HomeMy WebLinkAbout06/20/1989, C-2 - GENERAL PLAN AMENDMENT AND REZONING GP/R 1312, CONSIDERATION OF AMENDING THE LAND USE ELEMENT MAP O MEETING DATE.
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COUNCIL AGENDA REPORT , '91
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FROM Michael Multari, Community Development Director; By: David Moran Assistant
Planner
SUBJECT: General Plan Amendment and Rezoning GP/R 1312, consideration of amending
the Land Use Element map of the general plan and zoning map from Medium
Density Residential with special considerations (R-2-S) to Office/Planned
Development (O-PD) for a 5.5 acre portion of a 6.2 acre site adjacent to
the French Hospital.
CAO RECOMMENDATION
passage to
Give finalA ordinance No. 1148 to concur with a negative declaration on environmental
impact and approve the PD rezoning and preliminary development plan.
INTRODUCTION
On June 6, 1989, the Council voted 3-1 (Councilman Reiss stepped down) to approve a
general plan amendment and rezoning of 5.5 acre portion of the French Hospital property
from medium density residential to office and from R-2-S to O-PD zoning. A preliminary
development, plan was approved concurrently with the rezoning which includes a 39,000
square foot building which will be used for the relocation and expansion of treatment for
chemical abuse and psychiatric disorders (refer to diagram, attached).
The current designation, Medium Density Residential, and R-2-S zoning allows dwellings
and, with use permit approval, schools and churches. The site could support as many as
75, two-bedroom dwellings.
SIGNIFICANT IMPACTS
The Council has concurred with the negative declaration on environmental impact. No
significant fiscal impacts are anticipated.
CONSEQUENCES OF NOT TAILING THE RECOMMENDED ACTION
If Ordinance No. 1148 is not adopted, the existing zoning (R-2-S) would not be consistent
with the new land use designation (Office) which was adopted by resolution of the City
Council at your June 6th meeting. This inconsistency would have to be remedied before the
proposed project could proceed. If the Council wants to adopt a different zoning
designation for the site, a new ordinance would have to be introduced.
RECOMMENDATION
Grant final passage to Ordinance No. 1148 to concur with the negative declaration on
environmental impact, approve the rezoning and preliminary development plan.
Attachments: Vicinity Map
Site plan reduction
Ordinance No. 1148
VICINITY MAP GP/R 1312
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ORDINANCE NO. 1148 (1989 SERIES)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS
OBISPO APPROVING GP/R 1312, AMENDING THE OFFICIAL ZONE_
MAP OF THE-CITY TO REZONE APPROXIMATELY 5.5
ACRES AT 1825 JOHNSON AVENUE FROM R-2-S TO O-PD
WHEREAS, the Planning Commission and the City Council have held hearings to consider
appropriate zoning on the subject property in accordance with Section 65800 et. seq. of
the Government Code; and
WHEREAS, the project will not have a significant adverse impact on the environment
and has been granted a negative declaration subject to the mitigation measures listed in
initial study No. ER 10-87 which is hereby incorporated by reference; and
WHEREAS, the proposed rezoning and preliminary development plan will not be
detrimental to the health safety and welfare of persons living or working in the area or
at the site; and
WHEREAS, the proposed rezoning and preliminary development plan are consistent with
the general plan; and
WHEREAS, the proposed project is appropriate at the proposed location and will be
compatible with surrounding land uses.
WHEREAS, features of the proposed rezoning and preliminary development plan design
achieve the intent of conventional standards for privacy, parking and neighborhood
compatibility as well or better than the standards themselves.
WHEREAS, the proposed preliminary development plan transfers allowable development
within the site from areas of greater environmental sensitivity or hazard to areas of
less sensitivity or hazard.
NOW THEREFORE BE IT ORDAINED by the Council of the City of San Luis Obispo as
follows:
SECTION 1. That the area shown on the map attached hereto marked Exhibit "A" and
included herein by reference, be reclassified from. R-2-S to O-PD.
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Ordinance No. 1148(1989 Series)
Page 2
SECTION 2. After review and consideration, the determination of the Community
Development Director to approve a negative declaration is hereby affirmed.
SECTION 3. That the approval of the Planned Development Rezoning and preliminary
development plan shall be subject to the following conditions:
1. The applicant shall file a precise development plan for city approval within six
months of preliminary plan approval. The Preliminary Development Plan approval shall
expire if a precise development plan is not filed and approved.
2. Project shall be built, maintained and operated in strict conformance with approved
precise development plans.
3. Uses for the project shall be limited as follows:
Use Max. Floor Area Description
Summit Place 15,000 sq. ft. Maximum of 40 beds devoted to the
treatment of chemical abuse problems.
Central Coast
Psychiatric Center 10,000 sq. ft. Maximum 20 beds for the treatment of
chronic behavioral disorders.
Support Staff Offices 6,000 sq. ft. Professional and paraprofessional
support for services outlined above.
None of the office space may be used for
the conduct of business which is not
directly associated and affiliated with
French Hospital, Summit Place or the
Central Coast Psychiatric Center.
French Hospital
Doctors Offices,
Business Offices 8,000 sq. ft. Offices to be used exclusively by
doctors who are on the staff of the
hospital, as well as business offices
for the hospital and uses outlined
above. None of the office space may be
used for any enterprise which is not
directly associated and affiliated with
French Hospital, Summit Place or the
Central Coast Psychiatric Center.
Ordinance No. 114(5989 Series)
Page 3
4. A permanent open space and pedestrian access easement shall be dedicated to the city
for the areas generally shown on Exhibit "B°, and subject to the approval of the
Community Development Director and City Attorney. The open space and access easements
shall run with the land and provide the following limitations on land use or
alterations:
a. No structuresor solid fencing shall be placed on or within.said premises.
b. No advertising of any kind shall be located within said premises.
C. The general topography of the area shall be preserved substantially in its
existing condition. No grading shall be allowed except as permitted by the
Community Development Director.
d. No removal of vegetation except for fire protection or other hazards or
elimination of diseased growth as approved by the Community Development
Director:
C. The open space easement shall include the areas of the site shown generally on
the attached exhibit.
5. Pedestrian access trails and parking amenities shall be provided for the open space
areas to the approval of the Planning Commission and City Council. Public access
shall include at least:
a link between Ruth Street and Beck Street.
-- a link between Johnson Avenue and the open space areas separate from the
parking lot.
-- resting places/benches.
-- a link to the railroad right-of-way so that people can get to the train
station and Railroad Square_
6. The building shall maintain a minimum 20 foot setback from the physical top of bank
adjacent to the railroad right-of-way.
7. On site and off site fire hydrants shall be provided to the satisfaction of the City
Fire Department.
8. Site grading and drainage shall be to the satisfaction,.of the City Engineer and
Community Development Departments.
9. Water acreage fees shall be paid prior to issuance of any building permits for the
property.
10. Project shall have a Johnson Avenue address as determined by the Community
Development Department:
11. Fire access drives or lanes shall be red curbed and signed as required by the Fire
Department. . (/O
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Ordinance No.. 1148 (1989 Series)
Page 4
12. Trash enclosures shall be located as approved by the Community Development Director.
Trash enclosures shall be located within a reasonable distance of the building..
13. Final development plans shall show all existing and proposed utilities, including
existing facilities to be relocated.
14. Building design, landscaping and signage shall be as approved by the Architectural
Review Commission.
15. The applicant shall improve the project's entire Breck Street and Fairview Street
frontages, to the approval of the Community Development Director and City Engineer.
The installation of these improvements may be deferred by the City Council.
16. A 6 foot masonry wall shall be constructed along the project's southerly boundary
which adjoins the 1 acre property fronting on the iris Street cul-de-sac to the
approval of the Architectural Review Commission.
17. At a minimum, the project shall incorporate the following water consumption
mitigation measures:
-- 1.5 gallon toilets
--
low-flow_ fixtures
-- drought tolerant landscaping
-- pressurized hot water circulation
18. The applicant shall investigate the feasibility of retaining facilities for
helicopter landing at the site or in the vicinity and shall submit written
documentation this effort to them Planning Commission and City Council.
19. The precise development plan shall be submitted for review and approval of the
Planning Commission and City Council.
20. Potential traffic impacts shall be mitigated by the following:
A. Participation toward the cost of signalizing the Ella Street/Johnson Avenue
intersection as follows:
$80,000 X 0.25 = 320,000'
• Represents 1/4 of total signalizing cost
B. Provision of left-turn pockets on Johnson Avenue at Ella Street..
C. Re-striping of east-bound Ella Street at Johnson Avenue to allow two lanes
east-bound and one lane west-bound.
D. Re-striping of the main (Lizzie Street) access driveway to allow for two exit
lanes.
Ordinance No. 11441989 Series)
Page 5
F. Narrowing of the planter area near the northeast corner of the hospital building
so it does not intrude into'the medical building accessway. (refer to attached
diagram)
G. Striping of a centerline in the accessway from Johnson Avenue to the vicinity of
the south property line of the French, Hospital.
H. Provision of traffic signal sensors (loop detectors) to be located in the Lizzie
Street exit from the French Hospital site and timing of the signal to ensure a
safe level of service of the intersection and parking lot aisles.
21. The interior of the building shall satisfy the noise standards contained in the
general plan (45 Ldn).
22. Trees shall be planted on the embankment adjacent to railroad tracks to the approval
of the Community Development Director and Architectural Review Commission.
Code Requirements
1. The building shall be provided with an approved automatic fire sprinkler system to
the approval of the City Fire Department.
2. Sanitary sewer service shall be provided to the satisfaction of the City Engineer and
Utilities Engineer.
SECTION 4. A synopsis of thi's ordinance; approved by the City Attorney, together
with the ayes and noes, shall be published once in full, at least three (3) days prior to
its final passage, in the Telegram-Tribune, a newspaper published and circulated in said
city, and the same shall go into effect at the expiration of thirty (30) days after its
said final passage. A copy of the full text of this ordinance shall be on file in the
office of the City Clerk on and after the date following introduction and passage to
print and shall be available to any interested member of the public.
On motion of Councilmember Pinard , seconded by
Councilmember Rappa . and on the following roll call vote:
AYES: Councilmembers Pinard, Rappa, and Mayor Dunin
NOES: Councilmember Settle
ABSENT: Councilmember Reiss
introduced
the foregoing ordinance this 6th day of June
1989.
a�•al •�
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Ordinance No. 11441989 Series)
Page F
/Mayor Ron Dunin
ATT
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City Clerk Pam
T97-
APPROVED:
City Ad inistrative Officer
City Attor -
U D
Community 14pvelopmcnt Director
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