provided in Section 17.08.072 of the
Zoning Regulations. The project is consistent with these requirements and no deviations are
requested. A specific mix of uses is recommended as part of the PD ordinance. These uses are
more restrictive than would normally be allowed in the Community Commercial zone, to insure
that commercial uses are compatible with the adjacent neighborhood and the overall village
concept. The recommended list of uses for the project is included in Exhibit C of Attachment 3.
Required Subdivision Findings
In order to approve the proposed subdivision, State law requires the Council to make specific
findings. The Planning Commission is recommending the following findings for approval by the
Council.
1. The proposed map is consistent with the General Plan because the project helps meet the
City's goal of maintaining a compact urban form (LUE Goal 31).
2. The design of the proposed subdivision is consistent with the General Plan because it will
provide for variety in the location, type,.size, tenure and style of housing in the City (HE
Goal 5.1).
3. The site is physically suited for the proposed type of development because it is an under-
developed site adjacent to existing street rights-of-way with complete City services.
4. As conditioned, the site is physically suitable for the proposed density of development
because the site is within an existing City block, services are available to serve the
development, and utilities have been designed to serve the site per City standards.
5. The design of the subdivision is not likely to cause substantial environmental damage or
substantially and unavoidably injure fish or wildlife or their habitat because all biological
impacts of the project have been evaluated in the Final EIR for the project and mitigation
measures will insure that impacts will be less than significant.
6. The design of the subdivision is not likely to cause serious public health problems
because environmental impacts, such as noise, are mitigated by design and buildings in
the subdivision will be designed to meet strict building and safety codes.
7. The design of the subdivision will not conflict with easements, acquired by the public at
large, for access through or use of, property within the proposed subdivision because the
project design has been reviewed to insure compatibility with the limitations established
by existing easements for utilities.
The resolution approving the proposed subdivision is attached (Attachment 4).
r
TR/PD 164-02(Creekston) _ Page 8
CONCURRENCES
The Planning Commission is recommending approval of the Creekston development plan. The
project was reviewed for consistency with the Airport Land Use Plan (ALUP) by the Airport
Land Use Commission (ALUC) on October 19, 2005, The ALUC determined that the project
Was consistent with the ALUP. The project has also been reviewed by the Air Pollution Control
District, the Regional Water Quality Control Board, the California Department of Fish and
Game; the Army Corps of Engineers and Caltrans. Each of these agencies will have permitting
responsibilities during the construction phase of the project.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis of on-going
costs and revenues, which found that overall the General Plan was fiscally balanced. If the
proposed General Plan.Amendment is approved, new costs and revenue sources are anticipated;
however, given the scale of the project, the fiscal impact of the change is likely to be small.
ALTERNATIVES
1. Continue the project to a date certain and provide staff and the applicants with direction on
changes that need to be made to the project or additional information that needs to be
provided before the Council can make a decision.
2. Deny the project if the required findings for subdivision approval or Planned Development
zoning cannot be affirmed. This alternative is not recommended because the Planning
Commission has recommended findings required for approval of the proposed entitlements.
ATTACHMENTS
Attachment 1: Vicinity Map
Attachment 2: Creekston Development Plan
Attachment 3: Draft Ordinance Approving PD Rezoning
Exhibit A: Rezoning Map Exhibit
Exhibit B: Property Development Standards
Exhibit C: Community Commercial Zone.- Allowed Uses
Attachment 4: Draft Resolution approving the Creekston Vesting Tentative Map
PROVIDED FOR COUNCIL
Final EIR for the Four Creeks Rezoning Project, October 2005
Tumbling Waters Development Plan, Revised August 10, 2005
Creekston Development Plan, Revised October 3, 2005
Full-Size Project Plans
Planning Commission Minutes will be provided to the Council on Thursday, 11-10-05,after
they are approved by the Commission.
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TR/PD 164-02(Creekston) _ _ _ Page 9
The above information is also available for review by the public at the Community Development
Department, 990 Palm Street.
COUNCIL READING FILE
A. Planning Commission Agenda Packet for October 12,2005, including draft minutes.
UER\Tumbling Waters\CAR 11-15-05(TR-PD164-02).doc
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Project Intent
General P1anAmendment
Planned Development
Rezoning
Submitted as: GreeLston by 9T.E.T.Inc.
WMiam Earl Tickell,Architects
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Attachment 2
The following booklet is the
third evolution of*this application. It
is supplimen.tal to the set of 24x36
plans that graphically describe the
project and quantify parking,
density.and building statistics.' .
Attaehm.em- (1)set 24' x36"Vesting'I'entative 3Rapi"Develop*rient Plap Appho6t on
Sheet lo. Title
Tl Tii6e Sheet
SP Site Plan.
Al Commercial/`Residential -Pians, Elevations e Sections
A2 Lofts-Plans Elevations&Sections
A3 Courtyard Homes`A' --Plans Lleva^ions&Sections
A4 Courtyard Homes'B' -Plars,Elevations&Sections
C1 Vesting Tentative Tract Map
C2 Property Lot Layout
C3 Preliininw7 Grading,DrairageiWater&SeyXe'r Plan
L1 Conceptual Landscape Plan
Attachment 2
This application for a
general plan amendment and rezone f
(from C-S to RR-4 with a C-S overlay),
was initiated by a request from city
council to rezone these parcels for
mixed use high density housing.
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Attachment 2
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*An introduction.
We are a local Architecture firm headed by William Earl Tickell Architect
that has been intimately involved with the changes in San Luis Obispo over the past
50 years. Our objective is to create a project of such high quality,that our city will
see it as an example of quality development for the next 100 years.
As Architects we share mutual values with the city,planning commission,and
A.R.C. We look forward to furthering a relationship of trust and communication
towards our common goal of improving the quality of life for our community_
Setting and Site Planning Strategies -- - --—---- --2
Quantity and Types of Dwelling Units------- ,_-_.._._.4
Density— ----------_ - ---------- — �3
Surround — ------ -------- 14
Sales or Lease-.- —------- - --- - --- _--- -- --- ..—__..__—_ 15
Lot Line Exhibit- 15.1
Parking--_—___----------.-------____-___------------_._.---------------..-18
P.D.Required Findings ......-.._.._.._..............................18
Setback Exhibit— — --------- -----.20.1
Proposed Uses Exhibit 20.2-20.5
Open Space-------- - - ------------ ------ - 21
Zoning of Adjacent Areas _-_._._.--._.__.-----------
Statement of General Plan Consistency 24
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' Atta�cr,nerfi 2
791Drcutt and,,,,J O
Broad.
'Setting and site planning strategies.
t Previous to this application a building permit
had been issued to William Tickell to construct a
62,000 Sq.Ft. three story commercial office building.
` This application for a general plan amendment
t and rezone (from C-S to R-4 with a C-S overlay),was
initiated by a request from city council to rezone these
parcels for mixed use high density housing. The
intention of our planned unit development application is
- - - to provide a thorough description of our intentions
regarding this proposed schematic site plan.
Originally 4 separate parcels (791 Orcutt, 3330 and 3360 Broad, A.P.
NOS 053-221-033(-016,-030 and-036)have been combined to form a site
of 5.3 gross acres. It has a slight slope of 5% and is bordered to the East
and West by wooded arroyos. The Eastern arroyo is mostly nonnative
k eucalyptus and weeds, while the Western arroyo is healthy with native
° r Oaks and Willow.
r° � Our design aims to form a socially vibrant pedestrian scale
: _ community with a natural organic aesthetic. A village atmosphere of
diverse building types,occupants, and forms interconnected with bicycle
and pedestrian trails. Their construction and design will strive to minimize
resource consumption and environmental impacts. The U.S. Green
Building Council's (USGBC) LEED certification guidelines will pilot the
ecological performance of this project.
jWe propose a variety of six building types oriented throughout the
_. narrow site. A mixed-use combination of neighborhood commercial and
Qin.
residential units face Orcutt and Broad. While toward the heart of the
? 1 site we group a mixture of attached and detached dwelling types. To
- the West two sets of lofts,placed around semi public courts. To the
East and South a combination of courtyard homes and single-family
units.These vaned building types express a strong diversity of form as
one passes through the site;from the central curvilinear road you see at
=` least three diverse building forms with in one cone of vision.
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These site-planning strategies are informed by relevant
concepts in"New Urbanism"and ecological design,promoting
pedestrian use and minimizing the impact automobiles have on our
streetscapes.To achieve this we free the streetscape of the visual
impact of on street parking and promote a neighborhood dominated by
porches,gardens,and trails instead of cars,garage doors and excessive
pavement.
Careful attention is also given to the space between buildings.
These spaces provide the opportunity for the chance encounter
between neighbors. These spaces serve as backdrops for the shift from
private to public. Their nature resides with in the gradient of public
and semipublic space. Their success lies in the art of a skillful
arrangement of diverse human scale forms. Forms that frame these
spaces and breath life into"place." Places like Copenhagen,Florence,
Stockholm, and Budapest. Locally we find these successes in our
Missions and Downtown Center. Looking at the site plan,you will
notice the village atmosphere that occurs as a result of the spacing and
orientation of the structures.
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Quantity and types of dwelling units.
The dwellings express a uniqueness of character and material to
compliment the feel of SLO's traditional neighborhoods. A natural materials
pallet and sensitive design aesthetic will blend the dwellings into their site and
create a rhythm of order through out the neighborhood. The material's color,
texture and detail are the instruments we utilize to create artistically
expressive building forms,forms that provide a setting of clarity and beauty to
frame the life around us.
Shown on the accompanying plan set, are the inclusionary housing
affordability calculations. The average plan size falls between 1,100 and
1,500 sq.ft.. With 22.36 units/acre this gives a factor of zero. The result at
this stage is: we will provide one required affordable unit guaranteed
affordable per the requirements of the inclusionary housing element. Below is
a description of the 6 diverse building types.
� *Mixed Use
R The commercial streets of Orcutt and Broad are
complimented with a mixed-use building type. At the ground
levels are C-S spaces ideally intended for a small local market,
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deli,office space,or coffeehouse. Providing convenient access
to commercial services and or walking distance employment
for the future residents as well as a lively nature to the
neighborhood. �" \
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.'. Broad St.: Facing Broad Street is 2,200sq ft of C-S
with 4 one-bedroom loft spaces above the C-S space
and 3 one-bedroom lofts above parking.
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'Quantitative summary of Broad St.Mixed Use:
7 x 1 bdrm on Broad
2,200 sq ft C-S on Broad
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Orcutt St.: Above three 2,500 sq ft C-S spaces on Orcutt St.,
we have 6 two-bedroom residences. The mixed use building type aids
in cutting commuting traffic by localizing a resident's/workers needs
9 _ for space.
*It is our goal the C-S spaces on Orcutt and Broad St., will
{ c provide the immediate community with services and the possibility of
! c,' -• employment with in walking distance of home or at home. Thereby
reducing traffic and pollution.
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a *Quantitative summary of Mixed Use:
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�— 6 x two bdrm on Orcutt
3 x 2,500 sq ft C-S on Orcutt
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Courtyard Homes
Serving a multiplicity of function the courtyard
homes encircle a central space that serves as
f
vehicular access to each home's parking for two
autos (minimum of one enclosed). Their clustered
design prevents 46 stark garage doors from facing
- i the streetscape and instead replaces them with
community fostering elements such as semiprivate
porches, gardens,and landscape features.
Additionally the design minimizes the hard-scape
needed for vehicular access to enclosed parking.The
courtyard space provides a semipublic,easily
protected environment for children to play. For example,putting two cones at
the entry"kids at play"gives parents a controlled environment for their
children.
Five groupings with a variety of detached and attached courtyard
homes are found on the site plan. The Northern most cluster includes 9
homes. The remaining four clusters include five homes to each cluster. The
orientation of these southern four clusters allows an expanded shared
semipublic courtyard space.
--------------
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Attachment 2
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- 8-
Attachment 2
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*Quantitative summary of Courtyard Homes:
28 x 3 bdrm+1 x lbd dwellings,each with enclosed
(minimum of one)off street parking for two autos,2 bicycle and
storage space.
Ckn ral
-9-
Attachment 2
*Lofts
Open semipublic spaces
located between the lofts denote entry,
encourage chance encounters, and
f provide access to Bishop/Augusta creek.
Their density helps to decrease the land
to unit cost,further encouraging a
diversity of income levels with in the
�- y •: neighborhood. We have proposed a total
of two buildings at 57' that will be
elevator accessible. Enclosed parking for
some autos and bicycles will be provided
at the street level. The remainder will
- 1 -"`-- park in the Orcutt St. lot.
LL xnyl:
1 Jy. P ter.
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- 10-
Attachment 2
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Attachment 2
penthouse
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Apartment 3 t—? --
Apartment 2
31 \
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Apartment 1' ! } „ a
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ion _ mastai ad i8'
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*Quantitative summary of Lofts: 36 x lbed
4 x 2bed
- 11-
Attachment 2
v *0 lot line Single
t
Family Dwellings
A total of seven, located at
the Western center of the site plan. These 3
bedroom dwelling types share a common
A
wall and creek orientation. Where possible
;# �_-
- _- �, - _, � • �t a common drive to their enclosed parking
114
} n
1 C
*Quantitative summary of Single Family Dwellings:
4 x three bdrm, l x lbdrm,each with enclosed(minimum
of one)parking.
W1l.;]I';l I'1:ii,
- 12-
- Attachment 2
Dens i* t-
'Quantitative summary of dwellings and density calculations. Updated 8.09.05
Milled Use:
7 x 1 bdrm on Broad x .75 D.U. =5.25 D.U.
2,200 sq ft.0-S on Broad
6'x two With on Orcutt x 1 D.U. =6 D.U.
7,500 sq ft C-S on Orcutt
11.25 Density Units
9,700 sq ft C-S
Courtyard Homes:
28 x 3 bdrm. x 1.5 D.U. =37.5
1 x 1 bdrm x .75 D.U. =.75
38,25 Density Units
Lofts:
36 x 1 bdrm x.75 D.U. -11
4 x 2 bdrm x 1 D.U. =4
.31 Density Units
O-Lot Line Single-Family Dwellings:
4 x three bdrm x 1.5 D.U.. =6
6 Density Units
*Total Density = 86.50 Density Units / 10,000 sq ft C-S
86 Front doors
3.6 acres Net = 24 Density units/ac
U acres Gross 16.23 Density units/ac
P!.n: AnIlLnidn- Sit;mdTt r.o to §' i :nt Fieri"I;.:kci Aa hi!•- 13-
y . .
x A r
` .
A:
Storm water Retention pond: it is
Our intention to make the createst use or the water f+P
that falls onto the sito. Once the roach
their capacity and o i rid floc., tdIe plat the
nrr
next to last mfiR aGon point will tte a natunlr•�d
r:et pond with w_dim.?nt 'ore bay co. binp.- vith a -_y
recreational basin.
%'.later%.dl be present 'ar rour[c in the ::et
..
pond. During dry months a :eater`all
using +yell eater ;:ill re;:lenish udpord[iun end
engages visitors vJtn the ,hononnena of prevailing �r <,.,,•�,
windy an, their subsequent 'unetionahtY. aAc�'��rs`j;�e'�'
1Yhen winter sto.rn s[. ass rill the :vet Gond !' ,� rt;;,� y.•.
beton, apaclty g r1ot. [r C(t aiiC 31 basin `� #� �a
:;ill take an additIonol volurr.v C .later for IPiiltrt'.
tion be'o.o (ulc.l ccharcc into the a4'oi inQ
arroyos.
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�tte�hment 2
Creekston Proposed Uses Exhibit
Penult Requirement Permit Requirement Specific use
Land Use R 4 cs IProject Regulations
AGRICULTURE
Croproduction and grazing -
Greenhouse,commercial F]
INDUSTRY,MANUFACTURING&PROCESSING,WHOLESALING
FumBum and fodures manufacturing,cabinet shop D _
Industrial research and development PC PC
Laboratory-Medical,analytical,research,testing A A
Laundry,dry cleaning ant A -
Manufacturin -Llaht D PC
Photo aro film pooessing lab A A
Printing andublish A A
Recycling facilities-Small collection facilityX D
Warehousing.indoor storage A A
Wholesaling and distribution A D
LODGING
Bed and breakfast inn x A
Hostel X A
RECREATION,EDUCATION,&PUBLIC ASSEMBLY USES
Badtavem D D
Oub,lodge,private meeting hall X D D
Commercial recreation fall' -Indoor D
Commercial recreation fall -Outdoor X
Educational conferences x D
Fitness/health facility A D
museum D
Library.branch facility D
Night dub D D Chapter 17.95
Park playground X a
Public assembly facility PC PC
Religious facility Ex
D D(7)
School-Boardingschool,elementary,middle,secondary
School-College,university-Satellite classroom tacky
School-Elementary,middle,sewn D
School-Specialized educadon1training AA
Special event D D 17.08.010
Spos and active recreation facility PC PC
Sports and entertainment assembly facility
Studio-Art,dance,martial arts,music,eta X A A
Theater D
Page 1 of 4
3 ��
Attavhment 2
Creekston Proposed Uses Exhibit 13
Permit Requirement Permit Requirement Specific use
Ladd Use R 4 CS Project RegullarthOms
RESIDENTIAL USES
Boardinghimming house,dormitory X
Caretaker quarters X A A
Convents and monasteries X D
Fraternity,sorority
High occupancy residential use X
Homo occupation X H H 17.08.090
Livetwork units X A A 17.08.120
Mbmd-use project X PC A 17.08.072
Mobile home as temporary residence at buRdN X
Multi-familydwellings X D
Residential care facilities-6 or fewer residents X AID
Residential care facilities-7 or more residents AID
Single-family dwellings X D
Work/live units X
RETAIL SALES
Auto and vehicle sales and rental A PC
Auto parts sales,with installation A PC
Auto parts sales.without installation A A
Bufldlng and landscape materials sales.indoor A A
Building and landscape materials sales,outdoor A D
Concurrent Sales of alcoholic beverages and motor
fuel D -
Convenience store D A 17.08.095
Extended hour retail D D
Farm supply and feed store A A
Fumiture,furnishings,and appliance stores A A
General retail-2,000 sf or less A
General retail-More than 2,000 sf up to 15,000 sf A
Groceries,liquor. foods A
Office-supporting retail,2,000 sf or less X A
Office-supporting retail,more than 2,000 up to
5.000 sf A
Outdoor temporary andfor seasonal sales
Produce stand A D
Restaurant D A
Vending machine
Warehouse stores-45,000 sf or less gla D D
Page 2 of 4
Attachment 2
Creekston Proposed Uses Exhibit 13
Permit Requirement Permit Requirement Specific use
Land Use R-4 I CS Project Regulations
SERVICES-BUSINESS,FINANCIAL&PROFESSIONAL
ATMs A A
Banks and financial services D(4) A
Business support services A A
Medical service-clinic,laboratory,urgent pre .2M• A
Medical service-Doctor office D 12• A
Medical service-Extended care Exx Medical service-Hospital
Office-Access A A
Office-Business and service
Office-Government A
Office-Processing D 4 A
Office-Production and administrative D 4 A
Office-Professional X A
Office-Temporary
Photographer,photographic studio X A A
SERVICES-GENERAL
Catenng service X A A
Copying and Oukk Printer Service A A
Day care-Family day care home X A
EqWprmrvt rental A D
Food banktpackeged food distribution center X D D
Maintenance service,client site services x A A
Mortuary,funeral home D D
Personal services x A A
Personal services-Restricted X D D
Public safety facilities
Pubuo utility facilities A A 17.08.080
Repair service-Equipment,large appliances,atc. A A
Residential Support Services X
Social Services organization A
Vehicle services-Repair and maintenance-Minor A -
Vetarinary clinWhospital.boarding,small anknal.
Indoor x A A
Page 3 of 4
3 3y
Alachment 2
Creekston Proposed Uses ExhibitB
Permit Requirement Permit Requirement Specific use
Land Use R.t I cs Project Regulations
TRANSPORTATION&COMMUNICATIONS
Ambulance,taxi,and/or limousine dispatch facility X A
Antennas and telecommunications facilities D D 17.16.120
Broadcast studio x A A
Parldng fall' D(6)
Parldng facility-Multi-level PC(6) -
Parking falai -Temporary D D 17.08.010
Ra mad facilities PA
Transit station or terminal Transit stop A
Any commercial use that operates between the hours of 6:00 PM and 8:00 AM shall require prior approval of an Administrative Use Permit
Key; A=Allowed D=Directors Use Permit approval required PC=Planning Commission Use Permit approval required
AID=Directors approval on ground floor,allowed on second floor or above H=Home Occupation Permit
Note: Footnotes affecting specific land uses and Specific Use Regulations are found in the Zoning Regulations
Medical services only permitted if approved by the Council for CS zones Citywide
Page 4 of 4
Attachment 2
Salesor __ ease . .
It is too early in the process to accurately predict.the project's future
financial plans. Yet here is an early schematic model.The loft apartments and
mixed-use residences will be subdivided as condominiums and rented. The
courtyard homes and 0 lot line homes will be owned in fee by the buyers.
This will not preclude rentals of the units,but owner-occupied,housing is the
objective of this project.
„ r - tip, a :.:!, L.:;.TL;k .:
Ch:n;;r:�! Y,:.., :1:u�:nc.mrr!! :,n<; Itc�;r�a � ' arcniloc:
- 15=
cJ c.7
Attachment 2
•
Can we foster community With parking design?
The court-accessed parking eliminates 50 garage facades from facing
the street. By consolidating the garages around courtyards we minimize hard-
scape driveways and dedicate street facades to community fostering amenities
like porches, gardens, and landscaping. This strategy will promote a livelier,
more communal, pedestrian scalestreetscape:
How can parking design encourage pedestrians and cyclists?
To further the beauty and pedestrian scale feel, we have removed on-
street parking. Homes and porches will face each other with out the
interruption of parked cars. This will give rise to an aesthetic of-landscape,
porches, and homes while reducing the amount of local noise and air pollution
as well as increase safety for children,bicyclists;and pedestrians.
R-4: updated 8,08.05
28—3bed(courtyard)
1 — lbed(courtyard)
=71
36— lbed(lofts)
4—2bed(lofts)
=54
4—3bed(sfr)
= 10
Guest Spaces=+27
Total=140
5% Bikes
(short term)=8
(long term) =2 in each garage
Provide 162 car spaces,at least 8 short term bike spaces,space for two
bikes in each garage and 7 motorcycle.
1`>.;�€I ::xtl: ;'t;rhttac:
- 16-
Attachment2
Gs:
Broad Street;
7– lbed=7
2200 sq. ft.commercial @ 1/200= 11
Guest=+IA
Total= 19
15% bikes=2
(short term)=1 space
(long term)=1 spaces(lockers)
Motorcycle(1/20) =0
Provide 19 car spaces,1 bike rack and 1 bike lockers.
Orcutt Road:
6–2beds = 12
7500 sq. ft. commercial @ 1/200s.f. =37.5
Guest=+2:2
Total=52
15% bikes=.7
(short term)=3 spaces
gong term)=4 spaces(lockers)
Motorcycle(1/20)=3
Provide 52 car"spaces,3 bike racks,4 lockers and 3 motorcycle
spaces.
Total number of automobile spaces for project site is 233.
With 30% reduction for mixed-use project;total= 163 spaces.
Total spaces provided=194
C��nc.., P'.u' ;lnic:ncinirnt;mu he'r.;..i: 1�;"s�Ii._a ..ari'..c:kclt architect
- 17-
43—
Attacrment 2
P 9 D . Required Findings
. q g
PROJECT DESCRIPTION
The applicant, W.E.T. Inc. is requesting to rezone the subject
properties to Residential Multi-Family (RMF) in the central part of the
project, and Service Commercial (CS) on the.Broad Street and Orcutt Road
frontages. The request also includes a Planned Development Overlay (PD) to
accommodate the core intentions and related design of the project that
includes a mixture of dwelling types and commercial components, lofts,
courtyard homes and mixed-use.
The design intent aims to form a socially vibrant pedestrian scale community
with a natural organic aesthetic. The proposed community is best described as a
"village atmosphere" comprised of diverse, building types; occupants, and forms
interconnected with bicycle and pedestrian trails: People are at the coreof the
project..:their holistic well-being is the applicant's collective goal. In consideration
of these principles, the applicant's responsibility and passion resides in the
connections between people and their environment. The design team has been
thoughtful in their attempt to respect,protect and enhance the natural attributes of the
site. Designing with these attributes, the project represents a livable neighborhood,
and a potentially diverse community within a skillful arrangement of structures and
open space.
MANDATORY PROJECT FEATURES
Zoning Regulations Chapter 17.62 addresses features that must be incorporated into
the project to qualify for the PD overlay as follows.
1. The project will preserve, enhance, and/or create a significant natural
feature with a minimum area of one-half acre.
To respect the site's natural features — two parallel forks of Acacia Creek — while
creating neighborhood-friendly traffic and circulation patterns, the project has been
located to protect and enhance the existing riparian habitat. Of the property's total
acreage — 5.3 acres, the project design will preserve and enhance 2:_17 acres or
approximately 405c of the site.
2. The project will provide a substantial public amenity; (e.g., a significant
public plaza, a public park, or a similar improved open space feature),
including provisions for guaranteed long-term maintenance not at the expense
of the City.
_ 18-
1 1,
Attachment 2
The viable design solution to comply with the requirement for a substantial public
amenity became clear through a helpful and creative collaboration with our staff
person,Mr. Michael Codron. The resultant discussion included a combined public
transit stop, public art feature and improved sidewalk area along a portion of Orcutt
Road: The benefit of these elements in concert would compliment the streetscape
while encouraging pedestrian traffic and improving the image and use of public
transit.
The feasibility of creating this combination is dependent on a number of
variables that will require analysis and input from our neighbors to the east —
Tumbling Waters, the Natural Resource Manager, Public Works staff and the Transit
Manager; in addition to the City's Art Jury and.Architectural Review Commission.
Cn:n.;rA� P. °it::-.c.ndmcn!.mu. F,_a) (-:.ki•!, l:- :iu::�,
_ 19-
Attac. hMent 2
PROJECTSPECEFIC DEVELOPMENT STANDARDS
The requested zoning—C-S allows for maximum building heights up to 35 feet and
setbacks that reflect the setbacks of adjacent parcels.The following represents the
project specific development standards.
• Maximum building height=57'
• Building setback—Front minimum 2'-0Side/Other=07-0"
• Creek setback— 20'-0"except for the following:
1. The proposed location of the entry drive off Orcutt Road, and
related encroachment into the creek setback, was approved with
previous project (open space easement per instrument # 2000-
049367).
2. The location of the existing gas main, and associated offsets,
would limit the development potential of the site. The adjacent
development; at the corner of Broad Street and Orcutt Road, was
granted a similar creek exception due to the same gas line
easements.
3. The pedestrian bridge,located between W.E.T., Inc. and Tumbling
Waters, and the vehicular/pedestrian bridge off of the Broad Street.
entry.
• Mixed-Use parking reduction of 30%.
(om;rA P'..1 t�I H'2 It (.;K,:Ii Al Cr)I(.�
-20-
N-ZaC. !rent 2
Ope
Space ,
`Modified and Natural
The existing riparian corridors and their provided habitat give this site
a lush biological and aesthetic context. Acacia creek to the East will be
drawing our attention and efforts, as it is the least native and provides the least
habitat. One option we are considering is soil conditioning and native riparian
tree plantings to eventually succeed the current eucalyptus stands. As well as
the restoration required by the city. Bishop/Augusta creek on the other hand
is a well-suited habitat and stock full of native flora.
The open space generated by the setbacks from the arroyos creates a
setback of 50'—80'between the build able areas of our neighboring properties
(to the East and West). We plan to provide naturalized pedestrian and bicycle
trails along these meandering green belts.
In reference to the site plan you will notice a blue open space area
located along the Eastern border. We are investigating a reflection pond for
this open space area. One that is integral to the storm water management
design and would provide retention and year round reflection.
TAY .."�$ _'� ,•...-�
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-21-
���
Affaalment 2
Arlin ',
ZMD Of "
A. North:
1. Manufacturing (M)
2. Service Commercial (C-S)
B. South:
1. Manufacturing (M-;M-$)
2. Service Commercial (C-S-S)NOTE: This area is currently
occupied by several residences.
C.East:
1. Present zoning C-M: Application peding for zone change and GP
amendment to R-4 high density residential(King project).
2. Medium Density Residential(R-3)across rail tracks..NOTE: This
area consists of apartment complexes as well asa mobile home park.
D.West:
1. -Service Commercial (C-N)NOTE: Development is planned for this
vacant property.
SEE NEXT PAGE EXHIBIT "A"for map of existing zoning.
- -
Cr.:rc-.. Pay. :\r:!cnun!�n!
-22-
„ Attachment 2
EXHIBIT •A• - ADJACENT ZONING & LAND USES
C4 7
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-23-
�y
Attac�jment 2
•
Statement of VGLS�GL�J�.1 •
*Relationship of Changes to General Plan Elements:Consistency analysis of the
proposed land use with policies of related elements of the General Plan.
A. Land Use Element
1. LU 2.8.1 Large Group Housing.Thissection allows for large group
housing in high density residential areas or in suitable commercial or light
industrial areas(General Plan Digest,Land Use Element,page LU-34).This
section also states that group housing should have convenient access to
services.
Response: CONSISTENT.The proposed project is consistent with the
General Plan policy for large group housing.The proposed project site lies
within a light industrial area composed of M and R73 zones:The short
distance to commercial services in the area can reduce traffic impact by
enabling residents to bike or walk to these services for their frequent shopping
and working demands:
2. LU 6.4.6 Creek Setbacks.Establishes guidelines for building setbacks
along creeks (General Plan Digest,Land Use Element,page LU-73).
Response: CONSISTANT. All creek setbacks have been determined by Neil
Havlik, (City of San Luis Obispo Natural Resources Manager). Project
designs will minimize impacts on the riparian corridor.
3. LU 1.4 Jobs/Housing Relationship. Housing supply should keep up with
the demand(General Plan Digest,Land Use Element,page LU- 12).
Response: CONSISTENT.By effecting a zoning change to build high
density housing,the project will augment the City's housing supply.
4. LU 1.7.1 Open Space.Protection.Sensitive wildlife habitat should be
protected as open space. (General Plan Digest, Land Use Element,page
LU 13).
Response: CONSISTENT.The project will protect all creek areas which
provide wildlife habitat:
P n :F;::0ndn int rnd l: i4 it Ti i!T ;fic':i - 1,0'
-24-
ftachMenf 2
5.LU 2.4.8 High Density Residential.Such development should be located.
near downtown,Cal Poly,or high concentrations of employment. (General
Plan Digest, Land Use Element,page LU-33).
Response: PARTIALLY CONSISTENT. The projects location is with in
an area of C-S and M zoning. This is an area where residents can easily walk
or bike to services and possible employment. Additionally residents can
easily connect with the proposed Railroad Bike trail towards downtown and
the university.
6. LU 25 Affordable Housing.Development will conserve or produce
affordable housing(General Plan Digest,Land Use Element,page LU-33).
Response: CONSISTENT.The project'will meet the required percentage of
affordable units. In addition the creation of a higher density development will
decrease the land cost per unit price.
7. L--6.45 Open Channels.Open creek channels should be kept clear
(General Plan Digest,Land Use Element,page LU-72)..
Response:-CONSISTENT.The project designs will comply with the
setbacks leaving open channels unaltered except in specific locations where
bridging of channels is necessary to address circulation issues. Any alteration
of channels will be permitted through the California Department of Fish and
Game and the Army Corps of Engineers.
8. Other related policies: LU 1.7.7 Preservation of Trees; LU 1.9.4
Design Standards;LU 2.2.8 Natural Features; 2.2.10 Compatible
Development;LU 2.2.11 Site Constraints; LU 6.43(E.4) Flood Hazard
Protection.
Response: CONSISTENT.The project complies with all policies listed in
subsection 8 above.
P'.: All, n^: I:;,,ti. wiii:.ir;i l>:.ri (ckdl a <.hiLx:
-25-
3 -yam
Attachrnent 2
B. Circulation Element
1. C18.1 New Development.(Other related policies: C12.7 Transit
Service; CI 3.4 Bicycle transportation; C14.3 Pedestrian Access).New
development is responsible for construction of new streets,bike lanes,
sidewalks, pedestrian paths,bus turnouts (General Plan Digest,Circulation
Element,page C123).
Response: CONSISTENT. The project applicant is committed to supporting
alternate modes of transportation. Project plans will include bicycle storage
and parking.The project applicant is aware of the City's goal to construct a
Railroad Safety Bike Trail towards the N.W. which will pass close to the
project site.The Railroad Safety Bike Trail will provide a safe,direct.North
West route towards down town and Cal Poly for project residents who choose
to bicycle. Project plans will support use of transit service through provision
of transit facilities. Street improvements will include thebike lanes,bus
turnouts, sidewalks and pedestrian access.
3. C1 15.15 Circulation.Impact Analysis.The Circulation.Element requires
new developments to provide information on possible impacts to nearby
intersections and neighborhoods and anticipated community-wide
transportation impacts. (General Plan Digest,Circulation Element,page
C142).
Response: PARTIALLY CONSISTENT.A full transportation impact
analysis will be prepared as part of the projectEIR..
C. Open Space Element
OS 3.0 Creeks. Discusses preservation of creeks as open space in their natural
state through adequate setbacks,restoration techniques, use of riparian native
plants,erosion and sediment control (General Plan Digest, Open Space
Element,page OS-6 to OS 46).
Response: CONSISTENT.All creek setbacks have been recently determined
by Neil Havlik,City of San Luis Obispo Natural Resources Manager. The
project designs will substantially comply with the setbacks to minimize
impacts on the riparian corridor. All creeks on the projects site will be
preserved through substantial compliance with setbacks,and sediment and
pollution prevention plans. The potential exceptions are safety issues requiring
road alignment which infringes into the creek setback across from McMillan.
D. Housing Element
Pic::' Am,,Itr.ln: rI; aild R u.'. <<';Ilia.n I'i.:c; ,''!;:krii r\ cn11cd,
-26-
Attachment 2
1. H 213 Creation and Preservation-Affordable Rental Housing.City
will preserve and expand its affordable housing supply (General Plan Digest,
Housing Element,page H-3).
Response: CONSISTENT.The project's creation of rentals can make
available rentals in other areas of the City, and therefore reduce pressure on
the City's low cost rental supply.
2.H 8.2.1: Encourage Special Needs Housing. The City will encourage
housing that meets the special needs of families with children, single parents,
disabled persons,those desiring congregate or co-housing lifestyles,the
elderly, students, and the homeless. (General Plan Digest,Housing Element,
Response: CONSISTENT.The proposed project fulfills the need for creation
of housing as discussed in Section 8.0: Special Housing Needs.
3. H 11.2.2 Consistency. City should not permit housing development where
it conflicts with the goals of the Housing Element,other General Plan
Elements,or community goals(General Plan Digest,Housing Element,page
H-19).
Response: CONSISTENT. Provision of housing has been identified as a
specific need within the communiy if San Luis Obispo.This proposal will be
consistent with the elements of the General Plan.As identified in other
sections of this consistency analysis, there are no major conflicts with other
general plan elements.
4. H 11.2.3 New Development.New housing development should not be
permitted on sites that should be preserved for open space or parks. (City of
San Luis Obispo-General Plan Digest,Housing Element;page H-19).
Response: CONSISTENT. 1)The subject parcels are already intended for
development,as is apparent from their current zoning designation; 2)The site
has been utilized for various uses over the years and is not considered pristine
land.The site location is surrounded by various forms of commercial and
manufacturing development,not an ideal setting for a park.
5.CO 5.1:6 Creek Protection.Creek systems supporting wildlife should not
be altered in a way that might harm fish. Dumping of pollutants is prohibited..
(General Plan Digest, Conservation Element,page CO- 10).
Response: CONSISTENT.The applicant will substantially comply with
creek setbacks.Riparian trees supporting wildlife will not be removed.
Disturbance of streambeds will be minimal. Any specific areas crossing will
be permitted through the California Department of Fish and Game and the
Army Corps of Engineers and will be compliant with all required conditions.
A Storm Water Pollution Prevention Plan will be prepared for preventing
pollution of surface water from runoff.
d 3 z;;ua Will ;1.11 1=.u1 I Ach .Act,io t.
-27-
•, + ' Attachment 2
E. Noise Element
1.N 14.6 New Development Design and Transportation Noise Sources.
Noise sensitive development should be located and designed to meet the
maximum outdoor and indoor noise exposure levels listed in table 1 of the
Noise Element(General Plan Digest, Noise Element,page N-3).
Response: CONSISTENT. Any residential development will perform the
requisite noise studies and include noise mitigation as needed .Project
response will include site planning, use of material,and use of buildings to
shadow active outdoor areas,as well as appropriate noise setbacks.
N 1:2.1 Minimizing Noise.New development should minimize noise
exposure and noise generation. (General Plan Digest, Noise Element,page
N1).
Response: CONSITENT.The area is surrounded on two sides by 50-80'
riparian buffers. See also response subsection F=l.
F. Safety Element
Response: CONSISTENT.A change in zoning of the subject property from.
C-S-S to R-4-PD with C-S overlay should not violate any of the policies in the
Safety Element.
G. Safety Element
Response: CONSISTENT. A change in zoning of the subject property from
C-S-S to R-4-PD with C-S overlay should not violate any of the policies in the
Safety Element.
1.Water and Wastewater Element Response: CONSISTENT.A change in
zoning of the subject:property from C-S-S to R4-PD with C-S overlay is not
anticipated to conflict with the policies in the Water and Wastewater Element.
Residential development of the subject property will conform with those
policies pertaining to the appropriate use of the City's water and wastewater
systems
G:f;cril Par An--ndn,rm>mdAa lilix'.
-28-
-l9
Attac�,Menf 2
I
We would dike to thank you for your time reviewing this proposal
and we look forward to,further discussions. Many thanks to Michael
Codron, Mike Draze,and planning staff for their skillful consulting and
prompt service.
Please contact us if you have any questions.
William Earl Tickell Architect
3233 Davis Cyn. Rd.
San Luis Obispo, Ca. 93405
v: 805.595.2322
C tY!J'J: Ni;t -29-
Attachment 2
O A 5 1 5
LANDSCAPE
ARCHIT_ ECT_U_Rf:
AND PLANNING
September 15,2005
Mr.Michael Codron
CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT DEPARTMENT
990 Palm Street
San Luis Obispo,CA 93401 via electronic mail
RE APPLICANTS PRELIMINARY INCLUSIONARY HOUSING PROPOSAL_
Prepared on behalf of W.E.T.,Inc.-Creekst6n
Dear Michael,
Oasis Associates, Inc., representing the applicant W.E.T., Inc, in collaboration with William Earl
Tickell Architects, has prepared the following proposal. Thank you in advance for your time and
consideration. Using the following calculations,the applicant concurs and accepts including three
affordable dwelling units to be constructed and made available pursuant to the City of San Luis
Obispo's Affordable Housing Standards.
Commercial Requirement-.
Housing Element Table 2= 1.6 acres of C-S land @ 2 affordable units per
acre=3.2 units
Housing Element Table 2a= 13 units @ 1,612 s.f.per unit= 1
Total Requirement=.1.2 x I =3 affordable dwelling units(ADU)
Residential Requirement:
Table2=73 units x 5%=3.65
Table 2a=73 units @ 1,281 s.f. per unit=0
Total equirement=3.65 x 0=0 affordable dwelling units(ADU)
At this point,it is unknown whether these units will be available for sale or as rental units. On
behalf of the applicant and the project consultant team,we greatly appreciate the opportunity to
provide this proposal.Thank you in advance for your time and consideration.
Respectfully submitted,
OASIS ASSOCIATES, INC.
C.M.Florence, AICP Agent
W.E.T.,Inc.
c: B.&W.Tickell
03-0068 O:\Creekston- WET,Inc\CotrespondenceUncl House Propo.doc
805.541.4509
FAX 805.546.0525
3427 MIGUEUTO CT
SAN LUIS OBISPO
CALIFORNIA 93401
r+w rim.cuae.cm
Attachment 3
ORDINANCE NO. (2005 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN
LUIS OBISPO REZONING THE TUMBLING WATERS PROJECT
SITE FROM C-S-S TO R4-PD AND C-C-PD AND APPROVING
THE DEVELOPMENT PLAN FOR THE PROJECT;
PD 164.02 (791 ORCUTT ROAD AND 33309 3360 BROAD STREET)
WHEREAS, the Council of the City of San Luis Obispo conducted a public.hearing in
the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,California, on November"
15, 2005, for the purpose of considering Planning Application PD 164-02, a development plan.
providing for 86 new homes and 10,000 square feet of commercial floor area; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the proposed
development plan, including modified property development standards; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
December 3, 2003, July 28, 2004, May 25, 2005 and October 12, 2005 for the varied purposes of
directing the scope of the environmental review for the project, reviewing revised plans and
making recommendations to staff and the applicant, and considering a final recommendation to
the City Council on the project; and
WHEREAS, the City Council has reviewed and considered the Final EIR and has
determined that the environmental document represents the independent analysis of the City and
adequately addresses the potentially significant environmental impacts of the proposed project;
and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations of the Planning
Commission and staff, presented at said hearing.
NOW, THEREFORE-, BE E ITORDAINED by the Council of the City of San Luis Obispo
as follows:
Section 1. Environmental Review. The City Council hereby adopts all mitigation
measures approved as part of the Final EIR (ER 114-02) as conditions of approval of the project.
Section 2. Planned Development-Project Findings. The following findings are required
by the Zoning Regulations (SLOMC 17.62.045) and are hereby made in support of the proposed
Planned Development rezoning.
,3-sem
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
1. The project is consistent with the General Plan, and the proposed land uses are allowed
Within the applicable primary zoning districts because the project design has been
evaluated for consistency with Chapter 2.0 of the Land Use Element and further specific
Housing Element Goals, including goals for mixed-income housing (HE Goal 4.1),
housing variety and tenure (HE Goal 5.1), and housing production (HE Goal 6.1).
2. The project complies with all applicable provisions of the Zoning Regulations other than
those modified by the PD rezoning.
3. The approved modifications to the development standards provided in Exhibit B 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, because the project has
been evaluated for consistency and the Final EIR identifies specific design guidelines for
consideration by the Architectural Review Commission.
5. All affected public facilities, services and utilities are adequate to serve the proposed
project because the plans have been evaluated by staff from the City's Public Works and
Utilities Departments and it has been determined that the City can conditionally serve the
project with all required utilities and services.
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 because the
General Plan identifies the project site as a location to consider for High Density
residential development and the project have been evaluated for its impacts on the
environment and the ability of the project to be developed in a manner that is consistent
with the General Plan;
1. The site is adequate for the project in terns 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; and
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 residing or working in the vicinity of the proposed use, or detrimental
or injurious to property and improvements in the neighborhood or to the general welfare
of the City because the project will provide housing opportunities and commercial
services appropriate for the location and will be developed in a manner that is consistent
with all City building codes and other safety related requirements.
�3
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
Section 3. Mixed Use Project Findings. The following findings are required by the
Zoning Regulations (Section 11.08.092) and are hereby made in support of the proposed mixed
use project.
1: The project's mixed uses are consistent with the General Plan and are compatible with
their surroundings, with neighboring uses, and with each other because (1) all of the uses
proposed are allowed or conditionally allowed in the C-C zone, (2) as conditioned, the
proposed commercial uses will primarily serve the surrounding neighborhood, but will
allow for some community serving uses, and (3) the uses that are allowed have been
chosen to insure compatibility between commercial and residential locations on the site.
2. The project's design protects the public health, safety and welfare because environmental
impacts have been identified and mitigated in the design of the project and the project has
been designed in a manner that is consistent with City standards and policies, such as the
City's Waterways Management Plan.
3. The mixed uses provide greater public benefits than single-use development of the site
because the location allows for alternative transportation use by residents and employees
(transit stop, a mix of services that keep employees and residents on-site during the lunch
hour, located along bike route).
4. The proposed shared and mixed-use parking reduction of 25% is appropriate because
more than one use is sharing a common parking area on the site and the peak hours of
parking demand between the commercial and residential areas on the site are different.
Section 4. Creek Setback Findings. The Planning Commission hereby makes the
following findings in support of the proposed creek setback exceptions.
1. The location and design of the feature receiving the exception will minimize impacts to
scenic resource, water quality, and riparian habitat, including opportunities for wildlife
habitation, rest and movement because the project provides a continuous wildlife corridor
through the site and maintains a large percentage of the project site in creek setback
areas. The overall area where encroachments are permitted is small and in each case is
minimized to insure the protection of the riparian habitat area.
2. The exception does not limit the City's design options for providing flood control
measures that are needed to achieve adopted City flood policies because the project has
been designed in a manner that is consistent with the City's Waterways Management
Plan and Flood Damage Prevention Guidelines.
3. The exception will not prevent the implementation of City-adopted plans, nor increase
the adverse environmental effects of implementing such plans because the proposed
� -may
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
exceptions are evaluated in the Final EIR and all environmental impacts associated With
development adjacent to riparian areas are mitigated to less than significant levels.
4. There are circumstances applying to the.site, such as size,.shape or topography, which do
not apply generally to land in the vicinity with the same zoning, that would deprive the
property of privileges enjoyed by other property in the vicinity with the same zoning
because a large percentage of the project site (approximately 20% of the net site area) is
dedicated to creek setbacks, which normally cannot be developed. The proposed
exception allows for minor creek setback exceptions where alternatives have a significant
impact on project design..
5. The exception will not constitute a grant of special privilege— an entitlement inconsistent
with the limitations upon other properties in the vicinity with the same zoning because
the proposed creek setback exceptions will occur as part of PD rezoning, which requires a
project to provide substantial public amenities and the restoration of a major natural
feature on the project site.
6. The exception will not be detrimental to the public welfare or injurious to other property
in the area of the project or downstream because the exceptions are minor and will not
affect the ability of the project to comply with the City's Waterways Management.Plan,
Drainage Design Manual or the Flood Damage Prevention Guidelines.
7. Site development cannot be accomplished with a redesign of the project because access
to the project site is required from Broad Street and along Orcutt Road to align with
McMillan Road (forffi
traffic safety); and because the loft buildings are being re-located in
their proposed location to address concerns with scenic corridors and architectural
compatibility. The minimum dimension for parking lots requires a minor exception
along Broad Street in order to provide parking adjacent to the proposed buildings west of
the creek in this location.
8. Redesign of the project would deny the property owner reasonable use of the property
because site access requires some encroachment into creek setback areas and all other.
creek setback reductions are minimized to the greatest extent possible, considering the
other requirements of the project, such as maintaining minimum drive aisle widths for
parking maneuverability and emergency access.
Section 5. Action. The City Council hereby rezones the project site from C-S=S to R-4-
PD and C-C-PD, as shown in Exhibit A. Property Development standards for the site shall be as
provided in the City's Zoning Regulations, except for the approved deviations as shown in
Exhibit B. Planned Development zoning.is approved subject to the following requirements.
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
PD Mandatory Project Features
1. The applicant shall provide plans for an enhanced transit shelter at the location identified
on the Creekston grading and drainage plan; dated 8-3-05. The plans shall be consistent
with the City's standards for a transit shelter, but shall include a unique shelter design, an
information kiosk, a `Smart Sign,' and a public art component. The shelter design and
public art shall be to the approval of the Architectural Review Commission, as part of the
normal review procedures provided by the City's public art ordinance. Prior to the
installation of the shelter and artwork, a maintenance agreement shall be recorded to
insure the on-going maintenance of the facility, not at the expense of the City. The
shelter and artwork shall be approved and constructed prior to occupancy of any
residential dwellings on the project site.
I The applicants shall submit a Revegetation and Restoration Plan for the riparian corridors
on-site-as part of a complete application for Architectural Review. The Plan shall be
consistent with the requirements of BIO/min-8, the Community Design Guidelines and
the Open Space Element of the General Plan. Implementation of the plan shall be
required prior to occupancy of more than 10% of the residential units on the project site.
3. Prior to issuance of construction permits for the project, the applicant shall provide the
City with an agreement between the applicant and adjacent property owner for
construction of the proposed bridge over the creek, between project sites. The design of
the bridge shall be submitted to the City as part of a complete application for
Architectural Review and shall be constructed prior to occupancy of any commercial
floor area developed along Orcutt Road.
4. A complete application for Architectural Review shall include a detailed description of
all private and common outdoor areas on the project site, and how these areas comply
with the noise attenuation requirements provided in the Final EIR.
5. A complete application for Architectural Review shall include a detailed description,
including product samples and maintenance requirements, for the proposed on-site
decorative paving. The drive aisles shall meet the access requirements for emergency
vehicles and garbage collection, including the ability to support the imposed loads of a
60,000 pound fire apparatus.
6. The site plan shall be revised to incorporate at least three garbage enclosures suitable for
storing 5-yard bins for refuse and recycling. The enclosures shall be designed in a
manner consistent with the requirements of SLO Garbage Company, and the designs
shall be submitted to the City for review as part of a complete application for
Architectural Review.
I
Attachment 3
Ordinance No. (2005 Series)
Pb 164-02 (Creekston)
7. Avigation easements, consistent with City and County procedures, shall be recorded for
the entire project. site, prior to recordation of the Final Map for the project, to the
Approval of the Community Development Director.
8. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters), will receive full and accurate disclosure
concerning the noise, safety, and overflight impacts associated with airport operations
prior to entering any contractual obligation to purchase, lease, rent or otherwise occupy
any property or properties on the project site. Real estate disclosure forms and
notifications in the project's CC&R's shall be used to satisfy this requirement, to the
approval of the Community Development Director.
9. No more than two guaranteed affordable units may be located within the same building.
10. The value of the proposed public art shall be based on the total project value, not to
exceed$50,000, per the public art ordinance requirements:
11: A minimum setback of 5 feet shall be provided from the edge of the open space easement
located adjacent to lots 35 and 36 to allow for construction and maintenance of the
proposed buildings without encroaching into the easement area.
12. Motorcycle parking spaces shall be provided per City standards for the commercial
portion of the project.
13. Avigation easements, consistent with City and County procedures, shall be recorded for
the entire project site, prior to recordation of the Final Map for the project,. to the
approval of the Community Development Director.
14. A11 owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters), will receive full and accurate disclosure
concerning the noise, safety;. And overflight impacts associated with airport operations
prior to entering any contractual obligation to purchase, lease, rent or otherwise occupy
any property or properties on the project site. Real estate disclosure forms and
notifications .in the project's CC&R's shall be used to satisfy this requirement, to the
approval of the Community Development Director.
Mixed-Use Project Conditiops
1. 3 affordable dwelling units shall be provided by the developer in a manner consistent
With the City's Affordable Housing Standards, to the approval of the Community
Development Director.
z �
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
2., The Mixed,Use Project is subject to the use matrix provided in Exhibit C. Modifications
to the use matrix reqpire the approval of the Planning Commission.
3. Restaurant uses on the project site shall, be fe uired to include s for
_q .. e interior space the_ , -
storage of food scraps and other waste and shall contract for daily garbage service, to the
approval of the Architectural Review Commission or the Community Development
Director. Refuse storage areas shall be kept clean and odor free. If trash must be
relocated from the interior space of a restaurant to one of the exterior trash enclosures on-
site, it shall be done as close as possible to the trash pick-up time. To address noise
issues, plans for tenant improvements shall be evaluated to keep kitchen areas away from
exterior doors and windows, where residential units are located above.
4. Hours of operation for all commercial uses on the project site are limited to between 8
a.'in. and 6 pm., unless the Director approves an Administrative Use Permit for extended
hours.
5. The property managers for the project shall be required to maintain an updated and
accurate parking calculation worksheet for the commercial portions of the Project site.
The worksheet shall. be submitted to the Community Development Department with
every use permit application required by this resolution.
Conditions, Covenants and Restrictions
11. The project CC&R's shall stipplate that garages within the project shall be used
exclugively for parking vehicles and may not be used for general
I storage, recreation or
other uses that Would prevent the parking of vehicles as required by the Zoning
Regulations.
2. CC&R's shall address use of facilities by non-resident guests, alcoholic beverage
consumption. an
in common areas, d shall provide sufficient penalties to address
I p
violations, to the approval of the Community Development Director.
3. The CC&R'.s for the project shall limit restaurant activities that create very strong odors,
such as coffee roasting, as recommended by the APCD.
4. The CC&k's for the project shall stipulate that maintenance and replacement of all
decorative paving installed as pan of the project will be the responsibility of the HOA.
This includes replacement of Paving (per the approved plans) that is darna.9 ed by City
crews as part of utilities maintenance of public facilities on-site.
5. Parking in the Orcutt Road commercial parking lot shall be open to all residents of the
project at all times. Parking in the Broad Street commercial parking lot may be restricted
during daytime hours to insure adequate.parking for proposed commercial.uses.
Attachment 3
Ordinance No. (2005 Series)
PD 164-02 (Creekston)
INTRODUCED on the 15th day of November, 2005, AND FINALLY ADOPTED by
the Council of the City of San Luis Obispo on the day of December, 2005, on the following
roll call vote:
AYES:
NOES:
ABSENT:
Mayor David F. Romero
ATTEST:
Audrey Hooper, City Clerk
APPROVED AS TO FORM:
Jo at Lowell; City Attorney
Attachment. 3
Creekston - Planned Development Rezoning - Exhibit A
Existing:
ORCUTT
c-N-S
\ y✓ J r GSA M-PD
M
C�
O .a
Proposed:
o
ORCUTT
L?, Zone: C-C-PD
GN'-S".
c
1 rr r { Zone:R-4-PD
V r� M
Zone: C=C-PD
C/t)S f, ` f` f -2 C',
q n d
V —�iG
Attachment 3
Exhibit B - Creekston PD Overlay- Development Standards
Setbacks
Street Yards_ _ Buildings Parkin
Orcutt Road _ _ 8 feet 3 feet*
Broad Street 5 feet None*
*Minimum three feet landscaping required between back of sidewalk and parking spaces
Side Yards:
Intemal Property line setbacks subject to building code requireitients and design review
Height
Loft Bld s 57 feet
All Other Bldgs 37 feet
Creek Setbacks (permitted.encroachments)
Broad Street -Parking and External Stairs (Lot 39) -Up to 7 feet, per approved plans
Orcutt and McMillan Driveway-Per approved Development Plan and existing easement
Loft Building - Up to 7 feet, per approved Development Plan
Broad Street Access Bridge =Per approved Development Plan
Pedestrian Bridge to Tumbling Waters=Per approved Development Plan
Lot 36—Up to 280 s.f., per the approved Development.Plan
Parking Requirements
The HOA, or property manager for the commercial spaces if there is one, shall be
responsible for maintaining a parking calculation worksheet for the project and shall
submit the worksheet to the City of San Luis Obispo whenever an Administrative Use
Permit is requested under this ordinance.
Parking requirements for the project are per Zoning Regulations Standards and the
approved plans;with a 25% reduction provided overall for the project.
Motorcycle parking requirements are waived for the residential portion of the site.
Parking.and Driveway Standards
Tandem Parking is permitted in garages, Per the approved Development Plan. The
minimum depth of the garages must accommodate one standard space and one compact
3 -� 1
Attachment 3
Creekston PD Standards Exhibit B
space. Additional exceptions to the Parking and Driveway Standards may be approved
by the Community Development- Director; per the Zoning Regulations (17.16.070).
Open Simi Re4uirernefiis.
The numerical standards of the Property Improvement Standards for New Condominium
Projects (SLOMC 17.82;140.A, 8, C and D) shall be waived in favor of a qualitative
review of the requirements to insure compliance With the intent of the standards, while
accommodating the superior design of the proposed project and its successful mitigation
of noise impacts. The Architectural Review Commission shall be responsible for
evaluating the project for compliance with the following project imperative:
1) The project meets the open space requirements of the High-Density
Residential zone by providing "common outdoor areas and very
compact private outdoor spaces," except where outdoor use areas
would expose residents to excessive noise levels,and where the design
of noise attenuation measures (such as stand-alone sound Walls) would
be inconsistent With the City's Community Design Guidelines. Decks
that are 3 feet in depth or less shall be considered architectural features
instead of usable open space areas and shall not be subject to noise
attenuation requirements.
D
Attachment 3
Exhibit C — Creekston Use Lis. C-C-PD Zone)
Staff pronosed.use list for Creekston, Community Commercial Planned Development
1.Allowed Uses:
°ATMs
°Banks and financial services
°Business support services
°Caretaker quarters
°Convenience store
°Copying and quick printer service
°Day care-Day care center
°Day care—Family day care home
°Furniture, furnishings, and appliance stores
°General retail —2,400 sf or less (maximum total General Retail floor area for project)
°Groceries, liquor, specialty foods
°Medical service—Doctor office (above ground_ floor)
°Mixed-use project
° Office—Accessory (above ground floor)
° Office—Business and Service (above ground floor)
° Office—Production and administrative (above ground floor)
° Office—Professional (above ground floor_)
Office-supporting retail, 2,000 sf or less
°Personal services
°Residential support services
°Restaurant
above)
°Social service organization
° Studio-Art, dance; martial arts, music, etc.
°Transit stop
°Vending machine (See Section 17.08.050)
° Veterinary clinic/hospital,boarding, small animal, indoor
Uses Allowed with Director's or Chief Building Official's Approval by Letter-
0 Office_Temporary, real-estate sales office in tract
° Office—Temporary, on-site mobile home as a construction office
' Outdoor temporary and/or.seasonal sales
Uses Allowed with Director's Approval Use Permit:
° Bar/tavern
o.
o Cow, ing et vie-
°Club, lodge, private meeting hall
° Commercial:recreation facility- Indoor .
3 —��
Attachment 3
Exhibit C — Creekston Use List. G-C-PD Zone)
°-
° Library, museum
°Library,branch facility
°Medical service—Doctor office (ground floor)
° Office—Accessory (ground floor)
° Office—Business and Service (ground floor)
• Office—Production and administrative (ground floor)
• Office Professional (ground floor)
°
°
°Photographer,photographic studio
0
°Religious facility
o 'S stat•e..
° Special event
° Studio—Art, dance, martial arts, music,etc.
°Temporary or Intermittent Uses
o-T imtr
e
°—rehiele sen;iees Gar-wash
,
WO 5f or-less g
Uses Allowed with Planning Commission Approval:
° Antennas and telecommunications facilities
_ _ ,
000a
Attachment 4
Resolution No. (2005 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A VESTING TENTATIVE TRACT MAP FOR THE
CREEKSTON PROJECT
TR 164-02 (791 Orcutt Road and 3330,3360 Broad Street,Tract 2785)
WHEREAS, the Council of the City of San Luis Obispo conducted a public hearing in
the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on November
15, 2005, for the purpose of considering Planning Application TR 164-02, a vesting tentative
tract map providing for the development of 86 homes and 10,000 square feet of commercial floor
area; and
WHEREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the proposed
development plan, including modified property development standards; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public
hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
December 3, 2003, July 28, 2004, May 25, 2005 and October 12, 2005 for the vaned purposes of
directing_ the scope of the environmental review for the project, reviewing revised plans and
making recommendations to staff and the applicant, and considering a final recommendation to
the City Council on the project; and
WHEREAS, the City Council has reviewed and considered the Final EIR and has
determined that the environmental document represents the independent analysis of the City and
adequately addresses the potentially significant environmental impacts of the proposed project;
and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties,, and the evaluation and recommendations of f the Planning_
Commission and staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo
as follows:
Section 1. Subdivision Findings. The following findings are hereby made in support of
the proposed subdivision.
1. The proposed map is consistent with the General Plan because the project helps meet the
City's goal of maiptaihing a compact urban form (LUE Goal 31).
2. The design of the proposed.subdivision is consistent with the.General Plan because it Will
provide for variety in the location, type, size, tenure and style of housing in the City(HE
Goal 5.1).
3 des
- ' Attachment 4
Council Resolution No. (2005 Series) Page 2
791 Orcutt Road and 3330, 3360 Broad'Street, TR 164=02 (Tract 2785)
3. The site is physically suited for the proposed type of development because it is an under-
developed site adjacent to existing street rights-of-way with complete City services.
4. As conditioned, the site is physically suitable for the proposed density of development
because the site is within an existing City block, services are available to serve the
development, and utilities have been designed to serve the site per City standards.
5. The design of the subdivision is not likely to cause substantial environmental damage or
substantially and unavoidably injure fish or wildlife or their habitat because all biological
impacts of-the project have been evaluated in the Final EIR for the project and mitigation
measures will insure that impacts will be less than significant.
6. The design of the subdivision is not likely to cause serious public health problems
because environmental impacts, such as noise, are mitigated by design and buildings in
the subdivision will be designed to meet strict building and safety codes.
7. The design of the subdivision will not conflict with easements, acquired by the public at
large, for access through or use of, property within the proposed subdivision because the
project design has been reviewed to insure compatibility with the limitations established
by existing easements for utilities.
Section 2. Subdivision. The vesting tentative tract map for Tract 2785 is hereby
approved, subject to the following conditions of approval.
Public Improvements,Dedications,and Utilities
1. The public improvement plans for Tract 2707 and Tract 2785 shall consider the proposed
or-requited phasing to complete the combined development known as Four.Creeks. The
public improvement plans for each subdivision shall include any offsite improvements as
necessary to provide a reasonable transition between these two subdivisions in the case
that one project is developed before the other. The scope of required improvements shall
be approved to the satisfaction of the Public Works Director. A reimbursement
agreement may be processed for any off-site improvements required to be constructed by
a development where not previously required or proposed.
2. Public improvement plans shall be submitted to the Public Works Department for review
and approval. The plans shall be approved prior to building permit issuance. Public
improvement plans and specifications shall comply with the City Engineering Standards
and Standard Specifications in effect at the time of submittal of the improvement plans.
The latest versions are dated January 2005.
3. Complete street improvements include but are not limited curbs, gutters, sidewalks,
ramps, full width street pavement, bus turn-outs and appurtenances, bridges, signage,
striping, barricades, utility extensions, and street lights.
Attachment 4
Council Resolution No. (2005 Series) Page 3
791 Orcutt Road and 3330, 3360 Broad Street, TR 164-02 (Tract 2785)
4. 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.
5. An encroachment permit is required for any work within the public right-of-way or
within a public easement. A separate permit is required from Cal Trans for work within
Broad Street(227).
6. Any existing structures, private water supply, or private waste disposal system shall be
abandoned to the satisfaction of the Public Works Director, Building Official, and County
Health Department. Existing improvements may remain if specifically approved, are not
considered to be a nuisance or health hazard and are shown to not be affected by the
proposed location of property lines and/or improvements.
7. The public improvement plans and subsequent development plans shall recognize that
residential structures previously existed at the addresses known as 3330 Broad and 3360
Broad. The codes in effect at the time of demolition or at the time of connection to the
public sewer would not have required the removal of any.septic tank and leach field
serving the homes.
8. Any easements including but not limited to provisions for all public and private utilities,
access, drainage, common.driveways, and maintenance of the same shall be shown on the
final map or recorded separately prior to map recordation if applicable.
9. Additional public right-of-way or public pedestrian easements may be necessary to
accommodate improvements required for Americans with Disabilities Act (ADA)
compliance; to the satisfaction of the Public Works Director.
10. The extinguishment or quitclaim of any existing easements shall be clearly identified on
the final map or shall be completed separately prior to map recordation if applicable.
11. Access rights along Broad Street (227) and.OrcuttRoad, except at approved driveway
locations shown on the tentative map, shall be dedicated to the City.
12. The subdivider shall dedicate a 4.6m wide public utility easement and a 3m wide street
tree easement across the frontage of each lot. Said easements shall be adjacent to and
contiguous with all public right-of-way lines bordering each lot.
13. The public improvement plans shall clearly show and label all existing and proposed
public and private utilities. Private utilities shall be installed in accordance with the
Engineering Standards and adopted codes and ordinances and shall be maintained by the
Homeowners Association.
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Attachment 4
Council Resolution No. (2005 Series) Page 4
791 Orcutt Road and 3330, 3360 Broad Street, TR 164-02 (Tract 2785) .
14. Plantings and improvements located within the sewer easement and gas main easement
shall be approved to the satisfaction of the Utilities Engineer and The Gas Company
respectively.
15. Complete details shall be included with the public improvement plans for the pedestrian
bridge connecting Tracts 2707 and 2785. A private pedestrian easement shall be
recorded with each map to recognize this link between developments.
16. Street trees shall be planted along all public and private street frontages per city
standards. The number, location; species, and planting details shall be approved by the
City Arborist in conjunction with the public improvement plans and/or development
plans. The planting of street trees may be deferred until development for all or a portion
of the development to the satisfaction of the Public Works Director.
17. Final grades and alignments of all public and/or private water, sewer and storm drains
shall be approved to the satisfaction of the Public Works Director and Utilities Engineer..
The final location, configuration; and sizing of service laterals and meters shall be
approved in conjunction with the review of the public improvement plans.
18. The subdivider shall install street lighting and all associated facilities including but not.
limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires per City standards;.
Off-site street lighting improvements, alterations, or upgrades may be required along
roadways leading to and from the proposed development to complete the necessary
public improvements.
19. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall
be served to each lot to the satisfaction of the Public Works Director and.serving utility
companies.
20. The subdivider shall place underground, all existing overhead utilities along the public
street frontage(s), to the satisfaction of the Public Works Director and utility companies.
Grading and Drainage
1. All bridging, culverting and modifications to the existing creek channels must be in
compliance with city standards and policies, the Waterways Management Plan and be
approved by the Public Works Director, Army Corp of Engineers, the Regional Water
Quality Control Board, and Fish & Game.
2. Any necessary clearing of existing creek and drainage channels, including tree pruning or
removals, and any necessary erosion repairs shall be approved,to the satisfaction of the
Public Works Director, the City's Natural Resources Manager, the Department of Fish
and Game, the Regional Water Quality Control Board, and the Army Corp of Engineers
if applicable.
3 -6e
Attachment 4
Council Resolution No: (2005 Series) Page 5
791 Orcutt Road and 3330, 3360 Broad Street,TR 164-02 (Tract 2785)
3. 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.
4. A copy of the Stormwater Pollution Prevention Plan required by the SWRCB shall be
included in the public improvement plan set for reference. The public improvement plans
shall include reference to the WDID number.
5. This development is subject to the city's Waterways Management Plan and Drainage
Design Manual. Development shall also be shown to comply with the Flood Damage
Prevention Regulations. The public improvement plan submittal shall include a complete
drainage study.
6. Post-development stormwater runoff shall be shown to comply with Engineering
Standard 101O.B. For purposes of this section, private streets and private parking areas
shall be considered as impervious development.
7. Detention basins have been proposed or are required for this subdivision. As such, a
vector control plan shall be submitted and approved to the satisfaction of the city in
conjunction with the public improvement plans. The HOA shall be responsible for any
detention basin maintenance and/or nuisance abatement created by the maintenance of
said basins.
8. A water feature or permanent pond may be provided as shown on the tentative map and
development plans. If provided, a vector control plan shall be submitted and approved to
the satisfaction of the city in conjunction with the public improvement plans. The HOA
shall be responsible for any pond maintenance and/or nuisance abatement created by the
maintenance of said pond.
Mapping Requirements
1. The subdivider shall submit a final map to the city for review, approval, and recordation.
The map shall be prepared by, or under the supervision of a registered civil engineer or
licensed land surveyor in accordance with the Professional Land Surveyors Act, the
Subdivision Map Act and the Subdivision City's Regulations.
2. The map shall be tied to at least two points of the City's horizontal control network,
California. State Plane Coordinate System, Zone 5 (1991.35 epoch adjustment of the
North American Datum of 1983 also referred to as "NAD 83" - meters) for direct import
into the Geographic Information System (GIS) database. Submit this data either-via email,
CD or a 3-1/1" floppy disc containing the appropriate data for use with AutoCAD, version
Attachment 4
Council Resolution No. (2005 Series) Page 6
791 Orcutt Road and 3330, 3360 Broad Street, TR 164-02 (Tract 2785)
2000 or earlier (model space in real world coordinates, NAD 83 - m). If you have any
questions regarding format,please call prior to submitting electronic data.
3. The final map shall use the International System of Units (metric system). The English
System of Units may be used on the final map where necessary (e.g. - all record data
shall be entered on the map in the record units, metric translations should be in
parenthesis), to the approval of the City Engineer.
4. Electronic files and stamped and signed drawings shall be submitted for all public
improvement plans prior to map recordation or commencing with improvements,
whichever occurs first. Submittal documents shall include the AutoCAD compatible
drawing files and any associated plot files along with one original, stamped and signed,
ink on mylar set of plans.
5. Prior to acceptance by the City of public improvements, the developer's engineer shall
submit a digital version of all public improvement plans and.record drawings, compatible
with AutoCAD for Geographic Information System(GIS) purposes, in accordance with
the City's Engineering Standards, to the satisfaction of the.Public Works Director.
6. The map shall be recorded prior to occupancy or final inspection approval of any of the
units. Otherwise, the map shall be processed as a condo conversion per Municipal Code
Chapter 17.82.
Utilities Conditions and Code Requirements
1. The water main that loops through,the project between the main in Orcutt Road and the
main in Broad Street appears to serve both the domestic and the fire sprinkler uses within
the project. The Fire Department will determine which buildings will have a common
fire sprinkler system (serving more than one unit) and which will serve individual units.
Each fire lateral must have a USC approved backflow prevention device. Often, planned
developments such as this have a separate dedicated private fire main that runs through
the site serving fire sprinklers and fire hydrants, which would require only two backflow
devices (one at each end). The engineer will need to determine which approach is best
suited for the proposed development.
2. The sewer system shall be clearly labeled as private on the plans. Since the City owns
and operates the water system up to, and including, the water meter, much of the onsite
water system will be required to be public. The amount of public water system outside of
the public right-of-way shall be minimized to the extent possible. Water meters shall be
manifolded in groups of two to six meters. Asmany as four I" meters or six 3/4" meters
can be placed on each 2" water service manifold.
3. All public water and sewer facilities shall be located within easements or property deeded
to the City.
3.7.o
Attachment 4
Council Resolution No. (2005 Series) Page 7
791 Orcutt Road and 3330, 3360 Broad Street, TR 164-02 (Tract 2785)
4. A water allocation is required, due to the additional demand on the City's water supplies.
The City currently has water to allocate, and does so on a"first-come, first-served"basis.
Water is allocated at the time building permits are issued and the Water Impact Fee is
paid. Both the Water and the Wastewater Impact Fees are charged on a per unit basis for
the residential portion of the project and based on the size of the water meter(s) serving
the non-residential portions.
5. If any well exists that has not been properly destroyed in accordance with the standards
of the County Department of Environmental Health, additional requirements will apply.
6. The owner's engineer shall submit water demand and wastewater generation calculations
so that the City can make a determination as to the adequacy of the supporting
infrastructure. If it is discovered that an offsite deficiency exists, the owner will be
required to mitigate the deficiency as a part of the overall project.
7. The project is tributary to the Tank Farm/Rockview Lift Station system, which is very
near maximum capacity and is scheduled for replacement. The City is pursuing a
regional project to construct a large sewage lift station on Tank Farm Road to replace the
existing lift stations and provide the needed capacity for build-out of the Airport,
Margarita, and Orcutt Specific Plan Areas. This sewer project is scheduled to be
complete by Spring of 2007. Currently, there is approximately 108 gpm of available
capacity in the lift station system. City crews are pursuing a minor upgrade that will
provide an additional 110 gpm of capacity. There are several developments proposed for
the area served by this lift station system. Available capacity will be assigned to a
particular development at the time building permits are issued on a "first come, first
served" basis. If available capacity is gone before the regional lift station project is
complete,building permits may be delayed.
8. Each fire service lateral shall include a USC approved backflow preventer appropriate for
the proposed use. The backflow preventer shall be located as close to the public water
main as possible, in direct alignment with the backflow device. The backflow preventer
can be located no further than 25 feet from the right-of-way line without prior written
approval of the Utilities Engineer. If the fire service supports one or more fire hydrants,
the USC approved backflow preventer(s) shall also include detector capabilities (double
detector check assembly). The FDC may be located behind the backflow prevention
assembly, in accordance with manufacturer's recommendations. The location and
orientation of the FDC shall be approved by the Fire Department.
99 By ordinance, the applicant is required to prepare a recycling plan for approval by the
City to address the recycling of construction waste for projects valued at over $50,000 or
demolition of structures over 1000 square feet. The recycling plan shall be submitted to
the Building Department with the building plans. The City's Solid Waste Coordinator
can provide some guidance in the preparation of an appropriate recycling plan.
3 -7/
_ Attachment 4
Council Resolution No. (2005 Series) Page 8
791 Orcutt Road and 3330, 3360 Broad Street, TR 164-02 (Tract 2785)
10. The redevelopment of the site triggers the Utilities Department Sewer Lateral Abandonment
Policy. This policy states that any existing sewer lateral stubbed to the property must be
abandoned at the main as part of the overall project, unless the lateral is intended for reuse
and it passes a video inspection. If any existing sewer lateral is intended forreuse, the
owner shall submit a VHS videotape documenting the internal condition of the pipe to the
Utilities Department for approval.
1.1. 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. 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.
On motion of , seconded by, , and on
the following roll call vote:
AYES:
NOES:
ABSENT.
The foregoing resolution was passed and adopted this 15th day of November, 2005.
Mayor David F. Romero
ATTEST:
Audrey Hooper; City Clerk
APPROVED AS TO FORM:
Jona an Lowell, City Attorney
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