HomeMy WebLinkAbout02/12/2008, SS 2 - PRESENTATION OF THE PUBLIC HEARING DRAFT OF THE ORCUTT AREA SPECIFIC PLAN (OASP), AND DRAFT ENVIRON Ancouncil M..dwo..
aapenaa uEpoRt
CITY OF SAN LUIS OBISPO
FROM: John Mandeville, Community Development Director
Prepared By: Michael Codron, Associate Planner
SUBJECT: PRESENTATION OF THE PUBLIC HEARING DRAFT OF THE
ORCUTT AREA SPECIFIC PLAN (OASP), AND DRAFT
ENVIRONMENTAL IMPACT REPORT (DEIR).
CAO RECOMMENDATION
Receive a presentation on the OASP and DEIR, consider the proposed public hearing
schedule, and direct staff to proceed through the public review process.
REPORT-IN-BRIEF
The Orcutt Area has been identified as one of the City's main residential expansion areas
since the 1970's. In 1998, the City accepted a Planning Application from certain Orcutt
Area property owners requesting approval of a draft specific plan that they had prepared.
After the application was submitted, the City began working with all Orcutt Area property
owners and other stakeholders to develop a recommendation based on input from all of
the property owners, the school district, as well as General Plan policy input from staff.
In 2002, the City Council approved preparation of an environmental impact report based
on a revised specific plan as the project description and basis for environmental review.
A public hearing draft of the OASP and the DEIR for the project have been published and
are now being presented to the City Council. The OASP provides for the development of
approximately 1,000 new residences within the 230 acre plan area. Approximately 45%
of the Orcutt Area will be dedicated as open space or park land. The OASP also provides
for a centralized commercial core, a public school site and transportation projects
including a pedestrian and bike path over the railroad tracks at Industrial Way.
A public hearing schedule has been prepared that involves review of the OASP by several
advisory bodies including the Parks and Recreation Commission, Airport Land Use
Commission, Bicycle Advisory Committee, Cultural Heritage Committee, Architectural
Review Commission and Planning Commission. Staff is recommending that the City
Council direct staff to proceed through-the public hearing process at this time.
DISCUSSION
Brief History of the OASP and EIR Process
The City's General Plan has identified the Orcutt Area as a residential expansion area
since the 1970's. The current boundaries of the Orcutt Area were established with the
1994 Land Use Element Map. Land Use Element Policy 1.12.3, also adopted in 1994,
OL-1
Orcutt Area Specific Plan &....Draft EIR Overview �-
Page 2
says that no portion of the Orcutt Area may be annexed before a specific plan is prepared
for the whole expansion area.
In the late 1990's, certain property owners within the Orcutt Area began working with
Andrew Merriam, a local planner and designer, to prepare a specific plan to guide future
development. An application was submitted to the City in December, 1998, and the City
hired a planning consultant, Rincon Consultants,to help process the specific plan.
During the first few years, the consultant and City staff worked with all of the property
owners in the Orcutt Area that were willing to participate to try to develop consensus over
land use issues and development costs. After many revisions, a revised draft of the
specific plan was prepared in 2002, which was accepted by the majority of property
owners and the City Council as the project description for environmental review
(Attachment 1, City Council Minutes, 10-1-02).
In 2003, the City Council authorized a scope of work for an environmental impact report
(EIR) and agreed to share the cost of preparing the EIR with the applicants (Attachment
2, City Council Minutes, 2-4-03). Rincon Consultants, Inc., was selected as the EIR
consultant and the Planning Commission held a public scoping meeting on February 19,
2004, initiating the EIR preparation process. City costs associated with processing the
OASP and DEIR will be recovered through fees on future development.
2005 Environmental Studies Workbook and OASP Update
In 2005, the OASP DEIR was near completion when changes to the Urban Reserve Line
(URL) associated with adoption of the Airport Area Specific Plan made a new traffic
study necessary. When the URL was changed, the City's traffic model was updated to
include traffic generated by urban land uses on the Avila Ranch property along Buckley
Road. Once the traffic model was updated, it was determined that the OASP traffic study
would also need to be updated to insure accurate results for area intersections and
roadways, such as the Tank Farm/Broad intersection.
It took approximately one year for a new traffic study to be prepared. During this time,
the City and property owners took advantage of the downtime to update the OASP based
on all of the environmental studies that had been completed. The intent was to create a
self-mitigating specific plan. In other words, all of the mitigation measures now
identified in the DEIR are also reflected in the goals, policies, programs and standards of
the OASP. Certain mitigation measures that were too detailed for the body of the specific
plan document are listed in Appendix C of the OASP.
Entitlements Requested Include Annexation
The entitlements that have been requested through the planning application process
include General Plan amendments, pre-zoning, approval of the specific plan,
environmental review and annexation.
,Z-2
Orcutt Area Specific Plan . Draft EIR Overview
Page 3
Public Hearing Schedule
With the publication of the OASP and DEIR, a public hearing schedule has been prepared
for Council's consideration (Attachment 3). The schedule includes hearings for several
committees and commissions, including the Airport Land Use Commission, the Parks and
Recreation Commission, the Bicycle Advisory Committee along with the Architectural
Review Commission, the Cultural Heritage Committee and the Planning Commission.
This schedule is subject to change should a need for more lengthy review arise, especially
at the Planning Commission.
The discussions and conclusions made by the various advisory bodies will be reported to
the Planning Commission for consideration as part of their recommendation to the City
Council on the GASP and DEIR. The schedule culminates with City Council hearings to
consider the Planning Commission's draft of the OASP,beginning in July, 2008.
Overview of the Orcutt Area Specific Plan: Key Issues
Generalized Project Description
The Orcutt Area is located in the unincorporated county, southeast of and adjacent to the
City limits. The 230 acre area is bounded on three sides by the existing city limits, with
Tank Farm Road to the south, Orcutt Road to the east and north, and the Union Pacific
Railroad (UPRR) to the west (Attachment 4, Vicinity Map). There are currently 21
parcels, with thirteen different property owners, in the Orcutt Area.
The OASP includes policies and programs that will guide future annexation and
development of the area in a manner consistent with the General Plan, as required by
state law. It calls for open space, park, residential, and mixed residential and commercial
land uses (mixed-use development) as well as associated roads and multi-use
pedestrian/bike paths. A potential site for a school is also identified. Residential
development would take up approximately half of the total area, open space and
recreation approximately 45%, and the remaining land would be developed with mixed-
use and public facilities. At full buildout the plan provides for 979 homes. The OASP
contains detailed information on the acreage and location of each use, but since the exact
size of future parcels cannot be determined at the specific plan level, these numbers have
been generalized (Attachment 5,Land Use Summary).
Specific Plan Features
Some of the key features of the OASP include dedication of the Righetti Hill open space,
including trail access from the neighborhood park; extension of the Railroad Safety Trail
between Orcutt Road and Tank Farm Road; a centralized commercial core located across
the street from the park and school site; a variety of housing types with 75% of the units
planned to be in the form of duplex or other multi-family configuration; policies that
require about 150 deed-restricted affordable dwelling units to be constructed within the
Orcutt Area;; guidelines to create a cohesive neighborhood character through the design of
public and private improvements; a regional drainage solution; plans for transit to serve
2, -1
Orcutt Area Specific Plan p....'Draft EIR Overview
Page 4
the neighborhood; and a pedestrian and bike bridge that would connect the Orcutt Area to
Industrial Way and to the Broad Street corridor, including the Marigold Center.
School Site Issues
The location of the school site has been the subject of many meetings with School
District staff as the OASP has been refined. The plan shows the 4.62-acre site located
west of the neighborhood park, with a shared school/park facility located between the
school and the railroad tracks (Attachment 6, Neighborhood Park/School Plan).
Consultations with the San Luis Coastal Unified School District indicate that the
proposed location is preferred to previously proposed sites (Attachment 7, SLCUSD
correspondence).
Parkland Issues
The Parks and Recreation Element says that residential annexation areas shall dedicate
ten acres of parkland per 1,000 residents, with five acres per 1,000 residents to be
developed as a neighborhood park. Average household size in the City is 2.198 people,
and the Orcutt Area is expected to accommodate between 2,151 and 2,198 people.
Therefore, the specific plan is required to provide between 21.5 and 22 acres of parkland
with approximately 11 acres developed as a neighborhood park.
Development of the OASP would include a 12.39 acre neighborhood park, meeting the
Parks and Recreation Element requirement for developed parkland. The OASP identifies
a total of 20.72 acres of parkland, however, additional analysis and decision making is
necessary to determine if the proposed parkland dedications meet all of the applicable
City policies and standards. For instance, the OASP currently identifies 1.55 acres of
playgrounds within multi-family developments in the parkland total. According to the
Subdivision Regulations, such private recreation facilities may be counted towards
meeting the City's parkland requirements, with City Council approval.
In addition, some acreage that would normally count towards the total parkland acreage,
such as the area of the planned trail to the top of Righetti Hill, is not factored into the
OASP land use summary for parkland.
City staff and the applicants will continue to work through this issue and hope to develop
a resolution to the parkland requirement when we meet with the Parks and Recreation
Commission on March 5, 2008.
Urban Reserve Line
The 2002 draft of the OASP showed a modification to the Urban Reserve Line (URL) to
include all of the Orcutt Area. However, since Righetti Hill is to be designated
Conservation/Open Space with no need for City services, a revision was made to the
current OASP to keep the URL in its present location, with the exception of
approximately 7 acres of land on the northeast edge of the open space area that is
designated in the specific plan for low-density residential. A modification to the URL in
Zr/
Orcutt Area Specific Plan a . Draft EIR Overview _
Page 5
this location is one of the General Plan amendments requested by the applicants that will
be evaluated during the public review process.
Affordable Housing
Section 3.3 of the OASP includes goals, policies and programs for implementing the
General Plan Housing Element in the Orcutt Area. OASP Policy 3.3.1 establishes a
requirement that all of the affordable housing required by the City for expansion areas
(5% low income units plus 10% moderate income units for a total of about 150 units)
shall be met by building the affordable units on-site, within the Orcutt Area.
The low income unit requirement would be met through dedication of improved land
(with curb, gutter, sidewalk, street and utilities installed) to a City-approved affordable
housing developer. The moderate income unit requirement would be met by requiring
each subdivision in the Orcutt Area to construct a minimum of 10% of the proposed units
for moderate income households.
Public Facilities Financing Plan
The City has recently contracted with Goodwin Consulting Group to prepare a Public
Facilities Financing Plan for the OASP. The plan will become Chapter 8 of the specific
plan document. The plan will evaluate the financial feasibility of all of the public
improvements identified in the OASP and DEIR, and will recommend a fee program to
insure that the costs of these improvements are equitably distributed to the property
owners in the Orcutt Area. The PFFP will also identify financing mechanisms that would
be available to the owners and developers of the Orcutt Area, such as assessment districts
and reimbursement agreements.
Draft EIR and Significant Impacts
The DEIR is a public, informational document that analyzes the environmental impacts of
development envisioned by the OASP. State law requires the City to establish a 45-day
public review period for the DEIR. During this time, public comments regarding
potential environmental impacts that are made during public hearings or in writing to City
staff are considered. After the public comment period closes, a Final EIR is prepared,
which includes responses to all of the public comment made during the 45-day review
period. The 45-day period for the OASP DEIR is proposed to run from Wednesday,
February 13`h, to Monday, March 3Is'.
The DEIR identifies four impacts that are considered Class 1, significant and
unavoidable, in the areas of aesthetics, air quality and noise. These impacts are
summarized under the headings below. All other impacts identified in the DEIR are able
to be mitigated to a less than significant level.
Orcutt Area Specific Plan a... Draft EIR Overview
Page 6
Aesthetics
Two significant and unavoidable impacts occur in the area of aesthetics because of the
change of land use from rural to urban. One impact is caused by changes to the viewshed
from Orcutt Road and Tank Farm Road, and another impact arises because of the
project's affect on the aesthetic character of the site itself, including impeded views of
Righetti Hill.
Air Quality
The OASP is consistent with the population assumptions of the City's General Plan and
the Air Pollution Control District's Clean Air Plan (CAP). However, the OASP includes
a low-density residential area of approximately 27 single-family homes outside of the
current URL boundary. The CAP encourages development to occur within the URL of
cities, therefore, the project is inconsistent with the CAP and a significant and
unavoidable impact is identified.
Noise
The noise related impacts associated with specific plan development are considered
significant and unavoidable. Development of the Orcutt Area will contribute to noise
levels on surrounding streets, such as Orcutt Road, Tank Farm Road and Johnson
Avenue, which already exceed the noise exposure standards established in the Noise
Element of the City's General Plan. The DEIR concludes that development of the Orcutt
Area will contribute further to noise levels that already exceed standards, and while
mitigations have been included in the OASP, the impact is considered unavoidable.
Noise Element Policy 1.10 provides direction for when cumulative increases in noise
levels resulting from new development significantly impact existing noise-sensitive land
uses. Under these conditions, City policy recommends consideration of the following
mitigation measures:
1. Rerouting traffic onto streets that can maintain desired levels of service, consistent
with the Circulation Element, and which do not adjoin noise-sensitive land uses.
2. Rerouting trucks onto streets that do not adjoin noise-sensitive land uses.
3. Constructing noise barriers.
4. Lowering traffic speeds through street or intersection design methods (see also the
Circulation Element).
5. Retrofitting buildings with noise-reducing features.
6. Establishing financial programs, such as low cost loans to owners of noise-
impacted property, or establishment of developer fees to pay for noise mitigation
or trip reduction programs.
Orcutt Area Specific Plan', i Draft EIR Overview
Page 7
Section 4.5 of the OASP discusses noise and addresses noise on surrounding streets,
including Orcutt Road and Tank Farm Road. Johnson Avenue must also be addressed in
this section of the specific plan.
Traffic/Circulation
Several required transportation projects, both on-site and off-site, are identified in the
DEIR. These projects include improvements to major intersections such as
Orcutt/Johnson, Tank Farm/Orcutt, Laurel/Orcutt, and South/Broad. The costs
associated with all of the off-site and on-site transportation improvements identified in
the DEIR have been estimated by Wallace Group, who was retained by the City and the
property owners jointly to prepare costs estimates for the proposed projects. These cost
estimates will serve as the basis for the fee program that is being developed as part of the
Public Facilities Financing Plan.
Biological Resources
The DEIR is a program level environmental impact report. With respect to biological
resources this means that the potential affects of the project are analyzed and the DEIR
establishes a method that all future development must follow to insure that potential site
specific impacts are addressed. For instance, buildout of the OASP has the potential to
impact both plant and animal species endemic to the area. The DEIR establishes study
requirements and mitigation responsibilities that would apply to future development on a
case by case basis, depending on whether or not the resources are present on the particular
site of a proposed subdivision or development project. The DEIR establishes a program
for mitigating impacts to biological resources that is very similar to the program approved
for the Margarita Area and Airport Area Specific Plans.
Neighborhood Center Alternative
When the City Council authorized the preparation of the DEIR, it also authorized funds
for an alternative land use plan to be prepared for the Orcutt Area. The City and Orcutt
Area property owners shared costs for Stephanos Polyzoides (of Moule and Polyzoides,
Inc.) to prepare the Neighborhood Center alternative plan, which is analyzed in Section
8.2 of the DEIR. From an environmental perspective, the Neighborhood Center plan is
considered inferior to the proposed specific plan because of increases in noise, traffic, and
water demand, and reduced airport compatibility.
Other Environmental Impacts
Other issue areas covered in the DEIR include cultural resources, public safety, public
services, water/wastewater, drainage and water quality, geologic hazards, agricultural
resources, growth inducing impacts, cumulative impacts and global climate change.
o2 - 7
Orcutt Area Specific Plan a, . Draft EIR Overview _
Page 8
CONCURRENCES
The GASP and DEIR were developed through a collaborative process that included all
City departments with development review and public services requirements for
development in the Orcutt Area. The DEIR has been sent to the State Clearinghouse and
is being distributed to various California agencies for comment. Comments on the DEER
will be addressed by the consultant in the Final EIR.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis,
which found that overall the General Plan was fiscally balanced. Development of the
Orcutt Area as a residential expansion area is consistent with the General Plan. Therefore
(even though residential areas normally cost more to maintain than they produce in city
revenue), the citywide land use program will remain fiscally balanced with development
of the Orcutt Area.
City costs associated with processing the OASP include costs for a part-time consultant
between 2000 and 2002 (approximately $63,830), the cost of the Environmental Impact
Report (approximately $200,000) and the cost of a consultant hired by the City to prepare
an alternative design for the Orcutt Area ($25,000). The City and the applicants are
sharing in the EIR preparation costs, for a total City outlay of approximately $188,830.
These costs will be recovered by the City through a fee program that would be established
with approval of a specific plan for the Orcutt Area.
ALTERNATIVES
1. Direct staff to make revisions to the proposed public hearing schedule.
2. Continue consideration of the proposed public hearing schedule and direct staff to
provide additional information to the City Council regarding the specific plan and
DEIR at a future meeting.
ATTACHMENTS
1. City Council Minutes 10-1-2002
2. City Council Minutes 2-4-2003
3. Proposed Public Hearing Schedule
4. Vicinity Map
5. OASP Table 1.1 (Land Use Summary)
6. OASP Figure 2.5 (Neighborhood Park Plan)
7. SLCUSD correspondence
The Orcutt Area Specific Plan and Draft EIR are available for review and purchase at the
Community Development Department, 919 Palm Street. These documents can also be
downloaded here: http://www.slocity.org/communitydevelopment/oasp.asp
G:%C1)-PLAI\MC0DR0N\0ASPistaff reports(08)\0ASP_inb*CAR).dm
,2—
r� ATTACHMENT
City Council Meeting Page 3
Tuesday,October 1,2002-7:00 p.m.
C4. YOUTH BASKETBALL SPONSORSHIP AGREEMENT.
Public Comment:
Mary Beth Schroeder.2 Wilding Lane,asked if additional fees proposed for youth
basketbal6 Parks and creations DirectorLeSa a explained t there are no additional
fees.
ACTION: oved by Mulholland/Ewan to approv a Youth Basketball Co-
Sponso ip Agreement between the City of S Luis Obispo and the San Luis
Obispo runty YMCA,as recommended by a Parks and Recreation Commission•
motio carried 5-0.
C5. FI L MAP APPROVAL FOR TRACT 23 A 14 LOT SINGLE FAMILY RESID AL
D ELOPMENT DAT 93 FULLER D STONE CREE DEVEL ENT
UBDIVIDER .
ACTION: Moved by Muihollan an to adopt Resolution No. 369 002 Series
approving the final map for T 2366 and authorizing the Mayor o execute the
subdivision agreement on b alf of the City; motion carried 5-
06. APPROVE A CONTRACT O NDUCT THE CITY ATTOR RECRUITMENT AND
PROVIDE ASSISTANCE40 THE7re"etd
COUNCIL,
Public Comment-
Mary
omment
' Mary Beth Schroeder.20 WElding Lanen m about the costs of hiring a
consultant to conduct a recruitment aHuman Resources Department
could not do it Me o Settle replied thaey is hired by the City Council and the
City Council agreed. hire an outside firhe recruitment.
ACTION: .Moved by Mulholland/Ewan approve and authorize the Mayor to execute
a contract between the City of San s Obispo and Avery and Associates allowing
them to conduct the City Attorney Itment and provide assistance to the City
CoytSeil in the selection process otlon carried 5-0.
BUSINESS ITEMS
1. PROJECT DESCRIPTION AND AUTHORIZATION TO PREPARE AN
ENVIRONMENTAL IMPACT REPORT FOR THE ORCUTT AREA SPECIFIC PLAN(ER
209-98).,
Community Development Director Mandeville. Deputy Community Development Director
Draze and Associate Planner Matteson presented the staff report.
Deputy Community Development.Director Draze outlined the property owners' request for
revisions to the CAO's recommendation,which reads as follows:
The City Council recognizes the need for additional housing in the City of San Luis
Obispo. The City's General Plan calls for the ultimate annexation of the Orcutt Area
to be developed as a residential neighborhood:
z - 9
ATTACHMENT
City Council Meeting - Page 4
Tuesday,October 1,2002-7:00 p.m.
The Council hereby endorses the concept of amending the City's General Plan by
Increasing the number of allowed new housing units In the Orcutt Area to between '
850 and 950.
Further, the City accepts the attached draft exhibits as the basis for proceeding with
necessary studies,finalizing a draft Specific Plan,and preparing an environmental
analysis. It is understood that additional General Plan amendments may be
required, that related circulation issues remain to be finalized during this review
process,and that this conceptual acceptance for processing is not meant to be
binding on the property owners in detail at this time.
It Is also recognized that many of the owners will be designating"home sites"
which are Intended to protect their existing residences until they choose to develop
at some future date. (Language approved,see Action on page 5).
Staff Indicated that they had no objections to the language changes,as proposed by the
property owners.
Public Comments:
Andrew Merriam,representing the property owners,outlined the history and complexity of the
process to-date. He emphasized that there are 13 different land owners with very diverse
needs and desires and explained the plan has gone through many neighborhood meetings.
The plan has been adjusted many times along the way,he added,and reported that land use
density proposed is greater than previously recommended. Mr. Merriam pointed out where
there is consensus among the property owners and where there is"agreement to disagree".
He then outlined next steps and Indicated that he hopes the Council will support the concept '
and give conceptual approval to the higher density.
The followhto property owners sooke In support of the concent uraW approval of the
amended recommendations outlined above and asked the Counccil.to provide financial
assistance with the preparation of the Environmental impact Report
Jean Helphenstien(also representing Barbara Parsons),2312 Branch SL
Leo Evans,2248 Glacier Lane
Nick Mulck.3731 Orcutt Road
Patty Taylor,3731 Orcutt Road
Julie Jones.2599 Flora St.
David Grav,683 Evans Rd.
Dave Romero.2057 Skylark Lane,spoke In favor of moving ahead with the planning process.
Andrew Carter, 1283 Woodside Drive,agreed.
Mary Beth Schroeder.2085 Wilding Lane,also expressed support.
Brett Cross.1217 Mariner's Cove,observed that the design for housing In the conceptual map
appears to be a standard tract house,and recommended that the development Include a
greater mix of housing types and densities.
Andrew Merriam replied that there Is no subdivision map at this time and clarified that there is
a desire for flexibility in the design.
--end of public comments—
'/0
V; ATTACH
MEN
City Council Meeting Page 5
Tuesday, October 1,2002-7:00 p.m.
In response to public comments about the City helping to finance the preparation of the EIR,
Finance Director Steller noted that the long-standing policy is that the applicant pays for the
MR,unless the City is the applicant. He added that he would not recommend that the Council
waiver from that policy.
Individual Council comments followed. A majority of the Council endorsed the project
description and agreed to modify the CAO Recommendation,as requested by the property
owners.
Council Member.Mulhollandvoiced concerns about the density and type of housing
proposed She asserted that the planning concepts are old fashioned and not"transit-
friendly". She argued that there is a need for a better project description before
environmental review commences and expressed opposition to providing financial assistance
for the preparation of the EIR.
Vice Mayor Marx spoke in favor of the concept proposed and recommended that the Council
consider granting the property owners a loan of 50%of the money needed for environmental
review. Coucnil Member Ewan agreed and suggested that the loan be recouped during the
development phase. Mayor Settle suggested that a discussion about financial assistance be
postponed until the next budget period.
Council Member Schwartz spoke in favor of the project and the density proposed,but
expressed some concerns about the design. He commented that he hopes that there will be
some creativity and imagination used in designing the community and proposed a planned
development concept with mixed uses.
ACTION: Moved by Ewan/Schwartz to approve the CAO recommendation,as
recommended by the property owners(see page 4);carried 4:1 (Mulholland).
Note: A nWorlty of the Council Indicated they would be willing to consider a higher
density of 1,300 units as allowed by the Airport Land Use Plan.
ACTION: Moved by Ewan/Marx to direct staff to take a look at financing alternatives
(that will allow the City to recoup any investment),for the preparation of the MR;
motion carried 4:1 (Mulholland).
Mayor Settle took Item 3 next(See Action on Item 2 on page n.
3. SAN LUIS OBISPO COUNCIL OF GOVERNMENTS'(SLOCOG) DRAFT HOUSING
NEEDS PLAN.
Associate Planner Hook presented the staff report and recommendations included in the
staff reporL In addition, he summarized an alternative recommendation distributed to the
Council after the agenda was distributed(see memo on file in the Office of the City Clerk)
which includes a modified job growth percentage and lower number of new units required
for San Luis Obispo.
Steve Devencenzi,SLOCOG Director, pointed out that the share of job growth county-wide
is 42.91%and noted that if the factor Is reduced for SLO, it will have to be reduced in all
other communities. The result of doing so would be neutral, he concluded. In response to
' Council Inquiry, he reported that dormitories on the Cal Poly campus are considered "group
quarters"and are not counted toward the total number of housing units. He added that the
MACNMEN 2
City Council Meeting Page 6
Tuesday, February 4,2003-7:00 p.m.
ACTION: Moved by Settle/Mulholland to adopt Resolution No. 9419(2003 Series),as
revised, upholding and denying the appeal(two trees maybe removed,one to '
remain). (3:1:1,Schwartz opposed,Ewan refrained due to a potential conflict of
Interest).
BUSINESS ITEMS
3. SCOPE OF WORK AND SHARED COSTS FOR AN ENVIRONMENTAL IMPACT
REPORT FOR THE ORCUTT AREA SPECIFIC PLAN(ER 209-98).
Associate Planner Matteson presented the staff report and clarified that the initial cost of
the EIR to the City's General Fund will be$90,500. The property owners will provide
matching funds,for a total of$1811000.
Vice Mayor Mulholland stated that she objects to going out for an EIR without a specific
plan. Associate Planner Matteson presented the latest version of the concept plan and
Community Develoament Director Mandeville advised that in order to do an EIR you need a
project description,not a full plan. Council Member Settle argued that the applicant has
clearly defined by the project.
Public Comments:
Applicant Jeanne Helohenstlne.2312 Brant Street In Arroyo Grande(speaking for herself and
her mother Barbara Parsons),explained that she Is hoping to continue the process,share
costs and discuss the scope of work for the EIR.. She argued against including in the MR a
design alternative study.
Andrew Merriam.Canon Associates,(on behalf of four of the applicants)used a map to
demonstrate property ownership and to emphasize the difficulty of achieving a specific plan
when nine property owners don't want to participate. He suggested modifications to the
scope of the EIR(see letter on file in the Office of the City Clerk),prlmadly to keep the costs in
check and to most the needs of everyone.
Leo Evans.2248 Glacier Lane in.Santa Marla(owns five acres of property In the planning
area),objected to being Included In the specific planning area and argued that to do so wpl be
placing an unfair lien on his property. He doesn't see the property suitable for building,
questioned the density proposed,and asserted that there will be increased cost to develop.
Nick Muick 3731 Orcutt Road,(speaking for himself and three other property owners: Phyliss
Emil,Jean Andaman and Paul Garay)spoke In objection to being Included In the specific plan
and in the preparation of the EIR. He asserted that EIR consultants would not be allowed on
their properties.
John Belsher,2606 EI Cerrito,spoke In support of the modifications proposed by the
applicant to the scope of work for the EIR. He also encouraged the Council to settle the
argument about the school site soon by taking the matter to the Airport Land Use
Commission.
Andrew Carter,1283 Woodside Drive,proposed that the EIR consider traffic Impacts and,
rather than study the bicycle and pedestrian connection,consider an at-grade car crossing at
Industrial Way.
07, �A;2
AT KHMENT 2
City Council Meeting Page 7
Tuesday, February 4,2003-7:00 p.m.
i
Applicants Phil and David Grey,1320 Archer(Mid-State properties),spoke In support of the
' staff recommendation and modifications proposed for the EIR scope of work They
encouraged the Council to proceed with the EIR.
Steve Delmartini.962 Mill,spoke in favor of the City's participation in the cost of the EiR. He
asked City staff to comment on the claim presented by Mr.Evans.
Wes Burke.962 Mill Street,commented In support and urged the Council to take this
opportunity to create housing affordability.
—end of public comments—
Actina City Attorney Truiillo advised that the Council's action would not result in any liens
and explained that if an annexation Is proposed and approved by LAFCO,costs would be
recouped at the time of development. He stated that no fees will be assessed if a property
owner chooses not to develop. Finance Director Statleremphasized that no financial
strategy proposed or discussed ever included any placing of lien.
Vice Mayor Mulholland voiced opposition to the City participating in the cost of the EiR
because the Council has not yet seen aspecific plan and the property owners will benefit if
and when they sell or develop their land.
Council discussion followed regarding the six modifications for the EIR scope of work
proposed by Andrew Merriam. Staff provided advice and comment. Acting City Attorney
Tru Zito cautioned that it would be better to allow the analysis to be done by a consultant
rather then allow for the EIR to be subject to a legal challenge.
' ACTION: Moved by Settle/Ewan to 1) approve the Request for Proposal (RFP) for
the Orcutt Area EIR, and authorize the City Administrative Officer to award the
contract if it is within the contract estimate of$120,000, subject to prior receipt of
funds from the applicants for their share of the contract and administrative costs.
2)Authorize the City Administrative Officer to approve and issue an RFP to prepare
an alternative design emphasizing cluster and courtyard development;and to award
the contract If within the contract estimate of $25,000, subject to prior receipt of
funds from the applicants for their share of the contract costs. 3)Approve funding
50°/6 of the total cost of the EIR ($156,000, Including administrative costs of 30% in
conformance with City policy) and alternate design services ($25,000), and
appropriate $90,500 from the General Fund unreserved balance for this purpose,
with the balance ($90,500) to be paid by the property owners prior to any contract.
awards by the City Administrative Officer;direct.that the City's share of these costs
will be reimbursed at the time of development in the manner set forth In the specific
plan infrastructure financing program. 4) Adopt the following criteria for
considering any future requests by other applicants for City financial participation
in funding an EIR: The City will consider financially participating In the cost of EIR
preparation only when it is for a specific plan, there are a significant number of
property owners, and the City wants to encourage expedited preparation as a high
community-wide priority; motion carried 4:1 (Mulholland opposed).
At 11.20, the Council reviewed the balance of the agenda and mutually agreed to complete
the agenda.
4. TELECOMMUNICATIONS FACILITY LEASE AT SANTA ROSA PARK.
' Parks and Recreation Director LeSage presented the staff report.
Z -/,3
ARML
ql
ILm
t
ra
T
L'
ri
,r
G
e
6 C
o y u
ru ® n
$ q
is P iq
M
D �
ro
in ti �
� N L
r
C N1 C
1 M A
rt� 1
a
1
1% N w w NJ m
9 u) 4J t0 1+
cm
1`o w e C a s[ �' o p l —" �" ^ c of w n .o a a
> = 7(] O G N L S C -.w X: d n T a A G C
IL
0 = o
n _ , '-rL
o NOS. St U2 6 V Ojy aKU
z�y
�, ' ADRAFT ORCL1 tAREA SPECIFIZANN
I Introduction
Elmt
I F00 ILL Z
KS
IEo POLICE
Ano a P
m �✓
SAN LUIS OBISPO
HIGH SCHOOL
/3�� FRENCH HOSPITAL
(A l SERRA VISTA REGIONAL
�`;;JJ MEDICAL LEITER
I J I O FIRE STATION 01
I B SINSHEIMER
ELEMENTARY SCHOOL
I V p P $ ( 7O FIRE STATION 03
1
s ��� c . }.tel y +Ii .� -_- -.-. CITY LIMIT LINE
URBAN RESERBVE LINE
—
ti� '
.7
`r r // I L - sJe t I
ORU\TTI
F- SCALE. 1- 3000'
'• MCYT
ORCUT S�PS.'iFIC
PLAN AREA
�L
NK F S� t.�' !
i
Lu
1
BUCKLEY ROAD
FIGURE 1.1 SITE LOCATION MAP
December 2007 1-3 City of San Luis Obispo
ZiL„5�
TABLE 1.1 -LAND USE SUMMARY
Land Use Zoning Acres Density Total %ofOrcutt
Units Area
RESIDENTIAL
Low Density Residential
Detached single family, R-1-SP 53.29 Up to 7 du/acre2 264 23.08%
5,000-15,000 sf.Lots
Medium Density Residential
Detached/attached single family
w/zero lot line;duplex units R-2-SP 31.23 Up to 12 du/acre2 276 13.53%
Knimum lot size of 3,000 sf.
Medimn-High Density Residential
Multi-plea units;mobile homes and multi R-3-SP 20.88 Up to 18 du/acre2 336 9.04%
family apartments'
High Density Residential
Multi-family apartments' R4-SP 5.4 Up to 24 du/acre2 103 2.34%
Subtotal 110.8 979 s 47.99%
COMMERCIAL
Community Commercial/Mixed Use
CC-MU 2.756 1.19%
OPEN SPACE AND RECREATION
1 Open Space C/OS-SP 81.46 3529%
4 Parks
Neighborhood Park(ballfields, ball P-F-SP 12.39 5.37%
courts Playgrounds)
Linear Park/FlaodableTerrace P-F-SP 6.78 2.94%
Playgrounds and greens in medium high
density residential 3 R-3-SP/ R4-SP 1.55 0,67%
Total Parks
20.72 8.98%
Detention Ponds I 0.52 0.23%
PUBLIC FACILITIES
Roads
Arterials,Collectors and major Local 14.66.32%
TOTAL 230.85 979 5 100.00%
These types of housing reflect examples of housing types within each residential category.
r This range reflects the minimum and maximum densities for residential development.
r 3 Playground and greens in medium-high and high density,residential(R-3 and R-4)is at 0.06 acres per acre of development
I4 This plan provides 20.72acres total of active park 19.17 acres will be zoned P-F-SP and 1.55 acres will be zoned R-3-SP/R-4-SP.
6 This figure represents full development potential buildout of maximum allowed units on each property,actual development may be lower.
6 This acreage is for CCMU and is expected to support 8,000 SF of retail and 8,500 SF of office space.The balance of the area will be devoted to
residential in a mixed-usc configuration
i
December 2007 1-5 City of San Luis Obispo
2i 16
DRAFT ORCUTT AREA SPECIF11C1 A ,
2 Conservation, Open Space and Recreation
B=P=&
PEDEMVJM
COMUDM
I 0
a
c CREEK CORRMR
P N &OPEN SPACE
PEAYINGFMD t) v �ewto
----Y
OPEN SPACE �uCt�ItI Ea 1
P
7 _ y
BIKE PAM&
PEDEMVJi _ "'
CORRMOR
` °OC:3
00
9*Y fB®0
oo e
®®
Eli oa ®�
m ° o
® o 0 LffLi ®®E9
V
IL
.r
P
p
J `C'STREET
�__
OPEN SPACE
FIGURE 2.5 NEIGHBORHOOD PARK PLAN
December 2007 2-13 City of San Luis Obispo_f!�
1AC ME 7
San Luis Coastal Unod School District
1500 Lizzie Street
/� San Luis Obispo,CA 93401 -3062
(805)549-1200
CITY OF SAN LUIS OBISPO
.September 19, 2006
SEP I2 2006
COMMUNITY DEVELOPMENT
Michael Codron, Associate Planner
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, Ca 93401
Dear Michael,
Thank you for the opportunity to review and comment on the revised
design concept for the Orcutt Area Park/Elementary School Plan. The
revised site plan moves the school building about 250 feet further from the
railroad tracks and is superior to the original concept plan. The California
Department of Education advises that schools should not be located
adjacent to hazardous areas and this revised plan does place the school
building further away from the railroad tracks.
There appears to be adequate acreage to support an elementary school
at this location.
Sincerely,
Brad Parker
Director, Facilities, Operations and Transportation
Cc: Russell Miller