HomeMy WebLinkAbout11/07/1990, 2 - APPEALS OF THE PLANNING COMMISSIONS ACTION TO DENY TWO APPLICATIONS FOR GENERAL PLAN LAND USE MAP A City of San LUIS OBISPO MEETING DATE:M NUMBB9
COUNCIL AGENDA REPORT X
FROM: Arnold Jonas Community Development Director 0
PREPARED BY:. Greg Smith, Associate Planne
SUBJECT:
Appeals of the Planning Commission's action to deny two applications for General
Plan Land Use Map amendments and rezonings:
GP/R 1454 (Orcutt I), a request to amend the land use element map and rezone a
6.5 acre portion of a 73 acre site from service commercial light industrial to medium
high density residential at the southeast corner of Broad Street and Orcutt Road,
and
GP/R 1464 (Orcutt In, a request to amend the land use element map and rezone
an 11.4 acre site from service commercial/light industrial to medium high density
residential for a site bounded by the railroad right-of-way and Orcutt Road.
CAO RECOMMENDATION:
Review the applications, appeals, staff report, and expanded initial study; and
consider testimony and the action of the Planning Commission; and determine .
whether to:
A. Approve the mitigated negative declaration filed by the Director for the
projects, or require additional studies and/or mitigation measures. !
B. Approve or deny General Plan and Rezoning Amendment GP/R 1454(Orcutt
I).
C. Approve or deny General Plan and Rezoning Amendment GP/R 1464(Orcutt
REPORT IN BRIEF:
This report evaluates consistency of the proposed amendments with adopted and proposed
Land Use Element policies, and also evaluates the feasibility of mitigating various site
constraints -including noise and sensitive riparian habitat. The report also summarizes the
findings of the expanded initial study and mitigated negative declaration for the projects.
Staff concluded that the rezonings would be consistent with applicable policies, and that site
constraints could be adequately mitigated.. The Planning Commission concluded that the
sites were better suited for commercial and industrial uses.
I
GP/R 1454 & 1464
Page 2
.DISCUSSION: t
Background
The Orcutt I and Orcutt II applications were filed in July and October of 1989, respectively.
An expanded initial study of environmental effects was prepared for the two projects.
Analysis of the traffic impacts of the projects was coordinated with application GP/R 1452
"Brickyard Rezoning", 2900 Broad Street, which was withdrawn on October 24, 1990.
It does not appear that the change in status of the Brickyard application will change the
conclusion or recommended mitigation measures of the Orcutt I and II expanded initial
study: the measures are largely in general terms, and are to be implemented at the time
specific development proposals are processed. The initial study has not been amended to
delete references to the cumulative impacts of the three projects.
The Planning Commission considered Orcutt I and II on several occasions prior to their
denial on September 26, 1990. Included was action to continue consideration of the
applications on May 9, 1990, to allow review of the major land use issues to occur
concurrently with or subsequent to consideration of the Land Use Element update.
On July 31, 1990, the City Council- at their first study session to consider the LUE update
draft - directed the commission to resume processing of the applications, without waiting
for further progress on the Land Use Element update.
GP/R 1454, Orcutt I
Data Summary
Address: 761 Orcutt Road.
Applicant: Wood Investments
Representative: James T. Wood
Current Zoning: M (Industrial) and C-S-S (Service Commercial - Special Considerations)
Current General Plan: Service Commercial/Light Industrial
Applicant Proposed Zoning: R-3 (Medium High Density Residential) and C-S-S
Applicant Proposed General Plan: Medium High Density Residential and Service
Commercial/Light Industrial
Environmental Status: The Director has recommended a Negative Declaration of
environmental impact
Site Description
The 73-acre site is vacant and consists of five lots of record and a 60 foot wide utility
easement which extends from Sacramento Drive to Orcutt Road. Two minor creek
tnbutaries cross the site which are considered significant riparian corridors by the
Department of Fish and Game. Surrounding land uses include industrial zoned land to the
south and east, and service commercial zoned land to the north and west.
Project Description
The applicants want to amend the land use element map and rezone a 6.5-acre portion of
a -�
GP/R 1454 & 1464
Page 3
_. the site from service commercial/light industrial to medium high density residential (R-3
zoning) and to retain a small portion fronting Broad Street as service commercial (C-S-S
zoning). Under the proposed zoning, as many as 120 dwellings could be built (6.5 acres @
12 units per acre). The applicant has recently suggested that the portion of the site
between Broad Street and the utility easement - approximately one acre - be retained as
an open space easement, which could reduce the number of units significantly.
GP/R 1464: Orcutt I1
Data Summary
Address: 953 Orcutt Road
Applicant: SLO Partners
Representative: Norman Beko
Current Zoning: M (Industrial)
Current General Plan: Service Commercial/Light Industrial
Applicant Proposed Zoning: R-3 (Medium High Density Residential)
Applicant Proposed General Plan: Medium High Density Residential
Environmental Status: The Director has recommended a Negative Declaration of
environmental impact.
Site Description
The 11.8-acre site is bounded by the railroad right-of-way to the east, Orcutt Road to the
north, developed industrial land to the south and vacant industrial/service commercial land
to the west The site is vacant except for a large Victorian era house which fronts on Orcutt
Road; the site consists of two lots of record. Two minor creek tributaries cross the site
which are considered "significant riparian corridors" by the Department of Fish and Game.
(Note: 1.6 acres of the site have recently been acquired by the city for in accordance with
the plan for Orcutt Road widening and overpass projects. Earlier reports on this project
refer to a site area of 13.4 acres).
Project Description
The applicants want to amend the land use element map and rezone the site from industrial
to medium high density residential (R-3 zoning). Under the proposed zoning, as many as
212 two bedroom dwellings could be built (11.8 acres at 18 units per acre). The actual
number would be decreased if Sacramento Drive is extended, or if other new street
dedication requirements are imposed.
EVALUATION
Both applications raise similar issues with regard to land use and housing policies, and with
regard to the sites' suitability for residential use. Staff suggests the council evaluate the
applications primarily in terms of those major policy issues.
1. General Plan Consistency - Adopted Policies
Evaluation of city land use decisions must take into account the issue of jobs/housing
balance. The issue is identified in the adopted Housing Element, which includes the
a�3
GP/R 1454& 1464
Page 4
following policies (Housing Element, 1986, pp.798)
"New housing production should keep pace with enrollment and employment growth
and help reduce commuting."
'The city will discourage activities which would aggravate the imbalance between
residential and employment opportunities among the communities in the housing
market area."
The adopted Land Use Element includes the following policies (Land Use Element, 1977,
as subsequently amended):
' he City should ... seek to balance employment or enrollment distribution changes
with commensurate residential development distribution." (Page 8)
'"The City should coordinate residential development with employment, enrollment
or other economic base alterations to assure that persons or families working,
attending schools,or conducting other activities in San Luis Obispo,have appropriate
opportunity to reside here rather than commute." (Page 13)
Excerpts from the General Plan including those policies -as well as those related to service
commercial and medium density residential uses - are attached.
2. General Plan Consistency - Draft Policies
The draft Land Use Element (currently being restudied by the commission at council
direction) includes specific policies regarding jobs/housing balance (Land Use Element -
Planning Commission Draft, April 1990):
' he city should manage its growth and influence regional growth so that ... the gap
between'housing demand (due to more jobs and college enrollment and supply is
not increased. (Page 9)
"The city will reconsider rezoning vacant, suitably located office, commercial, and
industrial land for residential use. [Reference to"Special Design Areas".] (Page 17)
The "Special Design Area"policies for the Orcutt I and II sites are attached. These policies
would encourage a mix of uses, including "a substantial residential component". The
applicants for both sites have testified in opposition to the minced-use concept, questioning
its feasibility.
3 Residential Development Constraints and Environmental Impacts
A number of constraints to residential development of the sites have been identified by the
environmental review process and during commission hearings. These constraints are
summarized below; refer to the attached initial study for more detailed analysis.
A. Noise. Much of each site is affected by traffic and railroad noise which exceeds
the levels considered acceptable for residential use. The initial study concludes that
feasible mitigation measures are available, such as using special glazing in windows,
a - V
GP/R 1454 & 1464
Page 5
siting buildings to serve as noise barriers for outdoor use areas, etc. The approach
would be similar to those used in the Edna/Islay Specific Plan area.
B. Circulation and Traffic. Residential development of the Orcutt I and II sites
would affect and be affected by- increasing congestion on Broad Street and Orcutt
Road. Mitigation measures are proposed in the initial study, including limiting
driveway access to both streets, intersection improvements, and extension of
Sacramento Drive across the Orcutt II site to connect to Orcutt Road. Likely
development of the sites under current zoning designations would likely involve
similar, although perhaps less severe, traffic impacts.
C. Creek Preservation and Enhancement. The various creeks crossing the site
provide several acres of existing or potential riparian habitat. The initial study
concludes that the creek environment can be adequately protected if 20-foot buffers
are provided between residential development and the riparian habitat areas.
D. Air Quality. Residential development of the site would generate emissions
associated with auto use by new residents. The level of emissions is not compared
to that which might occur with commercial/industrial development. The initial study
recommends various trip reduction measures be analyzed at the time of development.
E. Archaeological and Historical Value. It is possible that Chumash cultures used
both sites in prehistoric times, although no specific sites with archaeological value
have been identified. The initial study recommends supervision of future
development by a qualified archaeologist.
An existing house dating to approximately 1910 is located on the Orcutt II site.
Preservation of the house is recommended in the initial study, since the Cultural
Heritage Committee has determined it is historically significant.
4. Residential Project Boundaries
As noted in the project description above, the applicant requests that a portion of the
Orcutt I site be retained with service commercial zoning about one quarter mile south of
the Broad/Orcutt intersection. Given the shallowness of the lot, the trees present on the
site and the creek running along the easterly portion, this site will likely be very difficult
to develop with uses allowed under that zoning.
Approximately nine parcels have been developed with residential uses between the
southerly property boundary of the Orcutt I site and the industrial zoned land fronting
Capitolio Way. These dwellings are nonconforming uses, since dwellings are not allowed
by current C-S regulations.
Providing access to the C-S-S remainder of the Oructt I parcel - or to the adjacent shallow
parcels - via the Orcutt I on-site circulation system would be difficult. Multiple driveways
to Broad Street are likely to remain under either residential or commercial development
scenarios. These lots would also face the same land use compatibility and noise problems
as the Orcutt I and II sites.
�- 5
GP/R 1454 & 1464
Page 6
5. Relationship of Residential Development to Neighborhood
Planning Commission evaluation of the proposed rezoning addressed the question of
whether a desirable residential or mixed-use neighborhood would be created on the site,
as opposed to an isolated project or projects.
Neighborhoods provide a unique sense of security and familiarity which distinguishes them
from each other and from areas which are clearly not neighborhoods. The Land Use
element does not define "neighborhoods", but offers broad performance criteria which
should be met before land may be devoted to residential use, especially multi-family use
such as the Orcutt I and II requests. These are outlined in the sections of the Land Use
Element attached. In sum, the Land Use Element says that new residential neighborhoods
should be established near existing neighborhoods and should be effectively insulated from
incompatible land uses and major roads.
Several factors suggest to staff that a sense of"neighborhood" could be established here by
taking advantage of the opportunities the two sites present. For example, the creeks
crossing the sites, besides being an amenity, provide a natural opportunity for pedestrian
connections between and within projects. They also provide a natural separation between
the Orcutt II site and the industrial land to the south.
In addition, the old Pacific Coast railroad right-of-way (PCRR) has been preserved in this
part of town and is unobstructed with development; it is also a utility easement for a high
pressure gas line and telephone trunk lines. Bicycle and pedestrian trails along the creeks,
existing and historic railroad right-of-way, and the Sacramento Drive extension, could all
provide links to other residential areas and to neighborhood commercial services.
The Orcutt I and II sites are within one quarter mile of the Williams Brothers market at
Broad and Capitolio, which has been approved by the county as the site of a new shopping
center. The Crossroads shopping center - currently under construction on the west side of
Broad/Orcutt intersection - would also be within one quarter mile. The Laurel Lane
shopping center is about one-half mile from the site.
The Planning Commission's action to deny reflected a concern for lack of potential for
creating a desirable, functional neighborhood at.the two sites. The commission concluded
that the arterial streets, railroad right-of-way, and surrounding commercial uses, would be
functional and perceptual barriers which would isolate residential developments from
neighborhood services and other residential neighborhoods. They were also concerned
that the Sacramento Drive extension would serve as a barrier to pedestrians, due to high
volumes of auto and truck traffic, and would introduce non-residential traffic into the
residential area.
6. Availability of Multi-family and Industrial Land
Table I, below, summarizes the industrial, service commercial and multi-family zones as of
1989. The table shows that the 4.2 acres of vacant industrial land converted to residential
use by Orcutt I is about 9% of the total vacant industrial land within the city, or about a
4 . 5 year supply, and the 3 acres of vacant C-S zoned land is about 6% of the total vacant
C-S land. The table also shows that the 13.4 acres of vacant industrial land which would be
converted to residential use by Orcutt II is about 28% of the total vacant industrial land
a� b
GP/R 1454 & 1464
Page 7
within the city, or about a 15 - 20 year supply. Thus, there appears to be ample remaining
land for these uses, without including the Airport Area.
Little vacant R-3 or R-4 land is available in the city for large-scale development (3 acres
and 7 acres, respectively). This fact is particularly evident when the total units within a
zoning district category is divided by the total land area in the zoning district to get a city-
wide density per zone (the last column on Table I). This indicates that the R-3 and R-4
zones slightly exceed the allowed maximum densities (18 units/acre in the R-3 zone, 24
units/acre in R-4) for the city as a whole, meaning that there is little infill potential
remaining, whereas the R-2 zone has about 3 dwelling units/acre development potential
plus a substantial amount of vacant land.
Table I
Total Vacant Dwelling Units/
Zone Acres Acres Units Absorption* Acre
M 175" 47 — 1 acre/year —
C-S 297" 50 — 5 acres/year
R-2 371 56 3433 180 units/yr. 9/acre
R-3 102 3 2246 30 units/yr. 22/acre
R-4 128 7 3668 20 units/yr. 28/acre
' Estimates based on annual development activity summaries for the years 1984
through 1988; the total does not include intensification of underutilized sites.
s' Total does not include the Airport Area
7. Zoning Alternatives
The council may want to consider the following alternative zoning strategies for these sites:
C/OS Zoning For The Creek Areas. In some areas of the city, creek protection has
been provided by conservation/open space zoning. The C/OS option in this case
would reduce the allowed density of the R-3 portion of the site slightly and would
further restrict allowable uses along the creeks. The applicants oppose this
approach, preferring the use of open space easements instead.
R-2 (Medium Density Residential) instead of R-3. With the reduction in density
would come a proportional reduction in trip generation and overall demand for
services. The reduced number of dwellings would be easier to accommodate on
each site and would leave more land available for open space and the physical
separation between the residences and potential nuisance sources. Conversely, the
applicant maintains that fewer units may make the projects economically infeasible
to develop with housing. In addition, the data presented above suggest that there is
more development potential citywide in the R-2 zone presently than in the R-3 or
R-4 zones.
R-3 On The Whole Orcutt I Site. As outlined above, Orcun I involves about 6.8
acres of the 73 acre site, with a small site south of the Broad Street/Orcutt Road
a - ,
GP/R 1454 & 1464
Page 8
intersection retained as service commercial. If this site were also converted to
residential (R-3 zoning), an additional 8 or 10 dwellings could be built.
8. Conclusions
The Planning Commission believes that the sites are better suited for commercial and
industrial development than for residential uses. The commission resolution, and minutes
from the most recent hearing, are attached.
Planning staff had recommended that the commission approve the rezonings, for the
following reasons:
They are consistent with existing land use element policies.
-- They would help balance jobs and housing.
— Ample C-S and M zoned land would remain within the city.
Relatively few opportunities exist for large-scale R-3 or R4 development
without annexing more land and extending services.
-- The potential impacts from residential development of the site can be
effectively mitigated.
— Pedestrian connections within and between projects can be established.
The opportunity exists to provide convenient connections toneighborhood
serving commercial uses in the vicinity.
CONCURRENCES
The concerns of other departments have been incorporated into this staff report and the
expanded initial study.
FISCAL IMPACT
No significant impact on city costs or revenues are expected as a result of the proposed
rezonings.
ALTERNATIVES
The council may approve or deny the appeals, thus approving or denying the proposed
general plan amendments and rezonings. Action to approve must include specific findings
regarding environmental impacts and mitigation measures.
a � g-
GP/R 1454 & 1464
Page 9
RECOMMENDATION
Review the applications, appeals, staff report, and expanded initial study; and consider
testimony and the action of the Planning Commission; and determine whether to:
A. Approve the mitigated negative declaration filed by the Director for the
projects, or require additional studies and/or mitigation measures.
B. Approve or deny General Plan and Rezoning Amendment GP/R 1454
(Orcutt I).
C. Approve or deny General Plan and Rezoning Amendment GP/R 1464
(Orcutt II).
Action to approve involves adopting resolutions amending the General Plan Land Use Map,
and introducing to print ordinances amending the Official Zoning Map. Action to deny
involves adopting a resolution which incorporates appropriate findings. Ordinances and
resolutions incorporating suggested findings for approval and denial are attached.
Attachments: draft resolutions - denial
draft resolutions and ordinances - approval.
summary of mitigation measures
vicinity map (showing rezoning requests)
applicant statements and concept plans for GP/R 1454 and 1464
vacant and developed land by zone
land use element excerpts - adopted, PC draft
commission resolution - denial
minutes from Sept. 26, 1990 PC hearing (not available at agenda close)
initial study (Note: copies of the traffic consultant's report referenced in
the initial study are available in the council office and the Community
Development office.)
Enclosed: aerial photograph
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O
RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1454, A PROPOSAL TO AMEND
THE GENERAL PLAN LAND USE MAP DESIGNATION AND REZONE A PORTION OF THE
PROPERTY LOCATED AT 761 ORCUTT ROAD (ORCUTT I REZONING) FROM
SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed. that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and. other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
CNOW, THEREFORE, the council resolves to deny the appeal
and deny application No. GP/R 1454 based on the following findings:
SECTION 1. Findings.
1. The proposed General Plan land use designation and zoning
classification are not compatible with the surrounding area.
2. There is a need to provide growth for commercial development
within the city limits.
3 . The proposed amendments do not follow the city's policy of
infilling commercial and light-industrial districts designated
on the map and plan.
On motion of ,
seconded by and on the
following roll call vote:
O
Resolution No. (1990 Series)
GP/R 1454
Page 4
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City' A ministrative Officer
i tt ne
Community Dev opment Director
URESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1464, A PROPOSAL TO AMEND
THE GENERAL PLAN LAND USE MAP DESIGNATION AND REZONE
PROPERTY LOCATED AT 953 ORCUTT ROAD (ORCUTT II REZONING) FROM
SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1464 on September 26, 1990, and
denied the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony "
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the
Uevaluation and recommendation of staff;.
NOW, THEREFORE, the council resolves to deny the appeal
and deny application No. GP/R 1454 based on the following findings:
SECTION 1. Findings.
1. The proposed General Plan land use designation and zoning
classification are not compatible with the surrounding area.
2. There is a need to provide growth for commercial development
within the city limits.
3. The proposed amendments do not follow the city's policy of
infilling commercial and light-industrial districts designated
on the map and plan.
On motion of ,
seconded by and on the
following roll call vote:
U
Resolution No. (1990 Series)
GP/R 1464
Page 8
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor -
ATTEST:
City Clerk
APPROVED:
x_
City A ministrative officer
t tt ne
Community Dev pment Director
C
ORESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 14541 AND APPROVING
A PROPOSAL TO AMEND THE GENERAL PLAN LAND USE MAP DESIGNATION
FOR A PORTION OF THE PROPERTY LOCATED AT 761 ORCUTT ROAD
(ORCUTT I REZONING) FROM SERVICE COMMERCIAL/LIGHT INDUSTRIAL
TO MEDIUM HIGH DENSITY RESIDENTIAL
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
�J NOW, THEREFORE, the council resolves to uphold the appeal
and approve application No. GP/R 1454 to amend the General Plan
Land Use Map designation for a portion of the site from Service
Commercial/Light Industrial to Medium Density Residential, as shown
on attached Exhibit A, and based on the following findings:
SECTION 1. Findings.
1. The proposed amendment to the General Plan Land Use Map is
consistent with adopted policies in the Land Use and Housing
Elements of the General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4. The proposed amendment will not have a significant adverse
impact on the environment, if various .mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 47-89 are incorporated herein by
Resolution No. (1990 Series)
GP/R 1454
Page 2
reference.
On motion of
seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City A ` 'nistrative Officer
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Community Deve16Am
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ORDINANCE NO. (1990 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE A PORTION OF
THE PROPERTY AT 761 ORCUTT ROAD FROM C-S-S AND M TO R-3-S
(APPLICATION GP/R 1454, ORCUTT I REZONING)
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied.
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis � l
Obispo as follows:
SECTION 1. The council upholds the appeal and approves
application No. GP/R 1454, thereby amending the Official Zoning Map
designation for a portion of the site from Service Commercial/Light
Industrial to Medium Density Residential - Special Considerations,
as shown on Exhibit A attached, based on the following findings:
SECTION 2. Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use and Housing Elements of -the
General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4. The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 47-89 are incorporated herein by
reference.
I �
C\, Ordinance No. (1990 Series)
GP/R 1454
Page 2
SECTION 3. Special Considerations Overlay Zoning Designation
Review of development proposals at the site shall take into
account the following special considerations:
a. Preservation and enhancement of sensitive creek
environment.
b. Mitigation of noise levels to levels which are acceptable
for residential development.
c. Appropriate limitation of access to arterial streets.
d. Provision of on- and off-site circulation infrastructure
improvements, including payment of appropriate in-lieu
fees for off-site circulation impacts.
e. Provision of appropriate trip reduction programs.
f. Provision of on- and off-site bicycle and pedestrian
linkages.
SECTION 4. This ordinance, together with the names of council
members voting for and against, shall be published once in full,
at least (3) days prior to its final passage, in the Telegram-
Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the expiration of thirty (30)
days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1990, on motion of ,. seconded
by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
OMayor
�sl �
Ordinance No. (1990 Series)
GP/R 1454
Page 3
ATTEST:
City Clerk "
APPROVED:
City Adm'nistrative Officer
t t rn
Community Develop* Director
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RESOLUTION NO. (1990 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
.UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1464, AND APPROVING
A PROPOSAL TO AMEND THE GENERAL PLAN LAND USE MAP DESIGNATION FOR
PROPERTY LOCATED AT 953 ORCUTT ROAD (ORCUTT II REZONING) FROM
SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL
WHEREAS, the Planning Commission, conducted a public
hearing on application No. GP/R 1464 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to uphold the appeal
and approve application No GP/R 1464 and amend the General Plan
Land Use Map designation for the site from Service commercial/Light
Industrial to Medium Density Residential, as shown on attached
Exhibit A, and based on the following findings:
SECTION 1. Findings.
1. The proposed amendment to the General Plan Land Use Map is
consistent with adopted policies in the Land Use and Housing
Elements of the General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4. The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 61-89 are incorporated herein by
reference.
fpOUL-01111
i
Resolution No. (1990 Series)
GP/R 1464
Page 6
On motion of ,
seconded by and .on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
Community Develop e t Director
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ORDINANCE NO. 11990 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE PROPERTY AT
953 ORCUTT_ ROAD FROM M TO R-3-S
(APPLICATION 1464, ORCUTT II REZONING)
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1464 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered the testimony
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
OBE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The council upholds the appeal and approves
application No. GP/R 1464, thereby amending the Official Zoning Map
designation for the site from Service Commercial/Light Industrial
to Medium Density Residential - Special Considerations, as shown
on Exhibit A attached, based on the following findings:
SECTION 2. Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use and Housing Elements of the
General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4. The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 61-89 are incorporated herein by
Oreference.
Ordinance No. (1990_ Series)
GP/R 1464
' Page 2
SECTION 3. Stecial Considerations Overlay Zoning Designation
Review of development proposals at the site shall take into
account the following special considerations:
a. Preservation and enhancement of sensitive creek
environment.
b. Mitigation of noise levels to levels which are acceptable
for residential development.
C. Appropriate limitation of access to arterial streets.
d. Provision of on- and off-site circulation infrastructure
improvements, including payment of appropriate in-lieu
fees for off-site circulation impacts.
e. Provision of appropriate trip reduction programs.
f. Provision of on- and off-site bicycle and pedestrian
linkages.
SECTION 4. This ordinance, together with the names of council
members voting for and against, shall be published once in full,
at least (3) days prior to its final passage, in the Telegram-
Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the ,expiration of thirty (30)
days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1990, on motion of seconded
by , and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
Ordinance No. (1990 Series)
GP/R 1464
Page
ATTEST:
City
City Clerk
APPROVED:
City A inistrative Officer
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SUMMARY OF ENVIRONMENTAL MITIGATION MEASURES
A. Required for Both Projects Orcutt I and Orcutt IIl
L A noise evaluation shall be prepared at the time of development of each site to
determine site specific mitigation.
2. A soils/geotechnical investigation shall be prepared for each site at the time of
development to determine site specific mitigation.
3. Potential adverse impacts on air quality shall be quantified using methodology
recommended by the San Luis Obispo County Air Pollution Control District. The
study shall recommend project-specific mitigation which shall be incorporated into
the project.
4. Mitigation Requirements By 1995 On A Fair Share Contribution Basis:
a. Southbound right-turn and northbound left-turn lanes on Broad Street at
South Street.
b. Addition of a second southbound left-turn lane on Broad Street at Orcutt
Road (resultant LOS F).
C. Widen Orcutt Road to four lanes east of Broad Street (resultant LOS F).
d. Signalization.of.Orcutt Road/Macmillan Avenue intersection.
5. Mitigation Requirements By 2000 On A fair Share Contribution Basis:
a. Install a median left-turn lane between Macmillan Avenue and Laurel Lane.
6. Mitigation Requirements By 2005 On A Fair Share Contribution Basis
a. Install signal at Duncan Road/Orcutt Road intersection (resultant LOS A).
b. Addition of a west-bound through lane/right-turn lane on Santa Barbara
Street at Broad Street.
B. Orcutt I prgjW
1. Addition of a west-bound left turn lane on Orcutt Road at Macmillan Avenue.
C' 2. Extend Macmillan Avenue south of Orcutt Road as either a public street or a private
driveway entrance, forming a four-way intersection.
Mitigation Summary - Page 2
3. Install full frontage improvements along the project's entire Orcutt Road frontage.
4. Make fair share contributions to intersection improvements at Laurel Lane and
Orcutt Road and at the Orcutt Road railroad crossing.
5. All creeks shall be dedicated as permanent open space easements.
6. All new buildings shall observe a minimum 20 foot setback from the top of
bank of the creeks or the edge of riparian vegetation, whichever is greater.
7. A creek restoration plan shall be submitted for all creek areas crossing the project
site.
8. Street trees will be required to compensate for the removal of the trees along Orcutt
Road.
9. A qualified archaeologist will train the project's construction contractors in how to
recognize resources that my be encountered. If excavations encounter archaeological
resources, construction activities which may affect them shall cease. The Community •
Development Director shall be notified of the extent and location of discovered
materials so that they may be recorded by a qualified archaeologist. Disposition of
artifacts shall comply with state and federal laws. A note concerning this requirement
shall be included on the grading and construction plans for the project.
C. Orcutt II Project
1. Connect Sacramento Drive to the Duncan Avenue/Orcutt Road intersection.
2. Install full frontage improvements along the project's entire Orcutt Road frontage.
3. Make fair share contributions to intersection improvements at Laurel Lane and
Orcutt Road and at the Orcutt Road railroad crossing.
4. Retain the residence on the site and relocate it if necessary to insure its preservation.
5. All creeks shall be dedicated as permanent open space easements.
6. All new buildings shall observe a minimum 20 foot setback from the top of bank of
the creeks or the edge of riparian vegetation, whichever is greater..
7. A creek restoration plan shall be submitted for all creek areas crossing the project
site.
C'
Mitigation Summary - Page 3
8. Street trees will be required to compensate for the removal of the trees along Orcutt
Road.
9. A qualified archaeologist will train the project's construction contractors in how to
recognize resources that my be encountered. If excavations encounter archaeological
resources, construction activities which may affect them shall cease.The Community
Development Director shall be notified of the extent and location of discovered
materials so that they may be recorded by a qualified archaeologist. Disposition of
artifacts shall comply with state and federal laws.A note concerning this requirement
shall be included on the grading and construction plans for the projectl
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IYYIr41CY' 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title 1 • Chapter
1 .20 of the San Luis Obispo Mun1CIp8l Code. the undersigned hereby appeals
from the decision of The planning rnmmic:Qinn rendered
on September 26. 1990 which decision Consisted of the following; ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) : Reference: .General Plan Amendment and
Rezoning (GP/R 1454) _
The Planning Commission, on September 26, 1990, by a four (4) to
three (3) vote, recommended against this application of a 6.5 acre General
Plan Amendment and Rezone Request. The basis of Appeal and some of the
specific reasons are given as follows: (See Attached)
O
The undersigned discussed the decision being appealed from with:
Arnold B.. Jonas onSeDtember 27_. 1990
Community Development Director
Greg Smith Appellant.:
Associate Planner Wood Ines m n g� Tne
Nam Title
;11C-
Larry/L.
Larry . Mi rhP11
(rA � ' � � � Representative
19700 Fairchild Road, #240
.�7: 1 r�"— Irvine- CA _92715
OCT 41990 Address
Cm CLERK (714) 752-1002
SAN LUIS OBISPO.CA Phone
Original for City Clerk
Copy to City Attorney
Cal n red llor(: // Copy to City Administrative Officer
V Copyto the folloviq�depa nt(s ) :
City Cler —1--7 1('d
BASIS FOR APPEAL
WOOD INVESTMENTS
GP/R 1454 APPLICATION
1. This application for a proposed general plan amendment and
rezoning was recommended for approval by the Planning Staff
because it is consistent with existing land use element
policies. (Reference Staff Report)
2. This application for a proposed general plan amendment and
rezoning of the 6.5 acre to R-3 designation is consistent with
the "proposed land use element" recommended by the Planning
Commission which calls for the specific site to be
"substantially residential. "
3. The open creek
P preservation and protection of creek
tributaries as sensitive resources can best be utilized by
granting a residential zoning instead of existing (M)
industrial on Parcel B 3.75 acre.
4. Based upon physical limitation, 12 foot slope and existing 60
foot Pacific Coast Railroad Easement near Broad Street,
any practical consideration of service commercial development
-under existing zoning (C-S-S) on Parcel A 2.75 acre portion
is limited. The R-3 zoning would allow the opportunity for
the easement to be utilized as a pedestrian connection to the
other neighborhood service commercial or future bike path.
5. The R-3 land use designation will address the need for more
affordable attached homes. Studies have established that
there is a shortage of residential and a surplus of
commercial/industrial land.
e.
ORCUTT I
STATEMENT IN SUPPORT OF RE-ZONING AND GENERAL PLAN AMENDMENT
Analysis of the subject property, review of the existing General Plan
and Housing Element , and discussions with members of the City Planning
staff indicated that the proposed change is desirable because:
1 . Studies have established that there is a
shortage of residential and a surplus of
commercial/industrial land.
2 . Discussions with the staff have indicated that
R-3 zoning would be consistent with and better serve
the goals and policies of the City of San Luis
Obispo .
3 . The topography and access to the site would be
better served by residential use .
4 . Utilization of the creeks and natural amenities '
O will create an environmentally attractive setting
for residential use.
S . Traffic circulation can be better designed
utilizing existing topography for residential rather
than commercial use.
6 . The proposed Airport Area Specific Plan will
generate substantial additional commercial-
industrial use which will further increase the
imbalance .
7 . Additional benefits to the community consistent
with existing and future policies and goals will be
demonstrated:
Respectfully submitted,
James T . Wood
a -�
- WOOD .INVESTMEN"ho
A Real Estate Development& Management Company Ll,tivtL Principals:
•
James T. Wood
• Timothy M. May
FEB 0 n Nell L. Finch
J � Patricia A.Zaharson
February 7 1990 "Y 01 SOn WK O&sw
Mr. Dave Moran
Associate Planner
City of San Luis Obispo
Post Office Box 8100
San Luis Obispo, CA 93403
RE: ZONING APPLICATION
BROAD STREET
Dear Mr. Moran:
This is to advise you that we wish to amend our zoning application
by deleting the Request for Commercial Retail (C-R) on the
approximately . 5 acres adjacent Broad Street and request the
zoning remain Commercial service (C-S) as presently designated.
Accordingly, our zoning application will now reflect our intent to
amend the sand use element of the General Plan and rezone
approximately 6.8 acres of vacant land from Service
Commercial/Light Industial to Medium/High Density R-3 (see
attached plan) . i
Further, please notice on the attached site plan that our intent
is to create a private drive and not a public street to serve the
needs of the proposed R-3 development project and future C-S
development. In 'addition, pursuant to our discussions, concerning
gross/net acres of the site and the impact of open space
designation for creek preservation, our civil engineer provided
the following information:
Gross Acres
Parcel A 3.53 (approx. )
Parcel B 3.76
Total 7.29, (say 7.3 Ac. )
*Open Space 2.0
Net 5.3
*Assumes total creek area plus 20' set backs.
P-3 f
k600 FAIRCHILD ROAD • SUITE 240 • IRVINE, CALIFORNIA 92715 0 (714) 752-1002
F
Dave Moran
of San Luis Obispo -2- February 7, 1990
We have grave concerns regarding the loss or reduced densities
because of the potential C/OS zoning discussed as an alternative
in the staff recommendations. As noted above, this open space
designation would impact 2 acres of our proposed site. If the
City designates the 2 acres of open space without transferring the
density to the remaining proposed R=3 development, we would lose
30% of our residential density. In effect, we would end up with a
4.8 acre site versus the 6.8 acres that we had assumed we were
buying at the time we negotiated the purchase of the property.
Further, per my understanding of the City's policy, the dedication
of these areas as permanent open space easements conforms to
the-City's policy.
We feel the preservation of the creek as open space is as
important to our project as it is to the City, but we cannot
afford to lose the 2 acres of density. Further, the City's goal
of balancing the job/housing ratio and creating more affordable
housing would not be best served if the City elected to implement
the C/OS zoning. In fact, it would cause us to have to reevaluate
our position as to whether the project was even economically
feasible to pursue.
In summary, both the City and ourselves can be best served by
allowing us to proceed with the original densities.
Your assistance in this matter would be greatly appreciated.
Best regards,
James T. Wood
JTW:pz
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Larry Mitchell
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990 Palm Street/Post Office Box 8100 • San Luis Obispo.CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title 1 . Chapter
1 .20 of the San Luis Obispo Municipal Code.. the undersigned hereby appeals
from the decision of Planning Commission rendered
on 26 September 90 . which decision consisted of the following ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) : Reference GP/R 1464
O
The undersigned discussed the decision being appealed from with:
Greg Smith on 3 October 90 .
Appellant:
The SLO Partners
RECEIVE ® NamItI
Norman
OCT 1990 Re Be
Rep/e e
rnt five
CITY CLERK P.O.Box 3459 ./4330 Santa Fe Road
SAN LUIS OBISPO.C
San LuisesVd, CA 93403-34.59
549-WINE (9463)
Phone
OOriginal for City Clerk
Copy to City Attorney
Calendare for/�/�/pG Copy to City Administrative Officer
/77 Copy tA the following department(s) :
C t CLerk J � ���
r �
Basis for Appeal
GP/R 1464 •
1. Working with the City Staff since 1985 we submitted a
plan for an industrial park which was rejected. Subsequently,
Staff recommended a residential. project and we coordinated
those plans through them. Both have been rejected by the
Planning Commission.
2. Our rezoning application was consistent .with the existing
land use element of the General Plan.
3. The project we propose includes a 20 ' setback along the
streams , allowing a lighted walking path and . city stream
access , with minimal interference to the reparian habitat .
If Sacramento is not allowed through the project, the most
damaging effect on the stream is eliminated, as well as the
second major issue, traffic noise to the potential residents .
4 . This project will more effectively bring jobs and residences '
in balance than other uses.
5. The Fire Department is now requiring more brush removal
along creek' s and roadways . Our most cost effective and
accepted means for meeting their goals is cattle/horses
which greatly effect the reparian habitat.
a��
C ORCUTT 11 .
Statement in Support of Re-zoning and General Plan Amendment
Based on an analysis of the subject property, a review of the existing general plan
and theexisting housing element of the general plan, and discussions with
members of the city planning staff, we conclude that the the proposed change of
zoning is desirable because:
1. There is a shortage of residential and a surplus of commercial/industrial land.
The proposed airport Area Specific Plan will add commercial land, increasing the
imbalance.
2 Adding R3-zoned land is consistent with the goals and policies of the City.
3. The topography and site access are conducive to residential use, especially as
the project will include an extension of Sacramento road to Orcutt Road.
4. The existing creeks and trees.will be protected and will provide an attractive
residential setting.
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C. GOALS AND POLICIES
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1. Growth Management Objectives
a. The city of San Luis Obispo should seek to.schieve a gradually
reduced rate of population growth, compatible and coordinated with
county growth rate reduction, both aimed at stabilizing and balancing
with that of the state by 1990.
-- During the 1970's a maximum annual average of four percent will be
continued while initiating employment and enrollment controls to
reduce local economic base expansions.
•- During the 1980's a maximum annual average of two percent will be .
considered appropriate, dependent upon the effectiveness.of initial
economic base stabilization of employment and enrollment growth.
-- After 1990 a maximum annual average of one percent, coordinated with
the population growth rate of the state, will be maintained.
-- The resultant, anticipated 1997 population is approximately 55,000.
b. The City should encourage and assist County and.State efforts to
monitor and influence significant alterations to local and regional
economic base and seek to balance employment or enrollment
distribution changes with commensurate residential development
distribution.
Cal Poly University and Cuesta Community College should not increase
their respective 1980 master-planned enrollments of 15,000 and 5,000
Full Time Equivalent unless coordinated with County and City General
Plan Revisions.
-- The City should consider adoption of the general, specific and
special plans for Camp San Luis Obispo, El Chorro Regional Park,
Cuesta Community College, California Mens Colony and Cal Poly
facilities adjoining the City's planning area boundary although they
are not an integral part of the San Luis Obispo planning area.
Because of their proximity and important influence upon economic
base, land use composition, circulation and related community
concerns, the City should suggest revisions and consider amendments
to these County and other agency plans to insure that they are
compatible with and complementary to the San Luis Obispo General
Plan. When adopted by the City as well as the County, these revised
pians would be considered as supplementary specific plans composing
part of the San Luis Obispo General Plan.
-- The city's water demand exceeds its supply at this time. During this
situation, annexations which could significantly increase demands on
water supply through the introduction of.more urban scale development
should not occur. However, minor annexations which could-help create __
a green belt around the city, and/or result in other substantial -
public benefits, and which do not significantly increikse water demand -
may be considered by the city.
8 1/�
i
Oe. Areas designated for interim agriculture/residential expansion and
rural industrial within the urban reserve should be encouraged to
remain in agricultural use. In the event nonagricultural use such as
rural industrial, rural residential, or rural planned development is
pursued, the following policies should be employed:
- The County should consider minimum five- to ten-acre parcelization
or equivalent rural planned development only when it is demonstrated,
prior to land division, that individual on-site water and septic
,systems will be adequate to serve the intended rural residential
uses, and that subdivision (or parcel map divisions) are consistent
with an adopted "property development plan". The property
development plan should show an appropriate pattern of present and
future local and collector streets, planned utility system
alignments, and how each separate five- to ten-acre parcel can be
individually used in the future, without cooperation or combination
of individual parcels.
2. Residential Land Use Objectives
The policies outlined as Growth Management Objectives should serve as
general principles in review of residential development proposals. In
addition, the following policies shall guide both new development and
redevelopment:
O a. The City should encourage residential development, promoting
efficient urban densities and diversity of design consistent with
prevailing or proposed neighborhood character, to enable adequate
choice of location, type, tenure, design and cost by families and
individuals working in or enrolled near San Luis Obispo.
--The City should coordinate residential development with employment,
enrollment or other economic base alterations 1to assure that persons
or families working, attending schools, or conducting other
activities in.San Luis Obispo, have appropriate opportunity to reside
here rather than commute.
—The City should establish minimum as well as maximum density and
property development standards for all residential land use
classifications:
Low density shall be from 4 to 7 dwelling units per net acre;
Medium density shall be from 7 to 12 dwelling units per net acre;
Medium-high density shall be from 13 to 18 dwelling units per net
acre;
High density'shall be from 19 to 24 dwelling units per net acre;
O
13
--Residential developments which achieve maximum densities of 7, 12,
18, and 24 dwelling units per net acre in areas designated for low,
medium, medium-high, and high density, respectively, shall be
considered consistent with the General Plan, provided that design and
placement are compatible with prevailing or proposed neighborhood
character and the availability of adequate infrastructure, public
facilities and circulation.
b. Low-density residential development, allowing a maximum of 7 dwelling
units per acre, will be encouraged.within neighborhoods clearly
committed to this type of development and within identified expansion
areas at the periphery of the city.
C. Medium-density residential development, allowing a maximum of 12
dwelling units per acre, shall be encouraged in close proximity to
neighborhood and community commercial and public facilities, where
utilities, circulation, and neighborhood character can accommodate
such development. Medium-density projects should be designed to be
compatible with neighboring low-density development.
\� d. Medium-high-density residential development, allowing a maximum 18
dwelling units per acre, shall be encouraged in areas substantially
committed to this type of development, close to community commercial
centers and public facilities.
C. High-density residential development, allowing a maximum 24 dwelling
units per acre, shall be encouraged in areas adjacent to major
concentrations of employment, college enrollment, or business
activity, where existing development of similar character, as well as
utilities, circulation, and public facilities, can accommodate such
intensity. High-density development should be designed to provide a
transition between less intense residential uses and nonresidential
uses.
f. Residential densities are expressed as the number of dwellings per
net acre of site area. Based on unit occupancy characteristics, the
population impact within multifamily areas shall be equalized so far
as possible by relating densities to a 'standard dwelling unit* of
two bedrooms. More or fewer units will be allowed according to the
type of units proposed, aiming for population densities of
approximately 25, 40 and 55 persons per acre for medium-,
medium-high- and high-density multifamily residential areas,
respectively.
g. Residential neighborhoods should be separated from incompatible
nonresidential land uses and buffered from major circulation
facilities. New residential developments or redevelopments involving
largescale sites (expansions of existing neighborhoods or major
infill and intensification areas) should be designed to orient
low-density housing to local access streets and medium- or
high-density housing to driveways accessible from collector streets. l
14
Major irteriai streets through residential areas shall provide only
limited private access or controlled street intersection; and
adjoining residential use should be spatially separated or otherwise
insulated from adverse noise and other traffic impacts. Residential
areas should be protected from encroachment by detrimental
commercial, industrial or agricultural activities, and existing
incompatible uses should be abated or mitigated. Nonresidential uses
which serve neighborhood needs (convenience shopping, schools, parks,
day care centers, churches, lodges, and similar public or semipublic
facilities) should, however, be considered conditionally compatible
with residential environs, subject to evaluation of site development
plans.
h. All residential development proposals should be designed to achieve
full use of special site potentials such as natural terrain, views,
vegetation, creek environs or other features, and to mitigate or
avoid special site constraints such as climatic conditions, noise,
flooding, slope instability, or ecologically sensitive surroundings.
They should be compatible with present and potential adjacent land
uses. Designs for residential uses should include: provisions for
privacy and adequate usable open space; orientation and design to
provide shelter from prevailing winds and adverse weather, yet enable
use of natural sunlight, ventilation and shade; provide pleasant
views to and from the development; provide safety, separate vehicular
and pedestrian movements and adequate parking for residents and
( guests; and sufficient provision for bulk storage, occasional loading
Oand service or emergency vehicle access.
3. Commercial and Industrial Land Use Objectives
The policies, goals and implementation measures outlined in Growth
Management Objectives and in the Historical and Architectural Conservation
and Public Facilities Elements related to commercial and industrial land
uses should serve as general principles in the priority and review of
intensity and design of commercial and industrial development proposals.
Commercial and industrial uses should be developed in appropriate areas
where the natural slope of the land is less than 10 percent. Commercial
and industrial uses should have service access from the city's arterial
and collector street system so as to avoid the concentrated use of
residential streets for truck delivery and customer traffic.
a. Neighborhood Convenience Commercial Policies
1. The city should support the concept of neighborhood convenience
centers (2-5 acres depending on neighborhood size) whose service area
will require shorter automotive trip distances and will encourage
nonvehicular convenience shopping.
2. Increased demand for neighborhood commercial facilities created
by infill and intensification.of residential areas should be met by
making more efficient use of existing neighborhood centers and by
Oexpansion of existing centers into adjacent nonresiderAtial areas.
15 itsa-
e. Service Commercial/Light Industrial Policies
I., The allocation of land resources for service commercial/light
industrial uses should be periodically reviewed and revised as
necessary to reflect the realistic needs and opportunities of the
city of San Luis Obispo based on changes in work force and resource
availability.
2. The city should promote the infill and restructuring of existing
service commercial districts designated on the plan and should
discourage the proliferation of scattered service
commercial/industrial manufacturing uses in areas designated for
future conversion to other uses. The county should prevent service
commercial/light industrial uses within the rural industrial area.
3. The city shall prevent the development of water-intensive industries
or those which would significantly degrade or accelerate the
degradation of the area's air or water quality.
4. In designated service commercial/light industrial areas, the city
should support the concept of "planned unit" industrial developments
and subdivisions, where unified landscaping, signing, building
design, service capabilities and adequate circulation can be ensured
and thereby avoid compatibility conflicts created by piecemeal
development.
5. Where possible, access to service commercial areas should be provided �!
by industrial collector streets to (1) avoid the use of residential
streets or delivery routes which pass through residential areas, and
(2) minimize direct driveway access from individual parcels onto the
city's arterial street system.
6. All service commercial/light industrial areas shall be.required to
make connections with the city's water and sewer systems. The.
discharge of effluent from these areas into the city's sewer system
shall meet or exceed adopted standards for constituent
concentrations.
7. The city should emphasize the adequacy of landscaping, signing and
building design of service commercial uses which are situated along
entryways into San Luis Obispo. The county should refer and the city
comment on the site planning and design of rural industrial uses
within the urban reserve along Highway 227, Tank Farm Road or South
Higuera Street.
8. Offices for engineering and industrial design, retail.commercial,
convenience commercial and certain commercial recreation uses shall
be conditionally permitted within designated service commercial/light
industrial areas subject to discretionary review and issuance of a
use permit by the Planning Commission or Director.
.i
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20 64 Ll
Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large
professional office buildings which can include multiple tenants but
with no single tenant spaces less than 2,500 square feet may be
-established in service commercial/light industrial areas subject to
the approval of a Planned Development (PD) zoning application and.
compliance with criteria set forth in the zoning regulations.
f. Rural Industrial Policies
1. Rural industrial activities should (1) be situated on parcels not
less than five to ten acres in area, (2) be adequately served by
private on-site water and sewer systems; (3) be limited to activities
which are not employment-intensive (less than 25 employees each), (4)
be situated on parcels which have 300 feet or more frontage on
present county roads, and (5) not include any commercial or service
commercial/light industrial uses:
2. Residential dwellings should generally be prohibited within rural
industrial areas; rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
3. Owners of property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
nacres or larger.
-� 4. The city should consider the eventual discharge of treated effluent
from the city's sewage treatment plant at Prado Road to nearby rural
industrial/agricultural areas to encourage the continuation of
agricultural uses in these areas.
. 4. Public Facility Land Use Objectives
City Hall will remain at its present location. County courts and legal
and general administrative functions (such as technical services,
assessor, planning, engineering, elections, board of supervisors staff,
cicrk) should remain and expand as necessary in the downtown. County
hospital and health department should remain and if necessary expand on
county property on Johnson Avenue.
County Welfare (social Service Department), the California Employment
Development Department, and eventually Social Security should relocate to
a consolidated social services center on.South Higuera Street near Prado
Road. Probation should be located near courts or near the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities.
The city will locate its facilities and advocate location of other
agency's facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods;
l
21
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Land Use Element Update Planning Commission Draft
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CONUWMTY GOALS
Goals describe desirable conditions. In this context, they are meant to express the
community's preferences for basic future directions. In the goal statements, "San Luis
Obispo" means the community as a whole, not just the city as a municipal
corporation.
Approach to planning San Luis Obispo should.
1. Choose its future, rather than let it happen. San Luis Obispo should be
proactive in implementing its vision of the future, and should work with other
agencies and institutions to create our mutual future.
Environment San Luis Obispo should:
2. Protect and enhance the quality of air, water, and open space.
3.: Sustain and; where it has been degraded, enhance wildlife habitat on land
surrounding the city, at Laguna Lake, along creeks, and on open hills and -
ridges within the city, so that diverse, native plants, fish, and animals can
continue to live within the area.
4. Protect public views of the surrounding hills and mountains.
5. Recognize the importance of farming to the economy of the area and protect
agricultural land from development and from incompatible uses.
6. Protect natural landforms and features in and near the city, such as the
volcanic morros, hillsides, marshes, and creeks.
Society & economy San .Luis Obispo should.
7. Provide high quality public services, ensuring that demands do not exceed
resources.
8. Do all it can to assure that increases in employment and college enrollment do
not outpace housing availability.
9. Accommodate residents within all income groups in proportions similar to the
whole county.
10. Preserve existing housing which is affordable to low-income and moderate-
income residents'. -
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Land Use Element Update Planning Commission Draft
T
11. Actively seek ways to provide housing which is affordable to low-income and
moderate-income residents, within existing neighborhoods and within expansion
areas.
12. Encourage opportunities for elder care and child care within the city.
. 13. Enrich community cultural and social life by accommodating people with
various backgrounds, talents, occupations, and inti !sts.
14. Provide a resilient economic base, able to toles:_ changes in its parts w o'--est
overall harm to the community.
15. Have developments bear the costs of resources and services needed to serve
them, except where the community deliberately chooses to help pay in order to
achieve other community goals.
16. Provide for high quality education and access to related services such as
museums, art galleries, public art, and libraries.
17. Be the focus of the county's government, entertainment, cultural, and
specialized -tail and medical services.
18. Provide a wide range of parks and sports and recreational facilities for all
Oresidents' enjoyment.
19. Retain accessible and responsive local government.
City form San Luis Obispo should:
20. Maintain the town's character as a small, safe, comfortable place to live, and
maintain its rural setting, with extensive open land separating it from other
urban development.
21. Maintain existing neighborhoods and assure that new development occurs as
part of a neighborhood pattern.
22. Keep a clear boundary between the town and the countryside.
23. G-ow gradually outward from its historic center until its ultimate boundaries
a: . reached.
24. Foster an awareness of past residents and ways of life, and preserve our
heritage of historic buildings and places.
25. Develop buildings and places which will contribute to our architectural heritage.
C1. 26. Develop buildings and places which complement the natural landscape and the
fabric of neighborhoods. ,l�
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Land Use Element Update Planning Commission Draft
GROWTH MANAGEMENT
Introduction
The "Community Goals" state San Luis Obispo's basic positions on the extent, rate,
composition, and financing.of growth The following policies and programs offer more
specific guidance on these topic. Later sections, dealing with parts of the city and
with land-use categories, give more detailed direction on preserving neighborhoods
and designing new development.
POLICIES
Growth rates and balance
1.1 The city should manage its growth and influence regional growth so that:
A. Adequate facilities and services can be provided in pace with
development.
B. The natural environment will be protected.
C. Residents' opportunities for direct participation in city government.and
their sense of community can continue.
D. The gap between housing demand (due to more jobs and college
enrollment) and supply is not increased.
1.2 The city's housing supply shall grow no faster than one percent per year. The
number of jobs in the city should increase slower than the-housing supply, so
jobs and housing approach a closer balance. 71tis element establishes a final
city edge and an ultimate population capacity.
Costs of growth
1.3 New development shall pay for itself. The costs of facilities needed to serve
new development should be borne by the new development, unless the
community chooses to help pay the costs for a certain facility to obtain
community-wide benefits.
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Land Use Element Update Planning Commission Draft
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DEVELOPMENT AND CONSERVATION OF
HOUSING AND NEIGHBORHOODS
POLICIES
Neighborhood protection and. enhancement
2.1 The city should identify and designate neighborhoods. The city will prepare
neighborhood plans, to facilitate development of a sense of place within
neighborhoods.
2.2 The city should encourage and support the formation and continuation of
neighborhood planning groups, composed of neighborhood residents.
2.3 Neighborhoods should be protected from intrusive traffic. All street and
circulation improvements should favor the pedestrian and. local traffic. Vehicle
traffic on residential streets should be slow.
2.4 All areas should have a street and sidewalk pattern that promotes
neighborhood and community cohesiveness. There should be wide and
continuous sidewalks to provide unbroken pedestrian paths throughout the city.
2.5 The city should view streets, sidewalks, and front setbacks as a continuous open
space that links all areas of the city and all land uses. These features should
be designed as amenities for light, air, social contact, and community identity.
Location and design
2.6 Neighborhoods shall include a mix of uses to serve the daily needs of nearby
residents, including schools, parks, convenience retail stores, and churches.
Neighborhood shopping and services should be available within about one mile
of all dwellings.
2.7 Residential areas should be separated or screened from incompatible,
nonresidential activities, including most commercial and manufacturing
businesses, the freeway, and the railroad. New housing should not be allowed
in areas where aircraft noise exposure and the risk of aircraft accidents are not
acceptable.
2.8 In designing development at the boundary between residential and
nonresidential uses, protection of a residential atmosphere is the first; priority.
O2.9 All residential development should complement [be integrated with] existing
neighborhoods. Where physical features make this impossible, the new
development should create new neighborhoods.
smo:.Lue-RESMP 23 lip �5 I
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Land Use Element Update. Planning Commission br4j
2.10 Where housing can be compatible with offices or other businesses, mixed-use
projects should be encouraged.
2.11 Residential developments should preserve and incorporate .as amenities natural
site features, such as views, creeks, and plants. [The commission discussed but
did not decide whether this would be a "should" or "shall" . tement].
2.12 Large parking lots should be avoided. .Parking lots should screened from
street views. In general, parking should not be provided between buildings and
the street.
2.13 Housing built within an existing neighborhood should be in scale and in
character with that neighborhood.
A. New buildings should respect existing buildings which contribute to
neighborhood historical or architectural character, in terms of size,
spacing, and variety.
B. New buildings will respect the privacy of neighboring buildings and
outdoor areas, particularly where multistory buildings or additions may
overlook backyards of adjacent dwellings.
2.14 Residential developments shall respect site constraints such as area and shape,
ground slope, access, creeks and wetlands, and significant trees. The allowed
density of residential development shall decrease as slope increases. The city
may require a residential project to have fewer units than generally allowed for
its density category (Table 5), upon finding that the maximum density would
harm the environment or the health, safety, or welfare of future residents of
the site, neighbors, or the public generally.
2.15 Residential projects should provide:
A. Privacy;
B. Adequate usable open space, sheltered from noise and prevailing winds;
C. Use of natural ventilation, sunlight, and shade to make indoor and
outdoor spaces comfortable with minimum mechanical support;
1). Pleasant views from and toward the project;
E. Security and safety;
F. Separate paths for vehicles and for people, and bike paths along
collector streets;
G. Adequate parking and storage space;
gmD: LUE.RES.wP 24 I�
Land Use Element Update Planning Coma4ission Draft
JH. Noise and visual separation from adjacent roads and commercial uses.
(Walls are not the preferred technique to do this. Where walls are
used, they should help create an attractive pedestrian, residential setting
through features such as setbacks, changes in alignment, detail and
texture, and planting. Walls that surround a project are not desirable.
I. Front yards along streets.
2.16 Residential areas may accommodate limited nonresidential activities which
generally have been compatible, such as child day care, elementary schools,
churches, and certain types of home businesses.
Expansion areas
2.17 Specific plans for residential expansion areas shall include:
A. Desired types and intensities of development, compatible with the
surrounding area;
B. Phasing of development and public facilities, subject to availability of
resources;
C. Measures to protect resources and open land;
D. Desired types of public facilities and the means to provide them, to city
standards, including water supply, sewage collection, storm water
drainage, streets, bikeways, walking paths, and passive and active park
space;
E. Desired levels of public services and the means to provide them,
including fire, police, and schools;
F. A variety of owner and rental housing, including a broad range of prices,
sizes, and types. (See also policy 227 below.)
G. Windrows of trees to help reduce wind exposure, and water-frugal
landscaping;
H. Open spaces, including yards and community gardens for multifamily
areas;
I. Dual water systems allowing use of treated wastewater for non-potable
uses.
J. Energy efficient design, utilizing passive and active solar features;
i
K. Amenities to facilitate public transportation within the area;
i
VnD: LUE-R88.W? 25 !�
t Land Use Element Update Planning Commission Draft
is
SPECIAL DESIGN AREAS
POLICY
The city has several relatively large, mostly vacant sites where it is appropriate to
consider a range or mix of uses not encompassed by the open-space, residential,
commercial, industrial, or public designations described elsewhere in this element.
However, a particular use or mix of uses may not be desirable unless it is chosen in
combination with a specific physical design which solves problems of relationships
between activities within the site, and between the site and its neighbors.
In areas designated for special design, the city intends to allow a wider choice of land
uses than normally would be permitted, subject to approval of a physical development
plan, possibly with customized limits on specific activities and requirements for off-
site improvements.
Special design areas are designated by number on the Land Use Element map, and
are indicated on Figure 3. These areas and the guidelines for their development are
listed below.
1. Laurel Lane at Southwood
This site is suitable for development of housing, offices, or a combination of
the two.
2. The Brickyard at Broad Street and Orcutt Road
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could include offices and
service businesses, but not neighborhood or convenience retail stores, which will
be adequately provided at other locations along Broad Street. A completely
residential development, with a generous buffer along Broad Street, would also
be appropriate on this site.
Development should provide convenient walldng routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets.
The edges of development should buffer residential uses from the undesirable
effects of the railroad, arterial street traffic, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development.
pro- t.ve sAMP 39 ��
Land Use Element Update Planning Commission Draft
03. Orcutt Creeks at Broad and Orcutt
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could include offices, a
campus-like business park, or minor retail businesses having low trip generation.
Neighborhood or convenience retail stores, or restaurants, which have higher
trip generation, should be located at other locations along Broad Street.
The prime objective is to protect the creeks within the site. Avoiding roadways
throughout the site can help do this. Providing a greater separation between
parking and the uses served by the parking than normally occurs, while
allowing necessary fire suppression and emergency access, is a means to limit
roadway encroachments in sensitive areas, and to foster a desirable pedestrian
environment.
Development should provide convenient walking routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets. Pedestrian links to the '
Williams Brothers center and to the Edna-Islay neighborhood are desired.
The edges of development:should buffer residential uses from the undesirable
effects of the railroad, arterial street traMc, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development:
4. East Orcutt expansion area
This area may be used for low-density residential development. However, if
owners of the area prefer, there can be established lot-size or density standards
Which would result in less intense development, corresponding to the "suburban
residential" or "rural residential" normally developed under county jurisdiction.
The city will prepare a plan of streets, utilities, and drainage for the area.
Oncethe city adopts this "infrastructure" plan, individual parcels could be
annexed, subdivided, and developed as allowed by whatever zoning has been
adopted by the city. (As in the major, named expansion areas, there must be
enough water and sewer capacity. for existing and potential development inside
the city, including the area to be developed, before development could occur.
Also, development of individual parcels would be contingent on there being
provided access, utilities, and drainage to city standards, within the parcel being
developed, as well as between that parcel and the rest of the city.)
C1
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is
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5033-90 .
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a
proceeding instituted under application No. GP/R 1454 by Wood Investments,
applicant.
GENERAL PLAN AMENDMENT AND REZONING REQUESTED:
To amend the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial, special considerations (M
& C-S-S) to medium-high density residential, special considerations (R-3-S).
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
761 Orcutt Road.
GENERAL PLAN LAND USE ELEMENT-
Service-Commercial/L!
ght
LEMENT:Service-Commercial/Light Industrial.
PRESENT ZONING:
M and C-S-S.
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and in behalf and of testimonies offered at said hearing,
has established existence of the following circumstances:
1. The proposed zoning is not compatible to the existing area around it.
2. There is a need to provide growth for commercial development within the city
limits. J
Resolution. No. 5033-90
General Plan Amendment & Rezoning GP/R 1454
Page 2
3. The proposed amendments do not follow the city's policy of infilling
commercial and light-industrial districts designated on the map and plan.
NOW, THEREFORE, BE IT RESOLVED that application No.. GP/R
1454 is denied.
The foregoing resolution was adopted by the Planning Commission of the City
of San Luis Obispo upon the motion of Commr. Karleskint, seconded by Commr.
Kouralds, and upon the following roll call vote:
AYES: Commrs. Karleskint, Kourakis, Billington, Hoffman
NOES: Commrs. Gurnee, Peterson, Schmidt
ABSENT: None
Arnold B. Jonas, Secretary
Planning Commission
DATED: September 26, 1990
O
a
SAN LUIS OBISPO PLANNING COMMISSION -
RESOLUTION NO. 5034-90
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a
proceeding instituted under application No. GP/R 1464 by SLD Partners, applicant.
GENERAL PLAN AMENDMENT AND REZONING REQUESTED:.
To amend the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial (M) to medium-high
density residential (R-3).
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
953 Orcutt Road.
GENERAL PLAN LAND USE ELEMENT:
Service-Commercial/Light Industrial.
PRESENT ZONING:
M.
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and. in behalf and of testimonies offered at said hearing,
has established existence of the following circumstances:
1. The proposed zoning is not compatible to the existing area around it.
2. There is a need to provide growth for commercial development within the city
limits.
3. The proposed amendments do not follow the city's policy of infilling
commercial and light-industrial districts designated on the map and plan.
a .5�
i
O Resolution No. 5033-90
General Plan Amendment & Rezoning GP/R 1464
Page 2
NOW, THEREFORE, BE IT RESOLVED that application No. GP/R
1464 is denied.
The foregoing resolution was adopted by the Planning Commission of the City
of San Luis Obispo upon the motion of Commr. Karleskint, seconded by Commr.
Kourakis, and upon the following roll call vote:
AYES: Commrs. Karlesldnt, Kourakis, .Billington, Hoffman
NOES: Commrs. Gurnee, Peterson, Schmidt
ABSENT: None
Arnold B. Jonas, Secretary
Planning Commission
O DATED: September 26, 1990
O
a
a -
city of san lues osispo
INITIAL STUDY OF ENVIRONMENTAL IMPACT
761 orcutt Road, 953 Orcutt Road, 2900 Broad Street ER 44-89
SITE LOCATION APPLICATION NO.
PROJECT DESCRIPTION
GP/R from industrial/service commercial to R=3: service ER 61-89
commercial and neighborhood commercial at three sites near the intersection ER 47-89
of Broad Street and Orcutt Road -
APPLICANT Stan- o_ Wood , t...entg cin Partnerr
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY n;gviJ Moran and JudX autn .r, Asso ia+n PlannPre DATE' 2/27/90
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATE
Mona
SUMMARY OF INITIAL STUDY FINDINGS
L DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
U.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS.......... None.* -
B. POPULATION DISTRIBUTION AND GROWTH........................................... None,
C. LAND USE .............................................:.......................... Maybe.*
*
D. TRANSPORTATION AND CIRCULATION ............................................... Maybe.*
None.*
E. PUBLIC SERVICES ....................................
None.
F. UTILITIES.............................._..........:_... ............................ y
Ma be.*
G. NOISE LEVELS .....................................................................
..... Maybe.*
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ...............
Maybe.*
L AIR QUALITY AND WIND CONDITIONS............................................... n
-
Noe.
J. SURFACE WATER FLOW AND QUALITY ............................................... .Ml
aybe.*
K. PLANT LIFE.........................................................................
!Maybe:*
LANIMAL LIFE.....................................................................
Maybe:*
M. ARCHAEOLOGICAUMISTORICAL ..............................................
......
None.
N. AESTHETIC............
O. ENERGYIRESOURCE USE ..........................................................
None.
P. OTHER ..._.......................................................................
III.STAFF RECOMMENDATION
D
Negative declaration, with mitigation. i
'SEE ATTACHED REPORT so
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I. DESCRIPTION OF PROJECTS AND ENVIRONMENTAL SETTING
The city has received three requests to 'amend the land use element map and rezone
approximately 34 total acres of land near the intersection of Broad Street and Orcutt
Road. The project descriptions are as follows:
Orcutt 1
761 Orcutt Road/ER 61-89
mm
Total Area: 730 acres
Current Zoning. M (42 acres) and C-S (3.0 acres)
Current General Plan: Service Commercial/Light Industrial
The existing designation would allow a variety of industrial and
heavy commercial uses. Maximum likely development under
the existing designation would be a commercial/industrial
building or buildings with about 80,000 square feet of floor
area and about 200 parking spaces.
O Proposed General Plan: Medium High Density Residential (max. 18 dwellings/acre)
Service Commercial/Light Industrial (1.0 acres)
Proposed Zoning: R-3-S (6.5 acres, gross; 4.7 acres net after right-of-way
dedication) and C-S (1.0 acres)
The zoning would allow a maximum of about 117 dwelling
units, or with special approval, group housing, churches,
schools or meeting facilities. If a portion of the dwelling units
were affordable to low or moderate income residents, the site
could be entitled to as many as 137 two bedroom dwellings.
The evaluations in this initial study assume 100 dwellings..
Setting
The site is vacant and located at the southeast corner of Orcutt Road at Broad Street.
The applicant has not proposed a specific project, but has submitted a concept plan
which shows development of the site with approximately 85 dwelling units and a service
commercial center of approximately one half acre, southerly of the Broad street/Orcutt
Road intersection.
Two minor creek tributaries cross the site which are lined with willows, and other
riparian species of trees. A stand of large eucalyptus trees is also present near the
confluence of the two creek tributaries. Surrounding land uses include industrial land
C'' to the north, south and east.
i
2
Orcutt II
953 Orcutt Road/ER 47-89
Summary
Total Area: 13.4 acres
Current Zoning: M (13.4 acres)
Current General Plan: Service Commercial/Light Industrial
The existing designation would allow a variety of industrial and
heavy commercial uses. Maximum likely development under
the existing designation would be a commercial/industrial
building or buildings with about 190,000 square feet of floor
area and about 400 parking spaces.
Proposed Zoning: R-3 (13.4 acres)
Proposed General Plan: Medium High Density Residential (max. 18 dwellings/acre)
The zoning would allow a maximum of 240 dwelling units, or
with special approval, group housing, churches, schools or
meeting facilities. If a portion of the dwelling units were
affordable to low or moderate income residents, the site could
be entitled to as many as 270 two bedroom dwellings. The
evaluations in this initial study assume 220 dwellings.
Setting
The site is bounded by Orcutt Road to the north, the Southern Pacific railroad right-
of-way to the east, and a small creek tributary to the south with an industrial subdivision
beyond. A wood frame house estimated to be over 70 years old occupies the site. The
Cultural Heritage Committee has reviewed the house (known as the McMillan House)
and has determined that it is of local architectural and historical significance, and that
it should be preserved (see part M. Archaeological and Historical Resources); the
remainder of the site is used for grazing.
The Brickyard
2900 Broad Street/ER 44-89
umma
Total Area: 13.2 acres
Current Zoning: M (103 acres) and C-S (2.9 acres)
Current General Plan: Service Commercial/light Industrial
The existing designation would allow a variety of industrial and
heavy commercial uses. Maximum likely development under t—
K
i
0 3
the existing designation would be a commercial/industrial
building or buildings with about 190,000 square feet of floor
area and about 400 parking spaces.
Proposed Zoning: R-3-S (7.9 acres), C-S (0.8 acres) and C-N (4S acres)
Proposed General Plan: Medium High Density Residential (6 acres at max. 18
dwellings/acre)
Service Commercial/Light Industrial (1.0 acres)
Neighborhood Commercial (6.0 acres)
The proposed designations would allow a mix of uses which
would include about 142, two bedroom dwellings, a 14,000
square foot heavy commercial building with about 30 parking
spaces, and about 90,000 square feet of neighborhood serving
commercial floor space with about 300 parking spaces.
Se
The site is on the east side of Broad Street within a service-commercial/industrial district
that consists of small commercial lots and older commercial businesses. The irregular-
shaped site is bounded by a Southern Pacific Railroad right-of-way on the east, by a
service station on the south, by a lot containing an old commercial building (housing a
ojanitorial supply business) and a dedicated but unimproved street right-of-way on the
north, and by Broad Street on the west. The property contains one commercial building,
formerly used for a bakery thrift shop and warehouse. Another warehouse on the site
was recently demolished.
Formerly used as a brickyard, the site's topography has been completely disturbed.
Presently the land slopes irregularly towards the southeast.
II. POTENTIAL IMPACT OVERVIEW
The following abbreviations are used where applicable:
Orcutt I = (l)
Orcutt II = (II)
The Brickyard (B)
A. Community Plans and Goals
Each project would reduce the commercial/industrial potential and increase
housing opportunities which would be consistent with the Land Use Element and
Housing Element which favor the provision of more multi-family housing as well
as balancing housing opportunities with jobs. (See also part C. -Land-Um, below)
4
C. Land-Use
Availability Of Service Commercial/Industrial Versus Residential Land
Table I, below, summarizes the vacant industrial, service commercial and multi-
family zones as of March, 1989. If all three requests are approved, about 30 acres
of land designated for light industrial use would be converted to other uses,
principally medium high density residential. This represents a decrease of about
63% of the total vacant industrial land in the city, which is about 50 acres in
March, 1990. The city has absorbed about one acre of industrial zoned land per
year for the past five years. Therefore, the 20 acres remaining if the Orcutt I, II,
and Brickyard requests were approved would be about a 20 year supply.
Table I
Total Vacant Dwelling Units/
Zone Acres Acres Units Absorption* Acre
M 175** 47 -- 1 acre/year
C-S 297** 50 - 5 acres/year
R2 371 56 3433 180 units/yr. 9/acre -
R-3 102 3 2246 30 units/yr. Macre
R-4 128 7 3668 20 units/yr. 28/acre -
Estimates based on annual development activity summaries for the years 1984
through 1988; the total does not include intensification of underutilized sites.
** Total does not include the Airport Area
The draft Land Use element contains growth management policies for commercial
and industrial land which would restrict the growth of jobs resulting from these
land uses to 1% per year between 1990 and 2000, and 0.75% per year between
2001 and 2010. If we assume about 20 jobs per acre of industrial land (typical of
the surrounding industrial lands) the Orcutt I and II sites and the Brickyard could
generate between 500 - 600 jobs if builtout under the existing designation. Under
the proposed commercial/industrial growth management policies, this would
represent about 25% of the allowed commercial/industrial job growth for the next
ten years. Since other commercial land uses will be considered in this total, the
actual buildout time frame under an industrial designation would likely be much
longer than the 10 years assumed above.
If the Airport Area is developed with the proposed industrial parks and service
commercial uses, the loss of industrial lands from these three applications would
be considered insignificant.
If all three projects are approved, about 26 acres of medium high density
5
residential land would be added, or an increase of about 26%. More importantly,
it would increase the inventory of vacant R-3 land by about 26 acres. Based on
historical absorption rates, this would represent about a 5 year supply. Evaluation:
Not Significant
Jobs/Housing Balance
Currently, the city has more jobs than housing units for the workers in those jobs.
The 32 acres of industrial land proposed for conversion to other uses as a result
of these projects could support a wide range of employment densities. Based on
the employment characteristics of comparably located properties in this area, the
32 acres of industrial land could support as many as 500 - 600 jobs. The increase
of jobs would worsen the existing jobs/housing imbalance. Conversely, if the sites
were developed with the maximum dwelling units allowed under the proposed R-
3 zoning, as many as 447, two bedroom dwellings could be built, which would
improve the jobs/housing imbalance. Evaluation: Not Significant
j: Compatibility
The land use element requires new residential areas to be adequately buffered
from potentially incompatible land uses. The question to be answered with these
general plan amendments/rezonings is: Can residences be accommodated on these
three sites without an adverse impact on people residing on these sites and without
adverse impacts on existing land uses?
The principal sources of potential adverse impacts on future residents are noise,
light and glare, traffic, and odors/fumes from the adjacent industrial businesses
and arterials. A variety of physical planning techniques are available, such as
sound walls, building setbacks and landscaping/grading design, which can be used
to meet the city's performance standards for interior and exterior noise. Each site
is large enough to accommodate one or more of these techniques. The
effectiveness of these techniques can be maximized when incorporated with
building design and orientation which shields yard areas and minimizes window
openings toward the noise source (see also part G. Noise, for a description of
noise exposure levels). Similar techniques can be used to shield the new dwellings
from light, glare and odors from adjacent industrial uses.
While the impacts described above may be individually or cumulatively significant,
the techniques described above are considered sufficient to mitigate potential
impacts on future residents.
There could also be adverse impacts on surrounding land uses as a result of
placing residential neighborhoods in areas surrounded by industrial uses. The
increase in residential densities will result in the greater probability of nuisance
complaints as the residential neighborhoods become established over the years. For
example, the homeless shelter on Orcutt Road was located there primarily because
C' of its isolation from established residential neighborhoods. The industrial uses on
a- e�
6
Orcutt Road and Broad Street may experience an increase in nuisance complaints
resulting from residential neighbors which may adversely impact their businesses.
One way to minimize the nuisance complaints from new residential neighborhoods
on existing industrial land uses is to require .a disclosure statement on any deeds,
leases and/or covenants, conditions and restrictions (C,C & R's) to alert
prospective residents to this potential. Evaluation: May Be Significant
Mitigation
None recommended at this time. However, noise and land use compatibility should
be used as design criteria for any residential development of these sites.
Neighborhood Convenience Center Policies
The Brickyard proposal includes a neighborhood commercial center. The applicant
indicates that the neighborhood commercial center is to be integrated into the
overall development, primarily to serve the residential development, and that it is
to contain uses not normally found in the C-N zone, such as offices and a child
care center. As proposed, such a center would differ from typical neighborhood
convenience centers. However,. the current request is simply for a change in the
land use designation to C-N, which would not in itself assure that the center would
be developed differently from any other.
Land use element policies say that existing centers should be intensified or
expanded before new ones are created. Existing centers in the vicinity include an
area extending from the intersection of Broad and High Streets to the intersection
of Broad and South Streets, and a small center on Laurel Lane between Augusta
and Southwood. The Crossroads project, under construction at the westerly side
of the Orcutt/Broad intersection, is expected to serve as a limited neighborhood
commercial center, although its underlying zoning is Service Commercial. The
Williams Brothers market south of Orcutt Road on Broad Street is to be replaced
by a large neighborhood commercial center.
The creation of a new center appears to conflict with land use policies..
Evaluation: May be significant.
Mitigation
Amend the Land Use Element text to allow a neighborhood center where the
center is part of a mixed-use development. The text should require a planned
development rezoning for the use; to assure compatibility and to minimize
competition with other centers.
D. Transportation
Traffic volumes and levels of service in the Broad Street/Orcutt Road area are
a -t��
CII
currently approaching unacceptable levels of service (LOS D, and below). City
policies consider LOS D and below to be generally unacceptable traffic flow. This
situation is expected to worsen as a result of projects currently being reviewed by
the city, including the Gas Company Annexation, the Airport Area Specific Plan,
in addition to the three projects evaluated in this initial study. For these reasons,
a traffic study was prepared to evaluate the potential individual and cumulative
adverse impacts likely to result from the three projects and surrounding projects.
The study (Brnad/Orcun Area General Plan Amendments, Keith Higgins and Assoc.,
12/89) is incorporated by. reference into this initial study and the results are
summarized as follows:
Omutt I
Trip Generation
The Orcutt I project is estimated to generate approximately 1000 trips per day and .
about 100 trips during the PM peak hour, assuming 100, two bedroom dwellings
are constructed within a five year buildout period, and assuming 23 acres of
service commercial land is developed. The actual trips generated by the project
will be less because the request involves a slightly smaller amount of C-S zone
land (about one acre) than was assumed in the study. The estimated trip
generation would increase existing traffic volumes about one percent
OProject Access and Internal Circulation
A preliminary development plan submitted by the applicant shows a private, right-
turn-in/right-turn-out entrance from Broad Street about 1/4 mile south of the
Broad Street/Orcutt Road intersection, with a private drive connected to the
Orcutt Road/MacMillan Road intersection (see diagram, attached).This access was
evaluated by the traffic engineer who concluded that the proposed access would
be acceptable, so long as the uses in the remaining service commercial area do
not attract south-bound cars on Broad Street who would have to make a U-turn
southerly of the concrete median which extends beyond the site. An alternative
would be to provide access to the site and commercial uses by way of a cul-de-
sac extended southerly of the Macmillan Road/Orcutt Road intersection.
The proposed change in land use from C-S to R-3 will have a beneficial impact
on traffic and access by consolidating the service commercial land in a single, one
acre parcel southerly of the Broad Street/Orcutt Road intersection, eliminating the
existing three lots which are shallow and most difficult to access and develop.
Under the existing land use designation and lot configuration, each of these parcels
could have a driveway entrance onto Broad Street serving an individual service
commercial project.with customer and truck delivery traffic. The proposed project
access with a single private driveway serving the proposed residential and service
commercial land would result in less overall traffic impacts by reducing the
number of driveways on Broad Street and reducing the land devoted to service
commercial use.
61
8
Impacts On Area Streets and Intersections
The study concludes that the additional trips generated by this project will not
reduce levels of service on the intersections and streets in the study area (see
diagram, attached). Level Of Service (LOS) is a measure of the ratio between
traffic volumes and street capacity. A LOS of E for the PM peak hour is
considered the minimum allowable level of service for an intersection. Cumulative
impacts from the three projects are discussed below.
Orcutt II
Trip Generation
The Orcutt II project is expected to generate about 1850 trips per day, assuming
a ten year buildout of the site with about 240 dwelling units. The additional trips .
generated will add about 150 trips to existing street volumes during the PM peak
hour which would increase existing levels by about 2%.
Project Access and Internal Circulation
A preliminary development plan has not been submitted. However, access to the
project was assumed to be from the northerly extension of Sacramento Drive to
form a four-way intersection at Orcutt Road and Duncan Road. Sacramento Drive
currently dead-ends just south of the Orcutt II site and serves as an industrial
collector street for the Capitolio/Sacramento industrial district. No driveway or
street access to the site from Orcutt Road was assumed, although the study
concludes that a driveway access between Duncan Road and the railroad tracks
would be acceptable.
Impacts On Area Streets and Intersections
The additional trips generated by this project are not expected to reduce existing
levels of service on area streets and intersections, nor would it reduce levels of
service below that which would be experienced with development under an
industrial designation.
The Brickyard
Trip Generation
The Brickyard project is expected to generate approximately 2900 trips per day,
assuming 125 dwelling units, about 45 acres of neighborhood serving commercial
land and about one acre of service commercial land. The PM peak hour trips are
expected to be about 250 additional trips, which represents an increase of about -
two percent above existing levels.
O 9
Project Access and Internal Circulation
Project access is assumed to be by way of the extension of Mutsuhito Avenue and
Lawrence Drive, with direct driveway access to Broad Street for the proposed
neighborhood commercial center.
Impacts On Area Streets and Intersections
No change in levels of service for surrounding streets and intersections are
expected to result from this project.
Cumulative Impacts
Given the expected development in the area which will contribute traffic to the
Broad Street/Orcutt Road intersection and surrounding street segments, cumulative
impacts are expected to be significant and are summarized below. Broad Street
currently carries about 27,500 ADT and Orcutt Road carnes about 13,000 ADT.
Existing Traffic Plus Orcutt 1, 11, and Brickyard Trajjc, and assuming no changes
in street segments or intersections:
1. Total trip generation from the three projects is estimated to be about 5700
J trips per day, 535 in the PM peak hour, which is an increase of about 7%
to 10% on Broad Street and .between 10% and 2001b on Orcutt Road.
2. The Broad Street/Orcutt Road intersection would degrade from LOS C to
LOS D.
3. The Orcutt Road/Macmillan Avenue intersection• will operate at LOS C.
4. The Orcutt Road/Duncan Road intersection will operate at LOS B.
Year 1995 Cumulative Impacts From Area Projects Plus Background Traffic Level
Growth and Assuming No Changes In street segments or intersections:
1. Traffic on Broad Street is estimated to increase 20%-25% above existing
levels throughout the study area, for an ADT of about 37,000 and a Level
Of Service E.
2. Traffic on Orcutt Road is expected to increase about.35% for an ADT of
.20,000 and a Level Of Service F.
3. Santa Barbara Street will experience a decline in LOS to LOS D.
4. The Broad Street/South Street/Santa Barbara Street intersection would
C> operate at LOS F.
10
5. Broad/Orcutt Road intersection will operate at LOS F.
6. Broad Street/Capitolio Way intersection will warrant signalization.
7. The Broad Street/Industrial Way intersection will probably warrant
signalization, as will the Orcutt Road/Duncan Avenue intersection.
Year 2000 cumulative impacts:
1. Broad Street is expected to have 34% to 43% more traffic than existing for
an ADT of 35,000 and LOS F, with half of this growth attributable from
background growth, (development outside the study area).
2. Orcutt Road will be operating at an ADT of 19,000 and LOS F, with traffic
increases of 50% or more.
3. The Broad Street/South Street/Santa Barbara Street intersection will
continue to operate at LOS D.
4. The Broad Street/Orcutt Road intersection will operate at LOS F.
5. The Orcutt Road/Duncan Avenue intersection will warrant signalization if
Sacramento Drive has been extended to Orcutt Road by this time. �!
Year 2005 cumulative impacts:
1. Broad Street will continue to operate at LOS F north of South Street and
LOS Don the remainder and an ADT of about 41,000.
Mitigation
The recommended mitigation requirements by project, and the recommended time
frame for improvements are summarized as follows:
Recommended As Mitigation At The Time Of Development
The Brickyard
Project proponents should:.
1. Execute an agreement to install a signal at the Mutsuhito/Broad Street
intersection at the discretion of the City Engineer.
2. Make fair share contributions to intersection improvements at Laurel Lane
and Orcutt Road, and at the Orcutt Road railroad crossing.
a
Orcutt I
Project proponents should:
1. Add a west-bound left turn lane on Orcutt Road at Macmillan Avenue.
2_ Extend Macmillan Avenue south of Orcutt Road as either a public street
or a private driveway entrance, forming a four-way intersection.
3. Install full frontage improvements along the project's entire Orcutt Road
frontage.
4. Make fair share contributions to intersection improvements at Laurel Lane
and-Orcutt Road and at the Orcutt Road railroad crossing.
Orcutt H
2 Project proponents should:
A
1. Connect Sacramento Drive to the Duncan Avenue/Orcutt Road intersection.
2. Install full frontage improvements along the project's entire Orcutt Road
frontage.
3. Make fair share contributions to intersection improvements at Laurel Lane
and Orcutt Road and at the Orcutt Road railroad crossing.
Mitigation Requirements For All Project Proponents By 1995 On A Fair Share
Contribution Basis:
1. Southbound right-turn and northbound left-tum lanes on Broad Street at
South Street.
2. Addition of a second southbound_left-tum lane on Broad Street at Orcutt
Road (resultant LOS F).
3. Widen Orcutt Road to four.lanes east of Broad Street (resultant LOS F).
4. Signalization of Orcutt Road/Macmillan Avenue intersection.
Mitigation Requirements For AU Project Proponents By 2000 On A fair Share
Contribution Basis:
1. Install a median left-turn lane between Macmillan Avenue and Laurel
Lane.
O
a
,� 3
12
Mitigation Requirements For All Project Proponents By 2005 On A Fair Share
Contribution Basis
1. Install signal at Duncan Road/Orcutt Road intersection (resultant LOS A).
2. Addition of a west-bound through lane/right-tum lane on Santa Barbara
Street at Broad Street
NOTE: The resultant Levels of Service stated above assume other street segment
and intersection improvements are made in the area which will not be the
responsibility of these three projects. These include improvements to the
Capitolio/Broad Street, Industrial Way/Broad Street, Laurel lane/Orcutt Road,
intersections, the extension of Prado Road to Broad Street through the Airport
Area, and the widening of Santa Barbara Street and Broad Street to four lanes
north of South Street The latter recommended mitigation measures would have
significant impacts that would have to be evaluated if implemented; they are not
recommended at this time for these projects.
E. Public Services
Water
r
Demand for city water currently exceeds the safe yield of supplies. The city has
responded by adopting measures to restrict water use and development. The
council has initiated amendments to further limit allocation of water to
development, so a balance between safe yield and normal demand can be reached
sooner as new water sources are developed. These measures would apply to any
further development or change of use on any of these sites, and will mitigate
potential water-use impacts. (1)(II)(B)
Sewage Treatment
The city's sewage treatment plant currently violates water quality standards and
operates at about 86 percent of its hydraulic capacity (based on average dry
weather flow). A project under consideration (ER 46-89) would improve treatment.
levels to meet water quality standards and increase. hydraulic capacity by about five
percent. No additional sewer-treatment mitigation is necessary. (I)(11)(B)
G. Noise
Noise levels within 50 feet of the railroad tracks (II and B only) and within 100
feet of the Broad Street (I and B only) and Orcutt Road arterials have been
measured as high as 70 dBl. As a result, the, average day/night maximum
allowable exterior noise level for residential yards (60Ldn) could be exceeded.
(Source: Edna/Islay Specific Plan — Technical Appendix, 1986; Noise study For
The Brickyard — The Morro Group, 1989). Evaluation: May Be Significant J
13
Mitigation
A combination of one or more of the following can reduce exterior noise levels
by as much as 15-20 Ldn, which would bring all three sites within acceptable levels
for residences as defined by the General Plan Noise Element:
1. An 8 foot high solid wall (traffic noise) and a 10 foot high solid wall (train
noise) running parallel to noise source.
2. A densely landscaped buffer of at least 50 feet in depth for roadway noise
and 100 feet in depth for railroad noise. (illustrated on attachment)
3. The use of buildings between the noise source and the receptor areas.
A development-specific noise study should be prepared on a site specific basis to
determine the most effective combination of these elements.(I)(II)(B)
01 The standard for interior noise levels (45Ldn) can be achieved by minimizing
window openings and by using thicker wall materials and multiple glazing facing
the noise source. (I)(II)(B)
H. Soils/Geologic Hazards
USoils for the Orcutt I and 11 sites are composed of alluvial sandy clays. Soils
investigations of surrounding properties have recorded groundwater at depths
between 15-20 feet, which, when combined with sandy alluvial soil indicates a high
potential for liquefaction on the Orcutt I and II project sites.
Liquefaction occurs in soils when a shock wave, such as from an earthquake,
vibrates the soil particles causing them to compact. As a result of this
consolidation, the void spaces between the soil particles is reduced and if
groundwater is present, the water is forced along the path of least resistance,
usually upward toward building foundations. When the soil becomes liquified in
this manner, its bearing capacity is reduced to near zero and gravity will pull any
structure — whether it is a residence or industrial building — through the liquified
soil resulting in the collapse, or partial collapse of the building.
Liquefaction potential is also a function of the permeability or cohesiveness of the
soils and the soil particle size. In the case of the Orcutt I and II sites, soils
investigations on adjoining properties show that, while the soils are alluvial because
of the creeks which cross the site, they also exhibit a relatively high degree of
cohesion because of the clay component. The degree of cohesiveness is greater
than that of other properties investigated specifically for liquefaction potential
(Central Coast Laboratories, 1976) in which the potential for liquefaction was
considered practically zero. Therefore, no mitigation for liquefaction is considered
necessary at this time for any of these sites to support a residential versus an
industrial land use. A site specific soils/geotechnical investigation will be required
.�5
14
for each project at the time of development. Evaluation: Not Significant (I)(II)(B)
Much of the Brickyard site has been graded and covered with unconsolidated fill
materials which have not been compacted. For this reason, much grading and
recompaction will be required to establish building sites to city standards. This may
require removal of the unconsolidated fill and replacement with engineered fill.
I. Air Quality
Air quality will likely be degraded locally and regionally on an incremental level
with the development of the three sites. Emissions will originate from two primary
sources: mobile sources (cars, trucks, etc), and stationary sources (homes, offices,
light industrial uses).
The San Luis Obispo County Air Pollution Control District has established
thresholds for significant adverse impacts on air quality. Individually, none of these
projects will exceed this threshold, which is 300 dwelling units in a multiple family
residential project. Collectively, the three projects could support as many as 400
dwelling units which would clearly exceed this threshold.
Emissions from mobile sources are estimated for the year 2005 when it is assumed
all three projects will be builtout. The emissions for various criteria pollutants are
summarized below:
Total Organic Gases: 109 pounds/day
Carbon Monoxide: 1058 pounds/day
Nitrogen Oxides: 66 pounds/day
Source: URBEMIS2, 1990
The SLOAPCD has established a threshold for significance of 120 pounds/day for
total organic gases (TOG) and nitrogen oxides (NOx), and 550 pounds/day for
carbon monoxide (CO). Based on this data, emissions of TOG and NOx are not
expected to be significant.
In the case of CO, the District recommends modeling of the potential impacts
when the emissions are estimated to approach the significance threshold. Based
on the traffic characteristics of the Orcutt Road/Broad Street intersection for the
buildout year (2005), the CO impacts were modeled for receptors as close as 5
meters to the roadway and were estimated at about 10.4 parts per million (ppm)
for the PM peak hour of traffic. This is well below the State standard of 20 ppm
for one hour. Based on this data, emissions of CO are not expected to adversely
effect occupants of residences near this intersection. However, cumulative emissions
from the three projects will have an adverse impact on local and regional air
quality. Evaluation: May Be Significant
i
Mitigation
;? 07
O 15
In that the change in land use will not directly result in the deterioration of air
quality, no mitigation, is recommended at this time. However, a number of
techniques can be employed on a project specific basis to help reduce the increase
in emissions, including:
1. Contributions to area-wide carpooling/vanpooling efforts and Park-and-
Ride programs.
2. Provision of bike lockers and storage facilities for commercial projects.
3. Providing incentives to employees to use public or alternative transit.
4. Incorporating bike trails and pedestrian trails into residential projects to
promote alternate transit modes.
5. Transit management plans for employers to require reductions in vehicle
ridership.
At the time of development, the following mitigation will be recommended:
O 1. Potential adverse impacts on _ air quality shall be quantified using
methodology recommended by te San Luis Obispo County Air Pollution
Control District.The study shall recommend project-specific mitigation which
shall be incorporated into the project.
J. Drainage. Flooding and Water Ou&UV
Portions of the Orcutt I and 11 sites are within flood zone B, which means that
portions of the site have the potential to flood to about one foot of water depth
once every 100 to 500 years. This is a result of the three small seasonal creeks
which cross the project sites. Based on the width and depth of the creek channels,
the 100 year storm will likely be contained entirely within the banks of the creeks.
Nevertheless, the city's Flood Damage Prevention Regulations will require that the
floors of all structures within flood zone B to be elevated at least one foot above
the 100 year flood plain. These requirements would apply regardless of the land
use zone. Since the design flood would be largely contained within the banks of
the creek, the number of structures affected by this potential is considered small
and will be further reduced because of the city's policy of requiring a 20 foot
setback for all structures from the top of bank of a creek. Evaluation: Not
Significant
K Plant and Animal Life
The Orcutt I and 11 sites are crossed by three minor creeks which support mature
Criparian vegetation and are considered important habitat resources. The creek
areas are also important roosting and nesting areas for native perching birds and
16
provide important habitat for small mammals and reptiles. No rare or endangered
species of plants or animals are known to inhabit any of these sites. The Orcutt
I and U sites have been grazed with :livestock for many years which has resulted
in the gradual deterioration of the habitat value of these sites. The Brickyard has
been used as a borrow area for the fabrication of bricks and thus contains little
habitat.
The proposed change in land use designation could have a beneficial impact on
the protection of the creek habitat and on water quality in the creeks by
eliminating grazing and reducing the potential for industrial-related runoff.to enter
the creeks. It is the policy of the city to require the dedication of open space
easements over creek areas and to require a minimum 20 foot setback from the
top of bank of a creek. It is also the policy of the city to require restoration of
riparian corridors when it has been deteriorated. These policies would apply
regardless of the land use designation.
The introduction of residences into the area could have an adverse impact on the
habitat value of the creeks for native bird species. This could result because
dwellings may be occupied at any time during the day or night and the outdoor
areas around the dwellings typically exhibit a higher frequency of use than
industrial land uses. The potential for day/night use of the dwellings could
adversely affect the birds which use the creek for roosting. In addition, any
development of the Orcutt I and H sites will result in the removal of several
mature pepper trees to accommodate the widening of Orcutt Road between Broad
Street and the railroad tracks. Evaluation: May Be Significant
No mitigation is recommended at this time. However, at the time of development
of either of these sites, the following mitigation measures will be recommended:
1. All creeks shall be dedicated as permanent open space easements.
2. All new buildings shall observe a minimum 20 foot setback from the top
of bank of the creeks or the edge of riparian vegetation, whichever is
greater.
3. A creek restoration plan shall be submitted fbr all creek areas crossing the
project site.
4. Street trees will be required to compensate for the removal of the trees
along Orcutt Road.
M. Archaeological and Historic Resources
Orcutt I and II
All three sites probably hosted Chumash use before European settlement.
C, 17
However, natural changes within the flood plains of the minor creeks on the
Orcutt I and II sites in conjunction with soil disturbance from European settlement
and grading on the Brickyard site have probably removed or damaged prehistorical
artifacts. The Orcutt I and 11 sites are not known to be locally or regionally
significant or to contain artifacts.
The Orcutt II site has been used for grazing of livestock over the years and the
original farm house, probably built between 1906 - 1912 is still present. The house
belonged to the Macmillan family who were early settlers of the area. The
Cultural Heritage Committee has reviewed the importance of the house with a
previous project proposal for the site and has determined that is both
architecturally and historically significant and should be retained. The preliminary
development plan for the site shows that the house will be retained on the
westerly side of the Sacramento Drive extension to Duncan Road. There is a
concern that the right-of-way dedication necessary for the Orcutt Road railroad
overpass will bring the road close to the house. Although the roadway location will .
not necessitate the relocation of the house, it may become necessary to relocate
it in the future when the overpass is built to insure its preservation.
No mitigation is recommended at this time. However, the following mitigation will
be recommended when a specific development plan has been submitted for each
site:
1. A qualified archaeologist will train the project's construction contractors in
how to recognize resources that my be encountered. If excavations
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist. Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading and construction pians for the project.
2. The residence on the Orcutt II site shall be retained on the site and
relocated on the .site if necessary to insure its preservation.
The Brickyard
The Brickyard site is considered to be of local historical significance because the
site produced building materials for many buildings in the area starting around the
turn of the century and continuing until the site was closed in the early 1989s.
Because of its historical significance, a Phase I archaeological survey was
conducted for the site and is incorporated into this initial study by reference. The
recommendations of the study are summarized as follows and will be
.recommended as mitigation at the time of development of the site:
G1. A qualified archaeologist will train the project's construction contractors in
how to recognize resources that my be encountered. If excavations
a
1
`J
18
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist. Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading- and construction plans for the project.
2. The one remaining brick building on the site (formerly the Brick Company
office) should be retained on the site and incorporated into the
development as an example of the brick made at the site.
3. Brick work should be incorporated into the development of the site to recall
the historic use of the site.
4. The name of the project, "Brickyard Square", should be retained as a
reminder of the historic use of the site.
5. The historic significance of the site should be documented through the use
of a plaque, photographs and samples of the brick work incorporated into
a marker or kiosk on the project site for public display.
P. Hazardous Materials
The Brickyard site has been investigated for hazardous materials which may have
been stored there in conjunction with the brick manufacturing use. An unidentified
hydrocarbon based (oil) material has contaminated the soils here and is currently
being abated under a seperate action by the city's Hazardous Waste Inspector. The
contaminated soils have been graded and stockpiled while the oil-based materials
evaporate. No further action is necessary.
III. STAFF RECOMMENDATION
Negative declaration.
Recommended As Mitigation Upon Development Of The Brickyard, Orcutt I and Orcutt II
Projects:
1. A noise evaluation shall be prepared at the time of development of each site to
determine site specific mitigation.
2. A soils/geotechnical investigation shall be prepared for each site at the time of
development to determine site specific mitigation.
3. Potential adverse impacts on air quality shall be quantified using methodology
recommended by the San Luis Obispo County Air Pollution Control Distrim The -
study shall recommend project-specific mitigation which shall be incorporated into
the project.
O 19
4. Mitigation Requirements By 1995 On A Fair Share Contribution Basis:
A Southbound right-turn and northbound left-turn lanes on Broad Street at
South Street.
B. Addition of a second southbound left-turn lane on Broad Street at Orcutt
Road (resultant LOS F).
C. Widen Orcutt Road to four lanes east of Broad Street (resultant LOS F).
D. Signalization of Orcutt Road/Macmillan Avenue intersection.
5. Mitigation Requirements By 2000 On A fair Share Contribution Basis:
A Install a median left-turn lane between Macmillan Avenue and Laurel
Lane.
6. Mitigation Requirements By 2005 On A Fair Share Contribution Basis
A Install signal at Duncan Road/Orcutt Road intersection (resultant LOS A).
O B. Addition of a west-bound through lane/right-tura lane on Santa Barbara
Street at Broad Street.
In addition to the mitigation required for all three projects, the following will be
recommended as mitigation upon development of The Brickyard project:
1. Proponents shall enter into an agreement to install a signal at the
Mutsuhito/Broad Street intersection at the discretion of the City Engineer.
2. Proponents shall make fair share contributions to intersection improvements
at Laurel Lane and Orcutt Road and at the Orcutt Road railroad crossing.
3. A qualified archaeologist will train the project's construction contractors in
how to recognize resources that my be encountered. If excavations
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist. Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading and construction plans for the project.
4. The one remaining brick.building on the site (formerly the Brick.Company
office) shall be retained on the site and incorporated into the development
as an example of the brick made at the site.
meg'
I
20
S. Brick work shall be incorporated into the development of the site to recall
the historic use of the site.
6. The name of the project, "Brickyard Square% shall be retained as a
reminder of the historic use of the site.
7. The historic significance of the site shall be documented through the use
of a plaque, photographs and samples of the brick work incorporated into
a marker or kiosk on the project site for public display.
8. Initiate amendment of the General Plan Land Use Element text to allow
a neighborhood center where the center is part of a mixed-use development.
The text should require a planned development rezoning for the use, to
assure compatibility and to minimize competition with other centers.
In addition to the mitigation recommended for all three projects, the following specific
mitigation will be recommended upon development of the Orcutt I project:
1. Addition of a west-bound left turn lane on Orcutt Road at Macmillan
Avenue.
2. Extend Macmillan Avenue south of Orcutt Road as either a public street
or a private driveway entrance, forming a four-way intersection.
3. Install full frontage improvements along the project's entire Orcutt Road
frontage.
4. Make fair share contributions to intersection improvements at Laurel Lane
and Orcutt Road and at the Orcutt Road railroad crossing.
5. All creeks shall be dedicated as permanent open space easements.
6. All new buildings shall observe a minimum 20 foot setback from the top
of bank of the creeks or the edge of riparian vegetation, whichever is
greater.
7. A creek restoration plan shall be submitted for all creek areas crossing the
project site.
8. Street trees will be required to compensate for the removal of the trees
along Orcutt Road.
9. A qualified archaeologist will train the project's construction contractors in
how to recognize resources that my be encountered. If excavations
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
r t7
_f
C 21
recorded by a qualified archaeologist. Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading and construction plans for the project
In addition to mitigation recommended for all three projects, the following specific
mitigation will be recommended upon development of the Orcutt II project;
1. Connect Sacramento Drive to the Duncan Avenue/Orcutt Road intersection.
2. Install full frontage improvements along the project's entire Orcutt Road
frontage.
3. . Make fair share contributions to intersection improvements at laurel Lane
and Orcutt Road and at the Orcutt Road railroad crossing.
4. Retain the residence on the site and relocate it if necessary to insure its
preservation.
5. All creeks shall be dedicated as permanent open space easements.
6. All new buildings shall observe a minimum 20 foot setback from the top
C of bank of the creeks or the edge of riparian vegetation, whichever is
greater.
7. A creek restoration plan shall be submitted for all creek areas crossing the
project site.
. 8. Street trees will be required to compensate for the removal of the trees
along Orcutt Road.
9. A qualified archaeologist will train the project's construction contractors in
how to recognize resources that my be encountered. If excavations
encounter archaeological resources, construction activities which may affect
them shall cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that they may be
recorded by a qualified archaeologist Disposition of artifacts shall comply
with state and federal laws. A note concerning this requirement shall be
included on the grading and construction plans for the project
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PROPOSED GENERAL
PLAN AMENDMENTS A, +'• t �. ��F
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Project Legend ': ; •. '• Z4�
I. Brickyard GP Amendment
2. Orcutt Road GP Amendment
3. Orcutt 2/3
4. Southern Cal Gas Annexation
5. Sheets Project
6. Minor Annexation Area MRO
7. The Crossroads Project FA
S. Stoneridge II Annexation 6 Subdivision
9. Baur Housing Project
7.0. Southwood - L_aural Lan. matoninq
EXHIBIT 17 -
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FIN. REVISED
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( 3`:r ITDR`.TEY r�vDJn (11/7/90 - SECTION 4)
/0axc. L:]
. ORDINANCE NO. (1990 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE PROPERTY AT
953 ORCUTT ROAD FROM M TO R-3-S
(APPLICATION 1464 , ORCUTT II REZONING)
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1464 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has considered. the testimony
and statements of the applicant, and other interested parties, and
the records of the Planning Commission hearing and action, and the.
evaluation and recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The council upholds the appeal and approves
application No. GP/R 1464 , thereby amending the Official Zoning Map
designation for the site from Service Commercial/Light. Industrial
to Medium Density Residential - Special Considerations, as shown
on Exhibit A attached, based on the following findings:
SECTION 2 . Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use and Housing Elements of the
General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4 . The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 61-89 are incorporated herein by
Oreference.
C Ordinance No. (1990 Series)
GP/R 1464
Page 2
SECTION 3 . Special Considerations Overlay Zoning Designation
Review of development proposals at the site shall take into
account the following special considerations:
a. Preservation and enhancement of sensitive creek
environment.
b. Mitigation of noise levels to levels which are acceptable
for residential development.
C. Appropriate limitation of access to arterial streets.
d. Provision of on- and off-site circulation infrastructure
improvements, including payment of appropriate in-lieu
fees for off-site circulation impacts.
e. Provision of appropriate trip reduction programs.
f. Provision of on- and off-site bicycle and pedestrian
linkages.
C, SECTION 4. A summary of this ordinance, approved by the City
Attorney, together with the names of council members voting for and
against, shall be published at least five (5) days prior to its
final passage, in the Telegram-Tribune, a newspaper published and
circulated in this city. This ordinance shall go into effect at
the expiration of thirty (30) days after its 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.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
, ..1990, on motion of seconded
by and on the following roll call vote:
AYES:
NOES:
ABSENT:
C�
Mayor
IEETING HGENDA .
rq�-�-- DATE ly 710 REM #
PC Minutes
C September 26, 1990
Page 5
Greg Smith indicated that if it were the consensus of the commission to initiate
rezoning from M to R-3, the commission had only to include that rezoning into the
motion.
Commr. Billington indicated she would not be adding that to the motion.
AYES: Commrs. Billington, Karlesldnt, Peterson, Hoffman Copmm:
NOES: .Commrs. Hoffman, Schmidt O•Dwotc,Action ❑ FYI
ABSENT: Commr. Gurnee TY Cama D/6D D11
MIN.DIR
Id ❑
The motion passed. ; ., ACRO 1.1PE a='7TC IFIV DIR
I'OLICEC3-1.
Commr. Gurnee returned to the meeting. IMC:ft .r:_n..l la =c Dir.
C rL'z'.LE 0 L:'''iLD!
3. General Plan Amendment & Rezoning GPJR 1454. Consideration of
amending the Land Use element map and zoning map to change the
designations from service-commercial/light industrial, special considerations (M
C & C-S-S) to medium-high density residential, special considerations (R-3-S) for
a 73 acre site at 761 Orcutt Road; Wood Investments, applicant.
4. General Plan Amendment & Rezoning GP/R 1464. Consideration of
amending the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial (M) to medium-high
density residential (R-3); 953 Orcutt Road; SLO Partners, applicant.
It was the commission's preference to hear these items together.
Greg. Smith Associate Planner, presented the staff report recommending the
commission consider the environmental review and recommend that the City Council
approve the general plan amendments and rezoning from M. to R-3 or other suitable
zone.
Commr. Kouralds indicated she had received a call from. Patricia Scott of Flora Street
who was concerned with traffic on Orcutt Road. Ms. Scott was not opposed to the
project, but felt Orcutt Road should be upgraded either before or simultaneously with
any development of the property.
Commr. Billington indicated she had a phone conversation with Larry Mitchell,
Crepresentative for the Orcutt I project last week
L IV
NOV 71990
CITY CLERK
SAN LUIS OBISPO,CA
C PC Minutes
September 26, 1990
Page 6
Chairman Hoffman declared the public hearing open.
Larry Mitchell, 19700 Fairchild Avenue, Irvine, representative for Wood Investment
(PG/R 1454), reviewed the history of the project and indicated that only ten lots were
still available for R-3 development in the city. He noted development constraints
because of the site's physical characteristics. He noted that because of the open
creek area and the 20-foot setbacks needed to create the project's ambiance, the 6.5
acre site would be reduced to approximately 4.8 acres of developable area. He
indicated that because of this reduction in acreage in order to satisfy environmental
concerns, a density of up to 85 units would be proposed. He noted that any type of
commercial development on the front part of the property would result in adding fill
to level the property up to Broad Street's elevation, which would be economically
infeasible to do. He indicated that no residential units would be developed on the
land west of the easement to Broad Street, leaving up to a 145-foot wide buffer
between the street and the development. He indicated that a water well located on
the site could provide irrigation for landscaping needs on the site. He felt the site
was well-suited for R-3 development because of the parcel's irregular size, slope,
easement, open space, and creek areas. He felt the R-3-S zoning allowed the city to
review any proposals for the site and also allowed them time to develop a plan that
would satisfy environmental concerns. He felt the SLA) Partners' project would be
very compatible to their proposal.
Mr. Mitchell indicated that they would be amenable to rezoning the C-S-S portion of
the site to residential at a later date.
Norman Beko, representative for SLO Partners, 329 Indio, Pismo Beach, indicated he
would prefer not to extend Sacramento Drive in order to enhance the residential
development in the area. He also indicated that it may be possible to move the
existing house on Orcutt Road to the city's property for use as a community center
when Orcutt Road is widened. He also indicated he would be willing to landscape
the greenbelt area if the city would maintain it. He felt his project would be
compatible with the Wood Investment project and would have no problem changing
their exterior elevations to match the other project. He offered to put a lighted and
paved 20-foot section along the creekbed, with 10-feet reserved for a running path.
He noted that ideas have been discussed with Wood Investments in order to make
both projects look like a single project. He indicated they had no desire to put in a
higher density than what was proposed. He noted mitigation was being investigated
to reduce noise from the railroad.
Bert Forbes, 140 Twin Ridge Drive, indicated this was the only large area zoned for
manufacturing in the city, other than on South Higuera Street, and asked why it was
being changed to residential, which he felt would be incompatible with the area. He
C
PC Minutes
Septembers 26, 1990
Page 7
felt it was impossible to reach a jobs/housing balance. He felt that manufacturing
uses provided income and jobs for the city. He was opposed to the rezoning change.
Chairman Hoffman declared the public hearing closed.
Commr. Karleskint concurred with Mr. Forbes's testimony and felt it was city policy
to encourage infill of commercial districts. He felt the area was planned well for
commercial development, with heavy commercial uses in the area. He felt it was
inconceivable to place a residential area in the middle of a heavy commercial. He
felt there needed to be an area for commercial uses to grow inside the city limits.
While he felt more residential property was needed, he thought this was not the area
for it. He could not support the proposals.
Commn Schmidt felt the Orcutt I site could be an attractive residential area because
of the creek and proposed buffer zones. However, he felt it would not make sense to
develop that area as residential if industrial uses were placed next to A on Orcutt II.
He felt that residential development could be continued from the Rockview area to
this area on to the Orcutt expansion area so he did not feel this would be an isolated
residential area. He was generally supportive of the concept of rezoning to residential
and felt it was possibly a better location for residential than the Edna-Islay area
because of the availability of public transportation and accessibility to urban features.
Commr. Gurnee noted this area has been historically designated for manufacturing
uses, but could not recall any proposals to develop the land for manufacturing or
commercial uses. He felt this was an. infill project with difficult constraints that could
not be adequately developed for manufacturing uses. He thought a residential project
could work best because of the site constraints and supported the request. He felt
the "S" designations could deal with the fact this area was the southern gateway to the
city and the design of this property would be critical. He felt both applications
needed to work together in terms of circulation. He agreed with Mr. Beko that
extending Sacramento Drive may not be a good idea. He felt that a network of
private drives with narrow bridge crossings over the creek with a possible secondary
emergency access to Capitolio Way may work better than a high-traffic volume
correction to Orcutt. Road. Regarding affordability, he felt that while these projects
may not be eligible for federal funding as affordable housing because the amount of
mitigation that is required to develop the property would make them expensive to
build, they would be more accessible because of the location.
Commr. Gurnee moved to recommend to the City Council approval of GP/R 1454
and GP/R 1464, and the negative declarations of environmental impact with
mitigation measures incorporated into the project, including the C-S-S parcel to R-3-
G S
PC Minutes
September 26, 1990
Page 8
Commr. Schmidt seconded the motion.
Commr. Kourakis indicated she could not support the motion because she felt the R-
3 densities would preclude saving and protecting the creeks. She was concerned that
the proposed 20-foot setback on both sides of the creek would be reduced. She
agreed with Commr. Karleskint's comment that the area should not be rezoned.
Commr. Peterson indicated that while he sympathized with businesses that are looking
for areas to move to, he could support the.motion because of the unique piece of
property involved. He did not think that manufacturing would be able to utilize that
space because of site constraints.
Commr. Billington could not support the motion. She felt the site could be
developed for manufacturing or research parks. She wanted to uphold the current
zoning.
Commr. Kourakis recalled that one application had been reviewed to divide the site
for small industrial lots, but it was felt, at that time, that large lots would be more
appropriate.
Greg Smith suggested that the commission include, as part of the motion, specific
issues identified as concerns for the "S" overlay zone such as development of public
circulation, access limitations to arterial streets, the mitigation of noise concerns, and
the protection and enhancement of the creek environment.
Commr. Gurnee indicated the "S" overlay zone should cover the fact that because this
area is the gateway to the southern part of town, a very strong and careful eye to the
design should be given to that portion of Broad Street, that the project should look at
buffering adjacent land uses with manufacturing uses, and also include the concerns
mentioned by staff.
Commr. Hoffman indicated he would not support the motion because he felt the site
was best for manufacturing uses.
Commr. Karleskint felt the site could be well-suited for a business or research park,
using the same footprints as the residential development.
VOTING: AYES: Commrs. Gurnee, Schmidt, Peterson
NOES: Commrs. Kourakis, Billington, Karleskint, Hoffman
ABSENT: None
The motion failed.
C'
PC Minutes
G September 26, 1990
Page 9
Commr. Karlesldnt moved to deny General Plan Amendment Rezoning applications
Gp/R 1454 and GP/R 1464 based on the following findings:
1. The proposed zoning is not compatible to the existing area around it.
2. There is a need to provide growth for commercial development within the city
limits.
3. The proposed amendments do not follow the city's policy of infilling
commercial and light-industrial districts designated on the map and plan.
Commr. Kouralds seconded the motion, Resolutions No . 5033 and 4034.
VOTING: AYES: Commrs. Karleskint, Kourakis, Billington, Hoffman
NOES: Commrs. Gurnee, Peterson, Schmidt
ABSENT: None
The motion passed.
C-
5. General Plan Amendment & Rezoning GP/R 1492 Consideration of
amending the Land Use Element map and zoning map to change the
designations from tourist-commercial (C-T) to service-commercial (C-S); 12350
Los Osos Valley Road; Spring BMW-Toyota, applicant.
Glen Matteson, Associate Planner, presented the staff report recommending the
commission review the initial environmental study; recommend to the City Council
that the mitigated negative declaration be approved, that the band Use Element map
be amended from "tourist-commercial" to service-commercial/light industrial" as
requested, and that the site be rezoned from tourist-commercial (C-T) to service-
commercial (C-S) or service-commercial with special considerations.
Chairman Hoffman declared the public hearing open.
Brian Starr, Studio Design Group, 641 Higuera, Ste. 200, representative for the
applicant, supported the staff report He noted the applicant intended to relocate the
existing car dealership to this location from its existing downtown site, thereby freeing
up the downtown site for development that is better suited to the downtown location.
He would appreciate the "S" designation excluding the requirement that an auto
Cdealership return to the commission for a use permit. He noted that the planning of