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04/04/2006 GENERAL PLAN UPDATE (APRIL 2008)
Community Development Department Memorandum April 21, 2008 TO: FROM: SUBJECT: General Plan Holders City Clerk RFCFIVE® APR % A- V0 SLO C tT`y CLERK Ryan Betz, Supervising Administrative Assistant "D General Plan Update Our records indicate you are a holder of the City's Unified General Plan. Staff has updated several sections within the Plan. Attached are the following sections that need to be replaced: Section - Names and Titles - 1.7.6 — 1.11.2 (pg. 1 -20) Table of Contents (pg. 6 -2) 3.5.4 — 3.6.3 (pg. 6 -18) T 4.0 — 4.5 (pg. 6 -22) - 5.5.1 — 7.7.8 (pg. 6.40) - Appendix A — Species of Local Concern (pg. 6 -69) R I'm n -%,mn+ Introduction Land Use Conservation and Open Space Conservation and Open Space Conservation and Open Space Conservation and Open Space Conservation and Open Space Please remove the old sections and insert the new ones into your Plan. Please let me know if you have any questions. 919 Palm Street San Luis Obispo, CA 93401 -3249 (805) 781 -7171 FAX: (805) 781 -7173 city of san Luis oBispo October 16, 2007 Department of Community Development Planning Division :. �. E I Ocj 111007 SLO CI-TY CLERK. To: ARC and PC Commissioners and City Staff From: Diane Stuart, Management Assistaq67-�25 Subject: Corrections to the General Plan Document Our records indicate that you received a hinder version of the City's General Plan in May, 2007. Attached please find corrected pages to the Conservation and Open Space Element. Please remove and discard the old pages, and replace them with the attached corrected pages. This updated document is also available on the City's website at www.slocity.org. If you have any questions, please call me at 781 -7171. Thanks. L� a � V City Clerk city of san leis oBispo May 15, 2007 Department of +tttt E t► i- - . +m-i Planning Division TO: General Plan Recipients FROM: Diane Stuart, Management Assists SUBJECT: New General Plan Document Attached please find your copy of the new unified General Plan document. Please recycle your old documents; this document replaces the individual elements you now have: Land Use Circulation Housing Noise Safety Conservation and Open Space Parks and Recreation Water and Wastewater I would like to remind advisory body members that this document should be returned along with your workbooks and other specified documents at the end of your term. This document is available online at www.slocity.orq, on CD for $5.00, or a hard - copy binder version (binder, tabs, and fold -out color maps included) for $40.00 and can be purchased at the Community Development Department counter. qcnciz.it plan city of san Luis oaispo a tAnc) use cincutAtlon housinc noise sarEty conservation Anc) open space parks Ana recreation water An o wastewater community bevetopment aEpantMent dpalt 2007 919 Palm Street San Luis Obispo, CA 93401 -3218 (805) 781 -7170 www.slocity.org A city of san tuts oBispo A city 01, sari tuffs or-,Is o HE GENERAL ` LAN Community Development Department MISSION STATEMENT Our mission is to identify and serve the needs of all people in a positive and courteous manner and to help ensure that San Luis Obispo remains a healthy, safe, attractive and enjoyable place to live, work or visit. We help plan the City's form and character, support community values, preserve the environment, promote the wise use of resources and protect public health and safety. OUR SERVICE PHILOSOPHY The City of San Luis Obispo Community Development Department staff provides high - quality service whenever and wherever you need it. We will: Listen to and understand your needs; Give clear, accurate and prompt answers to your questions; • Explain how you can achieve your goals under the City's rules; Help resolve problems in an open, objective and fair manner; • Maintain the highest ethical standards; and • Work to continually improve our services. THE GENERAL P'IAN City Council Dave Romero — Mayor Paul Brown — Vice Mayor Allen Settle — Council Member Andrew Carter — Council Member Christine Mulholland — Council Member Planning Commission Andrea Miller Dan Carpenter Carlyn Christianson Diana Gould -Wells Amanda Brodie Chuck Stevenson John Ashbaugh City Administration Ken Hampian, City Administrative Officer Shelly Stanwyck,, Assistant City Administrative Officer Community Development Department John Mandeville, Community Development Director Kim Murry, Deputy Director Jeff Hook, Project Manager Esther Valle, Planning Intern City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 -3218 city of SAll I.LAis 0131SPO THE GENERAL PLAN The City's General Plan is made up of sections called "elements." Each element focuses on certain topics as required or allowed by State law. According to State law, each element carries equal weight in defining City policies. In April 2008, the following elements comprised the General Plan: Title ,Adoption or Last Major Revision Date Land Use 1994 Circulation 1994 Housing 2004 Noise 1996 Safety 2000 Conservation and Open Space 2006 Parks and Recreation 2001 Water 1987 a Ly of THE GENERAL PLAN San Luis Obispo General Plan Table of Contents Chapter1 : Land Use ........... . ......................................................... ............................... 1 - 1 Chapter2: Circulation ................ ............................... . ..................... . ........................... 2 -1 Chapter3: Housing ....................................................................... ............................... 3 -1 Chapter4: Noise ........................................................................... ............................... 4 -1 Chapter5: Safety .......................... ............................... .. 5 -1 Chapter 6: Conservation and Open Space ... ............................... .. ............................... 6 -1 Chapter 7: Parks and Recreation .................................................. ............................... 7 -1 Chapter 8: Water and Waste Water .............................................. ............................... 8 -1 Glossary.... ...... .................. ....... ................................................................................. {7_ l c u:v of SAII las owspo HE GENERAL PLAN clay 01- SAll I111S OBIS -PO THE GENERAL PLAN C HAP'T"E R 1 W- -, A 0 1 Ir tI Adopted: August 23, 1994 Land Use Last Revised: April 4, 2006 (Council Resolution No. 9785, 2006 Series) 1 -1 CHAPTER 1 ~ LAND USE TABLE OF CONTENTS Land Use LANDUSE ELEMENT ...................................................................................................... 9 INTRODUCTION............................................... ........................ .............................. 9 History.............................................................. ............................. ......... ............ .-9 PublicParticipation ............................................................................... .................... 11 Background ho the 1994 Land Use Element ....................................................... ___ 11 CommunityValues ............................................................................................. ... �12 PREAMBLE TO THE LAND USE ELEMENT ............ .............. ............................... 13 SAN LUIS (]8|GPO'S VISION ................................................................................... 13 COMMUNITY'S GOALS ............................................. ..................................... -- ... �14 GROWTHMANAGEMENT ............................................................................................. 18 1.0 Overall Intent ............................................................................................. ..... 18 1.01 Growth Management Objectives ........................................... ...... —..... 18 1.0.2 Development Capacity and Services .................................. ----...... 18 11 Urban Separation ------------------------------'1B 1.2 Build-out Capacity ............................................................... —....................... 18 1.3 Urban Edges Character ...................................................... ---........ ......... 18 1'4 Jobs/Housing Relationship .................................................... ........ ................ 18 1.5 RagionoPlanning------------------------------.18 1.8 City Size and Expansion ................................................................................. 18 1.61 Urban Reserve ............................................................ ........ .................. 18 1]6.2 Expansion Areas ......................................................... ...... _ ............... 19 1.8.3 Interim Uses .............................................................................. .—...... 1U 17 Greenbelt ......................................................................................................... 10 1.7.1 Open Space Protection ............................................ ........................... ..1S 17-3 Greenbelt Uses ......................................................... ............ ................ 19 1.7.3 Commercial Uses ....................................................... ........................... 1S 17.4 Parcel Sizes & Density ............................................... .......................... 1Q 1.7.5 Building Design and Siting ...................................................................... 19 17]6 Wildlife Habitat ............................................................ — ........................ 2O 1.7.7 Trees ................................................................................. ..................... 20 1.8 Prime Agricultural Land ...................................................... —...... ................. 2O 1.81 Agricultural Protection .............................................. ............................. 20 1.8-2 Prime Agricultural Land ............................................ ............................ 20 1.9 Residential Clustering for Open Space Protection .......................................... 2O 1.91 Basis for Variation ...................................................... .......................... _2O 1.9.2 Means of Protection ................................................................................ 20 1.9.3 Public Access ......................................................................................... 21 1.8'4 Design Standards ................................................................................... 21 110 Growth Rates & Phasing ............................................................................. 21 1101 Overall Intent ................................................................................... ...... 21 110.2 Residential Growth Rate ......................................................................... 22 110.3 Phasing Residential Expansions ............................................................ 22 110.4 Nonresidential Growth Rate ................................................................... 23 1]1 Educational and Governmental Facilities Near the City ............................. 23 1111 Overall Policy .......................................................................................... 23 111-2 Cal Poly .................................................................................................. 23 1]1.3 California Men's Colony ...................................................................... ... 24 z L lix ol- SA1 rL1kS 0rIiP0 THE GENERAL PLAN Land Use 1.11.4 Cuesta Community College ..................................... ............................... 24 1.12 Annexation and Services ............................................. ............................... 24 1.12.1 Water and Sewer Service ........................................ ............................... 24 1.12.2 Annexation Purpose and Timing... ..................................... .................. 24 1.12.3 Required Plans ........................................................ ............................... 24 1.12.4 Development and Services ...................................... ............................... 25 1.12.5 Open Space ............................................................. ............................... 25 1.13 Costs of Growth ........................................................... ............................... 26 1.14 Solid Waste Capacity ............................................... __ ............................... 26 1.15 Countywide Planning ................................................... ............................... 26 1.15.1 County , RMS.. .......................................................... ............................... 26 1.15.2 Regular Meetings ..................................... _............................................ 26 1.15.3 Plans Summary ....................................................... ............................... 26 1.15.4 Countywide Group ................................................... ............................... 27 1.15.5 Project Review ......................................................... ............................... 27 1.15.6 Regional Growth Management ................................ ............................... 27 1.15.7 Consistent Plans ...................................................... ............................... 27 1.15.8 City- County Agreement ........................................... ............................... 27 1.15.9 Refined Planning Area Map ..................................... ............................... 27 CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS .... 29 2.0 Conservation and Development of Residential Neighborhoods ..................... 29 2.1 Neighborhood Protection and Enhancement ................... ............................... 29 2.1.1 Neighborhood Identity ............................................. ............................... 29 2.1.2 Neighborhood Groups ............................................. ............................... 29 2.1.3 Neighborhood Traffic ............................................... ............................... 29 2.1.4 Neighborhood Connections ....................................... .............................29 2.1.5 Neighborhood Open Links ......................................... .............................29 2.2 Residential Location, Uses, and Design .......................... ............................... 29 2.2.1 Mixed Uses & Convenience .................................... ............................... 29 2.2.2 Separation and Buffering ......................................... ............................... 29 2.2.3 Housing and Aircraft ................................................ ............................... 30 2.2.4 Residential Next to Non - residential ......................... ............................... 30 2.2.5 Street Access .......................................................... ............................... 30 2.2.6 Neighborhood Pattern ............................................. ............................... 30 2.2.7 Housing and Businesses ......................................... ............................... 30 2.2.8 Natural Features ...................................................... ............................... 30 2.2.9 Parking ....................................................................... .............................30 2.2.10 Compatible Development ........................................ ............................... 30 2.2.11 Site Constraints ....................................................... ............................... 30 2.2.12 Residential Project Objectives ................................. ............................... 31 2.2.13 Non - Residential Activities ........................................ ............................... 31 2.3 Residential Expansion Areas ........................................... ............................... 31 2.3.1 Specific Plans .......................................................... ............................... 31 2.3.2 Separate Paths ........................................................ ............................... 32 2.3.3 Residential Neighborhood Designation ................... ............................... 32 2.3.4 Transfer of Development Credits ............................ ............................... 32 2.4 Residential Density ........................................................... ............................... 32 2.4.1 Density Categories .................................................. ............................... 32 2.4.2 Density Bonuses ...................................................... ............................... 33 2.4.3 Density Reductions .................................................. ............................... 34 2.4.4 Rural Residential ..................................................... ............................... 34 2.4.5 Low Density Residential .......................................... ............................... 34 2.4.6 Medium - Density Residential .................................... ............................... 34 2.4.7 Medium -High Density Residential ........................... ............................... 35 1 -3 c1tv OL Land Use THE GENERAL ALAN 2.4.8 High Density Residential ......................................... ............................... 35 2.5 Affordable Housing ........................................................... ............................... 35 2.6 Residential Land Protection ............................................. ............................... 35 2.6.1 Large Areas ............................................................ ..............................- 35 2.6.2 Boundary Adjustments ............................................ ............................... 35 2.7 Student and Campus Housing ......................................... ............................... 35 2.7.1 Cal Poly ................................................................... ............................... 35 2.7.2 Cuesta College ........................................................ ............................... 36 2.7.3 Amenities ................................................................... .............................36 2.7.4 Location ................................................................... ............................... 36 2.7.5 Fraternities & Sororities ........................................... ............................... 36 2.8 Group Housing ................................................................. ............................... 36 2.8.1 Large Group Housing .............................................. ............................... 36 2.8.2 Small Residential Care Facilities ............................. ............................... 36 2.9 Downtown ........................................................................... .............................36 2.10 Updating & Enforcing Standards ................................. ............................... 37 2.10.1 Enforcing Standards ................................................ ............................... 37 2.10.2 Updating Standards ................................................. ............................... 37 2.11 Multifamily Preferences & Standards ........................... ............................... 37 2.11.1 Preferences ............................................................. ............................... 37 2.11.2 Standards ................................................................ ............................... 37 2.12 Downtown Residential Development ........................... ............................... 37 2.13 Affordable Housing ...................................................... ............................... 37 2.14 Neighborhood Compatibility ......................................... ............................... 37 2.15 Neighborhood Wellness Action Plans .......................... ............................... 38 2.16 Residential Densities .................................................. .......................- ....... 38 COMMERCIAL & INDUSTRIAL DEVELOPMENT .......................... ............................... 39 3.0 Commercial Siting ............................................................ ............................... 39 3.0.1 Slope .......................................................................... .............................39 3.0.2 Access ..................................................................... ............................... 39 3.0.3 Residential Area ...................................................... ............................... 39 3.1 General Retail .................................................................. ............................... 39 3.1.1 Purpose and Included Uses .................................... ............................... 39 3.1.2 Locations for Regional Attractions ........................... ............................... 39 3.1.3 Madonna Road Area Retail Expansion ................... ............................... 39 3.1.4 Mid - Higuera Enhancement ...................................... ............................... 39 3.1.5 Specialty Store Locations ........................................ ............................... 39 3.1.6 Building Intensity ...................................................... ............................... 40 3.2 Neighborhood Commercial ............................................... ............................... 40 3.2.1 Purpose and Included Uses .................................... ............................... 40 3.2.2 New or Expanded Areas of Neighborhood Commercial Use ................. 40 3.2.3 Expanding Existing Neighborhood Commercial Areas ........................... 41 3.2.4 Stores in Residential Areas ..................................... ............................... 41 3.2.5 Building Intensity ...................................................... ............................... 41 3.3 Community Commercial ................................................... ............................... 41 3.3.1 Purpose and Included Uses .................................... ............................... 41 3.3.2 Building Intensity ........................................................ .............................41 3.3.3 Office Uses .............................................................. ............................... 41 3.4 Offices .............................................................................. ............................... 42 3.4.1 Purpose and Included Uses .................................... ............................... 42 3.4.2 Office Locations ....................................................... ............................... 42 3.4.3 Offices Outside Designated Areas .......................... ............................... 42 3.4.4 Building Intensity ...................................................... ............................... 43 3.5 Tourist Commercial .......................................................... ............................... 43 1 -4 city0f Land SAI l ! tIM OSIS O Use THE GENERAL PLAN 3.5.1 Basis for Tourism ..................................................... ............................... 43 3.5.2 Locations ................................................................. ............................... 43 3.5.3 Appropriate Uses ..................................................... ............................... 43 3.5.4 Residential Neighbors ............................................. ............................... 43 3.5.5 Building Intensity .................................................... ............................... 43 3.6 Services and Manufacturing ............................................. ............................... 44 3.6.1 Purpose ................................................................... ............................... 44 3.6.2 Appropriate Uses ..................................................... ............................... 44 3.6.3 General Retail and Neighborhood Commercial Uses ............................ 44 3.6.4 Access ..................................................................... ............................... 45 3.6.5 Air & Water Quality .................................................. ............................... 45 3.6.6 Utility Service .......................................................... ............................... 45 3.6.7 Vehicle Sales ........................................................... ............................... 45 3.6.8 Building Intensity ..................................................... ............................... 45 3.7 Overall ................................................................................ .............................46 3.7.1 Dependent Care ...................................................... ............................... 46 3.7.2 Convenience Facilities ............................................. ............................... 46 3.8 Mixed Uses ....................................................................... ............................... 46 3.9 Programs ............................................................................ .............................48 3.9.1 Zoning Regulations .................................................. ............................... 48 3.9.2 Planned Development Zoning ................................. ............................... 48 3.9.3 Neighborhood Uses ................................................... .............................48 3.9.4 Tourist Information ................................................... ...........................•... 48 3.9.5 Dependent Care ...................................................... ............................... 48 3.9.6 Neighborhood Centers ............................................ ............................... 48 3.9.7 Downtown Office Design ......................................... ............................... 48 3.9.8 Auto Sales Relocation ............................................. ............................... 48 3.9.9 Noise Control ........................................................... ............................... 49 3.9.10 Madonna Road Center ............................................ ............................... 49 3.9.11 Tourism ...................................................................... .............................49 DOWNTOWN................................................................................... ............................... 51 4.0 Introduction ....................................................................... ............................... 51 4.1 Downtown's Role .............................................................. ............................... 51 4.2 Downtown Residential ...................................................... ............................... 51 4.2.1 Existing and New Dwellings .................................... ............................... 51 4.2.2 Dwellings and Offices .............................................. ............................... 51 4.3 Entertainment and Cultural Facilities ............................... ............................... 51 4.4 Public Gatherings ............................................................. ............................... 52 4.5 Walking Environment ....................................................... ............................... 52 4.6 Public Safety .................................................................... ............................... 52 4.7 Open Places and Views ................................................... ............................... 52 4.8 Traffic in Residential Areas .............................................. ............................... 52 4.9 Street Changes ............................................................... ..............................- 52 4.10 Parking ........................................................................... .............................52 4.11 The Creek .................................................................... ............................... 52 4.12 Building Conservation and Compatibility ..................... ............................... 53 4.13 New Buildings and Views ............................................ ............................... 53 4.14 Noise ............................................................................ ............................... 53 4.15 Sense of Place ............................................................. ............................... 53 4.16 Design Principles ......................................................... ............................... 53 4.16.1 Street Level Activities .............................................. ............................... 53 4.16.2 Upper Floor Dwellings ............................................. ............................... 53 4.16.3 Continuous Storefront .............................................. ............................... 53 4.16.4 Building Height ........................................................ ............................... 53 1 -5 c ity0f &XI) WIS Cili spo E GENERAL PLAN Land Use 4.16.5 Building Width .......................................................... ............................... 54 4.16.6 Sidewalk Appeal ...................................................... ............................... 54 4.17 Government Offices ..................................................... ............................... 54 4.18 Commercial Buildings Outside the Core ...................... ............................... 54 4.19 Implementing the Downtown Concept Plan ................. ............................... 55 4.20 Visual Resource Study ................................................. ............................... 55 4.21 Community Design Guidelines Update ........................ ............................... 55 4.22 Parking for Downtown Residents ................................. ............................... 55 PUBLIC & CULTURAL FACILITIES ............................................... ............................... 57 5.0 Introduction ....................................................................... ............................... 57 5.1 Public Facilities ................................................................. ............................... 57 5.1.1 Grouping for Convenience ....................................... ............................... 57 5.1.2 Private Businesses .................................................. ............................... 57 5.1.3 Joint Projects ........................................................... ............................... 57 5.1.4 Civic Center ............................................................. ............................... 57 5.1.5 Health Care .............................................................. ............................... 57 5.1.6 Social Services ......................................................... ................ ................ 57 5.1.7 Related Offices ........................................................ ............................... 58 5.1.8 Unrelated Offices ....................................................... .............................58 5.1.9 Different Offices ....................................................... ............................... 58 5.1.10 Other Government Functions .................................. ............................... 58 5.1.11 Consolidation Desired ............................................. ............................... 58 5.1.12 Building Intensity ...................................................... ............................... 58 5.2 Cultural Facilities ................................................................ ......................,......59 5.2.1 Cooperation ............................................................. ............................... 59 5.2.2 Mission Plaza Area .................................................. ............................... 59 5.3 City and County Offices Downtown .................................. ............................... 59 5.4 Performing Arts Center ..................................................... ............................... 59 5.5 Community Arts Support .................................................. ............................... 59 5.6 Land Acquisition ............................................................... ............................... 59 5.7 Facility Reuse ...................................................................... ..........................,..59 5.8 Public Art ............................................................................ .............................59 RESOURCEPROTECTION ............................................................. ............................... 60 6.0 Overall Resource Protection ............................................ ............................... 60 6.0.1 Resource Planning .................................................. ............................... 60 6.0.2 Resource Mapping .................................................. ............................... 60 6.0.3 Land Use Element Map Revision ............................ ............................... 60 6.0.4 Resource Protection ................................................ ............................... 60 6.1 Open Space Policies ........................................................ ............................... 60 6.1.1 Open Space and Greenbelt Designations ................. .............................60 6.1.2 Open Space Uses ................................................... ............................... 61 6.1.3 Agriculture .................................................................. .............................61 6.1.4 Interim Open Space ................................................... .............................61 6.1.5 Interim Open Space Uses and Parcel Sizes ........... ............................... 62 6.1.6 Eventual Uses ............................................................ .............................62 6.2 Hillside Policies ................................................................ ............................... 62 6.2.1 Introduction .............................................................. ............................... 62 6.2.2 Development Limits ................................................. ............................... 62 6.2.3 Development Standards .......................................... ............................... 63 6.2.4 Parcels Crossing the Limit Lines ............................. ............................... 64 6.2.5 Development Credit Transfer .................................. ............................... 64 6.2.6 Homesites Outside the Limit Lines .......................... ............................... 64 6.2.7 Hillside Planning Areas ............................................ ............................... 65 6.3 Hillside Programs ............................................................. ............................... 67 1 -6 cltvof Land Use �i :ix i l li5 ol spo THE GENERAL PLAN .� �.. 6.3.1 Designating Sensitive Sites ..................................... ............................... 67 6.3.2 Transfer of Development Credits ............................ ............................... 67 6.3.3 Architectural Guidelines ........................................... ............................... 68 6.3.4 Maximum Building Height ........................................ ............................... 68 6.4 Creeks Wetlands, and Flooding Policies ......................... ............................... 68 6.4.1 Creek and Wetlands Management Objectives ........ ............................... 68 6.4.2 Citywide Network ..................................................... ............................... 68 6.4.3 Amenities and Access ............................................. ............................... 68 6.4.4 Open Channels ........................................................ ............................... 69 6.4.5 Porous Paving ......................................................... ............................... 69 6.5 Creeks and Flooding Programs ....................................... ............................... 69 6.5.1 Previously Developed Areas ................................... ............................... 69 6.5.2 National Flood Program The City will administer the National Flood Insurance Program standards ................................................ ............................... 69 6.5.3 Creekside Care and Notification .............................. ............................... 69 AIRPORTAREA .............................................................................. ............................... 71 7. 0 ............................................................................................... ............................... 71 7.1 Regional Service ......... ............................................................................... .,.., 71 7.2 Airport Land Use Plan ...................................................... ............................... 71 7.3 City Annexation and Services .......................................... ............................... 71 7.4 Greenbelt Protection ........................................................ ............................... 71 7.5 Internal Open Space ........................................................ ............................... 71 7.6 Development Before Annexation ..................................... ............................... 73 7.7 Transit Service ................................................................. ............................... 73 7.8 Specific Plan ..................................................................... ............................... 73 7.9 Business Parks ................................................................. ............................... 73 7.9.1 Location and Uses.: ................................................................................ 73 7.9.2 Building Intensity ......................... :.......................................................... 73 7.10 Specific Plan ................................................................ ............................... 73 7.11 Airline Service and Impacts ......................................... ............................... 74 7.12 Growth Management ................................................... ............................... 74 7.13 Open Space Dedication and In -lieu Fees .................... ............................... 74 OPTIONAL USE & SPECIAL DESIGN AREAS .............................. ............................... 74 8. 0 ............................................................................................... ............................... 77 8.1 Madonna Road Regional Area ........................................ ............................... 77 8.2 Foothill Boulevard Area .................................................... ............................... 77 8.3 Broad Street Area ............................................................. ............................... 77 8.4 Santa Barbara Street Area ............................................... ............................... 77 8.5 Mid - Higuera Area ............................................................. ............................... 77 8.6 Sunset Drive -in Theater Area ........................................... ............................... 77 8.7 Los Osos Valley Gap ....................................................... ............................... 77 8.8 Dalidio- Madonna - McBride Area ....................................... ............................... 77 8.9 Madonna Area .................................................................. ............................... 78 8.9.1 Development ........................................................... ............................... 78 8.9.2 Land southwest of the Bianchi ranch house driveway ............................ 78 8.9.3 West of Highway 101 ............................................... ............................... 78 8.9.4 Further development ............................................... ............................... 78 8.10 Irish Hills Area .............................................................. ............................... 78 8.10.1 North of the Garcia Drive intersection ..................... ............................... 78 8.10.2 South of the Garcia Drive intersection ..................... ............................... 78 REVIEW& AMENDMENT ............................................................... ............................... 80 9. 0 ............................................................................................... ............................... 80 9.1 Comprehensive Reviews ................................................. ............................... 80 9.2 Amendment Proposals .................................................... ............................... 80 1 -7 city 0l omi lulu oslsdio THE GENERAL PLAN Land Use 9.3 Annual Report ..................................................................... ............................ 80 IMPLEMENTATION......................................................................... ............................... 81 10.0 Introduction .................................................................. ............................... 81 10.1 Zoning Regulations ..................................... ................................................ 81 10.2 Subdivision Regulations ................................................ ............................... 81 10.3 Architectural Review .................................................... ............................... 81 10.4 Grading Regulations .................................................... ............................... 81 10.5 Budgets ........................................................................ ............................... 81 10.6 Property Management ................................................. ............................... 81 10.7 Development Plans and Specific Plans............... ........ ............................... 81 10.8 Public Planning ............................................................ .................. ............. 81 10.9 Environmental Review ............................................. ............................... 82 10.10 Communication ............................................................ ............................... 82 APPENDIX: COUNCIL RESOLUTION ........................................... ............................... 83 LIST OF FIGURES Figure 1: San Luis Obispo Planning Area ........................................ ............................... 10 Figure 2: Urban Reserve and Principal Expansion Areas ................ ............................... 17 Figure 3: Vehicle Sales Area at Auto Park Way ..........................,.... ............................... 47 Figure 4: Downtown Planning Area and Core .................................. ............................... 50 Figure 5: Public and Cultural Facilities ............................................. ............................... 56 Figure 6: Hillside Planning Areas ................................. ............................. .. ................... 63 Figure 7: Woodland Drive Specific Planning Area ........................... ............................... 66 Figure 8: Creeks and Floodplains ..................................................... ............................... 70 Figure9: Airport Area ....................................................................... ............................... 72 Figure 10: Optional Use and Special Design Areas .......................... ..................... .......... 75 LIST OF TABLES Table 1: Residential Clustering for Open Space Protection............ . ............................... 21 Table 2: Anticipated City Population Growth .................................... ............................... 23 1 -8 aty0f Land Use SAt THE GENERAL PLAN LAND USE ELEMENT INTRODUCTION The City's General Plan guides the use and protection of various resources to meet community purposes. It reflects consensus and compromise among a wide diversity of citizens' preferences, within a framework set by State law. The General Plan is published in separately adopted sections, called elements, which address various topics. The Land Use Element represents a generalized blueprint for the future of the City of San Luis Obispo. Required by State law, it is the core of the General Plan. Starting with conditions at the time of adoption, the Land Use Element sets forth a pattern for the orderly development of land within the City's planning area. This pattern should be based on residents' preference and on protection of natural assets unique to the planning area. The Element also describes the expected level of population growth resulting from construction of the kinds of housing units included in the plan, as well as the kinds of new commercial and industrial development that are responsive to the City's economic needs. The City's planning area coincides with the County's San Luis Obispo planning area (Figure 1), and can be generally described as extending to the ridge of the Santa Lucias ( Cuesta Ridge) on the north and east; the southerly end of the Edna Valley (northern Arroyo Grande Creek watershed boundary) on the southeast; the ridge of the Davenport Hills on the southwest; and the ridge of the Irish Hills, Turri Road in the Los Osos Valley, and Cuesta College in the Chorro Valley on the west. Policies in the Land Use Element and the General Plan Land Use Map are consistent with other General Plan elements. The Housing Element goals, policies, and programs reflect the land use policies as they relate to residential development. The Circulation Element recognizes implications of land use policy on traffic and establishes relevant goals, policies, standards, and implementation measures that address both existing and potential circulation deficiencies. The Safety Element identifies hazards that could affect both existing and future development and the Conservation and Open Space Element addresses protection of open space amenities and resources. The Land Use Element recognizes these potential constraints on land use policy. History The City's first General Plan, including land use and other elements, was adopted in 1961. A revised plan was adopted in 1966, following the County's first adoption of a plan for the San Luis Obispo area in 1965. The City adopted major revisions of its land use element in 1972 and in 1977. The current element is a revision of the 1977 version. 1 -9 cttv of Land Use Inkao s.Nti lL4rS- 0m,,;P0 THE GENERAL PLAN n San Luis Obispo rK .mss' SSl I r Avila Beach Shell Beach - # Pismo Beach PACIFIC OCEAN Figure 1: San Luis Obispo Planning Area city0f 0 San Luis Obispo �r swi tuff OBISpo Planning Boundary N Figure 1: San Luis Obispo Planning Area 1 -10 City Io ;c�3 Wit; Ol�i��" Land Use Emma 31 Public Participation Before adopting or revising any General Plan element, the Planning Commission and the City Council hold public hearings. The City publishes notices in the local newspaper to let citizens know about the hearings at least ten days before they are held. Also, the City prepares environmental documents to help citizens understand the expected consequences of its planning policies before the hearings are held. The City started work on updating this element with a series of public workshops in 1988. Also, the City took a public opinion survey and established committees to give advice on the element. The City intends to re- evaluate this element about every ten years. Parts of it may be updated more often. There will be annual reports on how the plan has been implemented and changed. Anyone may suggest or apply for an amendment to the General Plan at any time, though there are limits on how often it can be amended. Background to the 1994 Land Use Element The Introduction to the 1977 Land Use Element contained a philosophical discussion of existing conditions and issues facing the City. The discussion is still valid today. Its premise is that the City and County, while still relatively rural and apparently capable of providing room for new residents, face some known and several undefined finite resources which may constrain growth. Furthermore, the introduction said, public attitudes towards the desirability of growth had changed since the City's first General Plan; experience with growth had caused citizens and public officials to question whether growth, even well planned, produces benefits worth the social, economic and environmental costs and consequences. On the environmental side, the element stated that key resources known to have finite limits were water supply and air quality. All the basic resources -- land, water and air -- can accommodate some additional growth without severe impacts, but eventually and inevitably growth must stabilize and stop, or else exceed resource limitations with destructive social, economic and environmental ramifications. The purpose of the 1977 element, the Introduction said, was to apply planning methodologies to manage the rate and extent of growth so that irreversible environmental problems would not get out of hand before they were recognized. Concerns about environmental quality continue today, and are the basis for much of the General Plan. Votes of residents and the public opinion survey of residents done as part of the General Plan update have strongly reaffirmed the commitment of residents to preserve and enhance the environmental quality of our community. In the years since 1977 additional issues have become better defined. One, for example, is the maintenance of the remaining prime farmland in and around the City. The 1977 Element cited this as one of the primary issues facing planners, but failed to propose a concrete solution. As a result, irreplaceable agricultural land has been lost. The General Plan now proposes solutions to the continued irretrievable loss of this world -class natural asset. Another issue that was less well understood in 1977 is the preservation of important wildlife and native plant habitats. The General Plan now proposes preservation of such habitats, including planning based on the identification, mapping and monitoring of the community's existing natural assets. This element is an update of the 1977 element; it represents fine tuning rather than a new beginning. 1 -11 A cltYof Land Use ;.tn hula OBIS )O THE GENERAL PLAN Community Values As the 1977 element noted, public attitudes and values are an essential part of what shapes planning documents. The residents of San Luis Obispo have expressed strong community values. For the past 28 years, residents have again and again voiced their desire to preserve environmental assets and control excessive growth. There have been many public votes on such issues, and all have expressed the same set of community values: • In 1972, 70% of city voters rejected by referendum an environmentally - controversial annexation in the Edna Valley, the Danley Annexation. ■ In June 1978, 62% of city voters amended the city Charter by initiative to allow voters to vote yes or no on annexations. • In November 1978, when the first Charter - mandated votes on annexations were held, 58% of voters rejected the Foothills annexation, and 56% the Ferrini annexation. • In 1983, 73% of city voters said the city should protect sensitive hillsides and consider purchasing open space in order to preserve it.. • Also in 1983, 69% of city voters said Port San Luis should not be used for offshore oil activities. • In 1985, 71 % of voters chose to amend the San Luis Obispo Charter to require that land annexed to the city can only be developed in consistency with the General Plan. • In 1989, 68% of city voters said growth management regulations should apply to all development in the city. • In 1991, 69% of city voters repealed by referendum Council- approved zoning for the Islay Hill /Arbors Tract.. • Also in 1991, in the midst of the worst drought in history, 56% of city voters said the city should not participate in the State Water Project. • In a 1992 referendum, a similar percentage of city voters rescinded Council approval for joining the State Water Project. • In 2005, 51.5% of the City voters opposed rezoning for the MarketPlace Project, a mixed -use development proposed on prime farmland within the City's Urban Reserve, thereby rescinding previous City development approvals. As voters, the people of San Luis Obispo have spoken clearly and consistently on environmental protection and quality of life issues for the past 28 years. Citizens spoke equally clearly when polled by the City in 1988 as part of the Land Use Element update. The 585 poll respondents placed quality of life and environmental issues at the top of their concerns. Ninety percent of respondents listed the natural environment as their top quality of life concern. Asked, in an open -ended question, the City's greatest problem, the top response (42 %) was excessive growth. (The next largest response, at 15 %, was traffic.) Asked, also in an open -ended question, the City's greatest strength, 53% of responses concerned environmental quality and sense of community. 1 -12 c;ItY01' Land Use Shc1 11115 oy jst ,po THE GENERAL PLAN Asked what reductions in quality of life they were willing to accept in return for greater economic growth, in the following areas a majority said "none ": • air pollution, 83 %; • increased traffic and traffic noise, 67 %; • development on peaks and hillsides, 66 %; • development on farmland and ranch land, 51 %; • development harmful to creeks, 67 %; • overall pace of life, 51 %. Asked to pick a growth rate from listed categories, 85% of respondents picked categories ranging from none (15 %) to slower than the state and county (51 %) to no faster than the county (19 %). Despite such consistent and strong expression of community values, there has been continued, incremental degradation of the natural environment expressly valued by residents of San Luis Obispo. The Land Use Element must be understood as emerging from the context of the community's past experiences and present attitudes. It is a document that charts a future course of concern with environment, society, economy and quality of life, and responds to the desires of the City's residents. Preamble To The Land Use Element We, the people of San Luis Obispo, hold that we have the right to determine our community's destiny based on our community's values; that the future livability of our community will be driven by historical choices made from day to day, and not by inevitable forces beyond our control; that in an age when the livability of large, urban communities to our north, south, and east is being destroyed by incrementally accelerating environmental degradation and the breakdown of civility, we assert our desire to seek a different sort of future for our community; that, therefore, we direct our elected representatives and civic employees to preserve our community's natural environment and control excessive growth detrimental to the long -term sustainability of the community. San Luis Obispo's Vision Our vision is of a sustainable community, within a diverse natural and agrarian setting, which is part of a larger ecosystem upon which its existence depends. San Luis Obispo will maintain its healthy and attractive natural environment valued by residents, its prosperity, and its sense of safety and community, within a compact urban form. Our community will have a comprehensible scale, where people know each other and where their participation in government is welcome and effective. The general plan outlines basic features of the city needed to sustain our livelihoods, our natural and historical heritage, and our needs for interaction and expression. The general plan is a benchmark in the continuing planning process, reflecting the desires of citizens with different backgrounds to sustain the community's qualities for themselves and for future generations. The City should provide a setting for comfortable living, including work and recreation. The City should live within its resources, preserve the relatively high levels of service, environmental quality and clean air valued by its residents, and strive to provide additional resources as needed. 1 -13 clt*yo ` Land Use ..Nil Wli 0131SIV THE GENERAL PLAN Community's Goals Introduction 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. The statements also indicate what the City should do and what it should influence others to do. The goals state San Luis Obispo's basic positions on the extent, rate, composition, and financing of growth. The following Growth Management section includes policies and programs which offer more specific guidance on these topics. Later sections, dealing with parts of the City and with land -use categories, give more detailed direction on preserving neighborhoods and designing new development. 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 desired mutual future. Environment San Luis Obispo should: 2. Protect and enhance the natural environment, including the quality of air, water, soil, and open space. 3. Protect, sustain, and where it has been degraded, enhance wildlife habitat on land surrounding the city, at Laguna Lake, along creeks and other wetlands, 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 planning area and the county, protect agriculture from development and from incompatible uses, and protect remaining undeveloped prime agricultural soils. 6. Protect and restore natural landforms and features in and near the city, such as the volcanic morros, hillsides, marshes, and creeks. 7. Foster appreciation among citizens of the complex abundance of the planning area's environment, and of the need to respect natural systems. 8. Identify, map and monitor our community's natural assets to preserve and protect them. Society and Economy San Luis Obispo should be a well balanced community. Environmental, social, and economic factors must be taken into account in important decisions about San Luis Obispo's future. A healthy economy depends on a healthy environment. The social fabric of the community for both residents and visitors must also be a part of that balance. Therefore, complementary to the goals and objectives of this element, the City shall maintain and bi- annually review goals and objectives that promote the economic well being of the community. San Luis Obispo should: 1 -14 c ftvof Land Use THE GENERA, PLAN 9. Provide employment opportunities appropriate for area residents' desires and skills. 10. Provide goods and services which substantial numbers of area residents leave the area regularly to obtain, provided doing so is consistent with other goals. 11. Retain existing businesses and agencies, and accommodate expansion of existing businesses, consistent with other goals. 12. Emphasize more productive use of existing commercial buildings and land areas already committed to urban development. 13. Provide an adequate revenue base for local government and public schools. 14. Provide high quality public services, ensuring that demands do not exceed resources and that adequate facilities and services can be provided in pace with development. 15. Cooperate with other agencies in the county to assure that increases in the numbers of workers and college and university students in the San Luis Obispo area do not outpace housing availability. 16. Accommodate residents within all income groups. 17. Preserve existing housing which is affordable to residents with very low, low, and moderate incomes. 18. Actively seek ways to provide housing which is affordable to residents with very low, low, and moderate incomes, within existing neighborhoods and within expansion areas. 19. Encourage opportunities for elder care and child care within the city. 20. Enrich community cultural and social life by accommodating people with various backgrounds, talents, occupations, and interests. 21. Provide a resilient economic base, able to tolerate changes in its parts without causing overall harm to the community. 22. 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. 23. Provide for high quality education and access to related services such as museums, art galleries, public art, and libraries. 24. Serve as the county's hub for: county and state government; education; transportation; visitor information; entertainment; cultural, professional, medical, and social services; community organizations; retail trade. 25. Provide a wide range of parks and sports and recreational facilities for the enjoyment of our citizens. 26. Retain accessible, responsive, and capable local government. 27. Ensure that residents' opportunities for direct participation in City government and their sense of community can continue. City Form San Luis Obispo should: 28. 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. 29. Maintain existing neighborhoods and assure that new development occurs as part of a neighborhood pattern. 1 -15 city Of sm lull C7li spo ir1���`<Tl t7 Land Use 30. Keep a clear boundary between San Luis Obispo's urban development and surrounding open land. 31. Grow gradually outward from its historic center until its ultimate boundaries are reached, maintaining a compact urban form. 32. Foster an awareness of past residents and ways of life, and preserve our heritage of historic buildings and places. 33. Develop buildings and facilities which will contribute to our sense of place and architectural heritage. 34. Develop buildings and places which complement the natural landscape and the fabric of neighborhoods. 35. Focus its government and cultural facilities and provide a variety of business services and housing in the downtown. 36. Provide a safe and pleasant place to walk and ride a bicycle, for recreation and other daily activities. 37. Be a safe place to live. 1 -16 �artv()f Land Use ■ ,� \R1 l.ttlS mispo THE GENERAL PLAN �. Figure 2: Urban Reserve and Principal Expansion Areas tyUrban Reserve Line of Residential �wi &VI 101S OBISPO ( 'Commercial & Industrial Use To Be Determined N Figure 2: Urban Reserve and Principal Expansion Areas 1 -17 Land Use same _ .smi tt.115 Omspo THE GENERAL PLAN GROWTH MANAGEMENT POLICIES 1.0 Overall Intent 1.0.1 Growth Management Objectives The City shall manage its growth so that: A. The natural environment and air quality will be protected. B. The relatively high level of services enjoyed by City residents is maintained or enhanced. C. The demand for municipal services does not outpace their availability. D. New residents can be assimilated without disrupting the community's social fabric, safety, or established neighborhoods. E. Residents' opportunities for direct participation in City government and their sense of community can continue. 1.0.2 Development Capacity and Services The City will not designate more land for urban uses than its resources can be expected to support. 1.1 Urban Separation Broad, undeveloped open spaces should separate the City from nearby urban areas. This element establishes a final edge for urban development. 1.2 Build -out Capacity There should not be major expansion of the urban reserve line because the urban reserve provides adequate capacity for new housing and employment up to the City's desired maximum. This element seeks to establish an ultimate population capacity. 1.3 Urban Edges Character The boundary between San Luis Obispo's urban development and surrounding open land should be clear. Development just inside the boundary shall provide measures to avoid a stark - appearing edge between buildings in the city and adjacent open land. Such measures include: using new or existing groves or windrows of trees, or hills or other landforms, to set the edge of development; increasing the required side -yard and rear -yard setbacks. 1.4 Jobs /Housing Relationship The gap between housing demand (due to more jobs and college enrollment) and supply should not increase. 1.5 Regional Planning The City will encourage regional planning and growth management throughout the County, and in cooperation with neighboring counties and the State. 1.6 City Size and Expansion 1.6.1 Urban Reserve The City shall have an urban reserve line containing the area around the City where urban development might occur (Land Use Element Map and Figure 2). 1 -18 c 1tvOf Land Use Urban uses within this line should be developed according to City- approved plans, consistent with this element. Non -urban agricultural, open space, and wildlife corridor uses are also encouraged within the urban reserve, as interim or permanent uses shown on City- approved plans. 1.6.2 Expansion Areas Expansion areas adequate for growth consistent with these policies should be designated within the urban reserve line (Land Use Element Map and Figure 2.) 1.6.3 Interim Uses Expansion areas should be kept in agriculture, compatible with agricultural support services, or open -space uses until urban development occurs, unless a City - approved specific plan provides for other interim uses. 1.7 Greenbelt (See also Section 6, Resource Protection) 1.7.1 Open Space Protection Within the City's planning area and outside the urban reserve line, undeveloped land should be kept open. Prime agricultural land, productive agricultural land, and potentially productive agricultural land should be protected for farming. Scenic lands, sensitive wildlife habitat, and undeveloped prime agricultural land should be permanently protected as open space. 1.7.2 Greenbelt Uses Appropriate greenbelt uses include: watershed; wildlife habitat; grazing; cultivated crops; parks and outdoor recreation (with minimal land or landscape alteration, building, lighting, paving, or use of vehicles, so rural character is maintained); and home sites surrounded by land of sufficient size and appropriately located with respect to topography and vegetation to maintain the open character. 1.7.3 Commercial Uses Commercial development shall not occur, unless it is clearly incidental to and supportive of agriculture or other open -space uses. 1.7.4 Parcel Sizes & Density The City will encourage the County to create no new parcels within the greenbelt, with the exception of those permitted under the following cluster incentive. Outside of clusters, allowed parcel sizes within the greenbelt should be no smaller, and the number of dwellings allowed on a parcel should be no more, than designated by the 1989 San Luis Obispo County Land Use Element. 1.7.5 Building Design and Siting All new buildings and structures should be subordinate to and in harmony with the surrounding landscape. The City should encourage County adoption of regulations prohibiting new structures on ridge lines or in other visually prominent or environmentally sensitive locations, and allowing transfer of development rights from one parcel to another in order to facilitate this policy. 1 -19 catyor Land Use sell Luis OBISPO THE GENERAL PLAN 1.7.6 Wildlife Habitat Continuous wildlife habitat — including corridors free of human disruption — shall be preserved, and, where necessary, created. 1.7.7 Trees Significant trees, particularly native species, shall be preserved. 1.8 Prime Agricultural Land 1.8.1 Agricultural Protection It is the City's policy to encourage preservation of economically viable agricultural operations and land within the urban reserve and city limits. The City should provide for the continuation of farming through steps such as provision of appropriate general plan designations and zoning. 1.8.2 Prime Agricultural Land Development of prime agricultural land may be permitted, if the development contributes to the protection of agricultural land in the urban reserve or greenbelt by one or more of the following methods, or an equally effective method: acting as a receiver site for transfer of development credit from prime agricultural land of equal quantity; securing for the City or for a suitable land conservation organization open space easements or fee ownership with deed restrictions; helping to directly fund the acquisition of fee ownership or open space easements by the City or a suitable land conservation organization. Development of small parcels which are essentially surrounded by urbanization need not contribute to agricultural land protection. 1.9 Residential Clustering for Open Space Protection 1.9.1 Basis for Variation In the greenbelt, the City will allow, and encourage the County to allow, smaller parcel sizes and more dwellings only when: 1. All new dwellings will be clustered contiguously in accordance with Table 1; 2. The area outside the cluster is permanently protected as open space; 3. Agricultural easements are placed on prime agricultural lands outside the cluster. 1.9.2 Means of Protection Open space is to be preserved either by dedication of permanent easements or transfer of fee ownership to the City, the County, or a responsible, nonprofit conservation organization. 1 -20 �MMmyor Land Use A r SAli Luis OBISPO THE GENERAL PLAN TABLE 1: RESIDENTIAL CLUSTERING FOR OPEN SPACE PROTECTION Minimum non- Minimum site Minimum Maximum Lot l' cluster parcel area to be overall site area [acres size (acres) open space, area per outside dwelling cluster (acres) (percent)r 20 80 10 1 30 80 15 1 40 85 20 1 80 90 40 1 160 95 80 2.5 320 or more 95 160 2.5 1.9.3 Public Access Areas preserved for open space should include public trail access, controlled to protect the natural resources, to assure reasonable security and privacy of dwellings, and to allow continuing agricultural operations. Public access through production agricultural land will not be considered, unless the owner agrees. 1.9.4 Design Standards Cluster Development shall A. Be set back approximately 150 feet from public roads. B. Be screened from public views by land forms or landscaping, but not at the expense of habitat. If the visually screened locations contain sensitive habitats or unique resources as defined in the Conservation and Open Space Element, avoid development in those areas and instead design the cluster in the form of vernacular farm building complexes, to blend the traditional agricultural working landscape. C. Be located on other than prime agricultural land and be situated to allow continued agricultural use; D. Prohibit building sites and roads within stream corridors and other wetlands, on ridge lines, rock outcrops, or visually prominent or steep hillsides, or other sensitive habitats or unique resources as defined in the Conservation and Open Space Element. E. Preserve historic or archaeological resources. 1 -21 IWITZF0 city Of Land Use SM LUIS OBISPO THE GENERAL PLAN 1.10 Growth Rates & Phasing 1.10.1 Overall Intent Overall Intent Growth rates should provide for the balanced evolution of the community and the gradual assimilation of new residents. Growth must be consistent with the City's ability to provide resources and services and with State and City requirements for protecting the environment, the economy, and open space. 1.10.2 Residential Growth Rate The City's housing supply shall grow no faster than one percent per year, averaged over a 36 -month period, excluding dwellings affordable to residents with very low or low incomes as defined in the Housing Element. This rate of growth may continue so long as the City's basic service capacity is assured. Table 2 shows the approximate number of dwellings and residents which would result from the one percent maximum average annual growth rate over the planning period. 1.10.3 Phasing Residential Expansions Before a residential expansion area is developed, the City must have adopted a specific plan or a development plan for it. Such plans for residential expansion projects will provide for phased development, consistent with the population growth outlined in Table 2, and taking into account expected infill residential development within the 1994 City limits. Though the periods of development of the major residential expansion areas may overlap, the City prefers to complete one neighborhood before beginning another. The sequence of development of the major residential expansion areas will be decided based on the affordability of dwellings, and other public benefits, primarily open space. The area committing to development of the largest number of dwellings affordable to residents with very low, low, or moderate incomes would be developed first, with open space dedication or other public benefits used to decide the order if two or three areas offer substantially the same housing affordability. The anticipated intervals for the major expansion areas' development are: first area, 1997 - 2003; second area, 2004 - 2010; third area, 2011 — 2017. 1 -22 �A' cityof i.,s SAn Luis ompo THE GENERAL PLAN TABLE 2: ANTICIPATED CITY POPULATION GROWTH Land Use Year Approximate Maximum Number of Dwellings Anticipated Number of People • 1992 18,200 42,800 1997 19,100 45,000 2002 20,100 47,300 2007 21,000 49,700 2012 22,200 52,200 2017 23,300 54,900 2022 24,300 1 57,200 Estimated urban reserve capacity: 1 57,700"* * Includes residents of group housing. ** Includes Cal Poly campus residents, who are inside the urban reserve but who were outside the City limits in 1994. 1.10.4 Nonresidential Growth Rate Each year, the City Council will evaluate the actual increase in nonresidential floor area over the preceding five years. The Council shall consider establishing limits for the rate of nonresidential development if the increase in nonresidential floor area for any five -year period exceeds five percent, except that the first 300,000 square -feet of nonresidential floor area constructed after 1994 shall be excluded from calculating the increase. Any limits so established shall not apply to: A. Changed operations or employment levels, or relocation or ownership change, of any business existing within the City at the time the limit is set; B. Additional nonresidential floor area within the downtown core (Figure 4); C. Public agencies; D. Manufacturing, light industrial, or research businesses. 1.11 Educational and Governmental Facilities Near the City 1.11.1 Overall Policy Communication and cooperation between the City and nearby government institutions is important and must be maintained, because changes in the numbers of workers, students, and inmates of the three major public institutions near the City directly influence the City's economic base, land use, circulation, and ability to manage growth. The City should continue to work with Cuesta College and Cal Poly to assure that enrollment growth addressed in their approved master plans will not result in any significant adverse impacts on the City. 1.11.2 Cal Poly The City favors Cal Poly's approved master plan enrollment targets. These targets should not be changed in a way that would exceed campus and community resources. The City favors additional on- campus housing, enhanced transit service, and other measures to minimize impacts of campus commuting and enrollment. 1 -23 atyq, Land Use :;dlI IUi's 0 131'1)0 THE GENERAL PLAN 1.11.3 California Men's Colony The City supports communication and cooperation between the City and California Men's Colony (CIVIC). The City shall continue to work with CIVIC to identify resource constraints and to avoid adverse impacts of increased inmate population. 1.11.4 Cuesta Community College The City favors measures such as course offerings at satellite campuses and enhanced transit service to avoid housing and commuting impacts of increasing enrollment at Cuesta College. 1.12 Annexation and Services 1.12.1 Water and Sewer Service The City shall not provide nor permit delivery of City water or sewer services to the following areas. However, the City will serve those parties having valid previous connections or contracts with the City. A. Outside the City limits; Outside the urban reserve line; Above elevations reliably served by gravity -flow in the City water system; Below elevations reliably served by gravity -flow or pumps in the City sewer system. 1.12.2 Annexation Purpose and Timing Annexation should be used as a growth management tool, both to enable appropriate urban development and to protect open space. Areas within the urban reserve line which are to be developed with urban uses should be annexed before urban development occurs. The City may annex an area long before such development is to occur, and the City may annex areas which are to remain permanently as open space. An area may be annexed in phases, consistent with the city- approved specific plan or development plan for the area. Phasing of annexation and development will reflect topography, needed capital facilities and funding, open space objectives, and existing and proposed land uses and roads. (See also Section 7.0, Airport Area.) 1.12.3 Required Plans Land in any of the following annexation areas may be developed only after the City has adopted a plan for land uses, roads, utilities, the overall pattern of subdivision, and financing of public facilities for the area. The plan shall provide for open space protection consistent with policy 1.12.5. A. For the Airport area, a specific plan shall be adopted for the whole area. Until a specific plan is adopted, properties may only be annexed if they meet the following criteria: 1. The property is contiguous to the existing city limits; and 2. The property is within the existing urban reserve line; and 3. The property is located near to existing infrastructure; and 4. Existing infrastructure capacity is available to serve the proposed development; and 5. A development plan for the property belonging to the applicant(s) accompanies the application for annexation; and 6. The applicant(s) agree to contribute to the cost of preparing the specific plan and constructing area -wide infrastructure improvements according to a cost - sharing plan maintained by the City. 1 -24 s c 1tv o ORGA :+ \TI ILIIS OBISj.V THE GENERA, PLAN Land Use B. For the Orcutt expansion area, a specific plan shall be adopted for the whole area before any part of it is annexed. C. For the Margarita Area, annexation may occur following the City Council's 1998 approval of a draft specific plan as the project description for environmental review. Except for City parks or sports fields, further development shall not occur until the City has completed environmental review and adopted a specific plan. City parks or sports fields may be developed before the specific plan is adopted, if environmental review for the park or sports field has been completed, and if the park or sports field is consistent with the General Plan and the draft specific plan most recently endorsed by the City Council. Private properties that are annexed before the specific plan is adopted shall be zoned Conservation /Open Space upon annexation, and shall be zoned consistent with the specific plan when it is adopted. D. For any other annexations, the required plan may be a specific plan, development plan under "PD" zoning, or similar development plan covering the entire area. 1.12.4 Development and Services Actual development in an annex in an annexed area may be approved only when adequate Clty services can be provided for that development, without reducing the level of services or increasing the cost of services for existing development and for build -out within the City limits as of July 1994, in accordance with the City's water management policies. The water management policies may allow part of the water retrofit credit that would be needed for build -out within the 1994 city limits to be used for annexation projects. Water for development in an annexed area may be made available by any one or any combination of the following: A. City water supply, including reclaimed water; B. Reducing usage of City water in existing development so that there will be no net increase in long -term water usage; C. Private well water, but only as an interim source, pending availability of an approved addition to City water sources, and when it is demonstrated that use of the well water will not diminish the City's municipal groundwater supply. 1.12.5 Open Space Each annexation shall help secure permanent protection for areas designated Open Space, and for the habitat types and wildlife corridors within the annexation area that are identified in the Conservation and Open Space Element. Policies concerning prime agricultural land shall apply when appropriate. The following standards shall apply to the indicated areas: A. Irish Hills Area properties shall dedicate land or easements covering an area in the hills at least equal to the area to be developed. (See also Hillside Planning section 6.2.6.H.) B. Margarita Area properties shall dedicate land or easements covering the hills above the elevation designated in the hillside planning section and riparian and wetlands areas as identified in the Conservation and Open Space Element. (See also Hillside Planning section 6.2.6.E.) C. Orcutt Area properties shall dedicate land or easements covering the Santa Lucia foothills and Mine Hill, as identified in the Conservation and Open Space Element. 1 -25 cltvo[ Land Use 1ti Ims, Otilspo D. Airport Area properties shall secure protection for any on -site resources as identified in the Conservation and Open Space Element. These properties, to help maintain the greenbelt, shall also secure open space protection for any contiguous, commonly owned land outside the urban reserve. If it is not feasible to directly obtain protection for such land, fees in lieu of dedication shall be paid when the property is developed, to help secure the greenbelt in the area south of the City's southerly urban reserve line. E. Dalidio Area properties (generally bounded by Highway 101, Madonna Road, and Los Osos Valley Road) shall dedicate land or easements for the approximately one -half of each ownership that is to be preserved as open space. F. Foothill Annexation: The northern portion of the Foothill property, and the creek area shall be annexed as open space. Development on this site should be clustered or located near Foothill Boulevard, with the northern portion of the site and creek area preserved as open space. G. Other area properties, which are both along the urban reserve line and on hillsides, shall dedicate land or easements for about four times the area to be developed (developed area includes building lots, roads, parking and other paved areas, and setbacks required by zoning). (See also the Hillside Planning policies, Section 6.2). 1.13 Costs of Growth The costs of public facilities and services needed for new development shall be borne by the new development, unless the community chooses to help pay the costs for a certain development to obtain community -wide benefits. The City will adopt a development -fee program and other appropriate financing measures, so that new development pays its share of the costs of new services and facilities needed to serve it. 1.14 Solid Waste Capacity In addition to other requirements for adequate resources and services prior to development, the City must determine that adequate solid waste disposal capacity will be available before granting any discretionary land use approval which would increase solid waste generation. PROGRAMS See also Section 10, Implementation 1.15 Countywide Planning 1.15.1 County "RMS" The City will monitor reports of the County "resource management system" and advocate adherence to that system's principle of assuring that there will be adequate resources and environmental protection before development is approved. 1.15.2 Regular Meetings The City will advocate and help arrange annual meetings among decision - makers of local jurisdictions to discuss regional issues. 1.15.3 Plans Summary The City will help keep up to date a summary of the land use plans of all agencies in the County, showing areas designated for urban, rural, and open -space uses, and tabulating the capacities for various kinds of uses. 1 -26 ca Y01, Land Use NoIllize ml<t Itus orospo THE GENERAL PLAN 1.15.4 Countywide Group The City will discuss with other jurisdictions the desirability of forming a countywide planning group. This group would be composed of representatives of the County; and each city. It could establish a regional plan, to define urban and rural areas and approximate capacities for different types of uses. 1.15.5 Project Review The City will help establish a procedure for all jurisdictions in the County to formally review local projects and general -plan amendments that could have countywide impact. 1.15.6 Regional Growth Management The City will advocate a regional growth- management program, which should include: A. Population growth no faster than the statewide average growth rate for the preceding year, and no faster than can be sustained by available resources and services, whichever is less. B. No significant deterioration in air quality, due to development activities for which local government has approval. C. Plans for large residential developments to include a range of housing types to provide opportunities for residents with very low, low, or moderate incomes. D. Voter approval for any significant change from open spacc, agriculture, or rural use to urban land uses. 1.15.7 Consistent Plans The City will seek County Board of Supervisors approval amending the County Land Use Element to make it consistent with this element, within San Luis Obispo's planning area. The City will work with the County during updates of the County's plan for the San Luis Obispo planning area. 1.15.8 City- County Agreement The City will pursue a memorandum of understanding between the City and County governments, pledging that neither agency will approve a substantial amendment to its plan for San Luis Obispo's planning area without carefully considering the comment and recommendation of the other agency. The key feature of the memorandum would be the City's acceptance of the planned amount of growth and the County's agreement to not allow urban development within the planning area but outside the City. 1.15.9 Refined Planning Area,Map The City will prepare and continue to maintain a refined Planning Area Map in the general plan. The City will seek to establish and maintain County concurrence for the Map, which applies to the City's planning area outside the urban reserve, including the City's sphere of influence. The map will show: A. Areas to be kept in permanent open space, including scenic lands, sensitive wildlife habitat, and undeveloped prime agricultural land. B. Existing uses other than open space, relatively far from the City's urban reserve line, which may be maintained but which should not be expanded or made more intense, including institutional uses such as California Men's Colony, Camp San Luis Obispo, and Cuesta College, and scattered residential and commercial developments. 1 -27 ® City ")f land Use 8AII ILIi:S, 0M.S' P THE GENERAL PLAN C. Existing uses other than open space which may be considered for inclusion within the urban reserve line during the ten -year updates of this element, such as nearby groups of rural homesites; D. Any existing uses other than open space which should be changed, relocated, or removed to allow restoration of the natural landscape or agricultural uses. 1 -28 (;>tv of Land Use j t V1 MIS OBISPO THE GENERAL PLAN CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS 2.1 Neighborhood Protection and Enhancement 2.1.1 Neighborhood Identity The City shall assist residents to identify and designate neighborhoods. The City will work with residents to prepare neighborhood plans, to facilitate development of a sense of place within neighborhoods. 2.1.2 Neighborhood Groups The City should encourage and support the formation and continuation of neighborhood planning groups, composed of neighborhood residents. 2.1.3 Neighborhood Traffic Neighborhoods should be protected from intrusive traffic. All neighborhood street and circulation improvements should favor the pedestrian and local traffic. Vehicle traffic on residential streets should be slow. To foster suitable traffic speed, street design should include measures such as narrow lanes, landscaped parkways, traffic circles, textured crosswalks, and, if necessary, stop signs, speed humps, and bollards. 2.1.4 Neighborhood Connections All areas should have a street and sidewalk pattern that promotes neighborhood and community cohesiveness. There should be continuous sidewalks or paths of adequate width, connecting neighborhoods with each other and with public and commercial services to provide continuous pedestrian paths throughout the City. (See also the Circulation Element.) 2.1.5 Neighborhood Open Links The City should treat streets, sidewalks, and front setbacks as a continuous open link between all areas of the City and all land uses. These features should be designed as amenities for light, air, social contact, and community identity. 2.2 Residential Location, Uses, and Design 2.2.1 Mixed Uses & Convenience Neighborhoods shall include a mix of uses to serve the daily needs of nearby residents, including schools, parks, churches, and convenience retail stores. Neighborhood shopping and services should be available within about one mile of all dwellings. When nonresidential, neighborhood - serving uses are developed, existing housing shall be preserved. If existing dwellings are removed for such uses, the development shall include replacement dwellings. 2.2.2 Separation and Buffering Residential areas should be separated or screened from incompatible, nonresidential activities, including most commercial and manufacturing businesses, traffic arteries, the freeway, and the railroad. Residential areas should be protected from encroachment by detrimental commercial and industrial activities. 1 -29 CItyo[ Land Use ,mil lulls C'3i31 po THE EN PLAN 2.2.3 Housing and Aircraft New housing should not be allowed in areas where aircraft noise exposure and the risk of aircraft accidents are not acceptable. 2.2.4 Residential Next to Non - residential In designing development at the boundary between residential and non - residential uses, protection of a residential atmosphere is the first priority. 2.2.5 Street Access New residential developments, or redevelopments involving large sites, should be designed to orient low- density housing to local access streets, and medium- or high- density housing to driveways accessible from collector streets. Major arterials through residential areas shall provide only limited private access or controlled street intersections. 2.2.6 Neighborhood Pattern All residential development should be integrated with existing neighborhoods. Where physical features make this impossible, the new development should create new neighborhoods. 2.2.7 Housing and Businesses Where housing can be compatible with offices or other businesses, mixed -use projects should be encouraged. 2.2.8 Natural Features Residential developments should preserve and incorporate as amenities natural site features, such as land forms, views, creeks, wetlands, wildlife habitats, and plants. 2.2.9 Parking Large parking lots should be avoided. Parking lots should be screened from street views. In general, parking should not be provided between buildings and the street. 2.2.10 Compatible Development Housing built within an existing neighborhood should be in scale and in character with that neighborhood. All multifamily development and large group - living facilities should be compatible with any nearby, lower density development. A. Architectural Character New Buildings should respect existing buildings which contribute to neighborhood historical or architectural character, in terms of size, spacing, and variety. B. Privacy and Solar Access New buildings will respect the privacy and solar access of neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. (See also the Energy Conservation Element.) 2.2.11 Site Constraints Residential developments shall respect site constraints such as property size and shape, ground slope, access, creeks and wetlands, wildlife habitats, native vegetation, and significant trees. 1 -30 city of Land Use bras SAIi l IiIS Ot31Sj.)O THE GENERA, PLAN 2.2.12 Residential Project Objectives Residential projects should provide: A. Privacy, for occupants and neighbors of the project; B. Adequate usable outdoor area, sheltered from noise and prevailing winds, and oriented to receive light and sunshine C. Use of natural ventilation, sunlight, and shade to make indoor and outdoor spaces comfortable with minimum mechanical support. D. 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; H. Noise and visual separation from adjacent roads and commercial uses. (Barrier walls, isolating a project, are not desirable. Noise mitigation walls may be used only when there is no practicable alternative. Where walls are used, they should help create an attractive pedestrian, residential setting through features such as setbacks, changes in alignment, detail and texture, places for people to walk through them at regular intervals, and planting.) I. Design elements that facilitate neighborhood interaction, such as front porches, front yards along streets, and entryways facing public walkways. J. Buffers from hazardous materials transport routes, as recommended by the City Fire Department. 2.2.13 Non - Residential Activities Residential areas may accommodate limited non - residential activities which generally have been compatible, such as child day care, elementary schools, churches, and home businesses meeting established criteria. 2.3 Residential Expansion Areas 2.3.1 Specific Plans Specific Plans for the Margarita Area and Orcutt Area residential expansions 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 space, including, among other types, permanent wildlife habitats and corridors, and farm fields; 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. G. Trees to help reduce wind exposure, and water - frugal landscaping; H. Public parks and open space, and other land that is not to be built on, such as 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. K. Amenities to facilitate public transportation within the area; 1 -31 clty0f Land Use S. n halls o ilspo THE GENERAL PLAN L. Opportunities for individuals or small groups, other than the specific plan developer, to build homes or to create living environments suited to small groups or to special needs. 2.3.2 Separate Paths Within the major expansion areas, bicycle and walking paths which are separate from roadways should connect residential areas with neighborhood commercial centers, schools, parks and, where feasible, other areas of the City. 2.3.3 Residential Neighborhood Designation The major residential expansion areas are shown as Residential Neighborhood on the General Plan Land Use Map. They may be developed as adequate utilities and services are made available. They should be developed as residential neighborhoods, with a wide range of housing types and costs, and supporting uses such as small parks, elementary schools, and shopping and services to meet the daily demands of neighborhood residents. The estimated residential capacities of the major expansion areas are shown in Table 3. These capacities are based on the amount of land suitable for development according to policies of this element, and average densities on the housing sites in the range of eight to ten dwellings per acre (excluding public streets, parks, and other land dedicated to public use). 2.3.4 Transfer of Development Credits For each major expansion area, Table 3 indicates a low capacity which may be developed without transfer of development credits and a high capacity which may be used with transfer of development credits. Development credits would be transferred from areas in the City, the urban reserve, or the greenbelt where development would be less appropriate, generally those designated conservation /open space or, on the County's map, agriculture or rural lands. TABLE 3: RESIDENTIAL CAPACITY OF MAJOR EXPANSION AREAS Name of Area Approximate Number of Dwellings Low High Irish Hill 500 500 Margarita 1,100 1,200 Orcutt 500 700 2.4 Residential Density 2.4.1 Density Categories The following residential density categories are established (Table 4). Residential density is expressed as the number of dwellings per acre of net site area within the designation. In determining net area, the following types of areas are excluded: sensitive features such as creeks, habitats of rare or endangered plants and animals, and significant trees; land dedicated in fee to the public for streets or neighborhood parks. 1 -32 CIt- r 0[ Land Use S.111 WIS OBISIV THE GENERAL PLAN For the categories other than Rural, Suburban, and Low - Density Residential, densities are expressed in terms of a standard two - bedroom dwelling. This approach is intended to achieve population densities approximately like those indicated. More or fewer dwellings having different bedroom counts may be built depending on the number of people expected to live in a project, as indicated by the number of bedrooms. The population- density standards also apply to group residential facilities. (For allowed residential development in Office, commercial, and manufacturing districts, see the sections concerning those districts.) 2.4.2 Density Bonuses The City may approve a density bonus for a project which will be: A. Be a receiving site, within expansion areas or the downtown commercial core only, for development credit transferred to protect open space; B. Provide for the minimum percentage of dwellings for elderly or affordable to the income groups specified in State Law. 1 -33 c1l'yof Land Use ,;"Af) tul8 oril'."Po THE GENERAL PLAN TABLE 4: RESIDENTIAL DENSITIES5 Category Average Population Density Pea le Per Acre Maximum Dwelling Density (Units Per Acre Rural .16 .1 (1 du /10ac) Suburban 1.6 1 Low 20 7 Medium 25 12 Medium -High 40 18 High 55 24 2.4.3 Density Reductions 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 4), upon finding that the maximum density would have adverse environmental impacts or cause significant adverse impacts on the health, safety, or welfare of future residents of *the site, neighbors, or the public generally. 2.4.4 Rural Residential Rural Residential development consists of not more than one dwelling per ten acres. Suburban residential development consists of not more than one dwelling per acre. These residential categories are appropriate for areas that have been developed, or subdivided to allow such development, within predominantly open space areas near the edges of the City. These areas generally were subdivided under County jurisdiction, and are beyond City services. They will be limited to areas shown for such use in the 1989 County Land Use Element. (See also Greenbelt policies in the Conservation and Open Space Element.) 2.4.5 Low Density Residential Low - Density Residential development should be primarily dwellings having locations and forms that provide a sense of both individual identity and neighborhood cohesion for the households occupying them. Such dwellings are generally detached, one- or two -story buildings, with private outdoor space separating them from neighboring dwellings. Other uses which are supportive of and compatible with these dwellings, such as parks, schools, and churches, may be permitted. Low - density development is appropriate within and next to neighborhoods committed to this type of development. 2.4.6 Medium Density Residential Medium - Density Residential development should be primarily dwellings having locations and forms that provide a sense of both individual identity and neighborhood cohesion for the households occupying them, but in a more compact 1 -34 co or Land Use SA11 WIS OBl:iPO HE GENERAL PLAN arrangement than Low - Density Residential. Such dwellings are generally one- or two -story detached buildings on small lots, or attached dwellings, with some private outdoor space for each dwelling. Other uses which are supportive of and compatible with these dwellings, such as parks, schools, and churches, may be permitted. Medium - density development is appropriate as a transition from low - density development to higher densities. 2.4.7 Medium -High Density Residential Medium -High Density Residential development should be primarily attached dwellings in two- or three -story buildings, with common outdoor areas and very compact private outdoor spaces. Other uses which are supportive of and compatible with these dwellings, such as group housing, parks, schools, and churches, may be permitted. Such development is appropriate near employment centers and major public facilities. 2.4.8 High Density Residential High- Density Residential development should be primarily attached dwellings in two- or three -story buildings, with common outdoor areas and very compact private outdoor spaces. Other uses which are supportive of and compatible with these dwellings, such as group housing, parks, schools, and churches, may be permitted. Such development is appropriate near the college campus, the downtown core, and major concentrations of employment. 2.5 Affordable Housing The City will help conserve and increase residential opportunities for residents with very low, low, or moderate incomes. As explained more fully in the Housing Element, each development project should contribute in some way to the conservation or production of affordable housing, considering the opportunities and limitations for the project. The major residential expansion areas, in particular, should include a wide range of housing types and costs to meet the needs of various income levels and housing preferences. 2.6 Residential Land Protection 2.6.1 Large Areas Substantial areas designated for residential use should not be changed to nonresidential designations. 2.6.2 Boundary Adjustments The City may adjust land -use boundaries in a way that would reduce land designated as residential, only if: A. A significant, long -term neighborhood or citywide need, which outweighs the preference to retain residential capacity, will be met, and; B. The need is best met at the proposed location and no comparable alternative exists. 2.7 Student and Campus Housing 2.7.1 Cal Poly California Polytechnic State University campus should provide housing opportunities for both faculty and students. Existing on- campus housing should be 1 -35 rltyof Land Use THE GENERAL PLAN retained. On- campus housing should increase at least as fast as enrollment, so the proportion of students living on campus can remain the same as in 1992. 2.7.2 Cuesta College The City should encourage Cuesta College to facilitate student housing. 2.7.3 Amenities Multifamily housing likely to be occupied by students should provide the amenities which students seek in single - family areas, to provide an attractive alternative. 2.7.4 Location Housing likely to attract faculty or students should be encouraged to locate close to Cal Poly, to reduce commute travel. 2.7.5 Fraternities & Sororities Fraternities and sororities should be located, in order of preference, (1) on campus; (2) in medium -high and high- density residential areas near the campus. 2.8 Group Housing 2.8.1 Large Group Housing Large group housing other than fraternities and sororities, such as retirement homes or homes for handicapped, should not be located in low- density residential areas. They may be located, but not concentrated, in medium - density residential areas. They may be concentrated in medium -high or high- density residential areas, or in suitable commercial or light- industrial areas, where services are convenient. Each large group housing proposal shall be evaluated through use - permit review. 2.8.2 Small Residential Care Facilities Small residential care facilities should be treated the same as individual houses. 2.9 Downtown In Downtown residential areas (Figure 4), the City should encourage the rehabilitation and maintenance of existing housing. Additional dwellings may be permitted, in keeping with density limits, provided that the existing character of the area is not significantly changed. Demolition of structurally sound dwellings shall be strongly discouraged. 1 -36 city of Land Use . W) ILIIS OBJS�)O THE GENERAL PLAN PROGRAMS (See also Section 10, Implementation) 2.10 Updating & Enforcing Standards 2.10.1 Enforcing Standards The City will review, revise if deemed desirable, and enforce noise, parking, and property - development and property- maintenance standards. Staff to adequately enforce these standards will be provided. 2.10.2 Updating Standards The City will adopt and implement property- maintenance regulations, focused on proper enclosure of trash, appearance of yards and buildings from the street, and storage of vehicles. The regulations will be periodically reviewed and updated. 2.11 Multifamily Preferences & Standards 2.11.1 Preferences The City will evaluate student housing preferences and consider revising development standards to better meet them in multifamily housing near campus. 2.11.2 Standards The City will review, and revise if deemed desirable, its standards for multifamily housing so that apartments will provide usable open space and storage similar to the requirements for condominiums. 2.12 Downtown Residential Development The City will consider adopting special development standards to guide addition of dwellings within downtown residential areas, to implement policy 2.8. The following should be included when evaluating new standards for this area: A. A new density category between the current Low - Density (R -1) and Medium - Density (R -2) designations; B. Requirements that new dwellings on lots with existing houses be above or behind the existing houses, and that the added building area be modestly sized and of similar architecture in comparison with the principal residences on the site and in the surrounding area; C. Requiring new buildings to reflect the mass and spacing of existing, nearby buildings; D. Requiring special parking and coverage standards; E. Requiring minimum amounts of usable open space. 2.13 Affordable Housing The City will adopt inclusionary housing and development -fee ordinances consistent with the Housing Element. 2.14 Neighborhood Compatibility The City will consider new regulations, for Low - Density and Medium - Density Residential areas, to require special review for (1) incompatibly large houses, (2) replacement or infill homes in existing neighborhoods, and (3) accessory buildings with plumbing facilities allowing easy conversion to illegal second dwellings. 1 -37 cttyof- Land Use THE GENERAL PLAN 2.15 Neighborhood Wellness Action Plans To help residents preserve and enhance their neighborhoods, the City will: A. Identify neighborhoods, and work with residents to prepare neighborhood plans that empower them to shape their neighborhoods; B. Help devise strategies to help stabilize the rental /owner ratio, to maintain neighborhood character, safety, and stability; C. Help identify neighborhood problems, and undertake a wide range of focused development- review, capital- improvement, and code - enforcement efforts; D. Encourage the formation of voluntary neighborhood groups, so residents can become involved early in the development review process; E. Involve residents early in reviewing proposed public and private projects that could have neighborhood impacts, by notifying residents and property owners and holding meetings at convenient times and places within the neighborhoods. F. Provide appropriate staff support, possibly including a single staff person for neighborhood issues, and train all staff to be sensitive to issues of neighborhood protection and enhancement. 2.16 Residential Densities The City will evaluate alternatives to the current maximum number of dwelling units per acre (based on bedroom count) and height and setback standards, to regulate residential building intensity, and bulk and mass. Floor area limits will be considered. 1 -38 C1tyof Land Use S,\I) LttlS 0BJS j)0 THE GENERAL PLAN COMMERCIAL & INDUSTRIAL DEVELOPMENT POLICIES 3.0 Commercial Siting 3.0.1 Slope Commercial and industrial uses should be developed in appropriate areas where the natural slope of the land is less than ten percent. 3.0.2 Access Commercial and industrial uses should have access from arterial and collector streets, and should be designed and located to avoid increasing traffic on residential streets. 3.0.3 Residential Area Expansion of commercial and industrial uses into residential areas is prohibited. 3.1 General Retail 3.1.1 Purpose and Included Uses The City should have areas for General Retail uses adequate to meet most demands of City and nearby County residents. General Retail includes specialty stores as well as department stores, warehouse stores, discount stores, restaurants, and services such as banks. Not all areas designated General Retail are appropriate for the full range of uses (see policies 3.1.2 and 3.1.5). 3.1.2 Locations for Regional Attractions The City should focus its retailing with regional draw in the locations of downtown, the area around the intersection of Madonna Road and Highway 101, and the area around Highway 101 and Los Osos Valley Road. 3.1.3 Madonna Road Area Retail Expansion No substantial additional land area should be added to the commercial centers at Madonna Road and Highway 101 until a detailed plan for the retail expansion has been approved by the City. The plan should describe the limits of commercial expansion, acceptable uses, phasing, and circulation improvements. Any permitted expansion should be aesthetically and functionally compatible with existing development in the area. Before approving an expansion plan, the City should consider an evaluation of how much it would transfer sales from existing retail areas in the City and whether the proposed uses could be developed in existing retail areas. 3.1.4 Mid - Higuera Enhancement The City shall consider the potential enhancement of underutilized commercial land along Higuera Street between Madonna Road and High Street. (See also Special Design Area, policy 8.5.) 3.1.5 Specialty Store Locations Most specialty retail stores should be downtown, in the Madonna Road area, or the Los Osos Valley Road area, and in other community shopping areas identified by 1 -39 c;ICy� c�1- Land Use THE GENERAL PLAN the Community Commercial district (see the Community Commercial section below) where they will not detract from the role of the downtown as the City's primary concentration of specialty stores; some may also be in neighborhood shopping centers so long as they are a minor part of the centers and serve neighborhood rather than citywide or regional markets. 3.1.6 Building Intensity The ratio of building floor area to site area (FAR) shall not exceed 3.0. Additional floor area, up to a FAR of 3.75, may be approved for projects in the downtown core. FAR may be approved up to 4.0 for sites in the downtown core that receive transfer of development credit for either open space protection or historic preservation, or that receive density bonuses for affordable housing. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in General Retail districts, they shall not exceed 36 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (Amended 2007, Council Resolution 9872) 3.2 Neighborhood Commercial 3.2.1 Purpose and Included Uses The City should have areas for Neighborhood Commercial uses to meet the frequent shopping demands of people living nearby. Neighborhood commercial uses include smaller -scale grocery stores, laundromats, and drug stores. Neighborhood commercial uses should be available within about one mile of all residences. These uses should be located on sites not exceeding about four acres, unless the neighborhood to be served includes a significant amount of high density residential development. Small -scale specialty stores may be located in areas designated for neighborhood commercial uses as long as they will not be a major citywide attraction or displace more general, convenience uses. 3.2.2 New or Expanded Areas of Neighborhood Commercial Use New or expanded areas of neighborhood commercial uses should: A. Be created within, or extended into, nonresidential areas adjacent to residential neighborhoods; B. Provide uses to serve nearby residents, not the whole city; C. Have access from arterial streets, and not increase traffic on residential streets; D. Have safe and pleasant pedestrian access from the surrounding service area, as well as good internal circulation; E. Be designed to be pedestrian- oriented, and architecturally compatible with the adjacent neighborhoods being served. Pedestrian - oriented features of project design should include: i. Off - street parking areas located to the side or rear of buildings rather than between buildings and the street; ii. Landscaped areas with public seating; and iii. Indoor or outdoor space for public use, designed to provide a focus for some neighborhood activities. 1 -40 CILYof Land Use SAll LUIS ormspo THE GENERAL PLAN 3.2.3 Expanding Existing Neighborhood Commercial Areas The City should evaluate the need for and desirability of additions to existing areas of neighborhood commercial use only when specific development proposals are made, and not in response to rezoning requests which do not incorporate a development plan. 3.2.4 Stores in Residential Areas Small, individual stores within established residential areas may be retained when they are compatible with surrounding uses. Other isolated commercial uses which are not compatible with residential surroundings eventually should be replaced with compatible uses. 3.2.5 Building Intensity The ratio of building floor area to site area shall not exceed 2.0. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in Neighborhood Commercial districts, they shall not exceed 12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.) 3.3 Community Commercial 3.3.1 Purpose and Included Uses Areas for shopping centers that serve community -wide needs are designated Community Commercial. Community commercial areas are intended to provide for a wide range of retail sales and personal services within the context of distinctive, pedestrian- oriented shopping centers that serve customers and clients from all over the City. These centers may accommodate retail uses of a larger scale that would be inappropriate in the downtown, but proposed uses will be reviewed to ensure that they will not detract from the role of the downtown as the City's primary concentration of specialty stores. 3.3.2 Building Intensity The ratio of building floor area to site area shall not exceed 2.0. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect the existing or desired architectural character in the surrounding area. Dwellings may be provided in Community Commercial districts only as part of mixed use projects, where their density shall not exceed 36 dwelling units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.) 3.3.3 Office Uses Certain office uses with limited need for access to downtown government services may be located away from the downtown in areas designated Community 1 -41 city of Land Use THE GENERAL PLAN Commercial. Appropriate types of offices include those that provide direct "over - the- counter" services to customers and clients. Professional offices, and those identified by the Zoning Regulations as "production and administrative" offices may also be appropriate, particularly above the ground floor. 3.4 Offices 3.4.1 Purpose and Included Uses The City should have sufficient land for Office development to meet the demands of City residents and the specialized needs of County residents. Office development includes professional and financial services (such as doctors, architects, and insurance companies and banks) and government agencies. The City should retain the regional offices of state and federal agencies. Not all types of offices are appropriate in all locations. (See office location policies below. Also see the Public Facilities section). 3.4.2 Office Locations A. All types of offices are appropriate in the downtown General Retail district, but are discouraged at street level in storefronts of the commercial core. B. All types of office activities are appropriate in the Office district which surrounds the downtown commercial area, though offices needing very large buildings or generating substantial traffic may not be appropriate in the area which provides a transition to residential neighborhoods. C. Medical services should be near the hospitals, and may also be located in other commercial areas of the City. D. Government social services and the regional offices of state and federal agencies should be near the intersections of South Higuera Street, Prado Road, and Highway 101 (Figure 5); E. Offices having no substantial public visitation or need for access to downtown government services may be in Services and Manufacturing districts. F. Certain business and professional services having no substantial public visitation or limited need for access to downtown government services may be in Services and Manufacturing districts. Examples of such uses are computer services, utilities engineering and administration, architects and engineers, industrial design, advertising, building contractors, labor and fraternal organizations, veterinarians, and insurance and financial services that do not directly serve retail customers. G. Certain business and professional services with limited need for access to downtown government services may be located in areas that are away from the downtown, and designated Community Commercial. Appropriate types of offices include those that provide direct 'over- the - counter" services to customers and clients. Professional offices may also be appropriate, particularly above the ground floor. 3.4.3 Offices Outside Designated Areas Existing office buildings outside the areas described in policy 3.4.2 may continue to be used and may have minor expansions if they: A. Have access directly from collector or arterial streets, not local residential streets; B. Will not significantly increase traffic in residential areas; C. Will not have significant adverse impacts on nearby uses. 1 -42 t:lwor Land Use Im 3; AIi lugs om.s o THE GENERAL PLAN 3.4.4 Building Intensity The ratio of building floor area to site area shall not exceed 1.5. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in Office districts, they shall not exceed 12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.) 3.5 Tourist Commercial 3.5.1 Basis for Tourism The City should be an attractive place for short-term stays, as well as an attractive destination for long -term visitors. The City should base its attraction on the character of the community, its natural qualities, and its educational and cultural facilities. The City should emphasize conference and visitor - serving facilities which have a low impact upon the environment and upon existing land forms and landscapes, and which provide low- impact visitor activities and low- impact means of transportation. 3.5.2 Locations Visitor - serving uses should be integrated with other types of uses, including overnight accommodations downtown, near the airport, and near the train station; small -scale facilities (such as hostels or bed - and - breakfast places) may be located in Medium -High Density Residential and High- Density Residential Districts, where compatible. Visitor - serving uses are especially appropriate where such uses have already concentrated: along upper Monterey Street; at the Madonna Road area; at certain freeway interchanges; and in the downtown. 3.5.3 Appropriate Uses Tourist Commercial uses are those which primarily serve the traveling public. Tourist Commercial areas should accommodate motels, restaurants, service stations, recreational uses, and minor retail sales for the convenience of travelers. To assure adequate space for visitor - serving uses, areas designated Tourist Commercial should not include offices, general retail stores, auto repair, or business services. 3.5.4 Residential Neighbors Site planning, building design, and types of activities for new tourist - commercial development adjacent to residential areas should be carefully reviewed by the Architectural Review Commission, the Planning Commission, or both, to assure compatibility. 3.5.5 Building Intensity The ratio of building floor area to site area shall not exceed 2.5. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will 1 -43 c:ttyol Land Use &NII Luls olilspo determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. When dwellings are provided in Tourist Commercial districts, they shall not exceed 12 units per acre. So long as the floor area ratio is not exceeded, the maximum residential density may be developed in addition to nonresidential development on a site. (See the residential section for policies on density bonuses for affordable housing.) 3.6 Services and Manufacturing 3.6.1 Purpose The City should have sufficient land designated for Services and Manufacturing to meet most demands of the City, and some demands of the region, for activities such as business services, medical services, wholesaling building contractors, utility company yards, auto repair, printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants). Areas reserved for these uses may also accommodate convenience restaurants and other activities primarily serving area workers. 3.6.2 Appropriate Uses The following types of uses are appropriate in areas designated Services and Manufacturing. Certain areas designated Services and Manufacturing may be reserved through special zoning provisions for certain types of uses, to assure compatibility among the wide range of potential uses, and to assure adequate land for certain types of uses. A. Wholesaling, warehousing, and storage; Vehicle sales and rental; B. Retail sales of products which require outdoor areas or large floor areas for display and storage, such as warehouse stores, lumber and building materials dealers, home improvement centers, furniture and appliances stores, and plant nurseries; C. Repair shops, printing services, laundries, animal hospitals, sporting goods stores, auto parts stores, and some recreation facilities; D. Light manufacturing, research and development, and laboratories. (See also "Business Parks" in the Airport section, Section 7.9.) E. Offices having no substantial public visitation or need for access to downtown government services may be in Services and Manufacturing districts. F. Certain businesses and professional services having no substantial public visitation or limited need for access to downtown government services may be in Services and Manufacturing districts. Examples of such uses are computer services, utilities engineering and administration, architects and engineers, industrial design, advertising, building contractors, labor and fraternal organizations, veterinarians, and insurance and financial services that do not directly serve retail customers. G. Medical services may be allowed if proposed medical uses are found to be compatible with surrounding land uses, are located along commercial collector or arterial streets with convenient access to public transportation, do not significantly increase traffic in residential neighborhoods and are consistent with the Airport Land Use Plan. 3.6.3 General Retail and Neighborhood Commercial Uses New specialty stores, department stores, or neighborhood commercial centers should not be developed in Service and Manufacturing areas. However, existing uses such as supermarkets and drugstores may be expanded if: 1 -44 crLy of THE GENERAL PLAN A. They are compatible with nearby uses; B. The expanded use will not divert neighborhood - commercial areas which expected market area. 3.6.4 Access Land Use trade from other general - retail or are better located to serve the Access to Service and Manufacturing areas should be provided by commercial collector streets, to avoid customer traffic on residential streets or delivery routes which pass through residential areas. Driveway access onto arterial streets should be minimized. 3.6.5 Air & Water Quality Industries locating or expanding in San Luis Obispo shall comply with all applicable air - quality and water - quality regulations. 3.6.6 Utility Service Services and Manufacturing uses should connect to the City water and sewer systems, unless other means of providing service are identified in a City- adopted plan. 3.6.7 Vehicle Sales A. Auto Park Way The City intends to create around Auto Park Way an easily accessible and attractive auto sales and service center. The City will reserve about 50 acres total for vehicle sales in this area, including the areas shown in Figure 3. (This amount is expected to be sufficient for relocation of dealerships located elsewhere in the City, plus expansion of dealerships in proportion to projected County population growth.) The areas shown for vehicle sales should be reserved for that use at least until the anticipated year 2004 update of this element, when the amount of reserved land may be reconsidered. If a plan for vehicle sales expansion onto prime agricultural soils is approved, it shall provide for permanent preservation of prime soils, within the urban reserve or greenbelt. If a plan for vehicle sales expansion into wetland or creek areas is approved, mitigation shall consist at least of restoration and permanent preservation, within the urban reserve or greenbelt, consistent with the Conservation and Open Space Element. B. Other Areas Auto sales in areas of the City other than Auto Park Way should be minimized, in order to reinforce the auto sales center and to maximize space for other uses in other locations. 3.6.8 Building Intensity The ratio of building floor area to site area shall not exceed 1.5. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Architectural review will determine a project's realized building intensity, to reflect existing or desired architectural character in a neighborhood. Dwellings may be provided only as caretaker quarters, as shelters (with discretionary review), or as part of a specially approved mixed -use development. The appropriate residential density would be set considering the maximum residential density allowed in any neighboring residential 1 -45 MY Land Use .sail l.ul:i 0111x' o THE GENERA. PLAN area. (Also, see the residential section for policies on density bonuses for affordable housing.) 3.7 Overall 3.7.1 Dependent Care New development should be offered incentives for provision of child care and elder care for employees. 3.7.2 Convenience Facilities Convenience facilities serving daily needs, such as small food stores, branch banks, and child and elder care, and amenities such as picnic areas, will be allowed in centers of employment. Space for such amenities may be required within large commercial and industrial developments. 3.8 Mixed Uses Compatible mixed uses in commercial districts should be encouraged. 1 -46 city ol, THE GENERAL PLAN 4 A•.! ;��Yf;.r .i i'J•fJ i /fJ °A f l,r J •'[•-'rte -,.. �;, �. Land Use Figure 3: Vehicle Sales Area at Auto Park Way 1"►� yof Vehicle Sales Area A &An Its o13►1Spo N Figure 3: Vehicle Sales Area at Auto Park Way 1-47 Land Use 'S "NI) tills, 0111spo THE GENERAL PLAN PROGRAMS (See also Section 10, Implementation) 3.9 Programs 3.9.1 Zoning Regulations The City will amend its Zoning Regulations to implement the commercial and industrial policies. 3.9.2 Planned Development Zoning The City will amend the Zoning Regulations so the "planned development" approach can be used on any size parcel, in any commercial or industrial zone. 3.9.3 Neighborhood Uses The City will rezone to Neighborhood Commercial existing Service Commercial sites which have become neighborhood convenience centers, if: (1) they primarily serve a neighborhood rather than citywide market; and (2) they are appropriately located considering access and compatibility with other nearby uses. 3.9.4 Tourist Information The City will consider establishing tourist information facilities near highway entries to the City, to reduce demands for on -site and off -site advertising by tourist- and general - retail uses. 3.9.5 Dependent Care The City will provide zoning incentives and investigate a program coordinating commercial and industrial development for the provision of child care and elder care for workers. 3.9.6 Neighborhood Centers The City will identify suitable sites for new or expanded neighborhood centers as it prepares specific plans. 3.9.7 Downtown Office Design The City will make more explicit its architectural review guidelines and revise its zoning standards, as necessary, to better achieve the desired architectural character of downtown areas zoned 'office" and "residential- office," so the character and fabric of existing neighborhoods will be protected. 3.9.8 Auto Sales Relocation The City will provide incentives to encourage relocation of vehicle sales to the Auto Park Way area. 1 -48 C it-yor Land Use wahzIll Safi tUlS OBJ'3,PO THE GENEIZAL PLAN 3.9.9 Noise Control Zoning Regulations and Architectural Review Guidelines will include measures such as the following to prevent unacceptable noise exposure for residential areas or other noise - sensitive uses: location and shielding of mechanical equipment; location of truck loading, trash collection areas, and loudspeakers; landscaped setbacks or noise attenuation walls along property lines. (See also the Noise Element.) 3.9.10 Madonna Road Center The City will investigate ways to encourage more intense commercial development within, and more cohesion between, the existing shopping centers on Madonna Road. 3.9.11 Tourism The City will: A. Encourage sufficient conference and meeting space to accommodate the demand for medium size conferences; B. Work with the Performing Arts Center in promoting arts oriented tourism; C. Develop aggressive tourism marketing programs; D. Develop concepts such as rail tours, sea cruises, historical tours, and bicycle tours; E. Encourage development of appropriate recreational facilities for golf, tennis, equestrian activities, soccer, swimming, fishing, and eco- tourism. 1 -49 �:tty0l Land Use s<III Tills Otmspo THE GENERAL RAL PLAN LLUI DD D + =.oLI ILLJ +DD �D r DDDD D DD Figure 4: Downtown Planning Area and Core G �O,+ Downtown Planning Arse �/ m 1,L is OBI,.;po Downtown Core N Figure 4: Downtown Planning Area and Core 1 -50 city of Land Use MMIGN :.Nn j.l.tls ormspo THE GENERA, PLAN DOWNTOWN 4.0 Introduction Downtown is the area generally bounded by Highway 101, the railroad, and High Street (Figure 4). It embraces residential neighborhoods, including "Old Town," as well as the commercial core, a civic area, and less intensely developed commercial and office areas. The City has approved "A Conceptual Physical Plan for the City's Center," which covers an area nearly the same as the core identified in this element. See this separately published plan for an illustration of how downtown development may occur. POLICIES 4.1 Downtown's Role Downtown is the cultural, social and political center of the City for its residents, as well as home for those who live in its historic neighborhoods. The City wants its commercial core to be economically healthy, and realizes that private and public investments in the downtown support each other. Downtown should provide a wide variety of professional and government services, serving the region as well as the city. The commercial core is a preferred location for retail uses that are suitable for pedestrian access, off -site parking, and compact building spaces. Civic, cultural and commercial portions of downtown should be a major tourist destination. Downtown's visitor appeal should be based on natural, historical, and cultural features, retail services, and numerous and varied visitor accommodations. 4.2 Downtown Residential 4.2.1 Existing and New Dwellings Downtown residential uses contribute to the character of the area, allow a 24 -hour presence which enhances security, and help the balance between jobs and housing in the community. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. Dwellings should be provided for a variety of households, including singles, couples, and groups. Dwellings should be interspersed with commercial uses. All new, large commercial projects should include dwellings. Commercial core properties may serve as receiver sites for transfer of development credits, thereby having higher residential densities than otherwise allowed. 4.2.2 Dwellings and Offices Residential uses within some downtown areas designated Office prior to this element's 1994 update should be maintained, or replaced as new offices are developed. The City should amend the Downtown Housing Conversion Permit process to preserve the number of dwellings in the Downtown Core (CD zone) and the Downtown Planning Area by adopting a "no net housing loss" program by amending the Downtown Housing Conversion Permit ordinance. The amendment shall ensure that within each area, the number of dwellings removed shall not exceed the number of dwellings added. 4.3 Entertainment and Cultural Facilities Cultural facilities, such as museums, galleries, and public theaters should be downtown. Entertainment facilities, such as nightclubs and private theaters should be in the downtown, too. Locations outside downtown may be more appropriate for facilities that would be out of 1 -51 C:fty0 Land Use ` .�,M7lL11 ©BLI ;P0 THE GENERAL PLAN character or too big for downtown to accommodate comfortably, such as the major performing arts center planned for the Cal Poly campus. 4.4 Public Gatherings Downtown should have spaces to accommodate public meetings, seminars, classes, and similar activities in conjunction with other uses. Downtown should provide a setting which is festive and comfortable for public gatherings. 4.5 Walking Environment Downtown should provide safe, exciting places for walking and pleasant places for sitting. To invite exploration, mid -block walkways, courtyards, and interior malls should be integrated with new and remodeled buildings, while preserving continuous building faces on most blocks. Downtown streets should provide adequate space for pedestrians. There should be a nearly continuous tree canopy along sidewalks, and planters should provide additional foliage and flowers near public gathering areas. To maintain the downtown's appeal for pedestrians, new buildings should not obstruct sunlight from reaching sidewalks on the northwest side of Marsh Street, Higuera Street and Monterey Street at noon on the winter solstice. (Amended 2007, Council Resolution 9872) 4.6 Public Safety Indoor and outdoor public spaces should be observable from frequently occupied or traveled places, to enhance public safety. 4.7 Open Places and Views Downtown should include many carefully located open places where people can rest and enjoy views of the surrounding hills. Downtown should include some outdoor spaces where people are completely separated from vehicle traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a few new plazas, and selected street closures. 4.8 Traffic in Residential Areas Downtown residential areas should be protected from through traffic. 4.9 Street Changes Street widening and realignment should be avoided. 4.10 Parking There should be a diversity of parking opportunities. Any major increments in parking supply should take the form of structures, located at the edges of the commercial core, so people will walk rather than drive between points within the core. Retail uses outside the core, and professional office developments, may have on -site parking for customers and clients. 4.11 The Creek San Luis Obispo Creek should be protected and restored, provided this can be done in a manner that minimizes human impact on creek life. Walking paths along the creek in the downtown core should be provided as links in an urban trail system, provided this will not further degrade wildlife habitat value of the riparian ecosystem. As properties that have encroaching buildings are redeveloped, the City should enforce a reasonable building setback from the riparian zone. (See also Resource Protection Sections in the 1 -52 cltvaf Land Use SAIi WIS OBISI.?O THE GENERAL PLAN Conservation and Open Space Element and Safety Element) Opportunities to open covered sections of the creek should be pursued. 4.12 Building Conservation and Compatibility Architecturally and historically significant buildings should be preserved and restored. New buildings should be compatible with architecturally and historically significant buildings, but not necessarily the same style. 4.13 New Buildings and Views New downtown development nearby publicly -owned gathering places such as Mission Plaza, the Jack House Gardens, LC YC Cheng Park, and similar gathering spaces shall respect views of the hills, framing rather than obscuring them. Adjacent buildings shall be designed to allow sunlight to reach these open spaces, and when planting new trees the potential canopy shall be considered subordinate to maintaining views of hillsides. In other locations downtown, views will be provided parallel to the street right -of -way, at intersections where building separation naturally makes more views available, and at upper -level viewing decks. (Amended 2007, Council Resolution 9872) 4.14 Noise Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired activities which are noisy should be timed to avoid conflict with other desired activities which need a quiet setting. 4.15 Sense of Place To keep the commercial core's sense of place and appeal for walking, it should remain compact and be the City's most intensely developed area. 4.16 Design Principles The following principles should guide construction and changes of use within the commercial core. 4.16.1 Street Level Activities The street level should be occupied by stores, restaurants, and other uses benefiting from and contributing to pedestrian traffic, such as offices with frequent client visits. Stores and restaurants may occupy upper levels. Offices not having frequent client visits should be located above street level. 4.16.2 Upper Floor Dwellings Existing residential uses shall be preserved and new ones encouraged above the street level. 4.16.3 Continuous Storefront There should be a continuous storefront along sidewalks, at the back of the sidewalk, except for the Courthouse and City Hall blocks, plazas, recessed building entries, and sidewalk cafes. 4.16.4 Building Height New buildings shall fit within the context and vertical scale of existing development, shall not obstruct views from, or sunlight to, publicly -owned gathering places such 1 -53 at-yor Land Use umiak � aml kill otils'po THE GENERAL PLAN as Mission Plaza, and should be set back above the second or third level to maintain a street fagade that is consistent with the historic pattern of development. Generally, new buildings should not exceed 60 feet in height. Tall buildings (50 -75 feet) shall be designed to achieve multiple policy objectives, including design amenities, housing and retail land uses, such as: • Publicly accessible, open viewing spaces at the upper levels • Housing affordability in excess of the Inclusionary Housing Requirement • Energy efficiency beyond State mandated requirements • Adaptive reuse of a historical resource in a manner consistent with the Secretary of the Interior's Standards for Rehabilitation • High residential density (e.g. above 24 units per acre) achieved by a concentration of smaller dwelling units • Street level features such as a public plaza, public seating and /or public art • A major pedestrian connection between Higuera Street and the Creekwalk, Monterey Street and the Creekwalk, between Higuera Street and Marsh Street, or at another acceptable mid -block location • Increased retail floor area, including multi -story retail • Directly implements specific and identifiable City objectives, as set forth in the General Plan, the Conceptual Plan for the City's Center, the Downtown Strategic Plan and other key policy documents • Receiving Transfer of Development Credits for open space protection or historic preservation (Amended 2007, Council Resolution 9872) 4.16.5 Building Width New buildings should maintain the historic pattern of storefront widths. 4.16.6 Sidewalk Appeal Street facades, particularly at the street level, should include windows, signs, and architectural details which can be appreciated by people on the sidewalks. 4.17 Government Offices City Hall and the County Government Center should remain at their present locations. Additional administrative office space which cannot be accommodated within the County Government Center should be developed nearby within the downtown. (See also Public and Cultural Facilities policies, Section 5.1). 4.18 Commercial Buildings Outside the Core In General Retail areas adjacent to the commercial core, the pattern of buildings in relation to the street should become more like the core, with shared driveways and parking lots, and no street or side -yard setbacks (except for recessed entries and courtyards). Buildings should not exceed 45 feet in height. (Amended 2007, Council Resolution 9872) PROGRAM 1 -54 c;fty q Land Use THE GENERAL PLAN 4.19 Implementing the Downtown Concept Plan The City will consider including features of "A Conceptual Physical Plan for the City's Center," as appropriate, in its Zoning Regulations, architectural review guidelines, engineering standards, and capital improvement program. 4.20 Visual Resource Study The City will undertake a study of visual resources within the downtown core area to identify potential locations for new public -owned open places with access to views of important scenic resources. The City will consider acquisition of one or more of these open places as resources permit. A range of options for property acquisition, including development agreements, will be considered, consistent with the City's fiscal policies and objectives. (Amended 2007, Council Resolution 9872) 4.21 Community Design Guidelines Update The Community Design Guidelines shall be updated to include guidelines for tall buildings within the downtown core area, with a particular focus on guidelines for architectural transitions between new development and existing buildings within the Downtown Historic District. 4.22 Parking for Downtown Residents The City should revise the Access and Parking Management Plan (2002) to include a downtown access program for residents in the downtown core area. The revision should evaluate various strategies and long -term parking solutions and include implementation recommendations. Strategies and solutions that may be considered include, but are not limited to, components of Housing Element Programs 6.3.2, 6.3.3 and 6.3.4, in addition to: A fee based program to allow limited residential parking in downtown parking structures owned and operated by the City. 2. Criteria for on -site parking (requirements and prohibitions) based on project size, project location, site access criteria, housing type, and feasible alternative transportation options. 3. Determination if any downtown core streets should have driveway access restricted. 4. Vehicle parking and storage areas located outside the downtown core area, such as Park and Ride style lots, that can be used by downtown core residents. 5. The development of additional transit programs to increase options for downtown residents. 6. Credit towards parking requirements for projects that implement shared vehicle programs. (Amended 2007, Council Resolution 9872) 1 -55 ( ItN, of z.l17 Ibis THE GENERAL PLAN Chde Cw*w CoMund FOCOMM Ah Land Use MW=M Cam Ae Figure S: Public and Cultural Facilities ow I aty of Public Facilities Areas A mookift Figure 5: Public and Cultural Facilities 1 -56 ' c lit -Vof Land Use X1? IUIS Ot°aispo \ ' a. I .. 2 PUBLIC & CULTURAL FACILITIES 5.0 Introduction As the County seat and a cultural center for the region, San Luis Obispo plans to accommodate several types of facilities to support government and cultural services. This section describes preferred locations for various types of facilities. POLICIES 5.1 Public Facilities 5.1.1 Grouping for Convenience Government offices that provide similar types of services should be grouped for efficient service delivery. 5.1.2 Private Businesses Within any area shown as a preferred location for public facilities, there may be compatible private businesses, so long as they do not displace the preferred public agencies. 5.1.3 Joint Projects Government agencies should cooperatively plan for new or expanded facilities. They should consider joint projects when mutual objectives can be met. 5.1.4 Civic Center There should be a downtown civic center (Figure 5). The following functions should be located in the civic center, along with compatible businesses: A. City Council offices and meeting rooms, clerk, administration, finance, attorney, personnel, community development, utilities, and public works administration and engineering. Any additional space for these functions should be in or close to City Hall. B. County supervisors offices and meeting rooms, administration, courts, jury commissioner, clerk, auditor, assessor, counsel, district attorney, personnel, engineering, planning and building, environmental coordinator, and voter registration. Any additional space for these functions should be provided in or close to the County Government Center (Courthouse block). 5.1.5 Health Care There should be a health -care area on Johnson Avenue near Bishop Street (Figure 5). The following functions should be located in the health -care area: A. Public Health Department; General Hospital; Mental Health Services. B. Other public or private offices or health facilities found to support the continued viability of General Hospital. If County General Hospital is to be rebuilt, the City will evaluate other sites within the City for public health care facilities, including consideration of convenient access from regional transportation systems. 5.1.6 Social Services There should be a social - services area on South Higuera Street near Prado Road (Figure 5). The following functions should be located in the social services area: County Social Services; California Employment Development and Rehabilitation; 1 -57 city 0 Land Use �11i lUl� �ik�ISl�3�i THE GENERAL PLAN federal Social Security Administration. This area should have sufficient space to accommodate regional offices of state and federal agencies. 5.1.7 Related Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, but functionally related to them, should be located in the appropriate area. 5.1.8 Unrelated Offices Public offices not named in policies 5.1.4, 5.1.5, and 5.1.6, and not functionally related to the named offices, should be consolidated at the social services area, or they may be expanded at their present locations or within designated office areas. 5.1.9 Different Offices Government and private activities of types not listed in policies 5.1.4, 5.1.5, and 5.1.6 may be established in these identified areas, so long as they are compatible with and do not displace the government functions which should be located in the areas. 5.1.10 Other Government Functions Some government functions which have been provided at certain locations in the City should be located close to related activities, though they should not be bound to any one of the identified centers. Such functions include: A. Probation - suitable for the civic center (courts), the County operational center on Highway 1 (sheriff), or the social services area; B. Alcohol and drug treatment programs - suitable for the social - services area or the health -care area. 5.1.11 Consolidation Desired It would be desirable to consolidate government agencies dealing with environmental quality, such as the Regional Water Quality Control Board and the County Air Pollution Control District. 5.1.12 Building Intensity Buildings in Public Facility areas will have a wide range of characteristics, since they can range from downtown offices and meeting rooms to fire stations and maintenance yards at the edges of the City. The appropriate building intensity for each location will be decided through use permit and architectural review. Generally, the ratio of building floor area to site area should not exceed 1.0 in outlying locations, and 2.0 downtown. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, generally to reflect the standards for these items in neighboring land use districts. Dwellings may be provided only as caretaker quarters, as shelters (with discretionary review), or as part of a specially approved mixed -use development. The appropriate residential density would be set considering the maximum residential density allowed in any neighboring land use district. 1 -58 city Land Use 5<�t� 11.115 tit >is( THE GENERA, PLAN 5.2 Cultural Facilities 5.2.1 Cooperation The City should cooperate with other agencies and with community groups to help provide facilities for a library, and for arts and sciences which meet broad community cultural needs. 5.2.2 Mission Plaza Area An appropriate area for cultural facilities is the vicinity of Mission Plaza (Figure 5). PROGRAMS 5.3 City and County Offices Downtown The City and County will jointly develop a plan for meeting their additional downtown space needs. They will coordinate site selection, building design, circulation and utility services, parking, means to reduce vehicle trips, and funding. 5.4 Performing Arts Center The City, Cal Poly, and the Performing Arts Foundation will jointly develop a large performing arts theater on the Cal Poly campus. 5.5 Community Arts Support The City will continue to support community arts programs through a variety of means, such as loans, grants, and help in obtaining sites. 5.6 Land Acquisition The City will attempt to acquire land for cultural facilities or Mission Plaza extension as sites become available. 5.7 Facility Reuse The City will study its surplus facilities for possible reuse by cultural and non - profit groups. 5.8 Public Art The City will encourage inclusion of appropriate public art in all projects. 1 -59 GILD E�� Land Use THE GENERA. PLAN RESOURCE PROTECTION 6.0 Overall Resource Protection POLICY 6.0.1 Resource Planning It is the policy of the City to protect its unique natural resources and systems by including their considerations and needs within its planning program, and giving those considerations and needs a planning priority co -equal with that accorded other community needs. Under this policy, the City will make provisions for the continued existence of its natural resources within the community. The term "community" thus includes not only the urbanized human community, dominated by urban land development and technological systems, but also a natural community rich in biological and geological diversity, as well as a pre -urban human community with a strong agricultural base. PROGRAMS 6.0.2 Resource Mapping The City shall prepare and maintain geographic information systems -based maps of the City, the urban reserve, and the planning area to guide in land use designations and decision - making. Maps for the City and urban reserve shall be in sufficient detail to highlight all significant natural resources and systems. Maps for the planning area may be at a lesser degree of detail. The maps shall show at least the following resources: native plant communities, wildlife habitats and corridors, aquatic ecosystems, productive or potentially productive soils (prime or other unique agricultural soil types), viewsheds, hillsides, greenbelt areas. The overlay maps shall also show development constraints such as flood hazard areas, geological hazard areas, soil hazard areas (subsidence, liquefaction), noise impact areas, airport hazard and noise areas, radiation hazard areas. 6.0.3 Land Use Element Map Revision The maps shall provide the basis of determining where urban development is most appropriate, and where other needs of the community outweigh the desire or need for urban development. As a result of the findings of these maps, the City shall re- evaluate its land use designations and future plans for undeveloped areas, and revise the LUE land use map accordingly. 6.0.4 Resource Protection Once resource areas worthy of protection are identified, the City shall seek to protect them by easement or other permanent means. 6.1 Open Space Policies (See also the Growth Management section) 6.1.1 Open Space and Greenbelt Designations The City shall designate the following types of land as open space: 1 -60 cltvof Land Use THE GENERAL PLAN A. Upland and valley sensitive habitats or unique resources, as defined in the Conservation and Open Space Element, including corridors which connect habitats. B. Undeveloped prime agricultural soils which are to remain in agricultural use as provided in policy 1.8.2. C. Those areas which are best suited to non -urban uses due to: infeasibility of providing proper access or utilities; excessive slope or slope instability; wildland fire hazard; noise exposure; flood hazard; scenic value; wildlife habitat value, including sensitive habitats or unique resources as defined in the Conservation and Open Space Element; agricultural value; and value for passive recreation. D. A greenbelt, outside the urban reserve, that surrounds the ultimate boundaries of the urban area, and which should connect with wildlife corridors that cross the urbanized area. E. Sufficient area of each habitat type to ensure the ecological integrity of that habitat type within the urban reserve and the greenbelt, including connections between habitats for wildlife movement and dispersal; these habitat types will be as identified in the natural resource inventory, as discussed in the "Background to this Land Use Element Update" and in Community Goal #8. Public lands suited for active recreation will be designated Park on the General Plan Land Use Element Map. The City may establish an agricultural designation. (See the Conservation and Open Space Element for refinements of these policies.) 6.1.2 Open Space Uses Lands designated Open Space should be used for purposes which do not need urban services, major structures, or extensive landform changes. Such uses include: watershed protection; wildlife and native plant habitat; grazing; cultivated crops; and passive recreation. Buildings, lighting, paving, use of vehicles, and alterations to the landforms and native or traditional landscapes on open space lands should be minimized, so rural character and resources are maintained. Buildings and paved surfaces, such as parking or roads, shall not exceed the following: where a parcel smaller than ten acres already exists, five percent of the site area; on a parcel of ten acres or more, three percent. (As explained in the Conservation and Open Space Element, the characteristics of an open space area may result in it being suitable for some open space uses, but not the full range.) Parcels within Open Space areas should not be further subdivided. 6.1.3 Agriculture Agriculture is generally open land where there has been a history of agricultural cultivation or keeping of livestock, which remains generally open and in such use. 6.1.4 Interim Open Space The General Plan Land Use Element Map shows desired future uses for most land within the urban reserve line. However, the City has not decided the best eventual use for some areas. Such areas are designated Interim Open Space, indicating that they will be suitable for urban development when certain conditions are satisfied. Examples of such conditions include demonstrated need for further urban development that cannot be satisfied on already urbanized land, provision of proper access and utility service, and environmentally acceptable reduction of flood hazards. The Interim Open Space designation is to be changed to an urban classification only when the conditions necessary for development can be satisfied and a certain type of development is approved. After further study, it may be found 1 -61 city o � ;"Nn tuls i7mss¢�t" THE GENERAL PLAN Land Use that permanent Open Space is an appropriate classification for areas initially classified as Interim Open Space. 6.1.5 Interim Open Space Uses and Parcel Sizes Uses within Interim Open Space areas should be the same as in Open Space areas (policies 6.1.1 and 6.1.2). Interim Open Space areas should not be further subdivided until a development plan or a specific plan is approved (pursuant to policy 1.12.3), except to separate land to be dedicated in fee to the City, or other responsible public or nonprofit agency, for permanent open space. 6.1.6 Eventual Uses This element identifies intended uses for each area designated Interim Open Space. Such areas are discussed under Optional Use and Special Design Areas, and Hillside Planning. One area not discussed under those headings is about 11 acres between Los Verdes Park and San Luis Obispo Creek, which may be used for residential development if the flood hazard is mitigated without significant harm to the creek. 6.2 Hillside Policies 6.2.1 Introduction As noted in the open space section of this element and in the Conservation and Open Space Element, San Luis Obispo wants to keep open its steeper, higher, and most visible hillsides. Some of the lower and less steep hillside areas, however, are seen as suitable for development, particularly where development is coupled with permanent open space protection of the more sensitive areas. This section focuses on where and how some hillsides may be developed. The City establishes comprehensive standards and policies for hillside development for the following reasons: A. To protect and preserve scenic hillside areas and natural features such as the volcanic Morros, ridge lines, plant communities, rock outcroppings and steep slope areas that function as landscape backdrops for the community. B. To set the limits of commercial and residential development in hillside areas by establishing a permanent open space green belt at the edge of the community. C. To protect the health, safety and welfare of community residents by directing development away from areas with hazards such as landslides, wildland fires, flooding and erosion. 6.2.2 Development Limits Hillsides planning areas should have carefully chosen development limit lines, and special design standards for the areas which can be developed. The location of the development limit and the standards should cause development to avoid encroachment into sensitive habitats or unique resources as defined in the Conservation and Open Space Element, and public health and safety problems related to utility service, access, wildland fire hazard, erosion, flooding, and landslides and other geologic hazards. Also, the development limit line and the standards should help protect the City's scenic setting. (Locations of hillside planning areas are shown in Figure 6. More precise locations of the development limit line and the urban reserve line are shown on large -scale aerial photographs on file at the Community Development Department; these are part of the Land Use Element.) 1 -62 CItVOj- Land Use 5111) ILIlS OtRSj) 0 THE GENERAL PLAN 6.2.3 Development Standards Development - including buildings, driveways, fences and graded yard areas- on hillside parcels shall: A. Be entirely within the urban reserve line or development limit line, whichever is more restrictive (though parcel boundaries may extend beyond these lines when necessary Figure S: Wlllss ide Planning Areas Figure 6: Hillside Planning Areas : :S Hillside Planning Area Boundaries 1 -63 A Gal Poly Cuesta Park Luneta ' ; .........8......... - z Woodland Drive Madonna �' '•� '•,k Goldtree �'�+� Prefur�ra,. ��� D :..... .. E Orcutt �Billygoat'r f rte•. �` Acres H Irish Hills'` Calla Joaqui Figure S: Wlllss ide Planning Areas Figure 6: Hillside Planning Areas : :S Hillside Planning Area Boundaries 1 -63 City of Land Use ; 111 WIS 0111spo s to meet minimum parcel -size standards), unless one of the following three exceptions applies: 1. A location outside the urban reserve line or development limit line is necessary to protect public health and safety. 2. New wireless telecommunication facilities may be appropriate on South Street Hills inside the three -acre leasehold already developed with commercial and municipal radio facilities, subject to use permit approval and architectural review and approval. Applicants shall comply with all other provisions of this section, and demonstrate that (a) new facilities will not individually or additively interfere with City radio equipment necessary for emergency response coordination, and (b) will not cause on -site radio frequency radiation levels to exceed exposure standards established for the general public by the American National Standards Institute. 3. Where a legally built dwelling exists on a parcel which is entirely outside the urban reserve line or development limit line, a replacement dwelling may be constructed subject to standards B through H below. B. Keep a low profile and conform to the natural slopes; C. Avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns; D. Minimize grading of roads; E. Minimize grading on individual lots; generally, locate houses close to the street; minimize the grading of visible driveways; F. Include planting which is compatible with native hillside vegetation and which provides a visual transition from developed to open areas; G. Use materials, colors, and textures which blend with the natural landscape and avoid high contrasts; H. Minimize exterior lighting. 6.2.4 Parcels Crossing the Limit Lines Before development occurs on any parcel which crosses the urban reserve or development limit lines, the part outside the lines shall be protected as permanent open space. 6.2.5 Development Credit Transfer Any residential development credit obtained from Open Space designations outside the urban reserve line or development limit line should be transferred to land inside the lines. 6.2.6 Homesites Outside the Limit Lines Where homesites are to be developed outside the urban reserve or development limit lines, and beyond the City's jurisdiction, they should: A. Be on land sloping less than 15 percent; B. Have effective emergency - vehicle access from a City street or County road; C. Be on a geologically stable site; D. Have adequate water supply for domestic service and fire suppression; E. Avoid areas with high wildland fire hazard; F. Be next to existing development; G. Avoid significant visual impacts. 1 -64 A cttvO Land Use THE GENERAL PLAN 6.2.7 Hillside Planning Areas Hillside policies apply to all hills in and around the City. Specific policies to address particular concerns for the areas as shown on Figure 6, listed below. For each of these areas, land above the development limit line should be secured as permanent open space. A. The Cal Poly - Cuesta Park area includes the hill east of Cal Poly and north of Highway 101 near Cuesta Park. Development should be separated or protected from highway traffic noise and should have adequate fire protection. Architectural review should be required for development of lots fronting Loomis Street. B. The Woodland Drive area includes vacant land where residential development may occur in the vicinity of the high school and residential or medical -care facilities may occur in the vicinity of the hospital. Before further subdivision or development of any of certain vacant land near Woodland Drive (Figure 7) a specific plan or development plan should be approved. This plan should address the following, in addition to relevant items as noted in policy 2.3.1. 1. The location and design of new public streets and private drives serving several owners, and any necessary changes to existing streets in the area; 2. Water and sewer systems, including new storage tanks, pumps, main pipes, and access roads, and changes to existing facilities necessary for adequate service to the area; 3. New parcels and existing parcels to be changed or combined; 4. Location of building sites on parcels next to or crossing the urban reserve line; 5. Areas to be kept open through easements or dedication of fee ownership; 6. A program for transferring development potential, consistent with these hillside planning policies; 7. Location of creek easements to provide flood protection and to protect existing creekside vegetation; 8. Phasing of development and public improvements. C. The Goldtree area extends up the hill from the Alrita Street neighborhood. This is a minor expansion area which can accommodate single - family houses. 1. In addition to meeting the usual criteria for approving minor annexations, this area should: i. Provide a gravity -flow water system giving standard levels of service to all developed parts of the expansion area and correcting water - service deficiencies in the Alrita Street neighborhood; ii. Correct downslope drainage problems to which development within the expansion area would contribute. iii. A development plan or specific plan for the whole expansion area should be adopted before any part of it is annexed, subdivided, or developed. (Existing houses inside the urban reserve line need not be annexed along with any new subdivision.) iv. All new houses and major additions to houses should be subject to architectural review. D. The Orcutt area includes land on the western flanks of the Santa Lucia foothills east of the Southwood Drive neighborhood and Orcutt Road. Before further subdivision or development of land between the 320 -foot and 460 -foot elevations, land above the 460 -foot elevation should be secured as permanent open space. All building sites should be below the 460 -foot elevation. 1 -65 Land Use sw i ul� s otilsj)o THE GENERAL PLAN N CD Specific Planning Area C3 • -� z�. Figure 7: Woodland drive Specific Planning Area City 0f ' Urban Reserve Line / @rr mn l liiS ii —mmspo F— Specific Planning Area N Figure 7: Woodland Drive Specific Planning Area 1 -66 (10Of Land Use aft;W SAII i«IS OBJS�10 E. The Margarita area includes the southern slopes of the South Street Hills. No building sites should be located above the development limit line. F. The Stoneridge area includes land on the northern slopes of South Street Hills. Development west of the end of Lawrence Drive should be subject to architectural review and to measures assuring that building sites will be stable. G. The Calle Joaquin area should allow the continuation of a commercial use for the existing building on the hill, but no further development. H. The Irish Hills area should secure permanent open space with no building sites above the 150 -foot elevation, in conjunction with any subdivision or development of the lower areas. (See also Optional Use and Special Design Areas.) I. The Billygoat acres area extends into the Irish Hills above Prefumo Creek. No further development should occur beyond the urban reserve line. J. The Prefumo Creek area extends into the Irish Hills west of Prefumo Canyon Road. Development should be limited to areas within the urban reserve line with permanent protection of the creeks and upper hillsides. K. The Madonna area includes land west of Highway 101 on the lower slopes of San Luis Mountain and the northeast slopes of the foothill bordering Laguna Lake Park. 1. A specific plan or development plan for the whole area should be adopted before any part of it is annexed, subdivided, or further developed. (See also Optional Use and Special Design Areas, policy 8.9.) 2. Upon amendment to an urban designation, the area designated Interim Open Space, may accommodate a generously landscaped, low- intensity extension of the existing tourist facilities. Development locations and building forms should respect the area's extraordinary visual quality and natural slopes, and should maintain views of the mountain from the highway and nearby neighborhoods. 3. The area immediately west of Highway 101 should be retained as an open space buffer. 4. Any plan for further development in this area must address reconfiguration of the Marsh Street interchange. _. The Luneta Drive area includes parcels which may be used for houses, so long as new construction and major additions to the houses are approved by the Architectural Review Commission. 6.3 Hillside Programs (See also Section 10 Implementation) 6.3.1 Designating Sensitive Sites Subdivision approval in hillside planning areas will include designation of "sensitive sites," which are subject to architectural review. 6.3.2 Transfer of Development Credits The City will add a "development transfer" section in its Zoning Regulations, to encourage the transfer of residential development allowed on land outside the urban reserve line to suitable land within the line, regardless of land ownership. 1 -67 c.ltvor Land Use .111 tuls otils'p THE GENERAL PLAN 6.3.3 Architectural Guidelines Through architectural review guidelines, the City will establish the presumption that all hillside development occurs on sensitive sites, where architectural review is required. The Community Development Director will screen all proposals to identify any which do not need architectural review. 6.3.4 Maximum Building Height The City will consider means to mitigate the visual impacts of hillside houses, including revising the way maximum building height is determined. 6.4 Creeks Wetlands, and Flooding Policies Introduction San Luis Obispo's aquatic ecosystems consist of creeks, Laguna Lake, floodplains, marshes, wetlands, serpentine seeps, and springs. These aquatic ecosystems provide habitat, recreation, water purification, groundwater recharge, and soil production as well as natural flood protection by reducing the force of floodwaters as they spread and decelerate over floodplains. Creeks, which are the most obvious of these systems because they flow through the City, provide wildlife habitat, backyard retreats, and viewing and hiking pleasures, in addition to carrying storm water runoff. When some creeks overflow during major storms, they flood wide areas beyond their channels (Figure 8). San Luis Obispo wants to avoid injury or substantial property losses from flooding, while keeping or improving the creeks' natural character, scenic appearance, recreational value, and fish and wildlife habitat. 6.4.1 Creek and Wetlands Management Objectives The City should manage its lake, creeks, wetlands, floodplains, and associated wetlands to achieve the multiple objectives of: A. Maintaining and restoring natural conditions and fish and wildlife habitat; B. Preventing loss of life and minimizing property damage from flooding; C. Providing recreational opportunities which are compatible with fish and wildlife habitat, flood protection, and use of adjacent private properties. D. Recognizing and distinguishing between those sections of creeks and Laguna Lake which are in previously urbanized areas, such as the downtown core, and sections which are in largely natural areas. Those sections already heavily impacted by urban development and activity may be appropriate for multiple use whereas creeks and lakeshore in a more natural state shall be managed for maximized ecological value. 6.4.2 Citywide Network The lake, creeks, and wetlands should be part of a citywide and regional network of open space, parks, and -- where appropriate -- trails, all fostering understanding, enjoyment, and protection of the natural landscape and wildlife. 6.4.3 Amenities and Access New public or private developments adjacent to the lake, creeks, and wetlands must respect the natural environment and incorporate the natural features as project amenities, provided doing so does not diminish natural values. Developments along creeks should include public access across the development site to the creek and along the creek, provided that wildlife habitat, public safety, 1 -68 My Of M11 WIS o� spo T11E GENERAL PLAN Land Use and reasonable privacy and security of the development can be maintained, consistent with the Conservation and Open Space Element. 6.4.4 Open Channels All open channels should be kept open and clear of structures in or over their banks. When necessary, the City may approve structures within creek channels under the limited situations described in the Conservation and Open Space Element. 6.4.5 Porous Paving The City encourages the use of porous paving to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where practical, use one or more of the following measures to reduce surface water runoff and aid in groundwater recharge: porous paving; ample landscaped areas which receive surface drainage and which are maintained to facilitate percolation; drainage detention basins with soils that facilitate percolation. 6.5 Creeks and Flooding Programs 6.5.1 Previously Developed Areas To limit the potential for increased flood damage in previously developed areas, the City will: A. Ensure that infill, remodel, and replacement projects: 1. Do not displace more flood water than previous structures on a site; 2. Do not contribute floating debris to flood waters; 3. Have finish floors at least one foot above the flood level or, if this is not practical, be flood - proofed, to minimize risk to life and damage to utilities, furnishings, merchandise, and equipment. B. Require new infill buildings to have greater setbacks than their older neighbors, when necessary to achieve the purposes of this section. C. Remove man -made obstruction from channels. D. Ensure that any new development in the watershed detains rather than accelerates runoff from development sites. 6.5.2 National Flood Program The City will administer the National Flood Insurance Program standards. 6.5.3 Creekside Care and Notification In maintaining creek channels to accommodate flood waters, the City will notify owners of creeks and adjacent properties in advance of work, and use care in any needed removal of vegetation. 1 -69 Land Use THE GENERAL PLAN d-darden Creek s Stenner -- i X'A i .. r off if YW � • Figure 8: Creeks and Flmadplains (;Ity'of 100 -year Flood Plain n � SMI 1111S 013ISt)O e� Creeks (within urtan reserve) N Figure 8: Creeks and Floodplains 1 -70 i atwif Land Use %IV)1t11i OBIS. O THE GENERAL PLAN AIRPORT AREA POLICIES 7.1 Regional Service The airport will continue to serve the region, consistent with the approved Airport Master Plan. 7.2 Airport Land Use Plan Development should be permitted only if it is consistent with the San Luis Obispo County Airport Land Use Plan. Prospective buyers of property which is subject to airport influence should be so informed. 7.3 City Annexation and Services The City intends to actively pursue annexation of the Airport Area. Airport Area land inside the urban reserve shall be considered for annexation if it meets the criteria stated in Policy 1.12.3.A. Annexation of areas that do not meet these interim annexation criteria may be annexed subject to completion of environmental and economic studies and a specific plan. Pending annexation: A. Any urban development approved by the County shall be consistent with City development standards; and B. Urban development and provision of adequate resources and services needed citywide shall be closely monitored. 7.4 Greenbelt Protection Annexation of the Airport Area, whether it occurs as one action or several, shall be consistent with the growth management objectives of maintaining areas outside the urban reserve line in rural, predominantly open space uses. An Airport Area annexation shall not take effect unless the annexed area helps protect an appropriate part of the greenbelt near the Airport Area, through one or more of the following methods: A. Dedicating an open -space easement or fee ownership to the City or to a responsible land- conservation organization. B. Paying fees to the City in -lieu of dedication, which shall be used within a reasonable time to secure greenbelt open space near the Airport Area. 7.5 Internal Open Space The areas designated for urban uses, but not necessarily each parcel, should include open areas as site amenities and to protect resources, consistent with the Conservation and Open Space Element. In addition, wildlife corridors across the Airport Area shall be identified and preserved. 1 -71 c:tt y o S<ttl l ul's* Om", )o THE GENERAL PLAN Land Use Figure g: Airport Area city of = Airport Area /r sAn Luis omspo City Limit Line N Figure 9: Airport Area 1 -72 i `r �I 7 Figure g: Airport Area city of = Airport Area /r sAn Luis omspo City Limit Line N Figure 9: Airport Area 1 -72 cl-1-yof Land Use THE GENERAL PLAN 7.6 Development Before Annexation A. Areas which are designated for eventual urban development may be developed during the interim with rural residential or rural commercial uses. In such areas, County development standards and discretionary review should assure that projects will not preclude options for future urban development consistent with the City's planning policies and standards. Before any discretionary County land -use or land- division approval for such areas, a development plan for the site should be prepared, showing that circulation, water and other utility, and drainage proposals will be compatible with future annexation and urban development. B. Any development within the urban reserve approved by the County prior to annexation should comply with City standards for roadway cross - sections, bus stops, walking and bicycle paths, landscaping, view protection, setbacks, preferred site layouts, and architectural character. 7.7 Transit Service Transit service linking development sites with the citywide bus system should be provided concurrent with any additional urban development in the Airport Area. 7.8 Specific Plan The City will prepare a specific plan for land uses, habitat protection, circulation, utilities, and drainage within the Airport Area. 7.9 Business Parks 7.9.1 Location and Uses Business parks may be developed in areas designated for them. Business parks are to accommodate research and development and light manufacturing in a campus like setting. They should provide high quality design of public and private facilities. Land designated for a business park should not be further divided or developed until the City annexes the area and approves a master plan for the business park. 7.9.2 Building Intensity Building location and intensity standards will be provided in a specific plan for each business park. The ratio of building floor area to site area shall not exceed 1.0. The Zoning Regulations will establish maximum building height and lot coverage, and minimum setbacks from streets and other property lines, as well as procedures for exceptions to such standards in special circumstances. Dwellings may be provided only as caretaker quarters or as part of a specially approved mixed -use development. The appropriate residential density would be set considering the maximum residential density allowed in any neighboring residential area. (Also, see the residential section for policies on density bonuses for affordable housing.) PROGRAMS 7.10 Specific Plan The City will work with Airport Area property owners to complete a specific plan. 1 -73 (,1tvo� Land Use 7.11 Airline Service and Impacts The City will work with the County to assure that airline services and conditions in the vicinity of the airport are consistent with the Circulation Element policies. 7.12 Growth Management The City will annex the area and accommodate incremental development consistent with the growth management policies, including those concerning adequacy of resources and services and development paying its own way. 7.13 Open Space Dedication and In -lieu Fees In approving development proposals, the City will assure that Airport Area properties secure protection for any on -site resources as identified in the Conservation and Open Space Element. These properties, to help maintain the greenbelt, shall also secure open space protection for any contiguous, commonly owned land outside the urban reserve. If it is not feasible to directly obtain protection for such land, fees in lieu of dedication shall be paid when the property is developed, to help secure the greenbelt in the area south of the City's southerly urban reserve line. The City shall set fee levels that would be appropriate in -lieu of open space dedication. OPTIONAL USE & SPECIAL DESIGN AREAS INTRODUCTION In and near the City are several areas where it is appropriate to consider a range or mix of uses which do not correspond with any one open- space, residential, commercial, or public designation used by 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 addition, there are areas where special design concepts can help revitalization efforts. In optional use and special design areas, the City intends to do one or both of the following: A. Make a choice about appropriate land uses based on information which will become available. In some cases, the choice will be connected with approval of a development plan, possibly with customized limits on specific activities and requirements for off -site improvements or dedications. B. Encourage innovative design concepts which help revitalize and beautify the area. Each optional use and special design area that is mostly open land may be designated Interim Open Space until the City approves a plan for use of the area. Optional use and special design areas are designated by number on the General Plan Land Use Map, and are indicated on Figure 10. These areas and the guidelines for their development are listed below. (The number following the decimal point corresponds to the map number.) 1 -74 city of Land Use aworma SAll RIB- Otifip O THE GENERAL PLAN Figure 10: Optional Use and Special Design Areas 0 Optional Use or Special Design Area /r MGM s►nktls- t`�m o tip Ad ace text 1br numbered areas overlap ferencac s) N 1 Figure 10: Optional Use and Special Design Areas 1 -75 CityOr Land Use lag :id11 lids; OBlS'pO THE GENERAL PLAN m G O U E H t fy '? 7 G Mid- Hil;uera Enhancement Flan Short -term Plan flriRQ M -_ - �� � � �`rr 1}�y`F YY;�i •� fL. . +" �. ca 6 Mid- Higuera Enhancement Platt 1i1 Long -Term Plan Figure 11: Mid - Higuera Enhancement Plan 1 -76 GI Ly sof Land Use THE GENERAL PLAN POLICIES In areas 8.1 through 8.5, renovation of streetscapes, landscaping, and building facades is encouraged. The City should work with property owners to prepare area plans containing design guidelines and implementation programs. Programs may include implementation incentives, such as variations from development standards or loan funds. 8.1 Madonna Road Regional Area 8.2 Foothill Boulevard Area 8.3 Broad Street Area 8.4 Santa Barbara Street Area 8.5 Mid - Higuera Area The City will prepare and adopt a plan for this multi -block commercial area showing any desired street and driveway changes, flood mitigation measures, and opportunities for a linear park along San Luis Obispo Creek. The plan could also serve as a "conceptual redevelopment plan," guiding private construction on sites affected by any widening of Higuera Street or San Luis Obispo Creek. (See Figure 11 and policy 3.1.4) 8.6 Sunset Drive -in Theater Area This 25 -acre area should be further developed only if flooding can be mitigated without significant harm to San Luis Obispo Creek. Until flood hazards are mitigated, continued agricultural use and low- intensity recreational use are appropriate. Any use drawing substantial regional traffic also depends on providing a full interchange at Prado Road and extending Prado Road to connect with Madonna Road. Once flooding and access issues are resolved, and agricultural preservation requirements are met, the area would be suitable for government agencies' regional offices (see also policy 5.1.6). 8.7 Los Osos Valley Gap This 16 -acre site should be developed if land in common ownership to the east is permanently preserved as open space. The following are possible uses for the area designated Interim Open Space. • Vehicle sales; • Multifamily housing; • An open space corridor, trail, or both, to connect Laguna Lake Park and Prefumo Creek with the Irish Hills. 8.8 Dal! dio- Madonna - McBride Area This approximately 180 -acre area of prime farm land bounded by Madonna Road, Highway 101, Central Coast Plaza, and Prefumo Creek is in three ownerships. The City intends to preserve at least one -half of this signature working agricultural landscape at the southern gateway to San Luis Obispo as it existed in 1994. 1 -77 City Of Land Use SAII LUIS OBIS PO THE GENERA. PLAN 8.9 Madonna Area 8.9.1 Development This area may be developed further only if surrounding hillsides are permanently protected as open space. (See also hillside planning policy 6.2.6.K.) 8.9.2 Land southwest of the Bianchi ranch house driveway Land southwest of the Bianchi ranch house driveway, designated Interim Open Space, may accommodate a generously landscaped, low- intensity extension of the existing tourist facilities. Development locations and building forms should respect the area's extraordinary visual quality and natural slopes, and should maintain views of the mountain from the highway and nearby neighborhoods. 8.9.3 West of Highway 101 The area immediately west of Highway 101 should be retained as an open space buffer. 8.9.4 Further development Any plan for further development in this area must address reconfiguration of the Marsh Street interchange. 8.10 Irish Hills Area This approximately 110 -acre area extends from Los Osos Valley Road to the base of the Irish Hills, and from Madonna Road to Auto Park Way. It shall be zoned Conservation /Open Space upon annexation, and shall be zoned for appropriate urban districts upon approval of development plans. 8.10.1 North of the Garcia Drive intersection About 38 acres northerly from the vicinity of the Garcia Drive intersection is designated Medium - Density Residential. This area may accommodate about 500 dwellings. There should be a range of housing types, with low- density, medium - density, and medium -high density development each occupying about one -third of the area. While a specific plan is not required, development plans (described in policy 1. 12.3) are required and should include the following: A. Street intersections consistent with the Circulation Element and no driveway access, to minimize disruption of traffic flow along Los Osos Valley Road. B. Pedestrian, bicycle, and vehicle access between any separate development sites, in addition to access provided by Los Osos Valley Road. C. Sufficient setbacks for traffic noise mitigation. D. Building heights, setbacks, and spacing to allow views of the Irish Hills from Los Osos Valley Road. E. Permanent open space protection of hill areas at least equal to the development area. 8.10.2 South of the Garcia Drive intersection About 72 acres southerly from the vicinity of the Garcia Drive intersection is designated General Retail. While a specific plan is not required, development plans (described in policy 1. 12.3) are required and should include the following: 1 -78 Gil' 'Y of Land Use Mobas SIM WIS OBISPO HE GENERAL PLAN A. Street intersections consistent with the Circulation Element and no driveway access, to minimize disruption of traffic flow along Los Osos Valley Road. B. Pedestrian, bicycle, and vehicle access integrating circulation among any separate development sites, in addition to access provided by Los Osos Valley Road. C. Building heights, setbacks, and spacing to allow views of the Irish Hills from Los Osos Valley Road. D. Permanent open space protection of hill areas at least equal to the development area. 1 -79 city Of Land Use THE GENERAL PLAN REVIEW & AMENDMENT 9.1 Comprehensive Reviews The City should conduct a comprehensive review of this element about every ten years, and at other times deemed necessary by the City Council, considering possible changes in citizen's preferences, technology, population characteristics, and regional plans. 9.2 Amendment Proposals Amendments to this element, requested by citizens or deemed useful by the Planning Commission or the City Council, will be considered by the City. Such amendments should be considered in groups, not more than four times each year. 9.3 Annual Report The City will prepare an annual report on the status of the general plan, during the first quarter of each calendar year, to include the following: A. A summary of private development activity and a brief analysis of how it helped meet general plan goals; B. A summary of major public projects and a brief analysis of how they contributed to meeting general plan goals; C. An overview of programs, and recommendations on any new approaches that may be necessary. D. A status report for each general plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E. A status report on how the City is progressing with implementing its open space preservation policies and programs; F. Updated population or other information deemed important for the plan. 1 -80 c myof Land Use 51111 u l ti 015JSP0 T11E GENERA, PLAN IMPLEMENTATION 10.0 Introduction "Implementation" refers to all the City's actions to carry out the general plan. Besides the programs described in previous sections, the City uses the following means of implementing the Land Use Element. The City's actions under the following headings are to be consistent with the General Plan. 10.1 Zoning Regulations Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones, property - development standards such as maximum building height and minimum parking, and procedures intended to give the interests of development applicants and other citizens fair consideration. 10.2 Subdivision Regulations Subdivision Regulations cover the division of land into parcels which can be sold, and set basic standards for streets and utilities. 10.3 Architectural Review Architectural review applies to the layout and outdoor appearance of new housing tracts, multifamily developments, hillside development, stores, offices, and manufacturing buildings, and remodeling of some downtown buildings and historical buildings. 10.4 Grading Regulations Grading Regulations limit the amount and methods of reshaping the ground to accommodate development. 10.5 Budgets Budgets spell out how City funds will be obtained and spent, particularly the capital improvement program, a multiyear list of major facilities and equipment which the City will buy or build. The capital improvement program includes water sources and sewage treatment equipment, water and sewer lines, and streets and bridges. The Planning Commission reviews this program for conformity with the general plan. 10.6 Property Management Property management covers buying land for new City facilities and for public open space, and selling or leasing land no longer needed for a City government function. 10.7 Development Plans and Specific Plans Development plans and specific plans bridge between general policies and actual construction plans. 10.8 Public Planning Public Planning is a way for the City and its Citizens to help shape the City's future environmental quality. Before considering private proposals for a major development, such as a specific plan, special- design area, or a large subdivision or planned development not within a specific plan, the City should conduct an evaluation of environmental opportunities and constraints, to which a private proposal can respond. Features to be examined include toxic contamination, airport operations, ground slopes, seismic hazards, soil and groundwater characteristics, wildlife habitats, scenic values and impacts, agricultural 1 -81 c tyOr Land Use THE GENERAL PLAN values, open space preservation, aquatic ecosystems, air quality, sustainability impacts, road and rail traffic noise, water and sewer service limits, access and circulation, and historic and archaeological resources. 10.9 Environmental Review Environmental Review is a formal way to inform the public and decision - makers of the expected consequences of their actions. Two common types of environmental documents are environmental impacts reports and "initial studies." Before considering private proposals for a major development, such as a specific plan or special- design area, the City should conduct an evaluation of environmental opportunities and constraints, to which a private proposal can respond. Features to be examined would include toxic contamination, airport operations, ground slopes, seismic hazards, soil and groundwater characteristics, significant wildlife habitats, road and rail traffic noise, water and sewer service limits, access and circulation, and historic and archaeological resources. 10.10 Communication Communication, ranging from informal staff discussions to letters from the City Council, lets other agencies know the City's position based on the general plan. 1 -82 awhas Mil lull or)j, po THE GENERAL PLAN APPENDIX: COUNCIL RESOLUTION RMOLUT'ION NO, 833%(1994 SERIES) A. ROOLUTiON OF T1W SAN LUIS OBISPO MY COUNCIL MA INN Fst�.NUONitd)wJ+'rAa W7F5ltMINA"D'lC?NS, ADDP1iNG A UVISED LAND USE ELEMENT OF THE GENERAL MAN, AND A"RfiV NG A Cxl:tlM TO ZONING CONSISTENCY 'l' x Council of tho 01y of Bart Luis ()Napo r=alvea As AD11OWU !. kf—'ord u. Land Use The CiV Chi tw mwiewed and ccxtsidemd the Planning C: antission recommendation, the stecf renamtttersdailon, awrapondence, and public testimony conmritiog t% irvilted land Ute Oement.. Council also has received the Planning Commission recomrrt. "dation, the stat`f yocommmftirtrt, ardbackgro nd materw fbrthe Circulat'son Element update, 'Ilia Council has reviewed and ounsidered thot draft Envirarttnen4d lagwt Report (EIR). EIR SulTlcmcnt, and eommottts arts: rnsporisea on them. Thew eavironm©rmtal dceurntgAl wavered both the lAntl Use L`Aement update and the C rcttlatiort Frernent update. Thew itnrnr .arc un ftk if the tsfficc of tlse City Clerk. 'Ibe, 01y Council conducted eleven p o is hwigs du.nng ,April through July 1994 voniwning mite LwW Uso Elerrtont update, The minutes of th= hearings indicate Ctmacil ntembas' votes arm par;icular Lvmpo4*)u of the mvisel element which ntay difter from the vrrtc on this Rcsotutiort, Drafts W tho tev'tve+d Land stse Element have teem widely Rvailkible iM mview and comnserrt by intemied agencies and individw;ls, Cbp es We bwn provided to the San Luis Obispo City-County Library god the C:al PWy Library. Coins have been lxmWcd to agsatcits. wvhose jurisdiotian is related to planning within time arrst, including the County of San Luis Abislxa, the Couaty Aigxxt land Use Commission, the local Agency F orrnatiott Cr mmisu."m the Cmmcii of toverr mints, WW Laliiornia p+-�yteanic Sate University, A dig* Environmental Impact RcWrt (Swe Clearinthoum No, 921010x5) and an EIR Supplement have freer_ prepared and circulated for pubiac attd agency oumm.w, and respall ses to substantial envircmmentul icsutt have lwen prepwvd. all pursuant to Uz Califurniz EAvirournental Quality Act (" CEVA ") and IM $ ee and City CWA Guide firms. k-8332 1 -83 CM, or S',ta lugs Oolspo THE GENERAL PLAN Resolution No. e;t12 Tip final SIR airtsfsts of the following. its; A, 'I'.hc draft a vironawtiW Impact itepon ('Elk "), 7aawiy 1093 Land Use Page, 2 S, Comments And rcsp nmlt: fir t c draft EIR, as presante d to the Pla m tl Commission May 5, 1993, inc- luding tvalualion oo an alternative carrespondir€9 with build -out of tfss provioady adopted And Uw Element C The draft Fn vimtttrterttttrl Impact RepOTI Supptemettt ("Supplemcnt"), Seplember IM, eunc=ing aenain pand use alternatiev% 1), CnmrnurO and r"par 5 trrr OC draft: OR Supplerrient, as piremattd to the Planning Cearnanission December 1, 1993. Couttesil bemby finds that it wu rte: naco=try to mirculate the draft EIR with the alternative of bitaliffing out the adolxed mail Use Fi nt, b ausv t1*, Inlllatcis of [fiat altrrnaAttiv is ukeft of the same in kind, aM within the tam of &twerity, of impacts asspoiated with other alternatives e% -Alex e d io the draft MR, as d mortstrate d in the r&4xinm. to comments. Coun61. Is-.s comidemd how changes to the Land Use Element prolaowd during the NATings Lowy aff *ct the Cnviromimat, and ha.5 determined that further environmental review is not noWed bemuse the adopiad ftrMOI ct3rzes,prnds with the prqsct and altcmativm evah;et -d in the draft EIR and Supptcrnent, Council Ends 1W tnc ftr►eiI BM addtcm all pwontial emlirrtn [teat$[ impacts in sufficient detwl, Wlitallon Tutuka.m to Malty POIMIial empacts to a level of wit, be impIrmc.r.tcc, or ovenr`eding considerations +exim which justify approyv d of the prujutx despite pexlrtxttittify significant impacts., as fully [set fmh ID Pat'[ 4 bolcm,. f;twsrteil hereby cemftes the final Elk. A cap of than R.csolptioa, indicating the approved Mitigation and monitming pr9grarm, shalt tw .published as pie€ of the final JEW 4, Status of LnvironiUMIAl Imrsrcvts_ Ai trgatica R KI 1�f 1,l iii )i+ QYCCT i{ nS.lfs�E�[l�ri5 Council luarchy a ete mineas diet the mate;; of impacts ig d3 fO 9aws, for the 1-.-.std Use alt t, Cotmcal fitads that =txin stastdwd raitigations, mainly in the form of adopted City poklies and standards, and the rcquaremcrtts of other agcna s, will not be cMaged by Odopfton of the r viacd Land TI.w Flecnent, and N'iIl remain in effect to help rex (ve impacts resuiliing from development cu -ast.strat with the Lase[ Use dement. The" standard trritig.aliQnz have been aurnmarixed under the discussion of "'regulatory aivimnr cni" within the MR. 1 -84 CjtV O1I Tt=Wudon ldcw a33z Land Use pare The draft EIR. Suppicment. and commenm told mspranses covm4 tbrc Land Clse El; stteztt update and sate C:ircuiaboo Elen -&nt up6a c. 'Rc Cirs ulalion Oerreri i:l dale is to be adopted fay s -Wate Cuuncii araiirn_ ►Mien the revi" Circulation Elerrrxmt as au3,igoted, L.'oun6l will make additional determinations lznti'r7tiiigv that clement, Any ciidagvs to the Circulation Elo ment, which woutd i=ult it puitn itially significant impacts U*t adegisiiiely address ad an Ov FIR hereby being ceni?ied, Will rtxpaire supplcinental coviroomeMal review. Likewise, any changes to ttta Circulation &emml which wmic rvdtuce the effeetivenes., of mitigating for Girt ul;it an- nlsttxl itnpaetx will wise furilier determination by the City 0>- ,incil w'hcn that clew.rnt is adopt. A. Not slanllicant with project as propowd..; no Vo4al nmaitanft of mingamn nwasuscs mquirW or prnfiovd, (1} spree; Caaraetz:r, (2) Park laud availability; (3) Wildlud fm hazard; (4) Te-tiris:al powcv xrs• ce; (5) Natural g;i4 -w -v cc; R. Noo cig nkfirant wilb witizatlon wa rrsuinniended by the draft WR or E R upplei]7ent'. No cr Mortilozing *f:4pprtivcd ihibg ati" im smures will be pr(wided ihrovgh the annual m"v, awl imptemrntxti stf the Cwiwral Ply, in addition to any crdies' rgorts noted b6aw, , dl Pedestrian ebstruet:ion by wund walls Mitigation summary; Palmy 2:2,12M irlod W. h1colitoring4 Lily will avoid noise walla 03 major expAnsion areas, bald MAM plans for Vund walls in U1110r dcVdapment3. band use at Vachtli Lane extension, Orcylation Elens e-v inue (extension recot mmdod r, be elirnirwec* (3) I„aO use at South S *wi etteaginn, C.irrulafion 1.1e meld Ixtur (Planning Commimian :moammend:t exwsision be clirninatrd -, TrrbUt Works Dgxalment recornmcTMs O -Rt it tie ia,:h kd item D.q below):. 1 -85 city0� Land Use s rlI tills Otils ) THE ENERA . PLAN p4wim.t.kin i a'0 a (4) Transit sauce. not adegaate for expansim uras l3Aidsofion sa -mmary: City will Adopt, update, turd implement l mS kmige Transit plIm.. manitcffing City will considCr Transit plan When prrpvsing specific plans fb.T expwtion ass.. (5) Fire prriomion sernacx: duds and n- spunst tilu Mitigation sufflmary: City will Mak morreeffiicioi.t use of existrig resourm than assumed in Flit, hire arAditimmi persoancl a4 o ded, aolldct lnipW fees for new iacilides, addlselncate f Te sLafich if raided, oblain iC:'auaty airport iirc station (a; rmprorcal re4xaw rcn rtn.t). lwlcanijoring: City will consittcr progscss on rnitiggilims befatr Adopting budpu and specific plans, (6) Police pmextion wrvice dcmands Mitigation s nttucry°. City will 'him additinna pmoranel as nmled, collect impw few for ecw fatcaialiies, atd;l substation if warmnteda Nlanitorlrig City will milsider ptugn s on rnifig.a.fiens befurc ado;9" ilt budgcts and specific phim (7) General City gavcrnn rbl s rvi>ce demands (excluding uti;a ws) Mitigation susmrnary: City will iniprovv produptivity, and hire additi€►nai perwanat as nwded. Ea9onitarir : City will mwlrsww xr4w kvels before adapting lwu pu 2nd specific pEans, (Pi S6001 facifilles adNuaxy Mitigation suninrasy: Senool District will use "Measure " band turd and: impact fees, and specific plans (r expansion area will provide :for dedicatior of :whoc)l sibs , Nionkminge City ;irx1 Sch nl district will consider progress on mitig,atiotts beftt a adopting speelfrc plaits and 1 -86 C'Myof Land Use SAIL LUIS ��l O THE GENERAL PLAN Fesolution No. 833 . Page 5 CV) Waxtewitum (swwtrgt:) tot ex:tion and trea ment demands Mitigation xtntatmao- City *IT[ expwid treatment capacity, funded by impact fees, collection xy%wm will be expanded, with dewelow insallmlon, impact foes, or SpecW asse"nWri , Monitoring' City wig crrt,aider ommss on anitipiiovs befom adopting specific: plans and devcloprnent approvals, (10) Corutruction nul mitig„alioll t mpiry;: City will limit Oonstoaction bou", rmquim equIpment Maintenance acrd olat:ration iimi;M, wA portable noise barriers. Monitming: City will dish at reti w %trim kid centred proviaicros for its pmoyects and conditions of apiatwat For rather projeeft. {l 13 raCftc nvisc Ecvels - e»+ii ait"ad tre<w sixtels Mitigation svmttmry: City "I reduce traffi: speeds through hmiu or physical features- and require devetlF nernts to attext:itwte noise thmugh setbacks, barns, or ►putts. Moniw ing,. City wilt conduct pruj Y -tevrl envirtmanenW assessments and check dt:►°clopment plans, (t.2) Stalionu y (commercial, industrial) narise sources [Sac also C(r) Maw) Mi igation summkry: City will require. developments to awnuaw noise Mro*b site arrangemant and srlacirs, rvattI, limits On hours of niteratitrits ctr loadi€tg,ede ivery. 1RMoatiteringa City will conduct projmt -leve! envirn mantel aix3mnents and check dcYclupment plains, (13) Indoor naisc llev+ets fromakporl operations Nfilipdon summary. Oly. *All rcgtdre developments to attenuate noise as provided in Noise Elemom tiosigri standards. Mon ton : City well ndav -t project -irvrl onvirunmsnW assessments and cbeck devel©pm.estt plitnsa 1 -87 city of sm) luls ntils'po THE GENERAL. PLAN Rmludon No, S�3 -32 (14) Cmstrmeflon air pea hi ion Land Use Page a MW tion girn,mary a City and Air Pollution ConM Diaria (APCD) will require dev4apmevU to comrtit dust and Combustion rrtt 36ons.. Monitoring-, City will conduct projW level eavironmrital assmsments; check deve;opa =t pllwis, inspec t work in progr. (151 Santa Rasa. park carbon rrwnoside .( ) concentration M tigiWO-M S tttmar): City Will MIOCaW existing play "W- p8bellL Clow to P"Ag amt WWI it r cos 10 be Moacod r Mvniroring: City: will request A.PCD to m are CO at pressed Play Cquiprowit location to verify a eptability before relocating. (16) Canswuction water ValitY inspac;s, and (17) Oillgrease in urban runoff Mitigation aumtnttry; Rcgicndl Water QtWity Contra l Board. will adaitister pernlils for press disturbing more than five acres: City will require buffer along Wate7W2VX in axpa ion MOititorio r No separve 6104itorlAg Mquira , (3 8) 1=looWng in impardimarean Ni:itigati *n summary, C=ity w1.11 esublish adequate ertXk setbacks in mpaosion at cu. i► onatvritig Adequate sctCaacks will deteraniried IV: specific plaits, (1 9) BiologiW vwura s tuxciudsng Samrtteaaito Driye extension) Mitigatioq %umrnary, City will implement (l) "hiolciE ;Gjtl. resmrce protection progr " for propogM d"elopme }rat sites, (2) ripm-L m and wetland anitigatiort, (3) smsitive flora taxa pre ation, (4) coastal she xrub rrstciration and limited fire h=rd fue: mWIfication, and (5) rtvisM l d ping guiddines to :include native plants and exclude invasive notmadve plants. Monibxing,< City will conduct CF-QA prp*t roview and implement OW9 Space Element-, include mIty tit habitat ty{ and amounts last or rutored is annual repeirt aenrzA Flan:. 1 -88 lty o� C SI11) luts ORISPO Resolution l'o'o. 8332- Land Use (20) Mstbetkc Melee walls, sttoel facades, street & parking iatsdscaping 1Viitigtttion sumnmty: City will reviW archiiectural review guldeli=- for public: and private proof, concerning nuise wails, lanulacatping, and entry presentative; spacificplans wiltalaltlish setbacks in expansive areas: Monitoring: Cmweral plait aor%W reports aria .Community Development Igsart€tnent two —yeu work prtrgrarns„ 01) High voliage ,power hares Field exposure Mitigation summary, Oty will establish propatu fof notification of ownm wigrin 250 feet of jxmm transtr+issicm Lint, and rsssxsre that specific plans for Margariia and Orrun areas show achml. sac separation its aocordwe with State stantdartls. MORROriflgr general plan antrua.l reporls and vtvttodrrrreMI dctcrai motions for expansion aria specific ptur!a. {2�) GmWlh iatdiacccnent o1 road cxacnsiors:5 in uper. spacr..areas Mitigation suinrrary: CFeneml: ]atr }icy i.7 and 1.9 modifies: spwifrc: some road extcnsio,as propOsed to be eliminated. Moniwring: F t:c.t-jvcI c virontnenial rcview, ik lun.= holth h 45 : rvrecutti0r. r69rtsa lltiiitigation summary: County annual rvview and update Of eneeegeney response ]elan will include evR=a6[mt points stastd routes as - doclopnirnt o;xuts in southcm port of MY. Monitoring: Frnvirowrtentatt review and plan appWIvai for sln.citie plasm.. Airport, Margarita, Orc%M, 4i Seismiz and other gmla gical ttarard exPOtiure - war!houssc stare nwrchandise in area of high ground staking. lwfitlgaticn summary: Aumment of shelf and nmrchardige stability znd resumint ay:atOM ftcQ ^rmcMr atapras at bind of building perantt. Mcnjwr*a . city plan check, 1 -89 Cltvo7 Land Use wi smi lull 0131SI)o THE GENERAL PLAN Rrsolution No, n?, Va c 8 C. ltiast slgtr.Incartt with mitiptIon r+evbW from that r+smtranended by draft EER or !seppl rrt; wyLsied rnkii,R, bon jnza stares are found to address the sa;u concerns to the same lovei as. m-ommaided, but in a manner mom consistclat with oAhff City policies: (l ) Wam vWt in Swt Luis Obispo Matigation :summary:. DeveWpnwatt of additional water su lies no net increw in grater use from new develeapment =61 adequnb,- .supplemental supply is available (safe view basis foa' planning); water conservation pr%ramc: Mw6toring; Anowal water operations plan, quartorty and amaual wairr VocatiWoffsvt report prraj t -levei envitarntTieiami review, (2) Land use - airXC safety and omtaor noise mpmm, Nfi igadnin surnmary -. Changes reflected in adopted Land ll llement Nfap.� fifty will Eraclode rmiectiorn in Airl xjn Am, Marpirib Area speciftc °plans.. Monir artng: Specific plan. er vimiaa.mentaal rcvicw� prrticci -icrrJ environmental review, h.t ca%e- Air Area Land use- elan ctwge s' (3) Noise exp use a: c a .ytmucial & industrial dewe)opmen! Mitigation summary: City wW l revises 74ping Regulatioos and Architectural Review Guidelim, with reference to asst Ele nwa doesign stannrdafds, M*toftl City will icon aucl project -:iewl envirm:aateoml aa3w3sn=ts and cheek dewl.trprnevt plans:: t;4j Water quality & flooding - natural droioa e Mhfigatix Som-maary; Policy ?Modified to reflect 0- M. pxe l�rneatta lMotfitorins. projec.l -10M enviro mental review. (5) `9Vata goalay A- fjo0ding - porous pa %,ink- l4' i igakicft st tummy. Modified policy (6,4j' , wiled tee And Uw: cruent.. Marth sin Proj - lovti -1 a -nuron a.entki review, 1 -90 c:�f��, Land Use raham .SL111.1.11S CEt3iS1."it"l THE GENERAL, PLAN Resialutirara Piigc 9 (6} Cultural, archaeviogiical resources �9itigati is siar€ir .1lrp; MwMied poiivy q acid xl laricS Element - MQciitaring:: 1'r rxil -level eovlronsnenlaii rmview, (7) Aaatheks - xezac c omdar sta ndaixi s Mitigniioa Sanln;43fy: Adeyuatcly addrezied by modified Land Use Flemrnt polic:ics (1.7.5, 1,.9.4, 6.0.3, 13.2,5) Manitatring: Pr*joct -level unvinwmenta! review. it ,raothctics - dowaatu wrt building 1y�ights Mitigation summary, Patiq of draft Land Use 1 lerntnt ratained, Monitormg. Projec1-1CvCl crrvircmn nLal review. Human healiti hazards - irazarda" material rou. -m M li fian sra €aiiaaifry.: Mudifacd pricy (7,2.12,J) aaWod ID Land Use LleiitenL Monitonrng Proicct -level ertvirunrneltal .reariew.. (10) Utilities & rosource4 - 4uidfi11 capacsty Mit'ig alirpa stfrnfflary; Modified pnas.cy :1,, l.4 added to Land E1Se Flernsnt. maniloring: Prq *I -Ievel r.naistrrlil1 11i revi u_ (1 1) i'edesiria n Ytfe:y Mirigmion surn ary: Caraft CiM$1ata.c l:-jooi;ent )xsliCios revised bD Address conccm, mfmhurir%v- City will review dra+eiupmertt pmircrs, de1s.ign its aaaas fac:ititics ir: cnnfo fmaance, and consider policies during )and.;dtjon of eapi:al biuciget, (1Z) Traffic Highway 227 high ocrupancy vehicle l'arre Mitigatinrg susnrruy: Caty will advNate that Janes adds„ regional highways be for high mc4dpiirl4;y vehicles. M(wtitnrirl: Ci1y will partaraixise in Reg:p:tal Trantpormtiwi P1iAr'r uales. (13) Land uw ccmlliets Mitigation sum rrrrary, Changes to Land 41se Element map it) MI.M i'�1U ed 2ctncy of rrsi•dential and n itrrais � stial uses in The ,itirpon Ate a, MakOtLng, Gcherad plan Mau-&I r+eport.,5 and environmental cSeicrnimna €aorta for expansion area specific Masts, 1 -91 CILY O 'S"111 ILI is 1111-Hy'30 Y a, U 1 Land use Rft-Wttaum N'o' 8332 page 10 D. SFgnincant, adverse imptacu, d%in"te propmd rtrlilgatlon, for which nodin of 6yerriding cottsiderxtlon3 are ttsade (numbered !testis below). `Moughout dice findings, refomnee j3 matte to "a trmnalrle spate of antizipaled tellonal growth." 'rhe detemirAtion of a rmosonable share is hosed on Ito following facts: Dctr=ination of a reasortable Awe follows cortsideratictrr of soannetimes oonfaicting Stale policim and mandares, inchiding protection of air quality and open space (miuding prime agriculiln,31 12W), resptrntli.ng to the Regiic4wl %!+muting Ncieds Assewnent, and fnllowing the intrrrl of the tflifornia F Avinvtrr ontai Quality .Act, Acditlot:szi guWa €im and eaanornic activity can have adverse eaviwmentali lmpms wKe ever !trey ilc4mr. Goncradly, those iaatpaacts we less sOv c if the growth is within or a4avertr to an existing, tArbart area, con4 aced to growth in rural areas,. A Stems and COuftV pu.palatiOns site prOjectcd to increase betwmn one ptsrt:ent and two percent.mmually for the MAI thirty years, based on recent trends. The City alone canrwt ehw,gr those trends.. The City's planned residential and nonra%*trtial growth rates -- slightly mom than Otte pereenta- acre at Ow low and of the range prrsjamd for the Stm and the County. - Tht City's sham of ptDjocicd Slate and County growth is .detertn:ined tri W reasonable bc=m ft increase is milt gip. candy hipper or lower thsut qtr Stacie Of CAM MY incmml, Growth rates which aze higher or lmm than planned by the City could attract to s�an Luis Obi", ter dcllect ftorn i¢, adverse eavironmental impacts associated with growth, (1) NLM*,agtkUltuta! Land conversion to urban use Overrding t"rllt6tllr`ratOOM Atxatntr odating a masonable. stare of anticipated regional growth within the urbsn rrverve line, contiguous ico, existing development, while preseryio,g land out de t1A.o urban r rve llrre. 3 Sfrm wftlerAiog land-use impact Wigum Strut., High to Match Overriding conrirfrrgaion;. r1,cxomrnodaling projected traffic levels (due to t' unable. share of and6patod regionz1 growth), M. acceptable level of -service, and providling a bike larte connection, 1 -92 Land Use SA1)1Ll1,S Ol JtS,'P O TOIE GENERAL PLAN Rescladun Mm 0332 Page 11 f) Street wiftnI Lae Ruse intpae ; Xasa STMict, Olive 10 Foothill Ovenniding consaderadr4m AccarnmoWpg protected traffic !ravels (Oue to reawnablz snare of anocipotod regional grows €It,� ai ct�Lable. €evets of Wrvicc. (4) Statcwidc (cumulative) watcr usage utcrcase Oveniding comiderrarrur: Accommodating a. reasmiabie sham of anacipated mg1onal growth within tlae u ban r= ve lame. $5i Acs#Jx6cs - el':ange front rural tD urban C acter' OverridjnS Cortsidttrsnt3tan: Azomnmodatirig a reasonable: share of antiic'tpatcd m9kMal growth within the wban reserve lane. traffic —unacceptable, levels of sere at carmin major intersections and along vwgt aver al &&t4 s Otwrradrng consWerwion -1 Stec wrnDdattin prstrle Led traft levels (d± to reasonable .sly c of anticipated regional grawt'h), while avuiala Mg;nificaak Wd-ase tend scs'.he is impacts that wo dd Ulow from atldmg or wishing roadways and changing intersections,, and the Cit),'s inability to subalasntiaily change people's individual travel choices, (7) biological nand aesthetic Impacts in riparian ara - Sacramento Drive extension t' wrriding cwtside=iox Providing alt taate traffic mute ireduoed arteaial roadway congest'wn) arts! L4=gency itycess in :a kKation. where riparian irrlWte can largely be mitigates! :through vn -site, in -kind enhasneentent of degraded riparian area. Now Council previoogly apprm -cd road Wers<ion in cnncept wt= meting on developanew plan foi ad}axnt business pwk. (8) P"Watim, employment, arW hcrtasing . number of workrn liikcly to inch more than nunber of residents; re ulting in additional commuting, with secondary impacts to energy owkswmptjun, air pollution and traffic levels of servic_c, 1 -93 city of &Nn lulti Otlispo THE GENERAL PLAN Land Use RcsWution Nos 8332: loge 12 0wrrie ing oMIderarlcon., Malrtudnirtg Ssa I'M$ obiape's fiwml health and hub role, and avoiding further expansion of resid ttial developmcnt iri opm space arms, (9) L.arud u3c impaets: at South Street cxtensiou wrrtr q waxideraEirm. Providing tn'ergeney acmes to the luUWn Avenue area if ft main Fire s*tion is meted at inroad attd South Struts and the Lauret Lane motion is cbmed:. :5, Ynlernal CamigAnc� Council hereby dew mimes that: the re -viacd Land Use Ekement and the proposed revisa € cf the Circulati(m Element= consislcnt with all cicmcnts of the General Pion, 6. C'nrtfarmeno ttti'31w a2)binca Council thereby 4c6crmines that the mired Land Oise 8ment confomu with rNuire=ntt r the Cali mhl a0v rrnmritt Code. wxl the advisory= General Plan Guidelines of the Stgo Office of Plankng and Rtwch, `g Rajg uti_Heus?rtg "QPVQWki W Council hcretrg finds that the wised Land Use Uement:dao not contain a pubcy or program lkmrting the nurnhcr tat dwellings which may be cansiructed on an annual basis, However, by phasing the deveiopmrrrt of residenfial- expannon . arras in conformity with growth mansgtrnent goaIR, the tvvisbd Land Use Elemmeal may operate to .iintit the UMtWr' of housing unity which may be oonstnr.:tc d '0iriii a perW of years, In fWfiilling, the intent of Califamia Cioverement Code Section 65302E9, Ctxtncsl tkatoy tuakes tha :Followtng findings; A. Regtonal Housing Needs, The City has detamined that approximately 5,?RU additxnW dwellings cu► tie acoonytrio &led bY, the land use designations and allow^cd damides cemtaincd %ithin the Land i:.sc Element, nett that the inlended ,growth rate Fill 01 iiow this capacity to he usd WiThin about twenty -five yam- The City has ikrther detcrrnieed that the "Regional Housing Nerds swu meet' t ,gn.ment for San Luis Ob*o :c4 5,128 4wellimp by Jule :1, 1994, was baste ors inaccurate data and is neitha apgropha c nor Rchievable within thtr iden0tod. time frame, 1 -94 cftyof SAII LUIS Land Use ReAutim Nor 8 -312 page t3 The, rat v. crf prpulatioro gruwth m which mgional housing. real allocati ns were Wised 18 best likely to be achieved, bixxust Of Sw Luis Obispo Cuunty's recssivnary czxmoinic sand mvi frrrnt iW1 through 1994, Slate popularkwi projcotions, and rc4ou rce cQaslminta, Thr��rrigtt infaereal Plan„ ft City intele is to manage resideatW and commeviarl gmwth so lbar new development occur's in an ordmly ma.n tr and cars I adequately -served: by ufflifies and puirfic services like police, firs„ sthoolst parks and rex t t6m, and swnvral eovvrnment for the hatlr, safety and welfare of io ci izcn& MudificAtiun of l;he Housing Bletllt�t �iad �antl the l±lc.tncnt pnlici to accommodate State- rnanata'44 gmwih targets wGuld mpmt ent a tundarw*ntid policy shift, s:ncc tx)th the prcviatrs aW tevssed i.ard iJ.w T-lCist=s cricorurAgt g,racual development outward from the City cerimr. Accommodarins the City's assigned s: tc of rcgionril Rousing need by t99i4 would exhaust the load and water rewarces dcsignated in the Ome ? Plain to meet Me sty's ncsidcnt al needs over ilia next 25 Years, B. City Actions to Expaind NmiAng Oppm1uriltim, . The Oly is undenaking lrrtagrarJts and activit�cs to expand housing 4pporlunitics for all ineom groups and for thane working within thu City, as vpccificd in the draft housing, Elciftnt ticheduled for adoption September 6, 1994. Furtlier, the revised Land Use Llentrait eta Wns panicles and pra7gmais which will cxpaad housing ojWrtuniliets for all income groups and for thw4— w^orkin.g w[thin tl ^t City, through Provision of sites fast addhiotW Multifamily housiiog within iticn if ed expaimton aivas and thruugh dcMAY txFrruses linW W tzuatisfcr of deyclopmcrtt credits. C, i'ratrl� �llitit;�f�ty „���'>pWelia�, Adapt:�rre�f thrr rlsrd Land ifsc>wicirnrnt will promcle the puWc ha.th, wifely, an4 welfare try. (1) Strengthening the City's long -term fiscal hcaltb alt that th Gity prov'sdc. adequate levels of- service; (2) Assuring that ;;AeAuaft r&wumeg and ser+ywv3 neaded for new dewV3eaftMW will be made;w2flile concurrent: with shat devcle nwzt; : (3) Prm along thr. :tawrpl Mirttnmenl and acir quality to the extent pcts3iWe within a mgion where pttpulali t inem -w is expwicd; (4 ) Maintaining or enbancing the rekadvely hi&h lcti,rl of rviccs enjoyed by city rc itietlts 1 -95 City 0f Land Use MIM A S<1l`1 WIS OBISIV THE GENERAL PLAN Re- Wfutiort NO, Biz i-%gc 14 (5) Mmmilating new residents at a paw which prescros thr c'omrncmity'S social hrric, utety, and esublisihal ncighborhoods; (6) Prni=dn,g resideMW Oppomvniti�m fat dircel participation its City goverumcnt and their sense of oarnm4aity. DD, i,Wtizd Local Resourem There are limped fiscal arA environttl.ental . resourm -, available to the City which cart be devoted to meoung demands of additional rexidieNiia] developiarnt. 'Programs to remove or mitigate thcsrc crostraintt are discuwscd in the Hcrosing Element and the Water and Wastewater Managca=t BlMVMt„ Hii<wO -W, Se al catattstraints W hoiosing Pf0duCUOO remain which cannot feasibly be owikv- me witt►in the tirne fraritle of tlhrk Ftcgitanal ljousing Needs Assrssinent. These are; (t) Awallabiliry of Wirer. The City's gromb propechons assume that adequate rvwurres wW p0lic scrrriccs am available. unnsitag growth beyond the :r4la iveiy small rumba of clvmeffings wnkh can be taunt througl; the water off.vet (retrofit) program dger s a successru! City efforts to secure additicitrai water supplits, f 21 PuMc Facilities acrd SerAces. Schools, poiliuc and fine servt=9, parks, and general City admeiniurstian am curnmtly ennsidruil marginally adequate. w Beret current ncods, according to the EiR, To =el tlx: (:''sty's assignee) shoe of reginnal housing need wcmid rquire 15 additional Care fighting pxs 1, 19 sworn police offace , and approximaicly 68 other full -dmd C.lty Staff, would generwe d&mnd tot an additioirat 76 acres of neighbortMod wW district parks; and require additional faculty and classroom space to accommodate 2,364 stuciiz u, amurning t+ervices am maintained at current Immis, The capital cents c►f inecting tlam public services TWWS under the plant would cxeertl the City's and ixchcml 6arict's financial resources, aatd result in significant financial hardship and public Safety 3mpact.S . (3), ANWro nc Val tm rf. According to the OR, sign;i cent w%wse impacts m cirrulati+on, Rgrlcullural land, and a;stiieties arc 4iiceiy to result from arcomntncL4ng the proposod residential growth_ Althtntgh gmwlh impacts cnnnot be onurely mitigated, the: 25 -year phmnin,g time fraine allows development of additawal anitlgations err adjw.�ltments to the planned jcvelopmait capacity if proposed mitigations tvove to be inadequate, Accommot atiatg an cquivalent amount of rcsidenti.R1 growth within the compressed titres frame of the Regional HtmMnlg Heeds Assessment would 1 -96 city of Ml I WIS OBIS THE EE" €„ PLAN Land Use Resolutioft Ns7. 8332 rage. 15 result in sipi&.11 i adverse impcts;.ts and tlmn Wn pcilt°lic health and zatef l duos to inadequatc psubk f ilif cs wW acv . (4) L4VJWf Ch+ufltlaNu A -6AS 14W UM UT6gtW physical iaaraefcriatic-SF inclwiing Mcp topography, the need m. presme prime agricultural lands wiWn aM adjacent to the City, and the unique visual dualities of tine ity`s volcanic: rwrros and can spaces have ,guided (he City's law taw " plani. is ponied, Lr:?`. S ° SJ-` alt M, The 1971 Ueneral plan Man farad Use aW Growth Managommi Element, as amended, its heteb ;u rtpealecl or] the effeuive date of the feviscd Land Use l Cement. The revised Land Use Bement, commsting of a text and maps daW. August 1994, on file in the City Cleck *s Office, is hexeby adopwd� The Community Deveippment DiTectoar .shall cage the newly adopted eterafta to be pubbsWl and pmvidcd to Oty officials, annemed nmcies, and public libraries, and ta. be roe available to the pikbiic a7 a cent nct to exceed ttt cast: Ckf mprodLwtian. � f ..- I The newly adopted elenrrmt shall be effective, Du the thirtieth day after pasmpe of M4 Resolutioii. The, Council is words, within a r=onabk tirrcofadopting the, mvi«Laz U Heme n &, to m. Pke the Zoning Rogttlatitaas and the offs i:al zone map oonsLstcrtt with the nrviwd eitament. mouse 301ft nestles ct tend use d striou am being iAW of :rhangod, Cram bemby awnyves the Wowing as ar ,guide to 2wing conxastency:, penddi.ttg a comprehensive revision of the Zoning Regulations and official: rune map. 1 -97 city of SAT) tw,� om THE GENERAL PLAN Re3DJution No. 8332 Land Use Page 16 Land U-se ViNtrkt Colisistefit Zones open Space Consm2tIOW01vo. Space. (CIOS) laterim opm. Space CW=rVAd0n(0PCft sup we (Clos1 R ec =fi on, -CuCMrIAfikIn/Qr%6 SPaCC (CIOS), PUbt.ir- facility (PF), Ix citl of the following Zones 11mited tty a Special Cwsicktation& (,S), PlaftnW Development (PD), or Spocific PIgm (SP) oved&(; qcrvicc CommercW (C-9) or ncI manufacturiq (I I Paxk Conse3vati-ordC� mn Space (CiOWor Public Fa6lity Rural Residential No oquivakent City mme (CiNmiyARe,,�dential - Rural") SI,ubU,WR,Re&*fiti2I No NWvalftt CAt zcme (Camaq, "Resident�al - Sut)urhar,") L&W Density Residential Low DcnsO RcsidrmtW (R. 3) Medium Dcns.iiy Res- idental Medium Lwsfty Rcsidental (R-1)1 Medium High Dcn4ty Res- idelitIA MediumTHigh Drfl Ay Rosidential (K-3) High 1 1 kev,dt-nIW High Dcr�lity Re-sidcmLiM (R-4.) ReWentlal Neighhorhood umwwationiopem simcc (oqs), or anv or the foliawing. zones can*ined with the Specift Plan (9111) zone: PF, R -1, R-2, R-3, R4, oT Niwgfiborhood Commercial (C-N) NeighborhmA commerCUA Neigbborhood cm-nmerew (C-N) Tourixt Cornmcrcial Tourist Commerciaj (f.-1) General RdWil Retail CDmlmem-ial (C.R) or Central Commenia3 (C-C) Officc Office (0) Urvices and MAnufactuning SaVift C,0Za0X=jaj: (CS) or NbMVNVtWrLng (Nfl: �wsiness Park Any of the followins zomcs carnhirted with P.anned Duy6apmerd (FD) or 1,kpiecific PlaA (SP)., 0, C-9, or M, Public, nxbfik FacRity (PF) 1-98 M W—AM S SAI v of lma,;& - I WISOBISPO RewZutwn IN.D. 4332: Land Use p17 On motion cp(,- --isuJa—, wwndod by and on the folkoiTig wN cnil vote: AYES' dice Mayer Settle. Cmmc�. bkmb&r� RO&IMU. Rapp&, MW Mayar ftuord NOES.- Co-uncil Manber Romero AB.SEN-r- Name V i t! fee of resu.1wan was pLwd and 2clop this 23r4 day of Au " , 199%, F.WWWW cletk' APPROVEM 4At Mayor 1-99 a t:v Of CHAPTER 2 CIRCULATION Adopted: November 29, 1994 Circulation Last Revised: April 4, 2006 (Council Resolution No. 9785, 2006 Series) 2 -1 cltN'of Circulation SAi7 Ull i 0131iP0 THE GENERAL PLAN CHAPTER 2. CIRCULATION TABLE OF CONTENTS Introduction........................................................................................ ............................... 7 1.0 Purpose ................................................................................. ............................... 7 1.1 History ................................................................................... ............................... 7 1.2 Public Participation ................................................................ ............................... 7 1.3 For More Information ............................................................. ............................... 7 1.4 Definitions ............................................................................... ..............................7 1.5 Goals and objectives ............................................................. ............................... 8 TransportationGoals .......................................................................... ............................... 8 Overall Transportation Strategy ......................................................... ............................... 8 TransportationObjectives .................................................................. ............................... 8 1.6 Encourage Better Transportation Habits ............................... ............................... 8 1.7 Promote Alternative Forms of Transportation ....................... ............................... 8 1.8 Manage Traffic ...................................................................... ............................... 9 1.9 Support Environmentally Sound Technological Advancement ............................ 9 1.10 Support a Shift in Modes of Transportation ...................... ............................... 9 1.11 Establish and maintain beautiful and livable street corridors .......... ............... 10 TRAFFICREDUCTION ....................................................................... ............................... 12 INTRODUCTION.............................................................................. ............................... 12 POLICIES AND PROGRAMS .......................................................... ............................... 12 COMMUNITY TRIP REDUCTION ................................................... ............................... 12 2.0 Policies ................................................................................ ............................... 12 2.0.1 Multi -level Programs ................................................... ............................... 12 2.0.2 Flexible Work Schedules ............................................ ............................... 12 2.03 Work -based Trip Reduction ........................................ ............................... 12 2.0.4 Downtown Congestion ................................................ ............................... 12 2.0.5 Long -term Measures .................................................. ............................... 12 2.1 Programs ............................................................................... .............................12 2.1.1 Agency Cooperation ................................................... ............................... 12 2.1.2 Average Vehicle Ridership ......................................... ............................... 12 2.1.3 Trip Reduction ............................................................ ............................... 12 2.1.4 City Trip Reduction ..................................................... ............................... 13 2.1.5 Large Employers ......................................................... ............................... 13 TRANSITSERVICE ............................................................................. ............................... 13 3.0 Policies ................................................................................ ............................... 13 3.0.1 Transit Development .................................................. ............................... 13 3.0.2 City Bus Service ......................................................... ............................... 13 3.0.3 Paratransit Service ..................................................... ............................... 13 3.0.4 Campus Service ......................................................... ............................... 13 3.0.5 Unmet Transit Needs .................................................. ............................... 14 3.0.6 Service Standards ...................................................... ............................... 14 3.0.7 Transit Service Access ............................................... ............................... 14 3.1 Programs ............................................................................... .............................14 3.1.1 Transit Plans ............................................................... ............................... 14 3.1.2 Employee Transit Passes ........................................... ............................... 14 3.1.3 Downtown Trolley ....................................................... ............................... 14 3.1.4 Commuter Bus Service ............................................... ............................... 14 3.1.5 Transit Service Evaluation .......................................... ............................... 14 3.1.6 Marketing and Promotion ........................................... ............................... 14 BICYCLE TRANSPORTATION ........................................................... ............................... 15 4.0 Policies ................................................................................ ............................... 15 2 -2 cr y or SAT) LUIS omsp PLANI Circulation 4.0.1 Bicycle Use .................................................................... .............................15 4.0.2 Cal Poly Trips ................................................................ .............................15 4.0.3 Continuous Network ...................................................... .............................15 4.0.4 New Development ......................................................... .............................15 4.0.5 Bikeway Design ............................................................. .............................15 4.0.6 Bikeway Development ................................................... .............................15 4.0.7 Arterial Streets ............................................................... .............................15 4.1 Programs ................................................................................ .............................15 4.1.1 Incentives ....................................................................... .............................15 4.1.2 Bicycle Transportation Plan ........................................... .............................15 4.1.3 Campus Bicycle Plans ................................................... .............................16 4.1.4 Campus Master Plans ................................................... .............................16 4.1.5 Zoning Regulations ........................................................ .............................16 4.1.6 Railroad Bikeway and Trail ............................................ .............................16 4.1.7 Funding Priority ............................................................. .............................16 WALKING............................................................................................... .............................16 5.0 Policies ................................................................................... .............................16 5.0.1 Promote Walking ........................................................... .............................16 5.0.2 Sidewalks and Paths ..................................................... .............................16 5.0.3 New Development ......................................................... .............................16 5.0.4 Pedestrian Access ......................................................... .............................16 5.0.5 Pedestrian Crossings .................................................... .............................16 5.0.6 Commercial Core ........................................................... .............................17 5.1 Programs ................................................................................ .............................17 5.1.1 Pedestrian Transportation Plan ..................................... .............................17 5.1.2 Sidewalk Network .......................................................... .............................17 5.1.3 Handicapped Ramps ..................................................... .............................17 5.1.4 School Routes ............................................................... .............................17 TRAFFICMANAGEMENT ...................................................................... .............................17 INTRODUCTION................................................................................ .............................17 Policies and Programs Standards ...................................................... .............................17 6.0 Overall Purpose ...................................................................... .............................17 Typesof Streets .................................................................................. .............................18 6.1 Design Standards ................................................................... .............................18 6.1.1 Average Daily Traffic ( ADT) ........................................... .............................18 6.1.2 Level of Service (LOS) .................................................. .............................18 6.2 Descriptions and Standards for Figure 2 STREETS CLASSIFICATION MAP-18 6.3 Programs ................................................................................ .............................21 6.3.1 Cooperative Street Design ............................................ .............................21 6.3.2 Subdivision Regulations ................................................ .............................21 NEIGHBORHOOD TRAFFIC MANAGEMENT ...................................... .............................21 7.0 Policies ................................................................................... .............................21 7.0.1 Through Traffic .............................................................. .............................21 7.0.2 Residential Streets ........................................................ .............................21 7.0.3 Neighborhood Traffic Management ............................... .............................21 7.0.4 Expansion Areas ........................................................... .............................21 7.1 Programs ............................................................ ............................... ..............21 7.1.1 Traffic Management Plans ............................................. .............................21 7.1.2 Traffic Control Measures ............................................... .............................22 7.1.3 Traffic Calming Workshops ........................................... .............................22 7.1.4 Quality of Life ................................................................. .............................22 7.1.5 City Vehicle Operation .................................................... .............................22 TRAFFICFLOW ..................................................................................... .............................22 8.0 Policies ................................................................................... .............................22 2 -3 c ity0f Circulation THE GENERAL PLAN - - - :. 8.0.1 Level of Service .......................................................... ...... ......................... 22 8.0.2 Peak Hour and Daily Traffic ........................................ ............................... 23 8.0.3 Street Network ............................................................ ............ .... ... ............ 23 8.0.4 Driveway Access ........................................................ ............................... 23 8.1 Programs ............................................................................. ............................... 23 8.1.1 Traffic Reduction Priority ............................................ ... .............. .............. 23 8.1.2 Transportation Monitoring ........................................... ............................... 23 8.1.3 Transportation Survey ................................................ ............................... 23 8.1.4 Transportation Model .................................................. ............................... 23 8.1.5 Highway 227 Relocation ............................................. ............................... 25 STREET NETWORK CHANGES ........................................................ ............................... 25 9.0 Policies ................................................................................ ............................... 25 9.0.1 New Development ...................................................... ............................... 25 9.0.2 Specific Plans ....................................................... ............................... 25 9.0.3 Public Participation ..................................................... ........................... . . .. 25 9.0.4 Street Network Changes ............................................ ............................... 25 9.0.5 Arterial Street Corridors ............................................... ............................... 25 9.0.6 Project Implementation ............................................... ............................... 25 9.0.7 Right -of -Way Reservation .......................................... ............................... 25 9.1 Programs ............................................................................... .............................25 9.1.1 Building Setback Lines ............................................... ............................... 25 9.1.2 Highway 227 Relocation ............................................. ............................... 25 9.1.3 Prado Road Improvements ......................................... ............................... 26 9.1.4 Street Amenities Plan ................................................. ............................... 26 9.1.5 Conceptual Plan for the City's Center ........................ ............................... 26 9.1.6 Santa Barbara Street Connection ............................... ............................... 26 9.1.7 Council of Governments ............................................. ............................... 26 9.1.8 Dalidio /Madonna Road /McBride Development .......... ............................... 26 9.1.9 Main - Madonna Area Development ............................. ............................... 27 9.1.10 Streetscapes and major roadways ............................. ............................... 27 TRUCK TRANSPORTATION .............................................................. ............ ................... 32 INTRODUCTION.............................................................................. ............................... 32 POLICIES AND PROGRAMS ......................................................... ............................... 32 10.0 Policies .............................................................................. .............................32 10.0.1 Truck Routes .............................................................. ............................... 32 10.0.2 Downtown Truck Deliveries ........................................ ............................... 32 10.1 Programs .......................................................................... .............................32 10.1.1 Idling Trucks ............................................................... ............................... 32 10.1.2 Home Occupations ..................................................... ............................... 32 10.1.3 Truck Route Plan ........................................................ ............................... 32 10.1.4 Commercial Loading Zones ........................................ ............................... 32 10.1.5 Truck Delivery Ordinance ........................................... ............................... 32 AIR TRANSPORTATION ..................................................................... ............................... 34 INTRODUCTION.............................................................................. ............................... 34 11.0 Policies .............................................................................. .............................34 11.0.1 Airport Land Use Plan ................................................ ............................... 34 11.0.2 County Airport ............................................................. ............................... 34 11.0.3 Compatible Land Uses ............................................... ................. .............. 34 11.0.4 Development Projects ................................................ ............................... 34 11.0.5 County Aircraft Operations ......................................... ............................... 34 11.0.6 Public Transit Service ................................................. ............................... 34 11.1 Programs ........................................................................... .............................34 11.1.1 Environmentally Sensitive Aircraft .............................. ............................... 34 11.1.2 Update of the Airport Land Use Plan .......................... ............................... 34 2 -4 city 0 Circulation RAIL TRANSPORTATION ............................................... ............................... INTRODUCTION.......................................................... .................----- ......... 12.0 Policies ......................................................... ............................... 12.0.1 Interstate Rail Service ............................. ............................... 12.0.2 County Rail Service ..................................... ........................... 12.0.3 State and Federal Programs ................... ............................... 12.0.4 Transit Service Connections .................... ............................... 12.0.5 Intra -city Transportation Needs ............... ............................... 12.1 Programs ..................................................... ............................... 12.1.1 Daily Train Connections .......................... ............................... 12.1.2 Intra- county Rail Service .......................... ............................... PARKINGMANAGEMENT ................................................ ............................... INTRODUCTION........................................................... ............................... CommercialParking ....................................................... ............................... 13.0 Policies .......................................................... ............................... 13.0.1 Alternative Transportation ........................ ............................... 13.0.2 Curb Parking ............................................. ............................... 13.0.3 City Parking Programs ........................ ............................... 13.1 Programs ...................................................... ......................... . . .... 13.1.1 Parking Management Plan ....................... ............................... 13.1.2 Monitor Public Parking .............................. ............................... 13.1.3 Park and Ride Lots ..................... ............................... ............. 13.1.4 Parking Structures .................................... .................... ........... 13.1.5 Curb Parking Evaluation ............................ ............................... 13.1.6 Downtown Trolley ..................................... ............................... Neighborhood Parking Management ................................. ............................... 14.0 Policies .......................................................... ............................... 14.0.1 Residential Parking Spaces ...................... ............................... 14.1 Programs ...................................................... ............................... 14.1.1 Neighborhood Parking Permits ................ ............................... SCENICROADWAYS ....................................................... ........................,.,.... INTRODUCTION........................................................... ............................... 15.0 Policies ....................................... ............................... 15.0.1 Views ........................................................ ............................... 15.0.2 Scenic Routes .......................................... ............................... 15.0.3 Development Along Scenic Routes .......... ............................... 15.0.4 Public Equipment and Facilities ............... ............................... 15.0.5 County Role .............................................. ............................... 15.0.6 Scenic Highways ...................................... ............................... 15.0.7 Designation of Scenic Highways ............. ............................... 15.1 Programs ...................................................... ............................... 15.1.1 Visual Character ....................................... ............................... 15.1.2 Architectural Review Guidelines ............... ............................... 15.1.3 Street Corridor Landscaping ..................... ............................... 15.1.4 Billboards .................................................. ............................... 15.1.5 Sign Regulations ...................................... ............................... CIRCULATION ELEMENT IMPLEMENTATION, PROGRAM FUNDING AND MANAGEMENT...... ...............35 .........35 ...,................35 . ..................35 ...................35 ...................35 ...................35 .......... ...35 ...................35 .............35 ...................35 ...................36 ...................36 ...................36 ................... 36 ...................36 ...................36 ...................36 ...................36 ...................36 ...................36 ...................36 ...............36 ....................37 ....................37 .... ... .............37 ....................37 ....................37 ....................37 ....................37 .................37 .................. .37 ...................37 ... ................37 ...................37 ......37 ...................38 ...................38 ............38 .................. 38 ..................38 .................38 ..................40 .... ..........40 ..................40 ..................40 .................................................................... ............................... INTRODUCTION........................................................................ ..................,..,.......,. 16.0 Policies ....................................................................... ........................_...... 16.0.1 City and Regional Growth ...................................... ............................... 16.0.2 Encourage Alternative Transportation ................... ............................... 16.0.3 City Funding .......................................................... ............................... 16.0.4 Non - Vehicular Program Objectives ......................... ............................... 2 -5 ..40 ..40 ..40 ..40 ..40 ..40 ..40 oty of sar11MS 01USJ)0 Circulation 16.0.5 Cost Allocation ........................................................... ............................... 40 16.0.6 Alternative Transportation Costs ................................ ............................... 40 16.0.7 Development Project Costs ........................................ ............................... 41 16.0.8 Transportation System Costs ................. ,............................... ................... 41 16.0.9 Transportation Services Management ............ ........... ............................... 41 16.0.10 Circulation Element Update ................................... ............................... 41 16.0.11 Development Proposal Evaluation ................. ........ ............................... 41 16.1 Programs ........................................................................... .............................41 16.1.1 Transportation Work Program .................................... ............................... 41 16.1.2 Transportation Impact Fee ......................................... ............................... 41 16.1.3 Evaluation of Alternatives ........................................... ............................... 41 16.1.4 Evaluate Transportation Effects ................................. ............................... 41 APPENDICES........... ........................................---,..,...,..........,............. ............................... 42 APPENDIXA ............... ..................................................................... ............................... 43 APPENDIXB .................................. ............................... .......... . ............................... 44 APPENDIXC .................................................................................... ............................... 45 APPENDIXD ................................................................................... ............................... 50 APPENDIXE ........................................,....,...................................... ............................... 51 APPENDIXF., ..................... — ....... -.- .......................................... 54 LIST OF FIGURES Figure 1 Modal Split Objectives ........................................................... ............................... 11 Figure 2 Circulation Element Streets Classification Map .................. .. ............................... 20 Figure 3: Neighborhood Traffic Management Areas ........................... ............................... 24 Figure 4: Transportation Capital Projects ............................................ ............................... 28 Figure 5: Truck Route Map .................................................................. ............................... 33 2 -6 ■ c;Ity0j' Circulation THE GENERAL PLAN CIRCULATION ELEMENT Introduction 1.0 Purpose The City's general plan guides the use and protection of various resources to meet community purposes. The general plan is published in separately adopted sections, called elements, which address various topics. This Circulation Element describes how the city plans to provide for the transportation of people and materials within San Luis Obispo with connections to county areas and beyond. While the Land Use Element describes the city's desired character and size, the Circulation Element describes how transportation will be provided in the community envisioned by the Land Use Element. The vision of San Luis Obispo described by the Land Use Element is influenced by the layout and capacity of streets and the location of other transportation facilities described in the Circulation Element. Transportation facilities and programs influence the character of neighborhoods, the location of specific land uses, and the overall form of the city. 1.1 History The City adopted a master plan for streets and highways in 1953 and in 1962. In 1973, it adopted its first Circulation Element which was completely revised in 1982. This Circulation Element is a revision of the 1982 element. By incorporating policies and programs addressing scenic roadways, this Element replaces the Scenic Highways Element adopted September, 1983. This Element's preparation was coordinated with the preparation of a revised Land Use Element. 1.2 Public Participation Before adopting or revising any general plan element, the Planning Commission and the City Council hold public hearings. The City publishes notices in the local newspaper to let citizens know about the hearings at least ten days before they are held. Also, the City prepares environmental documents to help citizens understand the expected consequences of its planning policies before a general plan element is adopted. The Planning Commission and City Council reviewed an administrative draft of this Circulation element at public meetings during 1991 and 1992. A public hearing draft of the Element was published for public review in May, 1992. An Environmental Impact Report (EIR), which evaluates the effects of both this Circulation Element and a revised Land Use Element, was published for public review in October, 1993. In January and February, 1994 the Planning Commission held public hearings to review the Circulation Element and EIR and forwarded recommendations to the City Council. In August 1994, the City Council certified the Final EIR for the Circulation and Land Use Elements as accurate and complete. In September through November 1994, the City Council held public hearings to consider the adoption of the Circulation Element. The City Council adopted this Circulation Element on November 29, 1994. 1.3 For More Information For more current or detailed information concerning this element, contact the Public Works Department at 919 Palm Street, San Luis Obispo, CA 93401, telephone (805) 781 -7210. 1.4 Definitions Terms used in this chapter are included in the glossary section of this document. 2 -7 City of Circulation SAll WIS OBISPO THE GENERAL PLAN 1.5 Goals and objectives Goals and objectives describe desirable conditions. In this context, they are meant to express the community's preferences for current and future conditions and directions. In the following statements, San Luis Obispo means the community as a whole, not just the city as a municipal corporation. Transportation Goals 1. Maintain accessibility and protect the environment throughout San Luis Obispo while reducing dependence on single- occupant use of motor vehicles, with the goal of achieving State and Federal health standards for air quality. 2. Reduce people's use of their cars by supporting and promoting alternatives such as walking, riding buses and bicycles, and using car pools. 3. Provide a system of streets that are well- maintained and safe for all forms of transportation. 4. Widen and extend streets only when there is a demonstrated need and when the projects will cause no significant, long -term environmental problems. 5. Make the downtown more functional and enjoyable for pedestrians. 6. Promote the safe operation of all modes of transportation. 7. Coordinate the planning of transportation with other affected agencies such as San Luis Obispo County, Cal Trans, and Cal Poly. 8. Reduce the need for travel by private vehicle through land use strategies, telecommuting and compact work weeks. Overall Transportation Strategy Meet the transportation needs of current and planned -for population by: 1. Managing city and regional growth consistent with the Land Use Element; 2. Funding alternative forms of transportation; 3. Sponsoring traffic reduction activities; 4. Providing the infrastructure needed to accommodate the desired shift in transportation modes; 5. Focusing traffic on Arterial Streets and Regional Routes and Highways; 6. Accepting some additional traffic on Arterial Streets and Regional Routes and Highways; 7. Providing facilities that improve transportation safety. Transportation Objectives 1.6 Encourage Better Transportation Habits San Luis Obispo should: 1. Increase the use of alternative forms of transportation (as shown on Figure #1) and depend less on the single- occupant use of vehicles. 2. Ask the San Luis Obispo Regional Transportation Agency to establish an objective similar to #1 and support programs that reduce the interregional use of single - occupant vehicles and increase the use of alternative forms of transportation. 1.7 Promote Alternative Forms of Transportation San Luis Obispo should: 1. Complete a network of bicycle lanes and paths, sidewalks and pedestrian paths within existing developed parts of the city by 2000, and extend the system to serve new growth areas. 2. Complete improvements to the city's transit system serving existing developed areas by 2000, and provide service to new growth areas. 2 -8 Gmyof Circulation SAII WIS OBJiPO THE GENFR L PLAN 3. Support the efforts of the County Air Pollution Control District to implement traffic reduction programs. 4. Support and develop education programs directed at promoting types of transportation other than the single- occupant vehicle. 1.8 Manage Traffic San Luis Obispo should: 1. Limit traffic increases by managing population growth and economic development to the rates and levels stipulated by the Land Use Element and implementing regulations. Limit increases in ADT and VMT to the increase in employment within the City's Urban Reserve. 2. Support county -wide programs that manage population growth to minimize county- wide travel demand. 3. Support county -wide programs that support modal shift while utilizing our existing road system and reducing air pollution and traffic congestion. 4. Provide a system of streets that allow safe travel and alternate modes of transportation throughout the city and connect with Regional Routes and Highways. 5. Manage the use of Arterial Streets, Regional Routes and Highways so that traffic levels during peak traffic periods do not result in extreme congestion, increased headways for transit vehicles, or unsafe conditions for pedestrians or bicyclists. 6. Fnsure that development projects and subdivisions are designed and /or retrofittcd to be efficiently served by buses, bike routes and pedestrian connections. 7. Consistent with the Land Use Element, allow neighborhood - serving business and provide parks and recreational areas that can be conveniently reached by pedestrians or bicyclists. 8. Protect the quality of residential areas by achieving quiet and by reducing or controlling traffic routing, volumes, and speeds on neighborhood streets. 9. Coordinate the management of San Luis Obispo County Airport and the planning of land uses around the airport to avoid noise and safety problems. 1.9 Support Environmentally Sound Technological Advancement San Luis Obispo should: 1. Promote the use of quiet, fuel- efficient vehicles that produce minimum amounts of air pollution. A. The City will continue to support the use and development of compressed natural gas fueling stations in the San Luis Obispo area. B. When replacing any City vehicle or expanding the City's vehicle fleet, the City will consider purchasing alternative fuel vehicles that reduce air pollution. C. The City encourages the use of alternative fuels on a regional basis. 2. Advocate the use of communication systems that enable the transmission of information to substitute for travel to work or meetings. Develop goals and policies for City employee participation in telecommuting systems. 3. Solicit ideas from private industry for the development and implementation of innovative transportation technologies in San Luis Obispo. 4. Support the use of alternative pavement materials for public streets, roads and other transportation corridors. 1.10 Support a Shift in Modes of Transportation. San Luis Obispo will: 2 -9 c,ltyOL Circulation Smi j.i its Olilsp THE GENERAL PLAN 1. Physically monitor the achievement of the modal shift objectives shown on Figure #1 and bi- annually review and adjust transportation programs if necessary. 1.11 Establish and maintain beautiful and livable street corridors. The City will: 1. Pursue changes to existing corridors and support the design of new corridors that create safe, attractive, and useful environments for residents, patrons of adjoining land uses and the traveling public. 2 -10 city 0f Circulation _ &MI hills OBISPO THE GENERAL PLAN.� FIGURE 1 MODAL SPLIT OBJECTIVES Type Transportation Estimated in of Trips Participation Trips Over Base Year 1990 Motor Vehicles 71 42,600 (base year) (2) Transit 6 3,600 Bicycles 10 6,000 Walking, Car Pools, and other Forms 13 7,800 Motor Vehicles 66 2000 45,100 +6% Transit 7 4,800 +33% Bicycles 12 8,200 +37% Walking, Car Pools, and other Forms 15 10,300 +32% Motor Vehicles 62 2010 48,300 +13% Transit 8 6,200 +72% Bicycles 14 11,000 +83% Walking, Car Pools, and other Forms 16 12,500 +60% Motor Vehicles 59 2020 52,500 +23% Transit 8 7,200 +100% Bicycles 16 14,200 +136% Walking, Car Pools, and other Forms 17 15,100 +94% 1) The proposed changes in the use of various forms of transportation during the next thirty years assume that the total number of city- resident trips will grow by about 42% during that time. This growth is due to projected population growth and economic development in the city and county. 2) A "base year" estimate was derived from a random sample survey of city residents. The modal split profile from the survey results was adjusted to reflect the age profile for city population as defined in the Federal Decennial Census (1990). 3) The City will pursue the greatest shift toward alternative transportation 4) These modal split objectives shall be reviewed every five years as part of a periodic review of the Circulation Element (reference Policy 15.10). If objectives are not met, the City will examine programs that discourage the use of motor vehicles as a way of achieving these objectives 2 -11 City of Circulation HE GENERAL PLAN TRAFFIC REDUCTION INTRODUCTION The small city character of San Luis Obispo is an important quality to maintain. This quality is being eroded by high volumes of traffic. This section presents policies and programs for reducing the use of automobiles and emphasizing alternative forms of transportation. POLICIES AND PROGRAMS COMMUNITY TRIP REDUCTION 2.0 Policies 2.0.1 Multi -level Programs The City should support county -wide and community programs in order to substantially reduce the number of vehicle trips and parking demand. 2.0.2 Flexible Work Schedules The City should support flex time programs and alternative work schedules where they reduce peak hour traffic levels. 2.0.3 Work -based Trip Reduction Employers should participate in trip reduction programs. 2.0.4 Downtown Congestion The City should establish programs that reduce congestion in the downtown in a way that does not damage the downtown's long -term economic viability. 2.0.5 Long -term Measures The City will support trip reduction programs as a long -term sustained effort to reduce traffic congestion and maintain air quality. If air quality degrades or levels of service (LOS) standards are exceeded, the City will pursue more stringent measures to achieve its transportation goals. 2.1 Programs 2.1.1 Agency Cooperation The City will participate and cooperate with the County Air Pollution Control District's and other agencies' efforts in establishing county -wide trip reduction programs. 2.1.2 Average Vehicle Ridership The City recommends that county -wide trip reduction programs include an Average Vehicle Ridership (AVR) standard of 1.60 or larger. 2.1.3 Trip Reduction The City will support aggressive efforts of the Air Pollution Control District to establish trip reduction programs that affect downtown employers, Cal Poly and Cuesta College, and the California Mens Colony. 2 -12 c:llyof Circulation .) k 1l O Ca I o 8r1i THE GENERAL PLAN 2.1.4 City Trip Reduction City government will aggressively pursue a trip reduction plan for City employees with the goal of achieving an AVR of 1.7 or larger. 2.1.5 Large Employers The City will work with area employers, the Chamber of Commerce, Air Pollution Control District, Transportation Management Association, and other agencies to support a voluntary trip reduction program. For employers with 50 or more employees, the program will be structured as follows: A. Candidate employers will be surveyed to determine base year average vehicle ridership (AVR) levels. B. Candidate employers will be offered assistance in preparing plans to reduce automobile dependency of their work forces. C. Twenty -four months from the initiation of this assistance program, candidate employers will again be surveyed. If meaningful progress is made toward achieving AVR targets (a 10% or greater increase in AVR of the candidate work force), the voluntary participation program will continue. If meaningful progress has not been made toward achieving AVR targets, then the City will consider adopting a mandatory trip reduction ordinance. TRANSIT SERVICE 3.0 Policies 3.0.1 Transit Development The City should encourage transit development, expansion, coordination and aggressive marketing throughout San Luis Obispo County to serve a broader range of local and regional transportation needs including commuter service. 3.0.2 City Bus Service The City should improve and expand city bus service to make the system more attractive, convenient and accessible. Transit ridership should be expanded so that it accounts for: A. 7% of all in -city trips in San Luis Obispo by 2000. B. 8% of all in -city trips in San Luis Obispo by 2010 3.0.3 Paratransit Service Paratransit service for the elderly and handicapped should continue to be provided by public and private organizations. 3.0.4 Campus Service The City should continue to work with Cal Poly to maintain and expand the "no fare program" for campus service and Cal Poly should continue to provide financial support. The City should encourage Cuesta College and other agencies to establish similar programs. 2 -13 LCit *y of } � Po Circulation R7Lli1� 161 3 0111:�po THE GENERAL PLAN 3.0.5 Unmet Transit Needs The definition of Unmet Transit Needs used by the San Luis Obispo Regional Transportation Agency should continue to include transit service for a broad range of purposes. 3.0.6 Service Standards The city supports the following service standards for its transit system and for development that is proximate to the transit network: A. Bus fares will be set at levels where cost is not a constraint for people to use buses. B. The frequency of City transit service will compare favorably with the convenience of using private vehicles. C. Routes, schedules and transfer procedures of the City and regional transit systems should be coordinated to encourage commuter use of buses. D. In existing developed areas, transit routes should be located within 1/4 mile of existing businesses or dwellings. E. In City expansion areas, employment- intensive uses or medium, medium -high or high density residential uses should be located within 1/8 mile of a transit route. 3.0.7 Transit Service Access New development should be designed to facilitate access to transit service. 3.1 Programs 3.1.1 Transit Plans The City will adopt a short -range Transit Plan (5 -year time frame) and a long -range Transit Master Plan (20 -year time frame). 3.1.2 Employee Transit Passes To help reduce traffic and the demand for parking, employers should be encouraged to purchase monthly transit passes in bulk and make them available to their employees. The City will develop a bulk discount rate for passes. 3.1.3 Downtown Trolley The City will maintain a downtown trolley service as part of its overall transit system. 3.1.4 Commuter Bus Service The City of San Luis Obispo should encourage the San Luis Obispo Regional Transit Authority (SLORTA) to expand commuter bus service to Cuesta College and the California Mens Colony during peak demand periods. 3.1.5 Transit Service Evaluation The City will cooperate with efforts of the San Luis Obispo Council of Governments (SLOCOG) to evaluate the effectiveness of centralizing transit service. 3.1.6 Marketing and Promotion The City will develop a comprehensive marketing and promotion program to reach target audiences. 2 -14 c.ltyc� }: Circulation THE GENERAL PLAN BICYCLE TRANSPORTATION 4.0 Policies 4.0.1 Bicycle Use Bicycle transportation should be encouraged. 4.0.2 Cal Poly Trips At least 33% of all Cal Poly trips should be made by bicycle by the year 2000. 4.0.3 Continuous Network The City shall complete a continuous network of safe and convenient bikeways that connect neighborhoods with major activity centers and with county bike routes as specified by the Bicycle Transportation Plan. 4.0.4 New Development New development should provide bikeways, secure bicycle storage, parking facilities and showers, consistent with City plans and standards. 4.0.5 Bikeway Design Bikeways should be designed and maintained to improve bicycling safety, convenience, and encourage people to use bicycles to commute to work or school. 4.0.6 Bikeway Development Bikeways designated in the Bicycle Transportation Plan should be established when: A. The street section is repaved, restriped, or changes are made to its cross - sectional design; or B. The street section is being changed as part of a development project; or C. The construction of bike lanes or paths are called for by the City's Capital Improvement Plan. 4.0.7 Arterial Streets All arterial street projects should provide bicycle lanes. Residential Arterials may or may not be able to accommodate bike lanes; the evaluation of bike lanes on these streets will consider the neighborhood context. 4.1 Programs 4.1.1 Incentives Cal Poly and Cuesta College shall be encouraged to provide incentives to all students, faculty and staff to use alternative forms of transportation. 4.1.2 Bicycle Transportation Plan The City will update its bicycle plan consistent with the objectives, policies and standards of this Circulation Element. The Bicycle Transportation Plan shall establish official city bike routes. 2 -15 c:tLy0J- Circulation &XII kits, 0111spo THE GENERAL PLAN 4.1.3 Campus Bicycle Plans Cal Poly and Cuesta College shall be requested to adopt a bike plan, coordinated with other agency plans, that shows the location of all on- campus bike lanes and bike storage areas and includes programs that encourage the use of bicycles. 4.1.4 Campus Master Plans In cooperation with the City, Cal Poly and Cuesta College shall be requested to revise their campus master plans to de- emphasize the use of automobiles and promote the use of alternative forms of transportation. 4.1.5 Zoning Regulations The City will modify its zoning regulations to establish standards for the installation of lockers, and secured bicycle parking, and showers. 4.1.6 Railroad Bikeway and Trail The City should obtain railroad right -of -way and easements to establish a separated bike path and pedestrian trail through San Luis Obispo. 4.1.7 Funding Priority The City will give a high priority to using street funds for ongoing maintenance of bicycle lanes and paths or other public bicycle facilities. WALKING 5.0 Policies 5.0.1 Promote Walking Walking should be encouraged as a regular means of transportation for people who live within a 20- minute walk of school, work, or routine shopping destinations. 5.0.2 Sidewalks and Paths The City should complete a continuous network of sidewalks and separated pedestrian paths connecting housing areas with major activity centers and with trails leading into city and county open areas that avoid sensitive areas. 5.0.3 New Development New development shall provide sidewalks and pedestrian paths consistent with City policies, plans, programs and standards. 5.0.4 Pedestrian Access New or renovated commercial and government public buildings should provide convenient pedestrian access from nearby sidewalks and pedestrian paths, separate from driveways and vehicle entrances. 5.0.5 Pedestrian Crossings To improve pedestrian crossing safety at heavily used intersections, the City should institute the following: A. Install crossing controls, where warranted, that provide adequate time for pedestrians to cross the street. 2 -16 (7,1t vol, Circulation Seal? I.ttIS OMS' O THE GENERAL PLAN _... —.�..- ,,. B. In the downtown, install textured cross walks and landscaped bulb -outs, where appropriate. C. On Arterial Streets, Parkways or Regional Routes with four or more travel lanes, install medians at pedestrian crossings where roadway width allows. 5.0.6 Commercial Core Sidewalk areas in the commercial core should allow for the free flow of pedestrians and should include conveniently - located rest areas with shade and seating. 5.1 Programs 5.1.1 Pedestrian Transportation Plan The city will adopt a Pedestrian Transportation Plan to encourage walking and to expand facilities that provide pedestrian linkages throughout the community. 5.1.2 Sidewalk Network The City will pursue the installation of sidewalks to complete a continuous network throughout the community. 5.1.3 Handicapped Ramps The City will continue its annual program of replacing existing curbs with handicapped ramps. 5.1.4 School Routes The City should work with parents and teachers of elementary school students to establish a "suggested routes to school" program for bicycling and walking, TRAFFIC MANAGEMENT INTRODUCTION City, County and State governments maintain a network of public streets that provide access throughout the community. How these streets are designed, constructed and managed can affect levels of traffic congestion, noise and air pollution, the economic viability of commercial areas, and the quality of living throughout the city. The following policies and programs spell out how the City intends to manage the community's street system. Policies and Programs Standards Purpose 6.0 Overall Purpose The primary purpose of street corridors is to enable the movement of vehicles (automobiles, transit, delivery vehicles, bicycles) and pedestrians. The design and use of streets should relate to- and respect the character and type of surrounding land uses. If residential areas are to maintain their character, they cannot be treated in the same manner as commercial or industrial areas. 2 -17 cILvo Circulation SAli WIS OBISPO THE GENERA. FLAN Types of Streets 6.1 Design Standards The following descriptions and standards apply to streets shown on Figure #2: 6.1.1 Average Daily Traffic (ADT) The total number of vehicles that use a particular street throughout the day (24 hours). 6.1.2 Level of Service (LOS) The quality of traffic flow during the peak traffic hour of the day. • Level of Service (LOS) "A" is free - flowing traffic while LOS "F" is extreme congestion. • At LOS "D," the recommended standard, drivers can expect delays of 25 to 40 seconds and sometimes have to wait through more than one cycle of a traffic signal. Vehicle may stack up at intersections but dissipate rapidly. • At LOS "E," delays increase to 40 to 60 seconds and drivers frequently have to wait through more than one cycle of a traffic signal. Stacked lines of cars at intersections become longer. Descriptions .. Figure CLASSIFICATION STREETS A Descriptions (2) of Street Types Desired Existing Desired Maximum maximum Travel ADT /LOS (1) ADT /LOS Speeds Lanes (3) Local Commercial Streets directly serve non- residential development that front them and channel traffic to commercial collector streets (reference black 5,000 25 mph 2 line streets on Figure #2). Local Residential Streets directly serve residential development that front them and channel traffic to residential collector streets (reference black line 1,500 25 mph 2 streets on Figure #2). Commercial Collector Streets collect traffic from commercial areas and channel it to commercial 10,000 25 mph 2 arterials. Residential Collector Streets collect traffic from residential areas and channel it to arterials. 3,000(3) 25 mph 2 Residential Arterials are bordered by residential property where preservation of neighborhood character is as important as providing for traffic flow LOS D 35 mph 2 -4 and where speeds should be controlled. LOS E Arterial Streets provide circulation between major (Downtown) 25 mph activity centers and residential areas LOS D 40 mph 2 -4 (other routes) 2 -18 €. tV01° Circulation S<A1116B tll"�18po THE GENERAL PLAN Descriptions and Standards Figure STREETS CLASSIFICATION .. Descriptions (2) of Street Types Desired Existing Desired Maximum maximum Travel ADT /LOS (1) ADT /LOS Speeds Lanes (3) Parkway Arterials are arterial streets with landscaped medians and roadside areas, where the number of cross streets is limited and direct access LOS D 45 mph 4 -6 from fronting properties is discouraged Highway /Regional Routes connect the city with other parts of the county and are used by people traveling throughout the county and state and are 45 mph designated as primary traffic carriers. Segments of LOS D 2 -6 these routes leading into San Luis Obispo should in City include landscaped medians and roadside areas to better define them as community entryways Freeway is a regional route of significance where access is controlled. LOS D 55 mph 4 -6 NU 1 Ca 1. To determine the classification of a particular street segment, refer to Figure #2: Streets Classification Map and Appendix E. Appendix E includes the most recent traffic counts and estimates of level of service (LOS). Traffic counts will be different for various segments of a particular street. In some cases, a range of LOS ratings are shown on Appendix E for "Arterial' streets because of the variability of traffic flow conditions along a particular corridor; and some street segments approaching intersections may have poorer LOS than shown in this table. Desired maximum speed means that 85% of the motorist using the street will drive at or slower than this speed. 3. For Chorro Street, north of Lincoln Street, the maximum desired ADT goal is 5,000 ADT. 4. Changes to the classification of any street shown on Figure #2 will require amendment to this Circulation Element. 2 -19 ,ftN` of ' ill lull o131spo THE GENERAL PLAN Circulation FIGURE 2 CIRCULATION ELEMENT STREETS CLASSIFICATION MAP T. �r �4 n d 2.20 Street Classification Legend 4-TW ztd1W. t K51f+E✓xiaa� Ae" Nsnws+.y,rr.� NNyr._.aAaw.r Wx ay1Ms. Figure 2 Circulation Element Street Ciassifitticirt kjl s: um.a GW t w� i Street Classification Legend Proposed Street NINE "" Highway/ Regional route Arterial Parkway Arterial Commercial Collector Residential Collector Existing Streets Freeway Highway/ Regional route -� Arterial J Parkway Arterial Residential Arterial Commercial Collector Residential Collector Local Railroad City Limits Urban Reserve Figure 2 - Circulation Element Street Classification Map 0 0.25 0.5 1 Miles Map Created by GIS Division City of San Luis Obispo % Public Works Department City of Circulation SAI) IBIS Oi±iSPO THE GENERAL PLAN 6.3 Programs 6.3.1 Cooperative Street Design The City and County should jointly develop and adopt design and construction standards for streets within the City's Urban Reserve. 6.3.2 Subdivision Regulations The City will revise its Subdivision Regulations to include right -of -way and design standards for each type of street shown in 5.2. NEIGHBORHOOD TRAFFIC MANAGEMENT 7.0 Policies 7.0.1 Through Traffic Through traffic should use Regional Routes and Highways, Arterials, Parkway Arterials and Residential Arterial streets and should not use, Collectors or Local streets. 7.0.2 Residential Streets The City should not approve commercial development that encourages customers, employees or deliveries to use Residential Local or Residential Collector streets. 7.0.3 Neighborhood Traffic Management The City should ensure that neighborhood traffic management projects: A. Provide for the mitigation of adverse impacts on all residential neighborhoods. B. Allow for adequate response conditions for emergency vehicles. C. Allow for convenient through bicycle or pedestrian traffic. 7.0.4 Expansion Areas In the Irish Hills Special Design Area and the Margarita and Orcutt Expansion Areas, dwellings shall be set back from Regional Routes and Highways, Parkway Arterials, Arterials, Residential Arterials, and Collector streets so that interior and exterior noise standards can be met without the use of noise walls. 7.1 Programs 7.1.1 Traffic Management Plans The City will adopt neighborhood traffic management plans for residential areas shown on Figure #3 in order to protect neighborhood areas from intrusive traffic problems. Other areas not shown on Figure #3 may be eligible for traffic management plan preparation when the Public Works Director determines that traffic volumes and speeds exceed maximum levels established in Policy 5.2. If these standards are exceeded: A. The Public Works Director will define the neighborhood planning area and will survey the area's households. If more than 10% of the area's households respond to the survey and more than 50% of the respondents to the survey 2 -21 MY or Circulation ;;c111 Kali 0131:a1C� THE (GENERAL PLAN support the preparation of a traffic management plan, the Public Works Department will proceed with plan preparation. B. The plan will be prepared on an area -wide basis to ensure that traffic problems along specific street corridors are not shifted to adjacent corridors or areas. 7.1.2 Traffic Control Measures The City will undertake measures to control traffic in residential areas where traffic speeds or volumes exceed standards set by policy 5.2. Measures that will be considered include: A. Installation of signs on arterial routes that encourage motorists to use routes that do not pass through residential areas. B. Operational changes (eg. signalization, turn lanes and turn pockets at intersections) on arterial streets that encourage their use as inter - community connectors. C. Bulbouts or other traffic calming devices at intersections on streets leading into residential areas to inform motorists that they are entering a neighborhood area. D. Meandering street designs, traffic circles, road humps, raised cross walks, stop signs, speed tables, planters, textured streets, offset intersections and other traffic control devices designed to slow traffic speeds without increasing City liability. E. Community educational programs to promote selection of routes within the City that do not pass through residential areas. 7.1.3 Traffic Calming Workshops The City shall help organize neighborhood traffic calming workshops that assist residents in redesigning their own streets for a safer and more human environment. 7.1.4 Quality of Life When requested by neighborhoods, residential streets shall be analyzed for their livability with rggards to traffic noise, volumes and speed. Traffic calming or other intervening measures may be necessary to maintain the resident's quality of life. 7.1.5 City Vehicle Operation Operators of City vehicles, excluding police patrols, should not use Residential Collector or Residential Local streets as shortcut routes for non - emergency City business. TRAFFIC FLOW 8.0 Policies 8.0.1 Level of Service The City will attempt to manage the use of arterial streets and regional routes /highways to accommodate increases in traffic levels limited to and permitted by the City's adopted growth management plan so that levels of traffic congestion do not exceed the peak hour LOS standards shown in Policy 5.2. To maintain these standards, the City will pursue the following strategy: A. When traffic reaches LOS "C," the City will pursue the following: 1. Limit increases in all traffic via traffic management programs identified in this document. 2 -22 clty of Circulation po THE GENERAL L PLAN 2. Institute programs that require the use of alternative forms of transportation and establish policies and programs that act as disincentives to the use of vehicles. 3. Make minor changes within existing roadways to improve pedestrian and bicycling safety while improving traffic flow. B. When traffic reaches LOS "E," the City will consider the selective widening of Arterial Streets, Regional Routes and Highways when improvements to public safety and traffic flow outweigh the fiscal and environmental costs, and do not hinder this plan's alternative transportation policies. 8.0.2 Peak Hour and Daily Traffic The City should cooperate with county and state government to institute programs that reduce the levels of peak -hour and daily vehicle traffic. 8.0.3 Street Network The City should manage the street network so that the standards presented in Policy 5.2 are not exceeded. This will require new development to mitigate the traffic impacts it causes or the City to limit development which affects streets where congestion levels may be exceeded. The standards may be met by strengthening alternative modes to the single occupant motor vehicle. 8.0.4 Driveway Access Driveway access from development fronting arterial streets should be minimized wherever possible. 8.1 Programs 8.1.1 Traffic Reduction Priority Those traffic programs identified in Policy 7.1.A which have the greatest potential to reduce traffic increases permitted by the City's growth management plan shall have priority for implementation. 8.1.2 Transportation Monitoring The City will establish an on -going and comprehensive transportation monitoring program that, at a minimum, will keep track of (on a bi- annual basis): A. Changes in traffic volumes throughout the city. B. Changes to the Level of Service (LOS) on arterial streets, regional routes and highways. C. Traffic speeds. D. Changes in the use of bike lanes. E. The location, type and frequency of accidents. 8.1.3 Transportation Survey The City will bi- annually conduct a survey of residents to estimate their use of different types of transportation. 8.1.4 Transportation Model The City will maintain a computerized traffic model of the city's circulation system and cooperate with the Regional Transportation Agency in maintaining a traffic model for San Luis Obispo County. 2 -23 City or Circulation THE GENERAL PLAN FIGURE 3: NEIGHBORHOOD TRAFFIC MANAGEMENT AREAS iL _ 1, AWA W 7y i t A �� .i � f�.: ' "� ,�,�3`��� i/gil�itc �anrul; L,� C3 Y�. ��`y��^...�s.,°f+.�• �,� '�� �° ter'/ �... - �r ` 1,.. • �,� Y.. �.��LE li WELM Figure 3 - Neighborhood Traffic Management Areas 2 -24 0 1 4 = Miles 7dFep lfdi:d.'sFS ;ty CVty Of l_ "�a� Ltai t >bii;us,: lSp. 1% GI5 DIVISion 2 -24 �A� oty0f Circulation W YID.. -�. :.•..wsw` -., ...:�r+.rwrr�- �y�l�:.: �: :... ".y�y- e,vr.�_. � :.. THE I EML PLAN 8.1.5 Highway 227 Relocation The City will cooperate with State and Regional agencies in evaluating the effectiveness of high occupancy vehicle (HOV) lanes on state highways. If State Routes 101 or 227 are widened to add travel lanes, the additional capacity should be reserved for HOV /transit use. STREET NETWORK CHANGES 9.0 Policies 9.0.1 New Development New development will be responsible for constructing new streets, bike lanes, sidewalks, pedestrian paths and bus turn -outs or reconstructing existing facilities. 9.0.2 Specific Plans Specific Plans prepared for areas within the city's urban reserve should include a street system that is consistent with the policies, programs and standards of this Circulation Element. 9.0.3 Public Participation The City will facilitate public participation in the planning, design and construction of major changes to the street network. 9.0.4 Street Network Changes Major changes to the city's street network (not listed on Figure #4) may be initiated (included in the budget) only after amendment to this Circulation Element. 9.0.5 Arterial Street Corridors The City will seek opportunities to improve the livability of existing arterial streets through redesign of street corridors. 9.0.6 Project Implementation Street projects should be implemented as development occurs. 9.0.7 Right -of -Way Reservation Rights -of -way should be reserved through the building setback line process or through other mechanisms so that options for making transportation improvements are preserved. 9.1 Programs 9.1.1 Building Setback Lines The City will establish building setback lines for routes listed on Figure #4. 9.1.2 Highway 227 Relocation The City will ask the California Department of Transportation to designate Prado Road between Broad Street and Highway 101 as State Highway 227. 2 -25 cityof Circulation ;;'ttl lull omspo THE GENERA: PLAN 9.1.3 Prado Road Improvements The City will ensure that changes to Prado Road (projects A.1, A.2, BA and C.1) and other related system improvements are implemented in a sequence that satisfies circulation demands caused by area development. The sponsors of development projects that contribute to the need for the Prado Road interchange (project C.1) will be required to prepare or fund the preparation of a Project Study Report for the interchange project. The Project Study Report shall meet the requirements of the California Department of Transportation. 9.1.4 Street Amenities Plan The City will adopt a plan and standards for the installation and maintenance of landscaped medians, parkways, signs, utilities, street furniture, sidewalks and bicycle lanes. 9.1.5 Conceptual Plan for the City's Center The City will evaluate optional street designs as a method for achieving an overall objective of the Conceptual Physical Plan for the City's Center to improve the pedestrian environment in the commercial core. 9.1.6 Santa Barbara Street Connection During Fiscal Year 1995 -1996, the City will evaluate the feasibility of establishing an arterial street connection between Santa Barbara Street and the south end of Santa Rosa Street. 9.1.7 Council of Governments The City shall ask the San Luis Obispo Council of Governments (as the designated Metropolitan Planning Organization) to: A. Monitor the pattern of development throughout San Luis Obispo County and provide feedback to agencies on its impact on the transportation system. B. Sponsor a study that addresses the traffic needs of regional corridors that serve east -west traffic between San Luis Obispo and the coast to include an evaluation of: 1. Reconstructing the Santa Rosa Street interchange to improve Route 101 /Route 1 connections. 2. Widening Santa Rosa Street to six lanes between Olive Street and Foothill Boulevard. 3. Constructing an underpass or an overpass at Foothill Boulevard and Santa Rosa Street to reduce intersection congestion. 4. Constructing a reliever route for Route 1. This study should be conducted within the context of the City's transportation policies and priorities. 9.1.8 Dalidio /Madonna Road /McBride Development As part of any proposal to further develop the Dalidio- Madonna - McBride Area, the alignment and design of a road connecting Prado Road (west of Route 101) with Los Osos Valley Road shall be evaluated and established. 2 -26 ' t city Of Circulation WarwL &MI IL11:5 mispo THE GENERAL, PLAN 9.1.9 Main - Madonna Area Development As part of any proposal to further develop the Maino- Madonna Area, the need for - and design of a frontage road paralleling the west side Route 101 between Marsh Street and Madonna Road shall be evaluated. 9.1.10 Streetscapes and major roadways. In the acquisition, design, construction or significant modification of major roadways (highways / regional routes and arterial streets), the City will promote the creation of "streetscapes" and linear scenic parkways or corridors that promote the City's visual quality and character, enhance adjacent uses, and integrate roadways with surrounding districts. To accomplish this, the City will: A. Establish streetscape design standards for major roadways; B. Encourage the creation and maintenance median planters and widened parkway plantings; C. Retain mature trees in the public right -of -way; D. Emphasize the planting and maintaining California Native tree species of sufficient height, spread, form and horticultural characteristics to create the desired streetscape canopy, shade, buffering from adjacent uses, and other desired streetscape characteristics, consistent with the Tree Ordinance or as recommended by the Tree Committee or as approved by the Architectural Review Commission. E. Encourage the use of water - conserving landscaping, street furniture, decorative lighting and paving, arcaded walkways, public art, and other pedestrian- oriented feataures to enhance the streetscape appearance, comfort and safety. F. Encourage and where possible, required undergrounding of overhead utility lines and structures. G. When possible, signs in the public right -of -way should be consolidated on a single, low- profile standard. 2 -27 city tai r MI juls om Figure 4: Transportation Capital Projects Circulation 2 -28 FIGURE 4: TRANSPORTATION CAPITAL PROJECTS I. Alternative Transportation and Design Projects A. Transit Programs: include projects identified in the adopted Short Range Transit Plan; maintain a downtown shuttle service as part of the City's overall transit system (re 2.8 — 2.12) B. Bike Lanes and Paths: Compete a continuous network of bike lanes and paths by 2000 (re # 3.3 and Objective #3, page 7) C. Railroad Bicycle Path: Obtain railroad right -of -way to establish a separated bike path and pedestrian trail re 3.13) D. Pedestrian Paths and Sidewalks: Complete a "Pedestrian Transportation Plan" and program the construction of pedestrian facilities (re 4.7, 4.8) E. Neighborhood Traffic Management: Install traffic control facilities and devices in neighborhoods to support the street classification standards (re 5.2, 6.5 and 6.6) F. Livable Streets: Adopt standards, redesign and landscape arterial streets to improve their livability (re 8.5, 8.12, 14.10) G. Highway 101 Visual Enhancement: Work with Caltrans and the County to enhance the visual character of Highway 101 (re 14.7) Il. Potential Major Street Network Changes Projects Project # Street Section Description of Potential Change Lead Primary Funding p g Implementation Agency Responsibiity New Loads A.1 Prado Road Build to Highway /Regional Route standards w/ Class I bike paths City Development (1) Build if Dalidio area develops & bridges for wildlife corridors (City Limits to Broad Street) A.2 Prado Road Build to Parkway Arterial Street standards (Freeway W / to City Development Build if Dalidio area develops Madonna Road) A.3 Buckley Road Extend as Arterial Street westward to South Higuera St City Development Build if development occurs A.4 Bullock Lane Extend a Residential Collector to connect with Tank Farm Road City Development Build if Orcutt area develops A.5 Sacramento Extend as Commercial Collector to connect with Orcutt Road at City Development Build if area south of Orcutt Drive Duncan Road develops 2 -28 a a ty car mairmse 511 j.1 i.Ii llii is t THE GENER AL PLAN Circulation A.6 Bishop Street Extend Bishop Street to connect with South Street City City CIP Project, will require redesign of South -Broad intersection A.7 Sante Fe Road Extend road to connect with Prado Road (extended) City /County Development Build if area north o- Tank Farm develops Road Widening Projects B.1 Higuera Street Acquire property and widen to allow four travel lanes, center turn CIP Project and as adjoining (High to Marsh) lane, bike lanes, etc., & implement Downtown Plan concepts Cit y y Cit parcels redevelop Orcutt Road Build as adjoining parcels 132 (Broad to Complete widening to 4 lanes City Development/City develop or redevelcp and fill in Johnson) gaps Tank Farm Road B.3 (S. Higuera to Widen to Parkway Arterial standards City / County Development Build as part of Airport Area development Prado Road BA (Higuera west to Widen street and bridges to 4 lanes City Development/City Secure ROW and construct as area develops South Higuera St B.5 (Madonna to City Complete widening to 4 lanes City Development/City Capital Improvement Project Limits) Los Osos Valley B.6 Toad (Madonna Widen to Parkway Arterial standards City Development Build if Irish Hills area develops to Highway 101) B.7 Santa Rosa (Olive to Foothill) Install turn lanes and median access controls (see Appendix D) City State / City State /Federal Programs Freeway Interchanges CA Prado Road (3) Interchange Build full interchange at 101 Caltrans Development Build if funding secured from Airport area and Calidio area development C.2 Los Osos Valle Road Y Modify ramps Caltrans State/ Development Needed when LOVR widened as Parkway Arterial from Madonna to Freeway (project 2.20 myor Circulation .sm1uusotms o ERA PLAN Interchange B.6) 2 -30 Route 101/ Santa C.3 Rosa Changes to ramp system (2) Caltrans State STIP Interchange CA Brolad Street @ Close north on and north off ramps Caltrans State State Program Other Projects Monterey St D.1 (Santa Rosa Preserve right -of -way for up to 4 lanes & other uses City City Capital Improvement Project north to Grand) D.2 Orcutt Road (at Build an overpass at the railroad City the Railroad) State Subject to State funding priorities PrefuOs Cyn Rd D.3 (Los Osos Valley Install landscaped median City Needed to improve the street's City Rd west) visual quality D.4 Garden Street Establish one (1) travel lane with pedestrian enhancements with (Marsh to City Accomplish as part of possible closure in the future Higuera) City implementing a downtown master plan Broad Street (Palm to Higuera) Close streets consistent with D.5 Close streets, maintain services access, expand Mission Plaza City Monterey Street City the Conceptual Physical Plan (Nipomo to for the City's Center y Broad) NOTES 1) "Development" means that the proposed changes to the street system would be paid for by the developers of adjoining property or properties that directly impact the street section or facility. In general, development- funded projects will be constructed at the time that development occurs. However, projects may be built prior to development when it is necessary to complete an important circulation link. In these cases, future developments may be assessed for existing improvements. 2 -30 City Of Circulation S—,N I1 tL4,I i oIiI 1)0 IMMMEMENW- THE GENE 2) Freeway access should be improved at the Route 101 1 Route 1 interchange by maximizing the use of existing street corridors and minimizing the removal of buildings. 3) The design of the Prado Road interchange and modifications to the ramp system for the Los Osos Valley Road interchange will be determined as part of Project Study Reports (PSRs) required by CalTrans. The alignment of Prado Road northwest of Route 101 and its connection point to Madonna Road will be coordinated with the City's consideration of pians to expand commercial development consistent with the General Plan Land Use Element. 2 -31 C:IVY q Circulation Al THE GENERAL PLAN TRUCK TRANSPORTATION INTRODUCTION The delivery of most goods and materials to businesses in San Luis Obispo is done by trucks. Delivery services are essential to the functioning of the city. However, commercial trucks can cause traffic congestion in the downtown, and create noise and safety problems in residential areas. The following policies and programs spell out how the city intends to manage delivery services so that problems associated with truck transportation are minimized. POLICIES AND PROGRAMS 10.0 Policies 10.0.1 Truck Routes Commercial trucks should use the City's established truck routes. 10.0.2 Downtown Truck Deliveries When the level of congestion on downtown streets reaches LOS "D," truck deliveries should not be made during peak traffic periods. 10.1 Programs 10.1.1 Idling Trucks Trucks should turn off motors when parked. The City will work with the Air Pollution Control District (APCD) for guidance in establishing standards that address air and noise pollution from idling trucks. 10.1.2 Home Occupations The City's Home Occupation Permit Regulations should be amended to ensure that commercial trucks are not used to make regular deliveries to home occupations in residential areas. 10.1.3 Truck Route Plan As part of this element, the City adopts the truck route plan shown on Figure #5. 10.1.4 Commercial Loading Zones The City will continue to provide reserved commercial truck loading zones in all appropriate downtown areas. 10.1.5 Truck Delivery Ordinance If level of service (LOS) standards are exceeded, the city will adopt an ordinance that limits delivery times for commercial trucks in the commercial core. 2 -32 city0f. Circulation THE GENERAL, PLAN Figure 5: Truck Route Map t � FOOTHILL 4 1 r r' Ca �f ,R if r� fi3 +O p ' SPIJ'C'ii Y• . a W-- j a Truck Route Legend Figure 5 - Truck Route Map EXISTING TRUCK ROUTE FUTURE TRUCK ROUTE C ra.v 2 Wes -- City Limits htd�ide�l a?€7yCily'ef'satsi isYYakxo_ GIs Division 2 -33 city 0[* sin LUIS ol',i spo THE GENERAL PLAN AIR TRANSPORTATION INTRODUCTION Circulation San Luis Obispo city and county are served by the county -owned airport located off Broad Street near Buckley Road. The airport allows people to fly private aircraft and to use commercial carriers to connect with national and global commercial carriers. The following policies and programs address the continued use of the county airport. 11.0 Policies 11.0.1 Airport Land Use Plan The City should respect the recommendations of the Airport Land Use Plan as it relates to noise and safety concerns. 11.0.2 County Airport The County airport should provide for general aviation and commuter air service to San Luis Obispo. 11.0.3 Compatible Land Uses The City and the County should regulate land use surrounding the airport so that it is compatible with airport operations and does not threaten the continued use of the airport. 11.0.4 Development Projects The City will require development projects and subdivisions within Airport Planning Zones #1 through #4 to include measures that protect the health, safety and comfort of residents and employees. 11.0.5 County Aircraft Operations The City should encourage the County to continue to appropriately address aircraft operations so that noise and safety problems are not created in developed areas or areas targeted for future development by the City's Land Use Element. 11.0.6 Public Transit Service Public transit service should be encouraged to serve the county airport as soon as practical. 11.1 Programs 11.1.1 Environmentally Sensitive Aircraft The City should work with the County Airport Land Use Commission to encourage the use of quieter and more environmentally sensitive aircraft. 11.1.2 Update of the Airport Land Use Plan The City shall encourage the County Airport Land Use Commission to complete its update of the Airport Land Use Plan for the San Luis Obispo County Airport. 2 -34 cl prof Circulation S%,X1)1LtIS c B1S'P0 THE GENERAL., PLAN RAIL TRANSPORTATION INTRODUCTION The Southern Pacific Transportation Company owns and maintains a railroad that extends through the county. AMTRAK uses the Southern Pacific line to provide passenger service to San Luis Obispo with connections to the San Francisco and Los Angeles metropolitan areas, and other coastal cities. Rail transportation is energy efficient and can provide convenient connections to destinations throughout the state. The following policies identify how the city supports rail service. 12.0 Policies 12.0.1 Interstate Rail Service The City supports increased availability of rail service for travel within the state and among states. 12.0.2 County Rail Service The City supports increased availability of rail service for travel within the county. 12.0.3 State and Federal Programs State or federal programs that support passenger rail service to San Luis Obispo should be maintained and expanded. 12.0.4 Transit Service Connections The City should provide transit service to the train station in accordance with its Short Range Transit Plan. 12.0.5 Intra -city Transportation Needs The City supports using the railroad right -of -way to help meet intra -city transportation needs. 12.1 Programs 12.1.1 Daily Train Connections There should be daily train service connecting San Luis Obispo with points north and south, with departures and arrivals in the morning and evening, to complement the current mid - afternoon long- distance Amtrak service. 12.1.2 Intra- county Rail Service The San Luis Obispo Council of Governments should evaluate the feasibility of passenger rail service to connect points within the county. 2 -35 city of Circulation &III WIS 0BISj)0 RAL PLAN PARKING MANAGEMENT INTRODUCTION San Luis Obispo's central business district includes the highest concentration of commercial, office and governmental uses in the city. Parking is needed for patrons of downtown businesses, tourists and employees. Use of curb -side parking in residential areas can affect the character of these areas. The following policies identify the City's role in providing and managing downtown parking and addressing neighborhood parking needs. Commercial Parking 13.0 Policies 13.0.1 Alternative Transportation To reduce congestion, people working in the commercial core should use alternative forms of transportation to get to and from work. Workers who do drive individual vehicles should use parking structures or common facilities rather than curb parking. 13.0.2 Curb Parking Curb parking in the commercial core is intended for short-term use by those visiting businesses and public facilities. 13.0.3 City Parking Programs City parking programs will be financially self supporting. The City, County, merchants, business owners and users of parking spaces should provide the funds needed to maintain and create parking spaces. 13.1 Programs 13.1.1 Parking Management Plan The City will periodically update its Parking Management Plan, 13.1.2 Monitor Public Parking The City will monitor the use of public parking in the commercial core. 13.1.3 Park and Ride Lots The City will work with Caltrans to consider park- and -ride lots that serve commute purposes. 13.1.4 Parking Structures Additional parking structures should only be built after a comprehensive parking study (that includes the evaluation of alternative transportation possibilities) is completed and its results considered. 2 -36 ClWof Circulation THE GENERAL PLAN �.. ... ._ 13.1.5 Curb Parking Evaluation The City will work with the Business Improvement Association (BIA) to evaluate the use of curb space in the downtown and identify opportunities for creating additional parking spaces. 13.1.6 Downtown Trolley The City should continue to operate the downtown trolley as a parking management tool to reduce congestion. Neighborhood Parking Management 14.0 Policies 14.0.1 Residential Parking Spaces Each residential property owner is responsible for complying with the City's standards that specify the number, design and location of off - street parking spaces. 14.1 Programs 14.1.1 Neighborhood Parking Permits Upon request from residents or other agencies, the City will evaluate the need for neighborhood parking permit programs or other parking management strategies in particular residential areas. SCENIC ROADW"S INTRODUCTION The following provisions address the scenic importance of local roads and highways in the San Luis Obispo area. 15.0 Policies 15.0.1 Views The City will preserve and improve views of important scenic resources form streets and roads. In particular, the route segments shown in Figure 6 and the Conservation and Open Space Element are designated as scenic roadways. A. Development projects shall not wall off scenic roadways and block views. B. Development projects, including signs, in the viewshed of a scenic roadways shall be considered "sensitive" and require architectural review. 15.0.2 Scenic Routes The route segments shown on Figure 6 and in Figure 11 of the Conservation and Open Space Element — Scenic Roadways Map - -are designated as scenic roadways. 15.0.3 Development Along Scenic Routes Development along scenic roadways should not block views or detract from the quality of views. 2 -37 City of Circulation smi tuls UmSpo THE GENERAL PLAN A. Projects in the viewshed of a scenic roadway should be considered as "sensitive" and require architectural review. B. Development projects should not wall off scenic roadways and block views. C. As part of the city's environmental review process, blocking of views along scenic roadways should be considered a significant environmental impact. D. Signs along scenic roadways should not clutter vistas or views. E. Street lights should be low scale and focus light at intersections where it is most needed. Tall light standards should be avoided. Street lighting should be integrated with other street furniture at locations where views are least disturbed. However, safety priorities should remain superior to scenic concerns. 15.0.4 Public Equipment and Facilities The City and other agencies should be encouraged to avoid cluttering scenic roadways with utility and circulation - related equipment and facilities. A. Whenever possible, signs in the public right -of -way should be consolidated on a single low- profile standard. B. Public utilities along scenic highways should be installed underground. C. The placement of landscaping and street trees should not block views from Scenic Routes. Clustering of street trees along scenic roadways should be considered as an alternative to uniform spacing. D. Traffic signals with long mast arms should be discouraged along scenic roadways. 15.0.5 County Role The County should protect and enhance scenic roadways that connect San Luis Obispo with other communities and recreation areas. 15.0.6 Scenic Highways The City will promote the creation of Scenic Highways within San Luis Obispo and adjoining county areas. This support can happen when: A. Reviewing draft county general plan elements or major revisions to them. B. Reviewing changes to the Regional Transportation Plan (RTP) as a member agency of the San Luis Obispo Council Regional Transportation Agency. C. Reviewing development projects that are referred to the city that are located along routes shown in the Conservation and Open Space Element. 15.0.7 Designation of Scenic Highways The City will advocate that the California Department of Transportation (Caltrans) or the County designate qualifying segments of Highways 1, 101 and 227 as Scenic Highways. 15.1 Programs 15.1.1 Visual Character The City will participate with Caltrans, the county and other cities to establish a program for enhancing the visual character of the Highway 101 corridor 2 -38 City of &VI ILIIS C)BIS O m"NIM Circulation Scenic Roadways Map v Aila -..... Clty Lunti Hioa U"I4 VA us AAtdIIfU tSq"f Vdlfae ���� Hi@?a aa'i4o�se?ate isrimr_ Vase 01sldaCfty Liam Figure 6 - Scenic Roadways Map 0 0 .b CiF$ Qil►r -- tkanix5al:eGSaycnynf5 La Si ?her: 1 i GIS O.r, ion 2 -39 c.rtr��c� Circulation III lul., otilspo THE GENERAL PLAN 15.1.2 Architectural Review Guidelines The City will revise its Architectural Review Guidelines to incorporate concern for the protection of views and vistas from scenic roadways. 15.1.3 Street Corridor Landscaping The City will adopt a street corridor landscaping plan for scenic roadways. Indigenous species will be used unless shown to be inappropriate. 15.1.4 Billboards Both the City and the County should enforce an amortization program for the removal fo billboards along scenic roadways. 15.1.5 Sign Regulations The City will amend its sign regulations to prohibit billboards along designated scenic roadways. CIRCULATION ELEMENT IMPLEMENTATION, PROGRAM FUNDING AND MANAGEMENT INTRODUCTION The following policies should guide city departments in budgeting for and implementing this Circulation Element. 16.0 Policies 16.0.1 City and Regional Growth The City should focus efforts on managing city and regional growth because they are the principal causes of traffic increases. 16.0.2 Encourage Alternative Transportation Programs that reduce dependence on single- occupant vehicles and encourage the use of alternative forms of transportation should be implemented first. 16.0.3 City Funding The City's Financial Plan and Capital Improvement Program (CIP) should support the programs, plans and projects identified in this Circulation Element. 16.0.4 Non - Vehicular Program Objectives Funding for street projects and parking structures should not prevent the city from meeting its non - vehicular program objectives. 16.0.5 Cost Allocation The City should allocate more of the cost of constructing and maintaining facilities that accommodate automobile use to the users of these facilities. 16.0.6 Alternative Transportation Costs The City should reduce user costs for alternative forms of transportation- 2-40 GItyo;. Circulation ova �.XI11L1IS 0Bl4 )0 T l ENERAL PLAN 16.0.7 Development Project Costs Development projects should bear the costs of new transportation facilities or upgrading existing facilities needed to serve them. 16.0.8 Transportation System Costs Mechanisms for spreading the cost of transportation systems among the users of the systems, the City and County, and State and Federal agencies should be developed. 16.0.9 Transportation Services Management The City should reorganize and expand its transportation programs to improve the planning, delivery and management of transportation services. 16.0.10 Circulation Element Update The City intends to update its Circulation Element every five years. 16.0.11 Development Proposal Evaluation The City shall evaluate development proposals to determine their effect on the entire community. 16.1 Programs 16.1.1 Transportation Work Program Transportation Work Program will be incorporated into each City Financial Plan. The work program must be consistent with the Circulation Element, will cover a four -year period, and will establish: A. Implementation schedules for all City transportation programs and projects including those described in the Circulation Element. B. A comprehensive funding strategy which identifies funding for each program type by source and amount. 16.1.2 Transportation Impact Fee The City will adopt a transportation impact fee ordinance that requires developers to fund projects and programs that mitigate city -wide transportation impacts associated with their projects. 16.1.3 Evaluation of Alternatives Prior to implementation of a project identified in this element, it shall be thoroughly reevaluated. The reevaluation shall include the analysis of alternatives that can achieve the desired results at lower costs and with less environmental impacts. Alternatives include: A. Other projects listed in the Circulation Element; or B. Projects made feasible by new or improved technology not existing when this Element was adopted. 16.1.4 Evaluate Transportation Effects Major development proposals to the City will include displays of the proposal's interfaces with nearby neighborhoods, and indicate expected significant qualitative transportation effects on the entire community. 2 -41 ,.111 Wli OBISPO cll � APPENDICES Circulation Appendix A: Level of Service (LOS) Definitions Appendix B: Scenic Roadway Survey Methodology Appendix C: Summary of Circulation Element Projects & Programs Appendix D: Operational Changes to Santa Rosa Street Appendix E: List of Streets and Estimated ADT /LOS Appendix F: City Council Resolution Adopting This Circulation Element 2 -42 city0l' Circulation &NI111UhS 0UJS 0 THE GENERAL PLAN APPENDIX A LEVEL OF SERVICE DEFINITIONS Street Segments Level of services (LOS) is a qualitative measurement of the degree of congestion on a roadway. LOS is described by a letter scale from A to F. "A" represents the best service and "F" represents the worst service. LOS E occurs when the volume of traffic approaches the road's capacity. LOS E is characterized by low operating speeds and numerous delays with much congestion. LOS F represents a forced flow situation with more traffic attempting to use the road than it can handle. LOS F is characterized by stop- and -go traffic with numerous, lengthy delays. The photographs (taken from the Highway Capacity Manual) illustrate the six grades of level of service. The level of service on urban streets and intersections are described with the same scale and have similar congestion associated with them.. Level of Service Definitions Level of Volume Service Description of Signalizes; Intersections Capacity (LOS) Ratio A Little or no delay (under 5 seconds per vehicle. Most vehicles arrive during the green phase and do not stop at all. 59 Minimal delays in the range of 5 — 15 seconds per vehicle. Generally occurs B with good progression and short cycle lengths. An occasional approach .60-.69 phase is fully used. Acceptable delays in the range of 15 — 25 seconds per vehicle. Individual C cycle failures may begin to appear at this level, and most drivers feel somewhat restricted. A significant number of vehicles stop, although many .70-.79 still pass through the intersection without stopping. Moderate delays in the range of 25 — 40 seconds per vehicle. The influence D of congestion becomes more noticeable, with drivers sometimes having to wait through more than one red indication. Individual cycle failures are 80 _ 89 noticeable. Queues develop but dissipate rapidly. Significant delays in the range of 40 — 60 seconds per vehicle. This is E considered to be the limit of acceptable delay. Individual cycle failures are frequent occurrences, with long queues forming upstream of intersections. 90 _ 99 Drivers may have to wait through several red indications. Represents jammed conditions with excessive delays of over 60 seconds F per vehicle. This condition often occurs with over - saturation, when arrival flow rates exceed the capacity of the intersection. Resulting queues may ' 1.0 block upstream intersections. Source: Highway Capacity Manual, Transportation Research Board, 1985 2 -43 clyo� u �IS���� Circulation lul THE GENERAL PLAN APPENDIX B SCENIC ROADWAY SURVEY METHODOLOGY 1. Identify the visual resources. 2. Conduct field investigations: A. Identify the Freeway, Highway - Regional Routes and arterial streets (reference Figure #2). B. Designate points of view along each street. C. Record observations. 3. Transfer field observations onto a worksheet and assign valences to each visual unit. 4. Multiply good or fair or poor (3, 2, 1) views by major or minor (2, 1) assessments. A. Good (3) Major visual unit (2) B. Fair (2) X or = 1 -6 C. Poor (1) Minor visual unity (1) 5. Sum the products for each point to determine a visual index value at each point. 6. Calculate the statistical mean, median, and mode. 7. Categorize the visual quality index numbers into High, Moderate, and Low classifications. 8. Map the Scenic Roadways with a High or Moderate classification. 2 -44 .I, Circulation THE GENERAL spa... APPENDIX C SUMMARY OF CIRCULATION ELEMENT PROJECTS AND PROGRAMS Reference Summary Description New Program Expanded .. Program Trip Reduction Objective 6 Education Programs for Alternative Transportation X Objective 17 City Employee Tellecommute Guidelines X 1.4 Downtown Congestion Reduction X 1.8 Route 1 Trip Reduction Efforts X 1.9 Trip Reduction Plan for City Employees X 1.10 Voluntary Employer Trip Reduction Program X Transit Programs 2.4 Cal Poly / Cuesta "No Fare" Transit Programs X 2.8 Long -Range Transit Plan X 2.9 Bulk -Rate Transit Pass Program X 2.10 Downtown Trolley System X 2.11 Cuesta Commute Bus Service X 2.12 Centralize Transit Service Management X 2.13 Comprehensive Marketing Program Bicycle Transportation 3.3 Complete Bikeway Network X 3.8 Cal Poly Incentive Program X 3.9 Bicycle Transportation Plan Update X 3.10 Cal Poly & Cuesta Bicycle Plans X 3.11 Cal Poly & Cuesta Master Plan Updates X 3.12 Modifications to Zoning Regulations X 3.13 Railroad Bicycle Path X Walking 4.5 (A) Install Crossing Controls X 2 -45 city Of &XII Ims, Or;3iipo �w HA G Circulation Reference Summary Description New Program Expanded . .. Program 4.5 (B) Downtown Bulb Outs & Crosswalks X 4.5 (C) Median Islands at Intersections X 4.7 Prepare Pedestrian Transportation Plan X 4.8 Sidewalk Installation X 4.9 Handicapped Ramp Program X 4.10 Suggested Route to School Program X Street Standards 5.3 Joint City / County Design Standards X 5.4 Subdivision Regulations Revisions X Neighborhood Traffic Management 6.5 Neighborhood Traffic Management Plans X 6.6 Neighborhood Protection Methods X 6.7 Traffic Calming Workshops X 6.8 Other Neighborhood Traffic Studies X 6.9 Managed City Vehicle Routing X Traffic Flow 7.1 Traffic Management Priorities X 7.6 Ongoing Traffic Monitoring X 7.7 Transportation Surveys X 7.8 Computerized Traffic Model X 7.9 HOV Lane Evaluation X Street Network Changes 8.8 Building Setback Lines (Projects on Figure #4) Prado Road (A.1) X (establish as part of Margarita Area Specific Plan) (establish as part of Prado Road (A.2) X Dalidio Area Development Plan) Buckley Road (A.3) X (work with county to establish alignment) 2 -46 :1tv of Circulation m .5.,111 11.115 i1t31S 3 THE GENERAL PLAN 2 -47 Bullock Lane (A.4) X (establish as part of Orcutt Area Specific Plan) Sacramento Drive (A.5) X Bishop Street (A.6) X Sante Fe Road (A.7) X (work with County to establish alignment) Higuera Street (B.1) X Orcutt road (B.2) X Tank Farm Road (B.3) X Prado Road (B.4) X South Higuera (B.5) X Los Osos Valley (B.6) X (work with county to establish requirements) Santa Rosa Operational Improvements (B.7) X (work with CalTrans) Prado Road Interchange (C.1) X (work with CalTrans) Los Osos Valley Interchange (C.2) X (work with CalTrans) Santa Rosa / Route 101 Interchange (C.3) X (work with CalTrans) Monterey Street (D.1) X Orcutt Road Overpass (D.2) X 8.9 Prado Road as Route 227 X 8.10 Project Study Report: Prado Road Interchange X 8.11 Landscape Plans and Standards X 8.12 Commercial Core Street Design Analysis X 8.13 Santa Barbara — Santa rosa Street Connection X Study 8.14 North Coastal Routes Transportation Study X 8.15 Dalidio Area Connector Road Study X 8.16 Maino- Madonna Area Frontage Road Study X Figure #4 Street Network Changes Coordination X Figure #4 City- Sponsored Street Network Changes (1) Bishop Street Extension (A.6) X 2 -47 otv 017 "All) Itil. OBBI)O THE GEN Circulation Reference Summary Description New Program Expanded ., Program Higuera Street Widening (B.1) X Santa Rosa Operational Improvements (B.7) X Route 1 — 101 Interchange (C.3) X Broad Street Ramp Closures (C.4) X Orcutt Road Overcrossing (D.2) X Prefumo Road Medians (D.3) X Garden Street Modifications (D.4) X Downtown Broad - Monterey Streets X Modifications (D.5) Truck Routes 9.3 Truck Idling Regulations X 9.4 Home Occupation Permit Regulations X 9.6 Provision of Commercial Loading Zones X 9.7 Commercial Truck Parking Regulations X Air Transportation 10.6 Transit Service to Airport X 10.7 Environmentally Sensitive Aircraft X 10.8 Airport Land Use Plan Update X Parking Management 12.4 Update Parking Management Plan X 12.5 Monitor Downtown Parking Use X 12.6 Park & Ride Lot Analysis X 12.8 Downtown Curb Space Utilization Study X 13.2 Neighborhood Parking Permit Programs X Scenic Roadways 14.8 Highway 101 Corridor Enhancement X 14.9 ARC Guidelines Revision X 14.10 Landscape Plans for Scenic Roadways X 14.11 Billboard Abatement Program X 1412 Billboard Controls X 2 -48 cftyof Circulation =&S. ,$Xi WIS (lm: -j: o THE GENERAL. PLAN Element Implementation 15.10 5 -Year Circulation Element Updates X 15.12 Transportation Work Program X 15.13 Transportation Impact Fee Program X 15.14 Capital Projects Reevaluation X 15.15 Major Projects Impact Reporting X Number of Programs 69 20 10 (1) City sponsored street projects are those listed on Figure #4 and referenced above where: • The City is identified as the "lead agency," and The City has primary funding responsibility or the street project is not associated with new development. 2 -49 City of Circulation THE GENERAL PLAN � APPENDIX D OPERATIONAL CHANGES TO SANTA ROSA STREET Project Intersection Description B.8 (a) Santa Rosa /Foothill Construct an east -bound right turn lane on Foothill B.8 (b) Santa Rosa /Olive Construct a north -bound right turn lane on Santa Rosa B.8 (c) Santa Rosa/Walnut Construct a west -bound left turn lane and an east -bound left turn lane on Walnut 2 -50 J Myof THE GENERAL PLAN APPENDIX E LIST OF STREETS AND CURRENT ADT /LOS ESTIMATES Commercial Collector Circulation Capitolio (Broad — Sacramento) EI Mercado (S / Madonna) Industrial (Broad — Sacramento) Palm (Chorro — Santa Rosa) Sacramento (Orcutt — Industrial) Santa Fe (Buckley — Prado) E / Broad S / Madonna E / Broad W / Osos 5,100 9,500 2,300 4,700 8 -13 -92 -- 8 -15 -91 -- -- 4 -4 -92 - - 11 -12 -92 - Residential Collector Augusta (Bishop — Laurel) W / Laurel 2,900 6 -26 -91 -- -- Bishop (Johnson — Broad) W /Johnson 2,700 3 -22 -90 -- -- N / Murray 4,400 1 -15 -92 -- -- Broad (Foothill — Lincoln) S/ Serrano 2,500 1 -30 -92 -- -- E / Osos 5,300 10 -15 -92 -- -- Buchon (High — Johnson) W / Carmel 1,700 3 -18 -88 - -- Bullock (Orcutt — Tank Farm) S / Orcutt Chorro (1) (Palm — Highland) N / Lincoln 11,000 1 -15 -92 -- Flora (N / Southwood) S / Sydney 800 12 -18 -92 - Fredricks (Grand — Hathaway) W / Kentucky 1,200 10 -18 -92 -- -- High (Broad — Higuera) E / King 2,700 2 -6 -92 -- -- Highland (Ferrini — Patricia) W / Stanford 2,400 3 -22 -90 - -- Laurel (Johnson — Flora) Lincoln (Broad — Chorro) W / Chorro 3,700 1 -15 -92 -- Margarita (E / Higuera) E / Higuera 2,600 7 -10 -91 -- Mill (Grand — Chorro) W /Pepper 2,300 7 -23 -92 -- - Oceanaire (LOVR — Madonna) S / Lakeview 1,900 8 -07 -86 2 -51 MY Of S'111 US ol:3 spo THE GENERAL PLAN Circulation 2 -52 N / Foothill 3,900 4 -4 -92 Patricia (N /Foothill) S / Foothill Pismo (Higuera — Johnson) W / Johnson 4,200 5 -7 -92 -- - Prefumo (LOUR — CL) W / LOVR 3,400 10 -8 -92 -- -- Ramona (Patricia — Broad) W / Broad 4,500 1 -16 -92 -- — San Jose — La Entrado (Ramona — Luneta) S / Foothill 1,200 12 -12 -88 -- -- San Luis (Calif — Andrews) E / California 1,700 4 -9 -92 -- -- Southwood ( E / Laurel) E / Laurel 1,800 11 -30 -88 -- -- Sydney (Flora — Johnson) E / Johnson 1,700 10 -10 -86 -- -- Residential Arterial Broad (South — Pismo) -- -- A 1991 California (Taft — Cal Poly) -- m•• A — B 1991 Foothill (Broad — CL) -- -- A 1991 Grand (Mill — Cal Poly) -- -- A 1991 Johnson (Pismo — Orcutt) -- A 1991 South (Beebe — Broad) -- -- A 1991 Arterial Broad (Pismo — Higuera) -- - A -F 1991 Buckley (Broad — Higuera) -- -- A 1991 California (Taft — San Luis) -- -- A 1991 Chorro (Palm — Pismo) -- -- A -C 1991 Foothill (Broad — California) -- -- A -D 1991 Highland (Ferrini — Cal Poly) -- - A 1991 Higuera (Johnson — City Limits) -- -- A -E 1991 Johnson (Pismo — Monterey) - A 1991 Laurel (Johnson — Orcutt) - A 1991 Los Osos Valley (Route 101 — Higuera) -- - B -D 1991 2 -52 city Of SAIII 1111S OBISPO AL PLAN Circulation Street Segment Count Location ADT (2) Count LOS Year r , Los Osos Valley (North City Limits / Madonna) -- - A 1991 Madonna (Higuera — LOVR) -- - A -C 1991 Marsh (Higuera — California) - -- A -B 1991 Monterey ( Chorro —Route 101) A -F 1991 Orcutt (Broad — Tank Farm) - -- A -C 1991 San Luis (California — Johnson) -- - A 1991 Santa Barbara / Osos (Broad — Higuera) - A -D 1991 Santa Rosa (Walnut — Pismo) -- -- A -C 1991 Parkway Arterials Los Osos Valley (Madonna — Route 101) - -- A 1991 Prado (Route 101 — Madonna) -- - NA Tank Farm (Higuera — Orcutt) - -- A 1991 Highway / Regional Routes Broad ( S / South) -- -- A -D 1991 Foothill (CL — Los Osos Valley) -- A 1991 Los Osos Valley (W / City Limits) -- -- A 1991 Orcutt (S / City Limits) -- - A 1991 Prado (Route 101 — Broad) -- -- A 1991 Santa Rosa (N / Walnut) -- - A -C 1991 South Higuera (S / City Limits) -- -- A 1991 Freeway Route 101 (throughout) -- -- A 1991 NOTES 1) For Chorro Street, north of Lincoln Street, the maximum ADT goal is 5,000 ADT. 2) Traffic counts will be different for various segments of a particular street. 3) In some cases, a range of LOS ratings are shown on Appendix E for "Arterial' streets because of the variability of traffic flow conditions along a particular corridor; and some street segments approaching intersections may have poorer LOS than shown in this table. 2 -53 city of Circulation THE ERAL PLAN APPENDIX F 2 -54 c`,1X.yof Circulation s'111 Luis oms THE GENERA, PLAN APPENDIX F RESOLUTION NO.. 8376(1 "4 Series) A RESOLUTION OF THE SAN LUIS OBISPO CI'T'Y COUNCIL ADOPTING A REVISED C IRCiILAT1ON E LEMEN r OF THE GENERAL PLAN, MAKING ENVIRONMENTAL FINDINGS AND RESCINDING THE SCENIC HIGHWAY ELEMENT The Council of the City of San Luis Obispo resolves as follows; 1. ReeUgo of Pr4l e:dings The City Council has reviewed and considered. the Planning Commission recommendatiom, the staff recommendation, correspondence, and public testimony concerning the revised Circulation Element, The City Council has reviewed and considered the draft EnvirUaunental Impact Report (FIR) and EIR Supplement, and comments and responses to them. Drafts of the revised Circulation rlernent have been widely available for review and comment by Interested agencies and individuals. �. �,ia;s�n eft a1.Sor�si.der�ta The City Council has certified the final EIR as accurate and complete and prepared pursuant to the California Environmental Quality Act. (GEQ ) and the State and City CEQA Guidelines (reference Resolution $392). These items are on file in the off-ice of the City Cleric. Th.e City Council has considered bow changes to the Circulation Element made during the hearings may affect the environment, and has determined that further environmental review is not needed because, the adopted Circulation Element proposes projects and programs that are within the scope of projects, programs and alternative -, evaluated by the draft EIR and Supplement. 3. S=3 of Bnvi nm ntal IMpac:ts and Mit3garian No new significant environmental impacts have been raised based on change-s' made to the Circulation Element during the adoption process. Resolution L432 certifying the final EIR for the Circulation Element stipulates specific measuTa needed to mitigate the impacts of Circulation Element project.-. or including vaiemenis of overriding connridexadoru where significant impacts will not be mitigated, Supplementary, findings are included below. A. Significant, adverse impacts, despite proposed mitigation, for which findings of overriding considerations are hereby made; (1) Impacts on conversion of prince agriculture land by extending Prado Road from Madonna Road to haute 101. 2 -55 i.rlf,y Of Circulation THE GENERAL PLAN Page 2 Resolution 8376 (11994 Series) O�erri&ng C'o,* idffafio ; Project needed to ser% -e a rmopable share of anticipated tegianal growth witbin the ui.ban itserve lire, contiguous to existing; developmcrit, while preserving land oui i.de therurban resent. line, U, Empacts act Significant M.Ith Mitiption recommended by the drtalt HIR and MR Supplement and iincludc4 in the draft CiTcalatio ELerttent. (1 ) Aesthetic Impacts of sirett: exteations in resideraial areas Mitigati n gnrrima.ry, Inctu5ion of k bjective 20, Policy 8,5 and Program x,11 that calls for tht preparation of 1"r, adpe plain for city �t.rc Cts. M,011hoeftg: Proico leve.l< design and environmcmal :review. (2) 'T'rafi°ie speed in rccidential areas Mitigation Sun. man Adopting of Neighborhood 'lYtztlie Management PI= (PFOgrarn 6.5) and application of tr9fic calming mcasures wittun m�Wemisfl area (Program 6.6 ). Moni on g; City to establish €anViag traffic monitoring: program and neighborhood trmific rnanagemen Pmgruns fay Traffic congest on on arterial streets l +[iti at n: Irip Reduction programs to achieve an AVR of 1.6 rte greater (.Prog m 1.111); implementation of a ltt+trg -mnge transit plan (Program 2.8�, tstablishing transit use incentives (Program 2.9�t and evaluating the centraiixaLion of trait service (Foliry x..12;1.; pramnting biome trarnspartation (Pwgsanis 33- 3,13), prornetttg pedextraanista and impro%,in pedestrian safety (Pali 0 attd prograrnis 4.74.10), Moniterirtir, Armual t:rantpuTtaLion mmkoTlng pa)gr i (Program 7,�). 4. Internal Consist .ncw urt a1 hcreby determistes that the revised crcuiation Flemetat iii consistent with all elemenU of the, Genera. Plaat 2 -56 c1l'yof SAI I LUIS THE GENERAL PLAN Circulation Page 3, Rewilation A-1*76(1994 Serics,) 5r Con-famapm. with State L4.w andQuiddim Council hereby cletermints ftt the revised Circulation Flementeon-forms with requirements of the California Govern uent Cbdr- aud the advisory Ge"ral Plan Guidelines of the State Off= of Plannin8 and Re arch. 6. Fcj2cal of viausCiaulalllou UcMeal 'nc 198.2 General Plan Ctcuiation Element, as amended, is hereby repealed, on the effective date of the revi.sed Circtdation f- 'kmcm 1.. RM&I the General PIALI Scne jjjvlpUX Elemew Since this revised Circulation Element includes pofibft and prograrag that add:rm t1w, PrOMA60a Of SMftiC MMWay I'MUMCS, Ift 19&1 GOMF21 Plan Scenic IfighwaY dement is beTeby repealedp art the ef(wive date of ft revised :Circulation Element. Umfign Qf RMdW'4 circulation E-Ic= The revised Circulation ]Hlernent,� consisting Of text and maps dated Novernber .19,1994; on fik- in the City Cler]Cs Office, is beTeby adopted. The Public Works Director shall caow Ibe rwwly adopted (Airculation F. Cweat t.Q.: tx pubtisbcd and pm ided to 7pity officials, concerted Wrtcic% and public libraries, and to be, mWe available to the piublic at a imst not to exceed Ibe; cost of TcpToduction. 10, Ef cLjX0 Dale the newly adopted Circulation Element 4mll be effective on the thiffieth day after passage of this. Rtsolutwn. on'jwtioniof settle following roll WI Vow, seamdedby Ror-Aman , and on the ASKS~ Vir,(,t "UrTur $ettle* Council Kembtr Roal.a.%4a wnd Miiyd.r P nard C44I.Mr-11 Ve-nbmr Romero AWSWY- Cour'Cil MrMb,�V RAPPA 2-57 city of I sm) US tams Page 4: Resolution 8376 2994 Series) Circulation the foregoing resolution was passed and adopted this 29th of November, 1994. ATr ST: C)bvberk Diane & dwell APPROVED: 2 -58 ;It v 0f .&NtI Ims OBISPO THE "I 2 -59 Circulation 11 ser zit:; OBLS THE GENERAL PLAN CHAPTER 3 HOUSING Adopted: March 30, 2004 Housing Last Revised: April 4, 2006 (Council Resolution No, 9785, 2006 Series) 3 -1 >ttv o[ Housing mmummooff ::la�l7 ,g li..il� OL'ol 1� THE GENERAL PLAN CHAPTER 3 - HOUSING TABLE OF CONTENTS Foreword...................................................................................... ............................... 4 INTRODUCTION................................................. ................................. ....................,........ 5 1.0 Purpose ................................................................................. ............................... 5 1.1 Citizen Participation .................................................... ............................... ... ....... 5 1.2 Consistency with State Planning Law .......................... ........................... .......... ... 6 1.3 State Housing Element Requirements ....................... ..................................... ..... 7 1.4 General Plan Consistency ..................................................... ............................... 8 1.5 New in This Element ........................................ ............................... 8 1.6 Housing Element Organization ................................ -.......................................... 9 CommunityFactors .............................................................................. ............................... 10 CommunityOverview ....................................................................... ............................... 10 2.0 Demographic Snapshots ..................................................... ............................... 10 2.1 Housing Snapshots .............................................. .................... .......................... 12 2.2 Neighborhood Snapshots .................................................. ........................... ___ 13 GOALS, POLICIES AND PROGRAMS ................................................ ............................... 15 Overview.......................................................................................... ............................... 15 3.0 Summary of New Programs ................................................ ....................•--- ....... 15 Goals, Policies and Programs ...................................................---.... ............................ -.. 16 Goal1 Safety . . ...................................................... ........................................................ 16 3.1 Policies ................................................................................ ............................... 16 3.2 Programs .............................................. ......... .................................. ................ ...17 Goal2 Affordability . ....................................................................... ............................... 17 3.3 Policies ............................................................ ............................... ................ 17 3.4 Programs ............................................................................... .............................18 Table 2: Inclusionary Housing Requirement ................................ ............................... 19 Goal 3 Housing Conservation . ....................................................... ............................... 21 3.5 Policies ................................................................................ ............................... 21 3.6 Programs .................................... ............................... .,.. ............................... 22 Goal 4 Mixed - Income Housing ......................................................... ............................... 23 3.7 Policies ................................................................................ ............................... 23 3.8 Program ................................................................................. .............................24 Goal 5 Housing Variety and Tenure ................................................. ............................... 24 3.9 Policies ................................................................................ ............................... 24 3.10 Program .......................................................................... ............................... 24 Goal6 Housing Production ....................................................,......... ............................... 25 3.11 Policies ......................... ........................... ......... ,. ............................................ 25 3.12 Programs ................................................ ,.............................. ......................... 25 Goal 7 Neighborhood Quality ........................................................... ............................... 28 3.13 Policies ..................•....... .................................................. .......,................28 3.14 Programs ................................................... ,.. .............. .-- ........... ...................... 29 Goal8 Special Housing Needs ........................................................ ............................... 29 3.15 Policies .............................................................................. .............................29 3.16 Programs ........................................................................... ...... .......................31 Goal 9 Sustainable Housing, Site, and Neighborhood Design ........ ............................... 31 3.17 Policies .............................................................................. .............................31 3.18 Programs ........................................................................... .............................33 Goal 10 Local Preference . ............................................................. ............................... 33 3.19 Policies .............................................................................. .............................33 3.20 Programs ............................................................................ .............................34 3 -2 crty of SAII lulls THE GENERAL, PLAN Housing Goal11 Suitability ............................................................................... .............................34 3.21 Policies ............................................................................... .............................34 3.22 Program ............................................................................. .............................34 3.23 Implementation Tools ......................................................... .............................34 QUANTIFIED OBJECTIVES .................................................................. .............................40 Overview............................................................................................. .............................40 4.0 New Housing Construction Completed .................................. .............................40 4.1 New Housing Construction Objectives ................................... .............................40 4.2 Preservation of At -Risk Units ................................................. .............................41 4.3 Rehabilitation and Preservation Objectives ........................... .............................42 4.4 Quantified Objectives Summary ............................................. .............................42 Appendices............................................................................................. .............................44 (Note: Appendices A -L) ........................................................................... .............................44 AppendixM: Glossary ........................................................................ .............................45 Appendix N: Council Resolutions ...................................................... .............................46 Appendix O: State Certification .......................................................... .............................54 LIST OF FIGURES Figure 1: Downtown Planning Area ........................................................ .............................23 Figure 2: Areas to be Considered for Possible Rezoning ...................... .............................27 LIST OF TABLES Table 1: State Housing Element Requirements ...................................... ..............................7 Table 2: Inclusionary Housing Requirement .......................................... .............................19 Table 3: Resources /Incentives Available for Housing Activities ............. .............................35 Table 4: Housing Units Completed ......................................................... .............................40 Table 5: New Housing Construction Objectives ..................................... .............................41 Table 6: Rehabilitation, Preservation, and Conservation Objectives ..... .............................42 Table 7: Quantified Objectives Summary, 2001 - 2009 ......................... .............................43 3 -3 City of Housing S"N11 tuts ogee x THE GENERAL :AN Housing Element Foreword This Housing Element has been prepared to help San Luis Obispo City residents secure safe housing that will meet their personal needs and their financial circumstances, and to comply with State law. This is an amended version of the Housing Element adopted in March 2004. Appendix C, Housing Constraints and Resources, was updated with new information to meet State Department of Housing and Community Development requirements. The amendments do not change adopted policy or programs, but clarify how the Housing Element complies with State law. In addition, Chapters One through Four — the core of the Housing Element — include new graphics to add interest. This is the abbreviated version, without most of the appendices. It includes the main body of the Housing Element, Chapters One through Four, along with the City Council Resolutions adopting the Element, and State Certification. This version contains the policies and programs that explain how the City plans to help meet the community's housing needs. The appendices provide extensive background information, but not adopted programs or policies. The expanded version of the Housing Element, including Chapters One through Four, plus appendices, was approved by the City Council after considering and revising the Element at public hearings during January, February and March of 2004. The appendices include detailed information on City demographics, housing needs, residential land resources, evaluation of previous Housing Element policies, the Housing Element Update Task Force Report, and other housing - related information and are available separately at the City's Community Development Department on CD, or on the City's housing webpage at www.slocity.org. To purchase copies of the Housing Element or other elements of the General Plan, please contact the Community Development Department, City of San Luis Obispo, 919 Palm Street, San Luis Obispo, California, 93401 -3249. Phone: (805) 781 -7170. Fax: (805) 781 -7173. Web address: www.slocity.org. 3 -4 owof Housing SAn Luis 0r,1S )C" THE GENERAL PLAN INTRODUCTION 1.0 Purpose The City has prepared this document to help its citizen's secure adequate and affordable housing, and to meet State law. In addition, this Housing Element update has the following basic objectives: • To evaluate and quantify community housing needs, constraints and available resources to effectively satisfy those needs; To increase public awareness and understanding of the City's housing situation and its goals to encourage public participation in addressing those housing needs; • To provide a comprehensive document that includes goals, policies and programs to help guide community efforts to meet housing needs through informed decision - making on land use and housing choices; • To help develop more affordable housing, and a wider variety of housing, to meet the City's housing needs for the current planning period which runs from January 1, 2001 to July 1, 2009; • To track and document the effectiveness of City programs in meeting housing needs, and to evaluate opportunities for improving those programs; • To enable the City to secure financial assistance for the construction of affordable housing for very low -, low- and moderate income persons. Under State law, cities are responsible for planning for the well being of their citizens. This Housing Element is the City's strategy for meeting the housing needs of its citizens, for preserving and enhancing neighborhoods, and for increasing affordable housing opportunities for very-low, low and moderate income persons and households. It is the primary policy guide for local decision - making on all housing matters. Housing consumers, property owners, developers, elected officials, planners and others will use this Element to help make important personal, financial and business decisions that will have community - wide impact. The Housing Element also describes the City's demographic, economic and housing stock as required by State law. Last, it sets forth the goals, strategies, policies and detailed programs necessary to address projected housing needs. 1.1 Citizen Participation The Housing Element expresses the community's housing priorities, goals, values and hopes for the future. Preparing the Element is a sizable task that involves extensive community input and the work of many individuals. Under State law, local governments must be diligent in soliciting participation by all segments of the community in this effort. During preparation of this Element Update, citizen participation was actively encouraged through the following forums: ■ Eight public hearings before the Planning Commission and seven public hearings before the City Council; • Eighteen Housing Element Update Task Force meetings held over a seven month period; • Posting the Draft Housing Element on the City's website; • Public notices in local newspapers. Appendix K provides additional details regarding community outreach efforts. 3 -5 city 01. ,sAn WIS THE GENERAL PLAN Housing 1.2 Consistency with State Planning Law California cities and counties must prepare housing elements as required by State law set forth in Sections 65580 to 65589.8 of the California Government Code. The law mandates that housing elements include "an identification and analysis of existing and projected housing needs and a statement of goals, policies, quantified objectives and scheduled programs for the preservation, improvement and development of housing." This Element fulfills that requirement and provides a detailed strategy for implementing the City's housing goals through 2009. State housing goals rely on the effective implementation of housing policies at the local level -- policies found primarily in local housing elements. To ensure local housing policies are consistent with State law, the State Department of Housing and Community Development (HCD) reviews local housing elements and reports its written findings to the local government. Housing elements must also be consistent with the jurisdiction's other general plan elements and must address several specific requirements regarding the element's scope and content. Table 1 summarizes State requirements and identifies the applicable sections of the City of San Luis Obispo Housing Element and Appendices where these requirements are addressed. 3 -6 GrtV0 Housing THE GENERA, PLAN TABLE 1: STATE HOUSING ELEMENT REQUIREMENTS Required Housing Element Component Raferenee A. Housing Needs Assessment Appendix B 1. Analysis of population trends in relation to countywide trends Appendix A 2. Analysis of employment trends in relation to regional trends Appendix A 3. Projection and quantification of existing and projected housing needs Appendix A for all income groups 4. Analysis and documentation of housing characteristics, including Appendix A a. housing costs in relation to incomes; Appendix A b. residential overcrowding; Appendix B c. housing stock condition Appendix A 5. Inventory of land suitable for residential development, including Appendix D vacant and underutilized sites having development potential, and analysis of residential sites and constraints to development of these sites. 6. Analysis of existing and potential government constraints on the Appendix C maintenance, improvement or development of housing for all income levels and for persons with disabilities. 7. Analysis of existing and potential non - governmental and market Appendix C constraints on maintenance, improvement or development of housing for all income levels and for persons with disabilities. 8. Analysis of special housing needs: disabled persons, elderly, large Appendix B families, female- headed households, students, farmworkers. 9. Analysis of the needs of homeless individuals and families. Appendix B 10. Analysis of opportunities for energy conservation with respect to Appendix C residential development B. Goals and Policies 1. Identification of San Luis Obispo's housing goals, quantified Quantified objectives and policies regarding housing maintenance, improvement Objectives and development. C. Implementation Program 1. Identify adequate sites that will be made available through Appendix D appropriate action with required public services and facilities for a variety of housing types and for all income levels. 3 -7 City Of San lull OBI THE GENERAL PLAN 4 5 Housing Program to assist in the development of adequate housing for low Goals, Policies and moderate income households. and Programs Identify, and when appropriate and possible remove governmental Appendix C constraints to housing maintenance, improvement and development. Identify programs to conserve and improve San Luis Obispo's Goals, Policies existing and affordable housing stock. and Programs Promote hosing opportunities for all persons Goals, Policies and Programs Identify programs to address the potential conversion of assisted Quantified housing developments to market rate units. Objectives 1.4 General Plan Consistency The Housing Element is one part of the City of San Luis Obispo General Plan. State law requires that general plans contain an integrated and internally consistent set of goals or policies. Although the Housing Element is the primary source of information on housing policies, programs and resources, other General Plan documents also address or affect housing. By law, new development projects must be consistent with all elements of the General Plan. For example, the Land Use Element and Circulation Element set the City's policies for land use and transportation, which in turn, affect how, when and where the City's housing needs can best be met. While housing is important, it is but one of many community goals the General Plan addresses. The other elements contain policies that seek to preserve and enhance the quality of life San Luis Obispo citizens enjoy. Clean air and water, open space, parks and recreation, preservation of natural, historic and cultural resources, public services and safety are also essential qualities of the community. These policies are of equal importance with those of the Housing Element. This Element has been reviewed and determined to be consistent with the City's other General Plan elements, and the policies and programs in the Housing Element reflect policies and programs contained in other parts of the General Plan. Appendix I includes that evaluation. As other elements are updated or amended, the Housing Element will be reviewed to ensure general plan consistency is maintained. 1.5 New in This Element In 2004, San Luis Obispo faces a more challenging housing environment than the one that shaped the previous Housing Element. Significant changes, both in California's economy and in State housing laws, have raised public awareness and concerns about the need for more affordable housing. Changes to State law also have expanded the scope and complexity of housing elements. And while efforts have been made to adhere to the previous Element's goals, policies and programs where possible, this update contains new policies and programs to address these statewide and regional changes. The updated element also has a new format designed to make it simpler and easier to use, and new new information in response to changes in State housing law: • Analysis of constraints on housing for persons with disabilities (Ch. 671, Statutes of 2001) 3 -8 al'yof Housing THE GENERAL, PLAN Programs to remove constraints or accommodate housing for persons with disabilities (Ch. 671, Statutes of 2001) • Programs addressing secondary dwelling units (Ch. 1062, Statutes of 2002) • Policies regarding changes to residential density (Ch. 706, Statutes of 2002) • Provisions to provide flexibility in identifying adequate sites (Ch. 796, Statutes of 1998) In addition, Appendices include several new sections on affordable housing and community outreach, a glossary, identification of residential land resources, and housing resources to assist those seeking to plan, build, buy or rent housing in San Luis Obispo. The Housing Element will be updated by July 2009. Citizens, the Planning Commission or the City Council may propose up to four amendments to the Element each year, and those changes may be adopted by the City Council after public hearings are held. For more up- to -date or detailed information concerning population, housing, land use and development review in San Luis Obispo, please contact the Community Development Department at City Hall, 990 Palm Street (P.O. Box 8100), San Luis Obispo, CA 93401 -3249, phone (805) 781- 7170, or access the City website @ www.slocity.org. 1.6 Housing Element Organization The Housing Element is organized into four chapters: Introduction, Community Factors, Goals, Policies and Programs, and Quantified Objectives. These chapters summarize the demographic, physical, economic, environmental and cultural factors that shape San Luis Obispo's housing needs, and provide the policy and program "map" the City will follow to meet its housing needs. Given the detailed and lengthy analysis involved in the preparation of the Housing Element, supporting background material was organized into appendices. The appendices are not adopted General Plan policy. They provide comprehensive background information used to develop the Housing Element and contain supplementary information on housing, land resources, development constraints and other relevant data. These appendices are: • Community Profile Appendix A • Housing Needs Appendix B • Housing Constraints and Resources Appendix C • Residential Land Resources Appendix D • Review of the 1994 Housing Element Results Appendix E • Five -Year Implementation Plan Appendix F • Housing Task Force Recommendations Appendix G • Public Comments Received on the Draft Housing Element Appendix H • General Plan Consistency Analysis Appendix I • Public Distribution List Appendix J • Housing Resources and Outreach Information Appendix K • References Appendix L • Glossary Appendix M • Council Resolutions Appendix N i CIL4'Of THE GENERAL PLAN • State Certification Housing Appendix O Pursuant to the California Environmental Quality Act, an assessment of potential environmental impacts resulting from the Housing Element also has been prepared and is available separately from the Community Development Department. Community Factors Community Overview San Luis Obispo is a compact urban community blessed with rich ethnic, cultural and historical traditions. Its namesake, Mission San Luis Obispo de Tolosa, founded in 1772, stands as the community's physical, cultural and spiritual center. With an estimated population in 2003 of 44,359 people, San Luis Obispo is the largest city in terms of population in San Luis Obispo County and serves as the County seat. Situated in a valley and framed by rolling hills, the City's setting and visual character are distinctive. The "morros ", a series of extinct volcanoes that transect the city, produce a dramatic backdrop and create the City's unique skyline. San Luis Obispo is home to California State Polytechnic University, Cuesta College and Camp San Luis Obispo (California Army National Guard), and is the retail, business, governmental, and transportation hub of the County. In assessing the City's housing issues and needs, many factors were considered. These factors became the foundation for the Element's preliminary goals, policies and programs. Preliminary housing goals and policies were then refined through the public review process. An overview of these factors is described below, including snapshots of the City's key demographic, economic and housing characteristics. An analysis of community factors is provided in Appendix A. 2.0 Demographic Snapshots San Luis Obispo has grown at a slow, steady pace since 1980. Looking back over the last 23 years, the City has grown at an average rate of one percent per year, with periods of faster or slower growth reflecting national and statewide economic cycles. For example, in the late 1980s and early 1990s, the City grew at an annual average rate of two percent. This was followed by a much slower rate of growth in the 1990s. Between 1990 and 1999, the City grew at annual average of only 0.3 percent, well below the General Plan's one percent growth target. In the new millennium, the City has grown at an annual average rate of 1.3 percent. When compared with California, the most ethnically diverse state in the nation, the City and County of San Luis Obispo are less ethnically diverse. The 2000 Census found that over 84 percent of the City is white, about five percent is Asian, with much smaller percentages of Native Americans, Pacific Islanders, other single races or persons self- identifying with two or more races. Persons of Hispanic or Latino origin are classified separately under the 2000 Census and can be of any race. About 12 percent of the City's population is Hispanic, compared with 16 and 33 percent in the County and State, respectively. Many segments of the City's population have difficulty finding affordable housing due to their economic, physical or sociological circumstances. These special needs groups may include elderly persons, families, single 3 -10 0tv()I- Housing Berl IL - 0t >ls )0 THE GENERAL PLAN parent households, people with disabilities, very low and low- income residents, and the homeless. In 1999, City households earned less, on the average, than their County and State counterparts. The median household income (including both family and non - family households) was $31,926, compared with $42,428 for the County and $47,493 Statewide. This reflects the high percentage of student households in San Luis Obispo. Many students attending California State Polytechnic University (Cal holy) and Cuesta College are nominally classified as lower income, although they often have significant financial resources through parental support. V1 winniuimy anu ululvluual rw&us While median City household incomes were less than many other areas of coastal California, median City housing costs were higher than bath the County and State. Housing costs in San Luis Obispo have risen sharply in recent years while average household incomes have risen slowly or remained steady. A growing disparity between household income and housing costs is forcing many to seek housing outside the City. San Luis Obispo contains the largest concentration of jobs in the County. During workdays, the City's population increases to an estimated 70,000 persons. 3 -11 c;rvy of . ,.Nn luis THE GENERAL PLAN 2.1 Housing Snapshots Housing City housing costs have risen dramatically since 1994. Housing cost increases have outpaced household income increases. As a result, in 2003 only about 23 percent of San Luis Obispo residents can afford to buy a median - priced home based on their income alone. Slightly more city residents rent than own housing. Rental housing costs also have increased, although not as dramatically as for sale housing. In the last decade, the rate of housing production in San Luis Obispo slightly exceeded the rate of population growth. Between 1990 and 2000, the City added about 2,200 residents — an increase of just over five percent. During the same period, the City's housing stock grew by about 1,400 units — an increase of about eight percent. Much of San Luis Obispo's older housing dates to the 1920s and 1930s, such as this Broad Street home San Luis Obispo's housing market is strongly influenced by Cal Poly University and Cuesta College enrollment. At Cal Poly, on- campus student housing is very limited, and is non - existent at Cuesta College. Most of the area's students live off campus, in single family or multi - family rental units in the City of San Luis Obispo. Under City zoning regulations, up to five adult students can live together in a house and share rental costs. Consequently, college students can often out - compete non - student households for rental housing in areas that were historically single - family residential neighborhoods. Just over three quarters of the City's housing stock was built before 1980. Despite its age, the City's housing stock is generally in fair to good condition, with little outward evidence of substandard or blighted conditions. In recent years, illegal garage conversions and "bootleg" second units in low- and medium - density residential neighborhoods, lack of property maintenance, noise and parking have been the focus of citizen complaints and City code enforcement actions. While San Luis Obispo City appears mostly "built out ", significant areas of developable land remain that could help meet existing and future housing needs. A land inventory conducted by the City in 2003 indicated that within city limits, there were about 180 acres of vacant land, plus about 250 acres of "underutilized" land with additional development potential. Outside the 3 -12 MY Of THE GENERAL PLAN Housing existing city limits but within the City's Urban Reserve, there were about 124 acres of vacant land, about 12 acres of underutilized land, plus 641 acres in two residential expansion areas: the Margarita and Orcutt Specific Plan Areas. In 2003, draft specific plans for these expansion areas indicate there is a total development potential of about 1,840 dwellings. 2.2 Neighborhood Snapshots Villa Rosa — one of the City's newer neighborhoods Code enforcement, neighborhood compatibility and property maintenance complaints in low- and medium - density residential neighborhoods have increased dramatically in recent years. Since 1994, Complaints received by the Community Development Department regarding building and zoning code violations, garage conversions, substandard housing, high - occupancy residential uses, fence height, trailers, noise disturbances, parking and land use violations have grown by 51 percent. In 2000, the Office of Neighborhood Services was established as part of the Police Department to address primarily parking and property maintenance issues. Since 2000, the ONS has issued over 1,850 citations for property maintenance /neighborhood enhancement violations, and over 8,700 citations for noise ordinance violations. San Luis Obispo became a city in 1856. It has evolved from a small rural village of just over 2,200 people in 1880 to a vibrant "metropolitan" area of over 44,000 residents in 2003. Its diverse neighborhoods reflect that evolution in terms of land use, population density, street width and appearance, applicable development codes and architectural style. The oldest neighborhoods are close to the downtown area, which is bordered by State Highway 101, the railroad tracks and High Street. The newest neighborhoods are in the south and southwest areas of the City. San Luis Obispo has a strong "sense of place." It began with the founding of Mission San Luis Obispo De Tolosa in 1772, and before that, was home to a large Chumash settlement, attracted to the area due to its mild climate and abundant resources. San Luis Obispo has been shaped by persons of many backgrounds, including: Native Americans, Spanish, Mexican, 3 -13 city of SAII UllS Housing Chinese, English, French, German, Irish, Portuguese, Swiss - Italian, Japanese, Filipino, and many others. The community takes pride in its rich, multi- ethnic and multi - cultural heritage, and its many historic homes and commercial buildings. Architectural and historic preservation are important considerations in many neighborhoods. San Luis Obispo's neighborhoods traditionally have been made up mostly of single - family housing. Low - density, detached single - family housing is still the City's predominant residential land use by land area. Of the roughly nine square miles of zoned land, about 28 percent is zoned for low- density residential development. By contrast, about 14 percent is zoned for multi - family residential use (Medium, Medium -High, and High density residential uses). 3 -14 �ni:y��l' Housing THE GENERAL PLAN GOALS, POLICIES AND PROGRAMS Overview This chapter of the Housing Element includes the City's Housing Implementation Plan for the period January 2001 to July 2009. The following goals, policies and programs are based on an assessment of the City's needs, opportunities and constraints; an evaluation of its existing policies and programs; and community input from the Housing Element Update Task Force, community groups, public hearings, workshops and correspondence. 3.0 Summary of New Programs Higher housing costs, population growth, and the State's economic recession are making it far more difficult for many households to meet their housing needs today than in the mid - 1990s. Consequently, San Luis Obispo's housing strategy has expanded to meet those needs by: • Exempting housing affordable to moderate income households, and housing in the Downtown Core, from Residential Growth Management Regulations. • Providing incentives to encourage developers to build more affordable compact rental and ownership housing. • Initiating rezoning of several areas suitable for higher density, infill housing. • Establishing a "First -time Homebuyers Program" to assist low- and moderate income households in purchasing a home. • Using a combination of State and Federal grants, affordable housing funds, density bonuses and other incentives, accommodate development of 4,087 dwellings during the planning period from January 1, 2001 to July 1, 2009. • Amending the City's Affordable Housing Standards to lower rent levels for dwellings intended to be affordable for moderate income households and individuals. Using Section 108 Federal guaranteed loan funds and other funding sources, initiate development of a major downtown mixed -use project with both affordable and market -rate housing. • Requiring most new multi -story buildings in the Downtown Core to provide housing above the ground floor. • Providing special incentives to encourage downtown residential development, and instituting more flexible parking requirements for specified housing developments where alternative parking /transportation strategies exist. • Seeking new funding sources to help defray City development review and impact fees for developers of very low -, low- and moderate income housing. • Reducing obstacles to the production of small residential projects by exempting the construction, remodeling or relocation of most developments of four small dwellings or less from Architectural Review Commission review. 3 -15 City of . All WIS OBIS THE GENERA. PAN Housing • Promoting mixed -use development, infill residential development, and more compact, higher density housing where appropriate. This strategy combines requirements and incentives to increase production of both affordable and market -rate housing over the next five and a half years. Like many small cities with only limited public funds for housing, the City has relied on the private sector to meet a portion of its affordable housing needs. Increasingly, local governments are finding it necessary to assist developers if adequate housing is to be built at prices that citizens can afford. Across the U.S., it has become apparent that the most effective programs involve cooperative public /private efforts to produce affordable housing. This requires that the City take a more active role in planning, funding and promoting affordable housing than has been its practice. This Housing Element builds upon programs introduced in 1994 to promote affordable housing and expands incentives for affordable housing construction. For example, the City will use Affordable Housing Funds generated by the Inclusionary Housing program to help fund affordable housing developments; and using Community Development Block Grant funds, the City has established a Housing Programs Specialist position to actively support affordable housing by soliciting grants, loans, and other forms of assistance. Goals, Policies and Programs This chapter describes the City's housing goals, policies and programs, which together form the blueprint for housing actions during the eight and one -half year period covered by this Element. Goals, policies and programs are listed in top -to- bottom order, with goals at the top and being the most general Statements, working down to programs, the most specific Statements of intent. Here is how the three policy levels differ: Goals are the desired results that the City will attempt to reach over the long term. They are general expressions of community values or preferred end states, and therefore, are abstract in nature and are rarely fully attained. While it may not be possible to attain all goals during this Element's planning period, they will, nonetheless, be the basis for City policies and actions during this period. Policies are specific statements that guide decision - making. Policies serve as the directives to developers, builders, design professionals, decision makers and others who will initiate or review new development projects. Some policies stand alone as directives, but others require that additional actions be taken. These additional actions are listed under "programs" below. Most policies have a time frame that fits within this Element's planning period. In this context, "shall" means the policy is mandatory; "should" or "will" indicate the policy should be followed unless there are compelling or contradictory reasons to do otherwise. Programs are the core of the City's housing strategy. These include on -going programs, procedural changes, general plan changes, rezonings or other actions that help achieve housing goals. Programs translate goals and policies into actions. Goal 1 Safety. Providing safe, decent shelter for all residents. 3.1 Policies 3.1.1 Assist those citizens unable to obtain safe shelter on their own. 3.1.2 Support and inform the public about fair housing laws and programs that allow equal 3 -16 c 1tvof THE GENERAL PLAN housing access for all city residents. Housing 3.1.3 Maintain a level of housing code enforcement sufficient to correct unsafe, unsanitary or illegal conditions and to preserve the inventory of safe housing. 3.2 Programs 3.2.1 Provide financial assistance to very-low, low- and moderate income homeowners and renters for the rehabilitation of approximately 45 rental housing units and 45 single - family or mobile home units using Federal, State and local housing funds, such as Community Development Block Grant Funds 3.2.2 Continue code enforcement to expedite the removal of illegal or unsafe dwellings to eliminate hazardous site or property conditions, and resolve chronic building safety problems. 3.2.3 Enact a Rental Inspection Program to improve the condition of the City's housing stock. 3.2.4 Continue to support local and regional solutions to homelessness by funding programs such as the SLO Homeless Shelter and Prado Day Center for Homeless Persons. 3.2.5 Create an educational campaign for owners of older residences informing them of ways to reduce the seismic hazards scsommonly found in such structures, and encouraging them to undertake seismic upgrades. Goal 2 Affordability. Accommodate affordable housing production that helps meet the City's Quantified Objectives. 3.3 Policies 3.3.1 Income Levels For Affordable Housing households. For purposes of this Housing Element, affordable housing is that which is obtainable by a household with a particular income level, as further described in the City's Affordable Housing Standards. Housing affordable to Very-low, Low, and Moderate income persons or households shall be considered "affordable housing." Income levels are defined as follows: Very low: 50% or less of County median household income. Low: 51 % to 80% of County median household income. Moderate: 81 % to 120% of County median household income. Above moderate: 121% or more of County median household income. 3.3.2 Index of Affordability. The Index of Affordability shall be whether the monthly cost of housing fits within the following limits: • For very low- and low- income households, not more than 25% of monthly income. • For moderate income households, not more than 30% of monthly income. 3 -17 aty0f Housing S111\11 tulS Otirt"e s • For above - moderate income households, no index. These indices may be modified or expanded if the State of California modifies or expands its definition of affordability for these income groups. 3.3.3 For housing to qualify as "affordable" under the provisions of this Element, guarantees must be presented that ownership or rental housing units will remain affordable for the longest period allowed by State law, or for a shorter period under an equity- sharing or housing rehabilitation agreement with the City. 3.3.4 Encourage housing production for all financial strata of the City's population, in the proportions shown in the Regional Housing Needs Allocation, for the 2001 — 2009 planning period. These proportions are: very low income, 34 %; low income, 19 %; moderate income, 20 %; above moderate income, 27 %. 3.4 Programs 3.4.1 Amend the Inclusionary Housing Regulations to require that new residential subdivisions and residential development projects meet the inclusionary requirement by: 1) building the required affordable housing on- or off -site, 2) dedicating real property, or 3) rehabilitating units with guarantees the units remain affordable, pursuant to the Affordable Housing Standards, as shown in Tables 2 and 2A, and as further described in the Inclusionary Housing Ordinance. 3 -18 aty'0 1 Mousing uA1l I LIIS OlpiSPO THE GENERAL PLAN Table 2: Inclusionary Housing Requirement Type of Development Project' Residential — Adjust base requirement per Table 2A Commercial Build 3% low or 5% moderate income Build 2 ADUs per acre, but not less Affordable Dwelling Units (ADUs2� but than 1 ADU per project; OR pay in -lieu In City limits not less than 1 ADU per project; or pay fee equal to 5% of building valuation c in -lieu fee equal to 5% of building cr valuation .4 In Build 5% low -and 10% moderate Build 2 ADUs per acre, but not less Expansion income ADUs, but not less than 1 ADU than 1 ADU per project; or pay in -lieu Area per project; or pay in -lieu fee equal to fee equal to 5% of building valuation 15% of building valuation 'Residential developments of four or less dwellings, and commercial developments of 2,500 gross square feet of floor area or less are exempt from these requirements. 2Affordable Dwelling Units must meet City affordability criteria listed in Goal 2.1. 3Developer may build affordable housing in the required amounts, pay in -lieu fee based on the above formula, dedicate real property, or a combination of these, to City approval. 4,, Building valuation" shall mean the total value of all construction work for which a permit would be issued, as determined by the Chief Building Official using the Uniform Building Code. 3 -19 GMN,of Housing lax ffam.WZ S.1i) I u I S 2LIIS- )o THE NERA L PLAN TABLE 2A: INCLUSIONARY HOUSING ADUSTMENT FACTOR Project 2 Density Inclusionary Housing Requirement Adjustment Fa Ctor (Density Units/Net Acre) Average Unit Size (square feet) Upto 1.100 1.101 -1.500 1,501 -2000 2.001 -2,500 2,501 -3,400 -3.000 36 or more 1 0 0 .75 1 1.25 1.5 24 -35.99 0 0 .75 1 1.25 1.5 12 -23.99 0 .25 1 1.25 1.5 1.75 7 -11.99 0 .5 1 1.25 1.5 1.75 <7 0 .5 1.25 1.5 1.75 2 Including allowed density bonus, where applicable. 2MUltiply the total base Inclusionary Housing Requirement (either housing or in -lieu percentage) by the adjustment factor to determine requirement. At least one enforceably- restricted affordable unit (or equivalent in -lieu percentage) is required per development of five or more units. 3.4.2 Maintain a city housing fund to be used to develop affordable housing units and acquire land for affordable housing projects. To qualify for such public assistance, the development of affordable units must include guarantees the units will remain affordable for the longest period allowed by State law. Inclusionary housing in -lieu fees will be placed into this fund. 3.4.3 Review existing and proposed building and planning policies regulations to determine whether there are changes possible that could assist the production of affordable housing but that do not conflict with other General Plan policies. Such periodic reviews will seek to remove regulations that are no longer needed. 3.4.4 Adopt permit streamlining procedures to speed up the processing of applications and construction permits for affordable housing projects. City staff and commissions should give such projects priority in allocating work assignments, scheduling, conferences and hearings, and in preparing and issuing reports. 3.4.5 Review and revise existing and proposed building and planning policies and regulations to encourage "green building technology ", and to allow construction of personalized, unconventional housing types that reduce cost and /or energy and materials consumption relative to conventional construction, provided that residential quality and safety can be maintained. 3.4.6 Pursue outside funding sources for the payment of City impact fees so that new dwellings that meet the City's affordable housing standards can mitigate their facility and service impacts without adversely affecting housing affordability. 3.4.7 To the extent outside funding sources can be identified to offset impacts on City funds, exempt dwellings that meet the moderate income, Affordable Housing Standards from planning, building and engineering development review and permit 3 -20 c;l£1` Housing 10111111119.6 SA111UIj-,2UB1S-L)0 THE GENERAL PLAN fees, including water meter installation fee. Retain current exemptions for very-low and low- income households. 3.4.8 Help coordinate public and private sector actions to encourage the development of housing that meets the City's housing needs. 3.4.9 Assist with the issuance of bonds, tax credit financing, loan underwriting or other financial tools to help develop or preserve affordable units through various programs, including, but not limited to: (1) below- market financing and (2) subsidized mortgages for very-low, low- and moderate income persons and first - time home buyers, and (3) self -help or "sweat equity" homeowner housing. 3.4.10 Amend Affordable Housing Standards to modify the method for calculating maximum moderate income rental costs, so that moderate income rents are proportionately consistent with rental costs for very low- and low- income renters, to the extent allowed by State and Federal law. 3.4.11 In conjunction with the Housing Authority and other local housing agencies, provide on -going technical assistance and education to tenants, property owners and the community at large on the need to preserve at -risk units as well as the available tools to help them do so. 3.4.12 In conjunction with local housing providers and the local residential design community, provide technical assistance to. the public, builders, design professionals and developers regarding design strategies to achieve affordable housing. Goal 3 Housing Conservation. Conserve existing housing and prevent the loss of safe housing and the displacement of current occupants. 3.5 Policies 3.5.1 Encourage the rehabilitation, remodeling or relocation of sound or rehabitable housing rather than demolition. Demolition of non - historic housing may be permitted where conservation of existing housing would preclude the achievement of other housing objectives or adopted City goals. Anderson Hotel Senior Apartments 3 -21 3.5.2 Discourage the removal or replacement of housing affordable to very-low, low- and moderate income households by higher -cost housing, and avoid permit approvals, municipal actions or public projects that remove or adversely impact such housing unless such actions are necessary to achieve General Plan objectives and: (1) it can be demonstrated that rehabilitation of lower -cost units at risk of replacement is financially or physically infeasible, or (2) an equivalent i,ICyOt, Housing THE NE A. PLAN number of new units comparable or better in affordability and amenities to those being replaced is provided, or (3) the project will correct substandard, blighted or unsafe housing; and (4) replacement will not adversely affect a designated historic resource. 3.5.3 Encourage seismic upgrades of older dwellings to reduce the risk of bodily harm and the loss of housing in an earthquake. 3.5.4 Encourage the construction, preservation, rehabilitation or expansion of residential hotels, group homes, integrated community apartments, and single - room occupancy dwellings. 3.5.5 Preserve historic homes and other types of historic residential buildings, historic districts and unique or landmark neighborhood features. 3.5.6 Preserve the fabric, amenities, yards (i.e. setbacks), and overall character and quality of life of established neighborhoods. 3.6 Programs 3.6.1 When the City finds affordable unit removal is necessary in connection with a municipal project, it shall help displaced residents find affordable replacement housing and assist with relocation costs. 3.6.2 When the City permits private development projects that displace affordable housing, it will require the developer to assist displaced residents find affordable local replacement housing. Such measures may include: first priority in purchasing or renting new affordable dwellings to be developed on -site, assistance with relocation costs, or other financial measures. 3.6.3 Evaluate, and where necessary, revise building, zoning and fire code requirements which discourage housing and encourage the conversion of housing to other uses. 3.6.4 Using State or Federal grant funds such as Community Development Block Grants, or other funding sources, the City will establish a housing rehabilitation program offering low -cost loans or other rehabilitation assistance to those who cannot afford or obtain conventional financing. The purposes of the program shall be to remove unsafe, unsanitary or illegal conditions, maintain safe housing, and preserve neighborhoods. 3.6.5 Preserve the number of dwellings in the Downtown Core (C -D Zone) and the Downtown Planning Area by adopting a "no net housing loss" program by amending the Downtown Housing Conversion Permit ordinance. The amendment shall ensure that within each area, the number of dwellings removed shall not exceed the number of dwellings added. 3 -22 c,ltvc.°��- Housing SAII LUIS 0rlSJ)0 THE GENERAL PLAN Figure 1: DOWNTOWN PLANNING AREA 3.6.6 Identify residential properties and districts eligible for local, State or Federal listing and prepare guidelines and standards to help property owners repair, rehabilitate and improve properties in a historically and architecturally sensitive manner. 3.6.7 To encourage housing rehabilitation, amend the Affordable Housing Standards to allow a reduced term of affordability for rehabilitated units, to the extent allowed by State or Federal law, with a minimum term of three years and in proportion to the level of City assistance. 3.6.8 Establish a monitoring and early warning system to track affordable housing units at -risk of being converted to market rate housing. Goal 4 Mixed - Income Housing. Preserve and accommodate existing and new mixed - income neighborhoods and seek to prevent neighborhoods or housing types that are segregated by economic status. 3.7 Policies 3.7.1 Within newly developed neighborhoods, housing that is affordable to various economic strata should be intermixed rather than segregated into separate enclaves. The mix should be comparable to the relative percentages of very -low, low, moderate and above - moderate income households in the City's quantified objectives. 3.7.2 Include both market -rate and affordable units in apartment and residential condominium projects and intermix the types of units. Affordable units should be comparable in appearance and basic quality to market -rate units. 3.7.3 Very low- income housing, such as that developed by the Housing Authority of the City of San Luis Obispo or other housing providers, may be located in any zone that allows housing, and should be dispersed throughout the City rather than 3 -23 w r E y. t ti. 3.6.6 Identify residential properties and districts eligible for local, State or Federal listing and prepare guidelines and standards to help property owners repair, rehabilitate and improve properties in a historically and architecturally sensitive manner. 3.6.7 To encourage housing rehabilitation, amend the Affordable Housing Standards to allow a reduced term of affordability for rehabilitated units, to the extent allowed by State or Federal law, with a minimum term of three years and in proportion to the level of City assistance. 3.6.8 Establish a monitoring and early warning system to track affordable housing units at -risk of being converted to market rate housing. Goal 4 Mixed - Income Housing. Preserve and accommodate existing and new mixed - income neighborhoods and seek to prevent neighborhoods or housing types that are segregated by economic status. 3.7 Policies 3.7.1 Within newly developed neighborhoods, housing that is affordable to various economic strata should be intermixed rather than segregated into separate enclaves. The mix should be comparable to the relative percentages of very -low, low, moderate and above - moderate income households in the City's quantified objectives. 3.7.2 Include both market -rate and affordable units in apartment and residential condominium projects and intermix the types of units. Affordable units should be comparable in appearance and basic quality to market -rate units. 3.7.3 Very low- income housing, such as that developed by the Housing Authority of the City of San Luis Obispo or other housing providers, may be located in any zone that allows housing, and should be dispersed throughout the City rather than 3 -23 (""?Of Housing mil lid's uf;l 3t M1`inTsl concentrated in one neighborhood or zone. In general, 23 dwellings should be the maximum number of very-low- income units developed on any one site. 3.7.4 In its discretionary actions, housing programs and activities, the City shall affirmatively further fair housing and promote equal housing opportunities for persons of all economic segments of the community. 3.8 Program 3.8.1 Review new development proposals for compliance with City regulations and revise projects or establish conditions of approval as needed to implement the mixed - income policies. Goal 5 Housing Variety and Tenure. Provide variety in the location, type, size, tenure, and style of dwellings. 3.9 Policies 3.9.1 Encourage the integration of appropriately scaled, special -use housing into developments or neighborhoods of conventional housing. 3.9.2 Encourage mixed -use residential /commercial projects to include live -work and work -live units where housing, offices or other commercial uses are compatible. Historic Muzio Building with apartments above retail uses 3.9.3 Encourage the development of housing above ground -level retail stores and offices to provide housing opportunities close to activity centers and to use land efficiently. 3.9.4 In general, housing developments of twenty (20) or more units should provide a variety of dwelling types, sizes or forms of tenure. 3.10 Program 3.10.1 Review new developments for compliance with City regulations and revise projects or establish conditions of approval as needed to implement the housing variety and tenure policies. 3 -24 Clty Of Housing Goal 6 Housing Production. Plan for new housing to meet the full range of community housing needs. 3.11 Policies 3.11.1 Consistent with the growth management portion of its Land Use Element and the availability of adequate resources, the City will plan to accommodate up to 2,909 exempt and non - exempt dwelling units between January 2001 and July 2009. Cal Poly University intends to provide up to 1,178 housing units on State land during the planning period. 3.11.2 New commercial developments in the Downtown Core (C -D Zone) shall include housing, unless the City makes one of the following findings: A. Housing is likely to jeopardize the health, safety or welfare of residents or employees; B. The property's shape, size, topography or other physical factor makes dwellings infeasible. 3.11.3 If City services must be rationed to new development, residential projects will be given priority over non - residential projects. 3.11.4 City costs of providing services to housing development will be minimized. Other than for existing housing programs encouraging housing affordable to very- low and low income persons, the City will not make new housing more affordable by shifting costs to existing residents. 3.12 Programs 3.12.1 Amend the General Plan and Residential Growth Management Regulations (SLOMC 17.88) to exempt all new housing in the Downtown Core (C -D zone), and new housing in other zones that is enforceably restricted for very low -, low- and moderate income households, pursuant to the Affordable Housing Standards. In expansion areas, the overall number of units built must conform to the city - approved phasing plan. 3.12.2 Amend the Zoning Regulations to allow flexible parking regulations for housing development, especially in the Downtown Core (C -D Zone), including the possibility of reduced or no parking requirements where appropriate guarantees limit occupancies to persons without motor vehicles or who provide proof of reserved, off -site parking. 3.12.3 Provide incentives to encourage additional housing in the Downtown Core (C -D Zone), particularly in mixed -use developments. Incentives may include flexible density, use, height, or parking provisions, fee reductions, and streamlined development review and permit processing. 3.12.4 Amend the Parking Management program to promote housing in the Downtown Core (C -D Zone) by allowing flexible use of city parking facilities by Downtown residents, where appropriate. Such use may include requirements for parking use fees, use limitations and enforcement provisions. 3 -25 t ILyOff: THE GENERAL PLAN Housing 3.12.5 Specific plans for designated Expansion Areas shall include appropriately zoned land to meet the City's regional housing need for dwellings affordable to very low- and low- income households, including R -3 and R -4 zoning. These plans shall include sites suitable for subsidized rental housing and affordable rental and owner - occupied units. Such sites shall be integrated within neighborhoods of market -rate housing and shall be architecturally compatible with the neighborhood. 3.12.6 Specific plans shall designate sufficient areas at appropriate densities to accommodate the types of dwellings that would be affordable in the percentages called for by this Element. Also, specific plans will include programs to assure that the affordable dwellings actually will be produced. 3.12.7 Consider amendments to the General Plan to rezone commercial, manufacturing or public facility zoned areas for residential use, to promote higher - density, infill or mixed -use housing where land development patterns are no longer valid and where impact to Low Density Residential areas is minimal. For example, areas to be considered for possible rezoning include, but are not limited to the following sites (shown in Figure 1): A. Little Italy district and portions of Broad Street corridor B. Mid - Higuera corridor, between Fontana Avenue and Prado Road C. 791/861 Orcutt Road D. West side of Ferrini Road, between Cerro Romauldo and Felton Way E. 3730 South Higuera Street F. 1642 Johnson Avenue and 1499 San Luis Drive (rezone vacant and underutilized school district property) G. 1030 Southwood Drive 3.12.8 Support regional efforts to establish a countywide affordable housing fund to be funded through a countywide, dedicated revenue source rather than diverting existing affordable housing trust funds. The City should manage its Affordable Housing funds generated through the Inclusionary Housing Program to assist affordable housing development in the City. 3.12.9 Balance City efforts to encourage residential development by focusing as much on infill development and densification within City Limits as on annexation of new residential land. Courtyard Apartments allow higher density with shared open space Ityof Housing Is"N1l tills OBISpo THE GENERAL PLAN FIGURE 2: AREAS TO BE CONSIDERED FOR POSSIBLE REZONING 3 -27 (',1L1't? Housing � 1fi1 tul:i 0l l�s x) THE GENERAL PLAN 3.12.10 Seek opportunities with other public agencies and public utilities to identify, assemble, develop, redevelop and recycle surplus land for housing, and to convert vacant or underutilized public, utility or institutional buildings to housing. 3.12.11 Develop multi - family housing design standards to promote innovative, attractive, and well- integrated higher- density housing. Developments that meet these standards shall be eligible for a streamlined level of planning and development review. Developments that include a significant commitment to affordable housing may also be eligible to receive density bonuses, parking reductions and other development incentives, including City financial assistance. 3.12.12 Financially assist in the development of 90 new ownership or rental units affordable to very-low, low- and moderate income households during the planning period using State, Federal and local funding sources. 3.12.13 Actively seek new revenue sources, including State, Federal and private /non - profit sources, and financing mechanisms to assist affordable housing development and first- time homebuyer assistance programs. 3.12.14 Exempt the construction, Established neighborhoods can convey a relocation, rehabilitation or remodeling strong "sense of place" of up to four dwellings of up to 1200 square feet each from Architectural Review Commission review. New multi -unit housing may be allowed with "Minor or Incidental' or staff level architectural review, unless the dwellings are located on a sensitive or historically significant site. 3.12.15 Consider amendments to the Zoning Regulations to increase residential density limits in the Downtown Core (C -D Zone). 3.12.16 Assist in the production of long -term affordable housing by identifying vacant or underutilized City -owned property suitable for housing, and dedicate public property, where feasible and appropriate, for such purposes. Goal 7 Neighborhood Quality. Maintain, preserve and enhance the quality of neighborhoods, encourage neighborhood stability, and improve neighborhood appearance and function. 3.13 Policies 3.13.1 Within established neighborhoods, new residential development shall be of a character, size, density and quality that preserves the neighborhood character and maintains the quality of life for existing and future residents. 3.13.2 Higher density housing should maintain high quality standards for unit design, 3 -28 • C111 O1, (Housing "rHE GENERAL PLAN privacy, security, on -site amenities, and public and private open space. Such standards should be flexible enough to allow innovative design solutions in special circumstances, e.g. in mixed -use developments or housing in the Downtown Core. 3.13.3 Within established neighborhoods, housing should not be located on sites designated in the General Plan for parks or open space. 3.13.4 Within expansion areas, new residential development should be an integral part of an existing neighborhood or should establish a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods, schools and shopping areas. 3.13.5 The creation of walled -off residential enclaves or of separate, unconnected tracts is discouraged because physical separations prevent the formation of safe, walkable, and enjoyable neighborhoods. 3.13.6 Housing shall be sited to enhance safety along neighborhood streets and in other public and semi - public areas. 3.13.7 The physical designs of neighborhoods and dwellings should promote walking and bicycling, and should preserve open spaces and views. 3.14 Programs 3.14.1 Implement varied strategies to ensure residents are aware of and able to participate in planning decisions affecting their neighborhoods early in the planning process. 3.14.2 Identify specific neighborhood needs, problems, trends and opportunities for improvements. Work directly with neighborhood groups and individuals to address concerns. 3.14.3 Help fund neighborhood improvements, including sidewalks, traffic calming devices, crosswalks, parkways, street trees and street lighting to improve aesthetics, safety and accessibility. 3.14.4 Continue to develop and implement neighborhood parking strategies, including parking districts, to address the lack of on- and off - street parking in residential areas. Goal 8 Special Housing Needs. Encourage the creation and maintenance of housing for those with special housing needs. 3.15 Policies 3.15.1 Encourage housing development that meets a variety of special needs, including large families, single parents, disabled persons, elderly persons, students, the homeless, or those seeking congregate care, group housing, single - room occupancy or co- housing accommodations, utilizing universal design. 3.15.2 Preserve manufactured housing parks and support changes in this form of tenure only if such changes provide residents with greater long -term security or comparable housing in terms of quality, cost, and livability. 3 -29 C'myof S A i 1Li1S t.?BlSOO THE GENERAL PLAN Housing 3.15.3 Encourage manufactured homes in Expansion Areas by: A. Encouraging developers to create owner - occupied .� manufactured home parks with amenities such as greenbelts, •�- ,:; recreation facilities, and shopping services within' 4 a master planned community setting. Such parks could be �•° =Y " '' specifically designed to help address the needs Pismo Street Station Family Housing of those with mobility and transportation limitations. B. Establish lot sizes, setback, and parking guidelines that allow for relatively dense placement of manufactured homes within the master planned neighborhood. C. Locate manufactured home parks near public transit facilities or provide public transportation services to the manufactured home parks to minimize the need for residents to own automobiles. 3.15.4 Encourage Cal Poly University to continue to develop on- campus student housing to meet existing and future needs and to lessen pressure on City housing supply and transportation systems. 3.15.5 Strengthen the role of on- campus housing by encouraging Cal Poly University to require entering freshmen students to live on campus during their first year. 3.15.6 Locate fraternities and sororities on the Cal Poly University campus. Until that is possible, they should be located in Medium -High and High Density residential zones near the campus. q�is� I .. .s t, /�.� � r w�.'•r .. 3 M 1"�., d .F.l<.. 'i�"A hC'�P"'s�,. 3.15.7 Encourage Cal Poly University to develop faculty and staff housing, such as on sites designated H -8 and H -9 located on State -owned land along State Highway 1, and on other sites consistent with the General Plan. 3 -30 c ityOr &XII WIS THE GENERAL PLAN Housing 3.15.8 Encourage Cuesta College to explore opportunities and strategies for the development of student housing to meet both existing and future needs, to lessen pressure on City housing supply and transportation systems. 3.15.9 Disperse special -needs living facilities throughout the City rather than concentrate them in one district. 3.16 Programs 3.16.1 As funding allows, support local and regional solutions to meeting the needs of the homeless and continue to support, jointly with other agencies, shelters for the homeless and for displaced women and children. 3.16.2 Continue the mobile home rent stabilization program to minimize increases in the cost of mobile home park rents. 3.16.3 Identify sites in specified expansion areas suitable for tenant -owned mobile - home parks, cooperative housing, manufactured housing, self -help housing, or other types of housing that meet special needs. 3.16.4 Advocate developing non - dormitory housing on the Cal Poly University campus and refurbishing existing campus housing and its associated programs to make campus living more attractive and affordable. 3.16.5 Work with Cal Poly University Administration to secure designation of on- campus fraternity /sorority living groups. 3.16.6 Jointly develop and adopt a student housing plan and "good neighbor program" with Cal Poly University, Cuesta College and City residents. The program would seek to improve communication and cooperation between the City and the schools, set on- campus student housing objectives and establish clear, effective standards for student housing in residential neighborhoods. 3.16.7 Provide public educational information at the City's Community Development Department public counter on universal design concepts in new construction. Goal 9 Sustainable Housing, Site, and Neighborhood Design. As part of its overall commitment to quality of life for its citizens, and to maintaining environmental quality, the City encourages housing that is resource - conserving, healthful, economical to live in, environmentally benign, and recyclable when demolished. 3.17 Policies 3.17.1 Residential developments should promote sustainability in their design, placement, and use. Sustainability can be promoted through a variety of housing strategies, including the following: A. Maximize use of renewable, recycled- content, and recycled materials, and minimize use of building materials that require high levels of energy to produce or that cause significant, adverse environmental impacts. B. Incorporate renewable energy features into new homes, including passive solar design, solar hot water, solar power, and natural ventilation and cooling. 3 -31 C" Of Housing ,r» lttl's 0 11 1 -)-) THE GENERAL PLAN C. Minimize thermal island effects through reduction of heat - absorbing pavement and increased tree shading. D. Avoid building materials that may contribute to health problems through the release of gasses or glass fibers into indoor air. E. Design dwellings for quiet, indoors and out, for both the mental and physical health of residents. F. Design dwellings economical to live in because of reduced utility bills, low cost maintenance and operation, and improved occupant health. G. Use construction materials and methods that maximize the recyclability of a building's parts. H. Educate public, staff, and builders to the advantages and approaches to sustainable design, and thereby develop consumer demand for sustainable housing. I. Demand for sustainable housing J. City will consider adopting a sustainable development rating system, such as the LEED program. 3.17.2 Residential site, subdivision, and neighborhood designs should be coordinated to make residential sustainability work. Some ways to do this include: A. Design subdivisions to maximize solar access for each dwelling and site. B. Design sites so residents have usable outdoor space with access to both sun and shade. C. Streets and access ways should minimize pavement devoted to vehicular use. D. Use neighborhood retention basins to purify street runoff prior to its entering creeks. Retention basins should be designed to be visually attractive as well as functional. Fenced -off retention basins should be avoided. E. Encourage cluster development with dwellings grouped around significantly - sized, shared open space in return for City approval of smaller individual lots. F. Treat public streets as landscaped parkways, using continuous plantings at least six feet wide and where feasible, median planters to enhance, define, and to buffer residential neighborhoods of all densities from the effects of vehicle traffic. 3 -32 Neighborhood layout reflecting sustainability concepts MV01 Mousing Iti Lt.tlst18� THE GENERAL PLAN 3.17.3 Preserve the physical neighborhood qualities in the Downtown Planning Area that contribute to sustainability. Some ways to do this include: A. Maintain the overall scale, density and architectural character of older neighborhoods surrounding the Downtown Core. B. Encourage the maintenance and rehabilitation of historically designated housing stock. 3.17.4 To promote energy conservation and a cleaner environment, encourage the development of dwellings with energy- efficient designs, utilizing passive and active solar features, and the use of energy- saving techniques that exceed minimums prescribed by State law. 3.17.5 Actively promote water conservation through housing and site design to help moderate the cost of housing. 3.18 Programs 3.18.1 Educate planning and building staff and citizen review bodies on energy conservation issues, including the City's energy conservation policies and instruct that they work with applicants to achieve the housing goals that conserve energy. 3.18.2 Revise the Energy Conservation Element to address residential energy conservation for both new and existing dwellings. Disseminate this information to the public. 3.18.3 Evaluate present solar siting and access regulations to determine if they provide assurance of long -term solar access for new or remodeled housing and for adjacent properties, and revise regulations found to be inadequate. 3.18.4 Consider adopting street and access way standards that reduce the amount of paving devoted to vehicular use. Goal 10 Local Preference. Maximize affordable housing opportunities for those who live or work in San Luis Obispo while seeking to balance job growth and housing supply. 3.19 Policies 3.19.1 Administer City housing programs and benefits, such as First Time Homebuyer assistance or affordable housing lotteries, to give preference to: 1) persons living or working in the City or within the City's Urban Reserve, and 2) persons living in San Luis Obispo County. 3.19.2 Cal Poly State University and Cuesta College should actively work with the City and community organizations to create positive environments around the Cal Poly Campus by: A. Establishing standards for appropriate student densities in neighborhoods near Campus; B. Promoting homeownership for academic faculty and staff in Low - Density Residential neighborhoods near Campus; and C. Encouraging and participating in the revitalization of degraded neighborhoods. 3 -33 Ity of Housing s ll lees tat sq)o .F 3.20 Programs 3.20.1 Work with the County of San Luis Obispo to mitigate housing impacts on the City due to significant expansion of employment in the unincorporated areas adjacent to the City. Such mitigation might include, for example, County participation and support for Inclusionary Housing Programs. 3.20.2 Encourage residential developers to promote their projects within the San Luis Obispo housing market area (San Luis Obispo County) first. 3.20.3 Advocate the establishment of a link between enrollment and the expansion of campus housing programs at Cal Poly University and Cuesta College to reduce pressure on the City's housing supply. 3.20.4 Work with other jurisdictions to advocate for State legislation that would: 1) provide funding to help Cal Poly University and Cuesta College provide adequate on- campus student housing, and 2) allow greater flexibility for State universities and community colleges to enter into public - private partnerships to construct student housing. Goal 11 Suitability. Develop and retain housing on sites that are suitable for that purpose. 3.21 Policies 3.21.1 Where property is equally suited for commercial or residential uses, give preference to residential use. Changes in land use designation from residential to non - residential should be discouraged. 3.21.2 Prevent new housing development on sites that should be preserved as dedicated open space or parks, on sites subject to natural hazards such as unmitigatable geological or flood risks, or wild fire dangers, and on sites subject to unacceptable levels of man -made hazards or nuisances, including severe soil contamination, airport noise or hazards, traffic noise or hazards, odors or incompatible neighboring uses. 3.22 Program 3.22.1 The City will adopt measures ensuring the ability of legal, conforming non- residential uses to continue where new housing is proposed on adjacent or nearby sites. 3.23 Implementation Tools A variety of Federal, State and local programs and resources are available to help implement the City's housing goals and activities. These include both financial resources, as well as in -kind incentives that help address housing needs. Table 3 lists the available resources, incentives and other tools that can help address housing needs. 3 -34 c;ltvof Housing THE GENERAL PLAN TABLE 3: RESOURCES /INCENTIVES AVAILABLE FOR HOUSING ACTIVITIES Resourcestincentives Available for Housing Activities 77 Program Description Eligible Activities Local Resources - City of San Luis Obispo In -lieu fees paid by developers Any expense in support of Affordable Housing Fund to meet inclusionary housing affordable housing development, requirements. subject to City Council approval and adopted criteria (Res. No. 9263, 2001 Series). Development Services Fee Residential development -Affordable housing projects Waivers projects that meet City affordable housing standards for .Mixed -use developments with very low- and low- income affordable units households are exempt from all -Senior housing projects planning, engineering and building review, processing and permit fees, water and sewer meter hook -up fees. Projects with a combination of market - rate and affordable units receive the waiver on a per -unit basis. Impact Fee Waivers Citywide development impact -Affordable housing projects fees are waived for affordable residential units that: 1) exceed .Mixed -use developments with the minimum required under affordable units inclusionary housing standards, -Senior housing projects or 2) are built, owned and managed by the San Luis Obispo Housing Authority, other government agencies, or not -for- profit housing agencies Density Bonus The City allows an increase in -Affordable housing projects residential density of at least 25% for development projects 'Mixed -use developments with that reserve at least 20% of the affordable units units for low, or moderately -Senior housing projects affordable housing; or 10% of the units for very low income; or at least 50% of the units for qualifying seniors. Alternative Incentives When developers agree to -Affordable housing projects construct very low -, low -, moderate income .Mixed -use developments with or senior housing, the City may negotiate affordable units an alternative incentive of -Senior housing projects com arable value to the density 3 -35 c 1tv of S'An luls Oats THE GENERAL: PLAN Housing Resources/incentives Available for Housing Activities Program Description Eligible Activities bonus, such as exceptions to development standards, direct financial assistance, or city installation of offsite improvements Flexible Development Standards A variety of flexible development •Affordable housing projects standards is available for affordable and senior housing, .Mixed -use developments with and for the preservation and affordable units rehabilitation of historic homes -Senior housing projects- and apartments. These include easing of parking standards and Historic homes and apartments building setbacks, height and lot -Planned residential coverage exceptions (with developments approval of Planned Development rezoning), and 'Non- conforming residential provisions for restoring non- restoration conforming residential buildings following a fire or other disaster Grants -In -Aid Funds Grants -In -Aid funds are -Not-for-profit social service and available annually to assist housing providers social service and housing providers with special, non- recurring costs to augment affordable housing programs. Mills Act Program Reduces property taxes on -Historic preservation historic residential and commercial properties in return .Residential rehabilitation for owner's agreement to -Mixed-use historic rehabilitation preserve, and in some cases, improve the property. Minimum 10 years' participation; up to 10 properties can be added to the program per year. Technical Assistance Technical assistance is available -Affordable housing to help renters, homeowners, developments housing developers, and not -for- profit housing developers find, 'Market -rate housing design, fund or build affordable developments housing. -Housing consumers State Resources 3 -36 city o Housing 4Al'? [UlS, orj )oi THE GENERAL PLAN Resources/incentives Available for Housing Activities Program Description Eligible Activities Multi - Family Housing Revenue Cooperate _ with non - profit -Affordable housing projects Bonds housing providers to enable issuance of multi - family housing .Mixed -use developments with revenue bonds. affordable units -Senior housing projects Mortgage Credit Certificate Federal tax credit for low- and -First-time homebuyer's moderate income homebuyers assistance who have not owned a home in the past three years. Proposition 46 Funds $2.1 billion bond measure -Affordable housing projects adopted by California voters in .Mixed -use developments with 2002 establishes various affordable units housing grants and loans for affordable housing. -Senior housing projects *Special needs housing Mobile Home Park Conversion Funds awarded to mobile -home -Mobile-home park acquisition Program park tenant organizations to and development convert mobile -home parks to resident ownership. CaIHFA — California Housing HELP Program and other below- -Low- and moderate income Finance Agency market -rate financing and affordable single- and multi - deferred loans for affordable family housing housing development. CaHLIF — California Housing Provides primary mortgage -First-time homebuyers Loan Insurance Fund insurance for hard -to- qualify .Low- and moderate- income borrowers, expanding home homebuyers ownership opportunities. -Workforce housing loans CIEDB — California Provides low -cost financing for -Cities Infrastructure and Economic public infrastructure to support Development Bank housing and economic .Private sector development. -Non-profits Low - Income Housing Tax Credit Tax credits available to -Acquisition individuals and corporations .Housing rehabilitation investing in low- income rental housing. Tax credits are issued -New construction through the State and sold to corporations and others with high tax liability, with proceeds used for housing development. Federal Resources — Entitlement 3 -37 City 0 San tuls THE GENERAL PLAN Housing Resources/incentives Available for Housing Activities Program Description Eligible Activities Community Development Block Grant awarded to the City -Section 108 Loan Payments Grants (CDBG) annually on a formula basis to fund housing and economic .Historic preservation development for low- and -Property acquisition for housing moderate income persons. .Housing rehabilitation -Public services and facilities -Code enforcement -Fair housing activities -Economic development HOME Investment Partnership Grant program specifically for -Single- or multi - family housing (HOME) Program housing. Designed as acquisition /rehab /construction partnership funding, requires .CHDO Assistance local match funding and one of the best sources of new housing -Administration funding Emergency Shelter Grants Grant awarded on an annual -Homelessness prevention formula basis for shelter and services to homeless persons. .Continuum of care -Operating expenses Housing Opportunities for Funds available county -wide for -Rental assistance Persons With AIDS (HOPWA) supportive services and housing for persons with HIV /AIDS. .Social services -Housing Historic Rehabilitation Tax Provides a 10 -20 %0 one -time, -Rental housing rehabilitation Credit IRS tax credit on eligible .Mixed -use projects rehabilitation costs for pre -1936 and National Register historic -Seismic strengthening properties. Work must follow Secretary of the Interior .Ownership housing ineligible rehabilitation standards. Supportive Housing Grant Grant to improve quality of -Housing rehabilitation existing shelters and transitional housing. Federal Resources — Competitive Section 8 Rental Assistance Very-low income families, -Rental assistance for very low individuals, seniors and the income, elderly and disabled disabled. pay 30% of their persons income toward rent. The SLO Housing Authority pays the balance of rent payment. 3 -38 CU o1, .SAIL [III'S THE GENERAL PLAN Housing Resources/Incentives Program 7?rant-sto escription Eligible Activities Section 202 n on - profit housing -Acquisition and Rehabilitation developers for supportive housing for the elderly. New construction -Rental assistance -Support services Section 811 Grants to non - profit developers -Acquisition for supportive housing for disabled persons, including .Rehabilitation group homes, intermediate -care -New construction facilities and independent - living facilities. .Rental assistance Section 108 Provides loan guarantee to -Acquisition CDBG entitlement jurisdictions, enabling them to borrow up to .Rehabilitation five times their annual -New construction entitlement for major housing or capital improvement projects. .Infrastructure -Historic preservation -Economic development Source: City of San Luis Obispo, Community Development Department 3 -39 cltyof dousing ,%In WIS 01115 )O THE GENERAL PLAN QUANTIFIED OBJECTIVES Overview State housing law requires that each jurisdiction identify the number of housing units that will be built, rehabilitated and preserved during the Housing Element's planning period. These projections are termed "quantified objectives." Quantified housing objectives allow the community to evaluate its progress toward meeting key housing needs and help prioritize planning and funding efforts. They are based on the City's housing needs assessment and regional housing needs allocation, and are adopted policy. However, San Luis Obispo cannot guarantee these objectives will be met, given limited financial resources, costs to provide public facilities to serve new development, and the growing, statewide gap between housing costs and incomes. Meeting the City's quantified housing objectives will depend, in part, upon real estate market forces, developers' and lenders' financial decisions and the availability of local, State and Federal funding. 4.0 New Housing Construction Completed Table 4 shows the number of new housing units completed between January 1, 2001 and December 31, 2003. Dwellings completed during this period are credited toward meeting the City's quantified objectives during the seven - and - one - half -year planning period from January 1, 2001 to July 1, 2009. TABLE 4: HOUSING UNITS COMPLETED 4.1 New Housing Construction Objectives Table 5 shows the new housing construction objectives for January 1, 2004 through June 30, 2009. It includes all types of housing, both rental and for -sale units, and these are added to the completed housing units from Table 4 to meet the City's quantified housing needs for new construction. 3 -40 t ltv of : All WIS THE GENERAL PLAN Housing Source: City of San Luis Obispo, Community Development Department 'Given the deep subsidies needed to construct very-low income single - family units, most housing for very-low income expected to be multi- family units. New housing construction objectives include 977 units of student and faculty housing to be developed by the Cal Poly University Foundation, in addition to 201 apartments developed on campus in 2003. The objectives are based on an assumed construction ratio of single family to multi - family housing of 40:60, and a percent distribution of housing for income groups which is similar to that of the City's RHNA number: Very -low — 34 %, Low — 19 %, Moderate — 20 %, and Above Moderate — 27 %. A reduced objective was set for Very-Low, Single - Family construction given the high cost and deep subsidies needed for this type of housing. To meet this income need, it is likely that virtually all of the units will be higher density, multi - family rental housing. 4.2 Preservation of At -Risk Units Dwellings built with some form of government assistance or subsidy typically must remain affordable to very low -, low- or moderate income households for a specific period. As the end of the affordability term nears, an affordable unit is said to be at -risk of conversion to market -rate housing. There are several reasons why government- assisted housing might convert to market -rate housing, including expiring subsidies, mortgage prepayments, or most commonly, expiration of affordability and resale restrictions. A 30 -year affordability requirement is common; however, the term varies depending upon the source and terms of funding. State law requires jurisdictions to identify government- assisted, multi - family housing that is at risk of converting to market rate during the next 10 years. These include units receiving funding under a variety of government programs, such as HUD Section 8, HUD Section 202, IRS Section 42 (Tax Credit projects), Federal Community Development Block Grants and local programs using inclusionary housing requirements, in -lieu fees and density bonuses. In addition, jurisdictions also must describe measures to prevent at -risk from converting to market rate. Based on information provided by the City's Housing Authority, local non - profit housing providers, and the State Housing and Community Development Department, there are no very -low or low- income units at risk of losing their affordability restrictions and converting to 3 -41 TABLE 5: NEW HOUSING CONSTRUCTION OBJECTIVES New Housing Construction •. 2004 009 Unit Type Very Low. Low Moderate Above Total Moderate Single- family 20 283 234 226 1,291 Multi - family 1,351 424 352 340 1,939 Subtotal 1,371 707 586 566 3,230 Units Completed 19 70 231 537 857 1!1/01 thru 12/31/03 Total 1,390 777 817 1,103 4,087 Assigned RHNA 1,484 844 870 1.185 4,383 Source: City of San Luis Obispo, Community Development Department 'Given the deep subsidies needed to construct very-low income single - family units, most housing for very-low income expected to be multi- family units. New housing construction objectives include 977 units of student and faculty housing to be developed by the Cal Poly University Foundation, in addition to 201 apartments developed on campus in 2003. The objectives are based on an assumed construction ratio of single family to multi - family housing of 40:60, and a percent distribution of housing for income groups which is similar to that of the City's RHNA number: Very -low — 34 %, Low — 19 %, Moderate — 20 %, and Above Moderate — 27 %. A reduced objective was set for Very-Low, Single - Family construction given the high cost and deep subsidies needed for this type of housing. To meet this income need, it is likely that virtually all of the units will be higher density, multi - family rental housing. 4.2 Preservation of At -Risk Units Dwellings built with some form of government assistance or subsidy typically must remain affordable to very low -, low- or moderate income households for a specific period. As the end of the affordability term nears, an affordable unit is said to be at -risk of conversion to market -rate housing. There are several reasons why government- assisted housing might convert to market -rate housing, including expiring subsidies, mortgage prepayments, or most commonly, expiration of affordability and resale restrictions. A 30 -year affordability requirement is common; however, the term varies depending upon the source and terms of funding. State law requires jurisdictions to identify government- assisted, multi - family housing that is at risk of converting to market rate during the next 10 years. These include units receiving funding under a variety of government programs, such as HUD Section 8, HUD Section 202, IRS Section 42 (Tax Credit projects), Federal Community Development Block Grants and local programs using inclusionary housing requirements, in -lieu fees and density bonuses. In addition, jurisdictions also must describe measures to prevent at -risk from converting to market rate. Based on information provided by the City's Housing Authority, local non - profit housing providers, and the State Housing and Community Development Department, there are no very -low or low- income units at risk of losing their affordability restrictions and converting to 3 -41 C 11-t ' Of I &Nn WIS 01315 H GENERAL PLAN Housing market rate between January 2001 and January 2011. Appendix K includes an inventory of subsidized or assisted housing developments in San Luis Obispo. Nevertheless, Housing Element programs 2.3.11 and 3.3.8, and quantified objectives have been incorporated into the Housing Element to help preserve these affordable units. These programs will establish a monitoring and early warning system to track affordable housing units at -risk of being converted to market rate housing within subsequent planning periods (after July 2009); and with the Housing Authority of the City of San Luis Obispo and other local housing agencies, provide ongoing technical assistance and education to tenants, property owners and the community at large on the need to preserve at -risk units as well as the tools available to help do so. 4.3 Rehabilitation and Preservation Objectives The City's existing affordable housing stock is a valuable resource that should be preserved and, where necessary and feasible, rehabilitated rather than demolished. By enforcing City building and zoning codes, the safety, quality and durability of existing homes and neighborhoods is enhanced, thus maintaining the housing stock's diversity in type, tenure and cost. Often, the primary beneficiaries of preservation and rehabilitation programs are renters and low- income homeowners. Table 6 lists the number of units to be rehabilitated, preserved or financially assisted, and the number of conservation /code enforcement cases during the planning period. TABLE 6: REHABILITATION, PRESERVATION, AND CONSERVATION OBJECTIVES January 2001 to July 2009 Unit Type Very Lvw I -ow Mocip r<7tc Total Rehabilitation Single- family Multi- family Historic preservation rehab 10 7 3 30 20 10 5 5 20 50 20 Preservation At risk units preserved n/a n/a n!a o/a Conservation ! Code Enforcement Code Enforcement cases 150 50 25 225 Financial Assistance 1'-time homebuyer program Affordable housing fund 0 25 25 50 25 25 50 100 Source: City of San Luis Obispo, Community Development Department 4.4 Quantified Objectives Summary During the Housing Element's eight and one -half year planning period from January 2001 to July 2009, policies and programs will accommodate a net increase of up to 4,087 dwellings. This goal is based on anticipated water supplies and land available and suitable for residential use. The objectives seek to develop housing that meets affordability standards for the income groups in the same proportion as the RHNA allocation, and to emphasize the production of multi - family, higher density housing, where appropriate. A key 3 -42 cltvof Housing SAfi t lilS 0[Mz -, ?C7 'lR` 3. 1 .1L component is new housing to be developed by Cal Poly University on and adjacent to the campus on State land, using University Foundation funding. TABLE 7: QUANTIFIED OBJECTIVES SUMMARY 2nni _ 2nna Income Level New Construction' Rehabilitation Financial Assistance ConEservation2 Very Low 1,390 50 50 150 Low 777 32 50 50 Moderate 817 8 50 25 Above Moderate 1,103 -- -- -- Totals 4,087 90 150 225 Source: City of San Luis Obispo, Community Development Department Includes 1,178 dwellings developed on State land for Cal Poly University students, faculty and staff. 2Not included in summary totals. Although the quantified objectives are theoretically achievable, they are not specific development quotas. The City of San Luis Obispo intends to use the financial, planning and administrative resources at its disposal to accomplish the objectives, but cannot guarantee that these construction goals will be achieved given limited financial resources, economic uncertainty, independent marketing decisions regarding housing development, and the present gap between housing cost and incomes. Satisfaction of the quantified objectives will hinge largely upon private development decisions and the City's ability to leverage additional Federal, State or local funding to meet very-low, low- and moderate income housing needs. 3 -43 city or sin luis THE GENERAL PLAN Appendices (Note: Appendices A -L) Appendix M: Glossary Appendix N: Council Resolutions Appendix O: State Certification Housing Note: These Appendices are available separately as the Housing Element Supplement, available for purchase at the Community Development Department, City of San Luis Obispo offices, 919 Palm Street, in San Luis Obispo. The Appendices are also available free of charge on the City's website at www.slicity.org, as part of the Adopted 2004 Housing Element, under the Department's Housing site. Appendix A: Community Profile Appendix B: Housing Appendix C: Housing Constraints and Resources Appendix D: Residential Land Resources Appendix E: Review Of The 1994 Housing Element Results Appendix F: Five -Year Implementation Plan Appendix G: Housing Task Force Recommendations Appendix H: Public Comments Received On The Draft Housing Element Appendix I: General Plan Consistency Analysis Appendix J: Public Distribution List Appendix K: Housing Resources /Outreach Information Appendix L: References 3 -44 C tvcif .�nILM THE GENERAL PLAN Housing Appendix M: Glossary Definitions for this chapter are included in the combined glossary at the end of the General Plan. 3 -45 city of Housing THE GENERAL PLAN Appendix N: Council Resolutions R ESOLt"!I ON NO, 4•:43 (M4 Scrivs) A RIUS OLU110N tal.FTHL C'()19NUU, CITY OF SAN 1�M O:EI` SPO APPROVING AND CERTlF PING A NEC .A`l1VE DL'.l::LARA'i`!C1_'+ 01« NVIRd.:]INMltENTA L IM,. PA( -f FOR THE 0PVATFD HOUSING OF THE E GXNERAL PLAN WITERF'IS, State lawn tequIrew Cltiaeg and autintia-"; t(i aa)III u Keeaia %rui Tlk: ,KerrL�',d ld3n i1 .luch a SO V31 1eti1aiaJV4 Clennnis, ttaae of which is cite ho4mii g >rerrtr-ai €. The h(vsiag element mint be tipdattd ewrty tiwc (5) yam; ar as c:'ll;Ltt^tw°i.w provided by State iaw, and F$M EREkS, the -01y tit San Luis ribisIx, has p.r -ed in atfsdtated Draal`t Cics oral Pia n ]Tya3rsietp Def"ent un, address witk hrrus3ta iticedx, :lrttllcn es as -d oppwurtitiest and to ante SuLle, lAw4. 31<11d WURMtT'AS, that Plunwir; e at al thr C",ty Couuw!] ieai'm b"'04 rub.<1w hewgr .ar a:.' the tefrtleitcd 110owng I;f "Mtt, its oovdan watii �4mj WHEREAS, tits: pommtiax cnvia`orllik n.W i,[nja ct-% aaf the updattd lio".ng Fle. caat ha iz 6cm wvajuated in ;w,.ca'arx mncr wkfi the Calitoniis Enviroalwulat Quality Act pu- 1- -uant ta, An errtastl mvirl -m rietval oruct ; ( ' ty Pile Ttuisit e 1 ?It ti ), 3 d iivr f"r,rittaitatyrt = Tytnve lt7 tna:ree I: it+3x t�a.r. htat - rrrtga if at ei �;ati +a? 1i� 1: . t c��t �sf eivrekairt aer3tai imlt W14 tin WHEREAS, the Y a nning C bramimion mcurnm.emki the. City Council approve, the nepsivar, dccttrration aaf rtvi m=ntal impact and Lbe upc-IaLedldcausin. EtcmantK and WHEREAS, The City C'awici€ lift:, wvie'awcd arm t.ra17raidc'1e4J thi; itafMaa AJO.lt t.A.111taita -ai ha Ifle, Inili:tl swily a ml I! * rtee'114 e deVlaa 3i;ezcrt for FR, No, , 341A Ttm(unt O for dkk H4 a3aginy Ea l*-rlt updww' � OW, THE RIFF 43RE, RE IT RESOLNWD by ft Councd of the. C:=ay of San Luis lai APO aas f�illt w's3: SF?Cl ON. T � Tlr:is C.uttr'ac.il, :a P. rascalr a,l° tts :€ la airrrltr RIMIT.ri,ng t- "01 "ITUU'wMCr> I!* inil#aI �.sr:vir'l(a €13�a��i[.:111 :sltxly' mid lbe. leviillitv't r priwcnte d at hertti.ug� on this :rat "cr, deuaminrs that as :reytrrmd by t.i c+ C ali:ttim a En,,�ir,tn i i QtlWAy Act ( CEQA") and the Slate CL--QA f- Juidciiitm„ ar raegali"A- -6&1&WiLm udogt►ately a.ddre-s cs ttc petentiaul ronvironmestW impacts iA the Hmsing .dun=— t Updatc° On the, haaim cl 1h:is t-cvio . the City Gaun.cil finds that there is no ewirwce from -whkh it can he fairly arguod tart the project will have a sigaafiLant, a6cme effect on 11V rawirt tanrrit, mid hrreby :ceti ies And appraaw 1hT 009wiwz d ]Mati.m of cravirx3nawntal impact rat dw. T. p&l.cd Housing Flevient and finals that the fustl r aawndmenta tkrem, as ematained in the ZFH34 Final D aft Housing Elan cnt are wbEtandatly cnnsig"z i with tho August 3W3 Daft Hnusin .11ement on Shia °lr tim ittila sl sitttiy nwati l ii a:c , ana za Hirt pie �tiy i ariftcarat :rclver impacts wa °hip -: w v not Prviowly c°on3i4a as pu.rt of ER 'i' ,02. R 954 3 3 -46 atv of MI) [Ills Resolution No 9543, C20A, Senes) Puge 2 Housing SIRCTION 2. Erfecilve Date. The aWaval and certifirmuon & me megodivt declarahm of impxt shall take effect immediAlety. UP(Tn Ttj-()jj00 ,ut led t COMX.jI MMbtf Settle, and on Ow fbilowi" toll call vote: AYM. VO U n c d Wmhm- R W m io to d $of I I o,.. Vice. Mayor h w utz mW Ma.vor Romm NOES- Council MembeT Muthallond ABSENT. Nom The fmcgoing msolmon wax adoptcd this 3d" day of Mmh. 204, ATTEST +' TAX'PriV61 V—M-C. City Clett. APPROVE D AS TO: FOM1- J*�. I-Dwell (Aly Altomey 3-47 00 Mayor David. F. Rom-ci n: Gity€f Housing v _-Alm"11112''I'M, MOL -TION NM 9944 (2004 Series) A WS(JfLU'RION OF TRK C?CiVNCIL OF THE CITY OF SAN :LVIS OBIiSPO AMENI)LNG THE: M, IVE AL PLAN LAND USE EtEMLNT TO AMINTAM CONSISTENCY NVIT11 TH yyA iFO HOUSING 7 NT ENT (W TCE ![MSiL PLAN WHEREAS, State 1AW Mptdift Citim rind oevatim vi uctopt o pnent plan, 'lilt gesietul plans includes sew required ek-imm, orx of which i 6m housing ckmru. The housing elemeat nl= be updotcal ea°cr; five (5) yours or m erihierw ise provi&d by Stale Isi.Ny; and ""NliwREMS, the Ciw of Sim Luis 0190%pn bm rrgs,utd an updmcd Dta#i Gfemctfl K" Rooming Eltrstmt addrtxa comer amity wida haming necdA, ichaljoftgom nib olal omLitisess, d to trscet Ste jaw, and WILIERLA the Plonning C'csantari'm(m -Ad tht C.:.it.y c;asauacii havc held pub is f)es dmz on the updated Hooging Ckmenc in ac'mrCkInet Wab tire, C.ailiCerrtaiu (Juwvrt maart C"na ;. and ►i'WREAS, mview of dw. pro[ mod upcUtad Rming Elcmomt hams mAxisitated tl'lex ncc4 for ll itxr ,revitrsxrts (I IN-- C3�trmW P`lm) .Land Use EJamcat in order to atum.aWA L- Amwisr4nvy twmn it atW the itpdwd fl <*5 itg Element NOW, THERlwSPORP RK ff RFSOI.VIKD by the Council of the lily of San Luis Obispo m follows: Sl» CTRIN 1, Envlinm"wnt4i Detaminatiotu The .C'i'ty Cotinc l Nm mviewed aixi c n.g.iilrml the effecsx. of the plopm," lallu r teviairrras as Imet of the Fltm -11% Vement ujx�w'. 3u dewrihrct in dw Inkitti gtody and the FiCtAlve sk,04rofmn The FR No, 1 -[Y,l:, mtl kmby Vpro►°aks a ritgoliwe: da- lamly.t of "Vimmmmul impuct for thv, pitslttl.. SE=CTION 1:. laud 11sc Uemrnt. Amendmonto.. 'The General Pl t L nd 1 e rttlemriE is hrmby amended to .mai mWn trrricf'kcney with rise updwd Housing Vcmv, m Whrma m - ENhihil A. S ( MON, 3. uf"v# D011m, 'Clx. IAnd Use L)cvmnt Asit+Andmexl8ty ilh.atl take effimt irnrrtedWely. I.fpoat motinn of Count —1. M.et Ixf Sevlc, i cmn()W Fry courte:il mom. bm' Fw an' earl on lilt fallow iq WR c1ll Wre'. AYES- tb<ouncit Meatllurg . W'sm, mutholland ;anti &Uk' VWV MU)VT skkhwanz' and Mayor Reatimu NOES, lwt� R 9544 3 -48 c ity oj' SAII 1111 Revolution o" 954 (2(X$4 Straw) Page 2 'the f6rtgning m w1us.ion w&i w1upted this Ie4w of Munch, -NX4, ATTEST: ., City Clark APPROVED AS TO FORK City ,dlwme_y 3 -49 hbyor David F. Rumery Housing (;l Y 01I SAn Wis THE GENERAL PLAN >R.Tt'`801,1j ON NOf 9545 (20M S dr. s. Housing A KE&OLUTION OF TI1L+' COMM OF TIlti CITY OF SAN :I VIS O11 ISPO All)OMIN AN LlPDA'1`ED HOUSING LGIt??NIENT OFTIM, GENERAL FLAN WH:E]:LLAN. Statc law requJims cltics and counties. U) tusrspt a g=ral plan: The genaul plan :includcs scvr -n mquired cl =cntse mx cad whkh is the hous.ing. ek-- ece7L The hoUsing olerneva mum, he ugxltued ovetY #i w f5ft yew.,. fit aA otheruise, ptnvided by State: lawn; i>;rA WMERFAS, aiho t`, ':of Sm. Lit6, t` 111, VI IttiS prepared ),1: aclAww'x.1 Dguft: c`ienof l Man Ho"i:n.b Elornznt (o mss:" cornmcira€ y w4k. lr osiing ew s, t;)ttl 1011ges itiw oppotlunioe- ' 41nd to rsscet Swo lmwi and WHJ€ RMS,. thr, Planning Commission and the City Ct it txa. -ve llcJd f,uhlir. hrxrin.gai on the upcii-fled Housing :l cinent in eavordance with tft Cati F+- Tnia t 33ave men:t Code; wW WHEREAS, AS, the 00_y f`_miricil hm ecwAte ed [1 : Mlya of di?o`erv- eorA;?Pt1mity inters q d hounng. $ta ebisl rs in Ow fi'Tcpaa.taito'It Of 1ho up Wed iitttt ttg womeni, itl,.laading €Itiat: c1P the F3crosmg Elemcnc. Updmtc Task l't7rmv4 Ate and hoc &x rtn.iker of cortintunlity mr.i be ai;ppotntvd by the City CraunOI to Mcntify c±7ri munAy n da and to rreoL) mmd houming pok -i—n-4 SM pm tarts; Md Win, IM this patctatW cnvi1Dnnicr+ al impita :tit the up1. alml .Hokising Flement t avff, been evaluAted Ln ac=dancc witfe the Cidifurnia Enviironmemal Quality Act pursuant tee ',A ftiiti;al ettv'irammental study (City File Number ER :13 -Uj2 and il?w Tx- vI4,,c) invm D.j.Tector h;4 granwl s n ti;c°e decilarjUMI of eliviftlaat'i null ImpswI9 and '4'1<'$IkRIA -' S, the Planning Cc mn s;nen wcommends the €::itv CbunC.i.l approve the ne.kative declaratiOn of cavitnntmcntal impacl and the updated i iftr~.ing, Element. W1}ik:Rlh: AS, by j wpam w m1miiut'oll it ( .tty i cue n „il (OLI 111 44 tht =tV ov'* tta c° fi attt Which. c t �r Fe f ir y argued 01.31 110 I»ciwi; l will }eAve, a sehnsli.cani, Wvenc: t i'l vi (Bit the, t "vF."MMrIC” ITkd ci>7Lwluerltly ocril ied wiJ €1;r uvcd thy, negative cl larafion tit onviftmmenud irnpAi:t kri tlw Upda d 110w *g 1Sltwarjno NOW, `fiiER MRK,. RRR TI' RF:+Oi.M) by the Council of the, City of Sall Lui , ObL&pO as fsrliasv&: SECTION 1, Record of ProctWwKs. late t:r€�, Ccil nail hits errceived and cunAidereJ the Pftnning Coco imwnn :rcc:ommondati.syti Ike I �10 a 111ng EIzrmCnt lipdtttc Maio Force, ,trttr nclistarin :, Irubt c (eMiMQnt; wd ixm- 0,pundeme, 4lilel t1 sluff €cptstts Dn IhC IIVasin F'Ie mral Update, f.:apic, of thus itrnw or ti°sriM., my tt� on file. in rho: office elf the City Clark aral in tho (Alliniit,tily Drvr.IrT+tricnt: Dapar nietit. 'f be :plannmg tw. "..urnmisstrani bbd jght pubjn: hozoi:ngs to cunsiclrr the 1farusintg Ekinent Upcwe and Mated mattem In additlou, the City t.,ai Ladd Conducted seven public hmuintrs. 10 consider this Updair and related miewaii. The mineares of threw hearing iradicatt Comvgsa on and Cm mil member e anwcnts nn the 14exising lciTtev! Update and we :nrt file in the office (if the Coy CWk, 3 -50 City of housing SAll LUIS O! 1 :I; THE E NER PLAN Resiittition _ o. 9545 :i`2004 Sk iex Nge SECTION I 11tiirllu and Agcy, kevicw. Drafts of the proposed Talg> wll Updri u her. ,,Re been made widely ttvaRable fm maim= and oamrnrrit avid indiviliWs. Cm, jes wccc jxasted on the Cityy'� wchsite and .ixem diwibutwi tai Me Sian L wg Obigagx City - C'oitixt� IARIA -r, mid tlw rul :NWy i- tiiveoity I.,iitnayy, (o ibe C41firmnia Stal,c Mpirtrtiow t T-Lausing a Community TaeVtIk runt m wglia'md bpy law, and to govemmenLal and item- ,trr��Iit li.o�si i sl 'ii 4 arFtase Jutissiictiran rricltaifes housi:rtp is -Rump Within the. San Luil. Obispo Arm, SFC`"IGN 3: Findings. 'ihbi Cmincil arfte:r rsms:idesing the 200A 7FwaJ Diasft Kotrriti .lemew, the P'lo -tning CoiMnIstdon's recoinnaezdationi, sttifl` rcegarrrrtictt+d ituis, public tts:tiiiuiity wid eamrspxYrtdence, and reports, thereon, mai; the fcallowinl� iindin&s- L. Tito:'Hawing flcment Updale, ah Ctmlwnad iti thf. &T- Uniesit Titled "Fliulli lhul't Generul F'laii Hausiug, l lerrjent ", dated ?4tat li 1 1, 2W4, r ftrtlltrt ahxn ed ,xy tE�. f:it;.° C`u�;ir►e that satne d4y, amd fn.,orpor4ted latt,;arr as Exhibit "A`" and on Me in the C:.Ornmunity iarvVkV, mexti 1?apa-d'rricul. and the ("fly office, (hctrinafrr ''tilt Upditc's), ii. r,or sirm wil;la Ali e:lekT,i 1h, of the Cicrimal !Plan, mi arne -ndc -d by Council salution No. !i�iA.4 t�� 5�rci.csky ei<lt��tCrl e'rgxaiia;utretZtl� 6:gyitii t3r�� >wa:ie. I Ibe Upclirtc W•1.11 ,�rcyMID(e Public health, sakly, and welfam by. ftrewV.ing housitip, that 1 €arfordEabIr. to Nmn -low, low- and moderate inc43r ac haitisehold eroc��urs�iig� a�tariM to l tt Naitl; types, sizes, eml, Und teswre: c3la tialtiiig fisragr�. riS tc: Ig.,ruroi 1Fr-t rratiai w dr4elaptmxrt incatWratcs affordable .i.icotwa7 y pays a €i "In boo" fee 1Lbwwd (brt de,ml pincril of allDrdtif t llcitis:iiix„ or Mheilvi�w rvankribolr,.s. to (hr prrxiuLlimt of s:t[cxrdahlc fonua i e4 Jisliiri rr,g cote Y< ita R`iteoumW wi) help def'raly the ecisr Df a{icaidabi housing &-ve .rneur, ttffiriti:allYely f rthennLg, txIT Doming. csi ortunidcs.- s-Md by Rming q=Med iihjilmwes for howng pnidwiliotlP reb:tb%iilubott; pTehr`t tio d 3: Conwment with provisio:rn of California Govt irtr na tome`. Stotion 6550 0 :1; San lasts G *jsM htts evaluated its ability to accommodate its Rcgionail Housing Need ;Allocation (RIINA) number oaf' 4,3113 d%%vIlinLa by July M9 avid WS ;Klitpte&j quanlifird abjectiwts that arc less than the RHNA nisi fiber, T.i ratited whiter supplier prevent The City from achimng the RRN.A num%rt:r within the planning perio& Ibe prublem is chiefly one of sitnitr& Itwe, as ciraumert ed in the Housing Element, there: is sufficient. land .eraitable fir rcsjOanfial &wJo iyrstOW to a ccomrnudatc the. RRN A numbeT within tip lalar1041,9, Tieri01 'Tire Magons for tho: diff+erewe ba ccxt the G`ig's RFENA iind its adM. Led Q.c nttfii; d Ol's: ixm` O Arty Iwtt<iict &scr bed in A;ppcMix C. Soctiam : 3 of Ow Updttt± in d said s moicxi hereby irtuarpcssirt by ri±tenme, 4., The Aueti.;t 17.. 2003 Draft TxcxrL�ing Ekatent was submitted to HCD for its review, as required by .State'. lmwv 'i`fte Update includm additional inform- ation atad xitativsis ira lthpctise to IICI) comments. The Council has datumined that ;W &:lpdxte ctmjf srrn., to the .statutory requirements of State h=ing element law (Axticle I(l,b of GOVcm1writ C:odr). 3 -51 Housing SNA17) Lulls 0131'spo THE GENERAL PLAN Rewtution Nci:r 14 5 QW4 Swies) J)W s3 5, council be y finds tha the Updaw- -vvlfl inot opemle to Arectly limit the total number of dwdlmp which muv be constructed un an unnual bwi3, Kin ov dwelfimo adfordable very- low, txw-. and moderate rncc= houschaids, and dwellings consiTu —d in the COMM-D ZW),= exmpt from Residtmbal Cn-owth.Mannp-zncntRcgvl,&tjLms. SECTION 4 Appnoval tif the 2804 Flouidixg Elenomt. CtvAncd hereby :ARM ave-� 11W 2004 Hou-4.op i A. I I ,Efeiiieu, 4w set fbith in ExhiN SEUMN 5, Publication t11 Avtotilablility, Tho Umununtly 1XvCWPTr[ew Dire; or oatl cay.w the updated. flousing. Elornua w, bx.: pa bbAcd and pwieukad to Ory officitils, omwemed Waclu., public. librarim, and to the pubfic., The Mrecuvaha)l also turns it a mpy uf the U'Pdalc to H(-'D for its review. as rrquived by Side law, SECTION C Effective Date, The 2004 fiousirigFiemeni shall beconic efftekye intmediately upon A&P(iom of this tvgoluaclo' with tile excv�-�Xim Of the j�mv;otvi of Proffam I - 3,1 (Inclusioroxy Hwang RcQuarctacm), which -Moll W off'-wive fbr 0M vAlLd buddi3mg pc �j=:t qvh"tians submatcd to qhcCum. mowiy Dc•Yo1)prrjen-tD0PW1MC-fit on or Aha July 1, X04, Vitbid apphcalivwr4 sutymilled p.nrw tea ;July 1, %,N14 sbil he suhjc- ,' to the Ifou"109 Rt,qUiM,TntVA iM Ith- 1904 ffcvu ing 13-10mv,"Pt ``MP did huril;(fing permi-4 applicallon" 'shall IT—im o"n applba:ati'an for it devr1opmew project which has T-meavc-d all required planning, iippravals. pricir to the date of appficzfifin for a huimung pc=ic SECTION 7. Repeal of 11mviatm Element, The Hou"inp Folerrivit;A11011t.ed sepEelinber 21), 1.M al d 41% *46%,41o'cody twvn&-d' f'.% ram'4k4upo" 01"', offwwv, duk of the '-IW4 11(tusEng Elawm with the nov-14ion. of pwgrjl"'11'12-10 Which AA11 T'elvajed c-frrCovr' MY 1. X04, U. vorl motion (if Council.1,40"iba ffivau, w-cmW by Want MOrriber k-a[ti, and on. dw fullovveing, zoll Call wxr AYES.- CcKmcil Member.a. Ewan and Scale and Mayor Romem NOWS: COLM 2A mbe � Mulholland acid Vizc ktuytw Sch, .1 1 11 c. Pyle I AWSFNT None Tho foregni ne - esalul 1m) %vies w1opted. 01B 3()"' dify or Nfuch, 20,114 f Lec. Price, C-UC. C-,its. clerk 3-52 !N�Iww- MY Housing MI turn 0LM. -)O THE GENERAL ILA Rcaalkgion No. 9545 (201}4 Stnes) pa.8e 4 APPROW-D AS TO FORK -4 1 , i.vvl City A#mm 3 -53 aty 0� THE GENERAL PLAN Appendix O: State Certification DJEPAR41=1T 1034f FIIO*USING AND r-C3RITA —U TTY DEVELOPMENT DTVtOOR of NQUItinq P041vt t7rvelApr "t •Mr r—q mow, t"". 1 r 01 0 w— ►sa $ %orrrsalor,. CA ems. 7L *�1'.R1t 1r rr. ,Y }M of aPSrr Mr, Ken i4mpiatt t ; Y, Adminisbii hve Offi"r CRY of snrs Luis Obispo 940 !'ultra Stud STtat Luis C)Rsiq*, CA 93401 Dew Mr.1hw*an; Housing U Cf Of Sale . OW IN I � RR: kevb w of flit CRy of Son Lids Ob rpo'r Adop" Housing Elewmt '[11WMk ytlu ft►t Sahtnirting yen [ WS Ebiapn's h6usi4l 010=111. Alap'.cd bw the Oty on r3ecewbor 14, 2004 wW rcaoivcd fix review on Decainbw 16, WT, ' 11w t la pstrivicnt a+ tap ;aw to revicw udnp W howtinri eletndnts amt repmit the tine to the l vAlity pturl"m to f s wtrnn>Karl Code Sectim 0585(h), A wjo,4 of la icplaone toils awr The pttat few rvioattiat twitb '.4 civ q. *dill :acl Dram DCFJI) G`.aettrtltmity De4itloprs era t VC-1w stud Itf i liww: pwntm F'laratcr, facilit ed the t'C ,^ew T?ir r"rhni x,,s 3:nverraFser t?:, �:L1Ci v v lrlrract { c3ra rrvlagrlrla rtt6llrl�,�rrl tt rinlcl ar mquire nmu. Givm sett revisions vi-cm £urinAy inwepotacd info rite elcinatt swA Wnpitcd by 11i: City Coumil. we arc pritosed to fuid tho" _hy�ommg clsmctts ht otm iplaowe whit 5taatc liviamg de.juent k* (Article 116ofthe ncrrrurwr.i Cook), 7x Dc- ,-trim rr¢t+yK u $ -uis ONqws pest :its lc.sdeirihip iii sd,ap> ns a hok"irag elrnirnt to pt ie deaeio Crtrn3 1.) stet wlatry infraxt w1aw 4 a4rg1"Ac And &%,0414r, Flnnidr grraiet rrQ+px rti:nra>es to sub rrss kicad % yl bards, an,l Prrt,crvr 1,Pm gp„a4e area! rite raxltRtwdi Pek naaaral x n v.`ai'•.c a �;x4T'ta:<iati ypp rarAi homing fji,%ila tier rdl trw corn ire rir Titiw pmlr am scz%a a* t�Aevj unkr r" '11. ! (ITrwrsirs repxx iwlly TAP.tloWe.. Thry raw'lrltir mcrewunw Affaedswe re> si opipreu mal" 11) Allowing incrc wd dev' -woes, 0 ,mvil so drvark l:W Trial nflrritig tataimlirtit ar ea"AmW arsil farillwe tttuaed• talc wA of v%jahle i3,-wir g iM tltrds+aw rwra aat as aol ra aeiy adoi t d Wcx:if pion ama ti;c , MwgatiW V dN- ve ":° ss dewm:tantian I%* San 1; aril CtlliwPt, 44M boixlnmoftc she &f the wVmW ho r4led (w k,w w-mc<ww !ids i# lead: as Ow ovkJa'bility of svffict+at: aim aallowiT4 U d%v1U14. Punts pre Actr e 1 I desr ly Units, ate. ditc bm isa TA4r a r Pwsuam w Gavwvr mi +Cape Sweat w t06t , Ox 4.`aag of Sm Lwt 'r)t:%Pc% tnum Wit: li:s z<ts ay of adequetat sitts m riwntsincd OvottoWim this plawimg peerod., Fwdw, Sar z txr 65 %61s psoWWs i val Smcrramsrts t"tcl n kiorsmig a: madetla. l s mady 3mal sn detwaiWr* a.logta:c a itm Under its: haLang ticrttcnt unlem rite loauh1w rtaaleeai Ca uin ft,%4=V,,. 3 -54 (,Itv cat SA III WE MI. Kra Nmpix, Patas t Housing PueVa M tea +G*VWr4Wx C.t*de Section 664(k. tM City stuna.d •ninon rrr the nilccti:rtxtcas of its h iliT it *,arataatit, WO Sam tan;ri•A$tS 04 saraeepea is iacitime srslti =_iiy &VekixtMt in Isi 'v isa Spaciila Plan and daw w•r. ttxv x,4,, SjOlu-, with Othe-r 4- cxstks tdtae will 43Jw clove City m iu MVotsal Owc teems, -Dw anrURl =PfCcicrratikm IrNrl.s we rCgVrrad ka be 5- IbMI"Od UI the Iwacal begidw -ivc $rely atsd Whirs ,{]t'FW„*V =4m by OctobcT l of each year. Allwi, In your w4urmattan, upon rornpir cm of an =tmicd or adcrr.md hnwtiztp elema tl, a Dual jrvrcr %"x Mt is ro- q- ,nnilhia fu'r dMributuit a corny of Ott Wadi art to ar a eater and sewerl,r+>vi,147s �isn�•e�rtttx�tt K. � htcitctrt t+35�ltH.7i. iris t;t3rPitm ref the istu• require 4lrtli?itr taraci,'tsr ptital�c u�t WO wasicwttW givz a priucity to pmrottd housing devci-Ia rent praaocsa for lower. irxcome houm-Wid =: i.n iheir ttarteett mid futury r tourct ur sc vice alloca6ons. LDral public en,i,or pr, vale watct and server rrrer+Wm MwO Itranf x pr 10rily frx sm'kc hook: -ups to dzveloprneans than help irwel the c,*mAuiity's uhuc of the mlli final Deed r`,x lower- irtmnntc h a%L-ivtt. L.astty. ha:awtta tha Cift `:s adqptcd housing eicntctu is incompljiujcca it bai rtlet hate of the Ilan: Mld ftgturcmetttn 11A art ittstnyative rtcw ptugrant that rrwsMs: locid governments For aplxrov ;rep afYardnirie WI.141 1LC lt.►rtsirti The Wcirkfimc 141,14ing f'rr +gntnt, NwIcd he N—Tintr lion 46, rmwj es grant fitncls Io clipihic !nud 1pycrnincras for every Qualifying tratit r- runrillol. lx li"ninS CAletuiar Yr4r 2844, Orain awards zan he used rra hind fury capiud a.s!se.. l veito, ,Stint m gravolK)MAIit'in Of lurk lrrrpr +,rrarrtuY4 . More kgtrtriiic irtf[ rMATltftt about Obe lxr,llrant is available on 11W 11,rpatrtrWnl's u.elatite at hgtL Avw ,. #err r . Ur MpArltttcni wiuht" Ow City cif .S*a I. WS ObiriPl mach succe €s in impirtmetsting i13 ho:umq, lattaWfW, Witt d0velopnirnf aa>tii+tlaelce lin)ynamt, fnd kwAiF rmward In roAlewitag The (-,.n i's annra pro grcUs sA>A oclawrvetnemis thrc ugit its furtrw•Imthtg grnrral plant imppicrncatellen pttic s F rerw bi rcytlift:d iautxuatttl lta Cxgt:et7errtctit fi'txlt" �icttirxa 654nc1 T1ar '[kpanlrrtrrrt to ttlx+r+ trtcdrel ai:4,.�r the fonhrtming vialt io So Luis Obbpo, un lanwrn• 19, 2W5, W gtrescm in Award adMaiir ti t#tc ('iv Council. 1( we can rmvide any additional it aristance to impi rrregtting &.0 City "s iwx�,ryt cicrowt, pica= cuttuwl Do" T)WrR*%, of OW ssaff, at (9 16) 445.5534 itt anwMa nce vv th rVqUVAS pttMOW ftdW Pstl h,: R*Axda Act., we are totwordLeg coptes of'Vrs letter to ih.. pcn.rn9 anti c4garur"k9t, Itnfol hrl4,n. Sinc rrtly, Cseby Cali Deputy Direcwf 3 -55 City t� "All WIS Ohn klmvioville. C ozonu n #ity Dc%elar anw, 06vaor. City of Sort I.u,is pbipn ;Michael Drwrr, DePtAy Do- vr.iops arni i.lirectm City n {' ;inn Luis (*Ape lefi'Hook, Pnij xt plwr ncu . Catp Of S;m I.0 s Obispo Mmk S4wil, $rraatc Camurfte m Iiousry & Comm ,t) T)n-r1cjvmn-. Stmne Amb %vw, Sup "» xismi Tkq!tm Ammmm K.ie war , AG* s u1i,r 'retry Raaberar, f'ruvemot'r [YFfree of Plaacung mW krwv& Mick+[5ettamamtu, C'arlil°timia Ml&ng latduuryAssoclathn PAMltett S hgin, Calif(maa'4mmixtwn pfkcritars Mm iira%— ( a; fmrsa Ruva l i egitl Asxsftnee Faut tiee Rob, Weiner, Cal tl errrU Comittion fat pure# Ho" —r* :toll Doug sa, AICP, Civic Solutimvi Des= KJttidf w a, We91rrrs tinter cart Law and Povmy S L-.-m M,crE ocz Wimierrr +Ccteron Law and Povhly 1►1.nx%irrr AN)r, Low Vim ofPis lY,1 *140M & (kwAm I4 1chacl 0. Colaln -M) rant, C'r>*,wW�uaft% 1 c-4-r, & Rairei,l. AK lWe J, JuvboA Cwlifarnia Rum! Lr.gnl Amiamwee, Inc, Iticbard lvlur+mtoWa, Publk AdvocAtc% 3 -56 Housing iflL'dL3 Housing 5�1t7 llllS C�1�i3 "�C3 3 -57 city of Eloise fiftze luls,osliLlo osl CHAPTER 4 NOISE Adopted: May 7, 1996 Last Revised: May 7, 1996 (Council Resolution No. 8535, 1996 Series) 4 -1 smi Luis THE NERA PLAN CHAPTER 4 NOISE TABLE OF CONTENTS Noise 1.0 INTRODUCTION ................................................................... ............................... 3 GOALS............................................................................................... ............................... 5 POLICIES........................................................................................... ............................... 5 1.1 Minimizing Noise ................................................................... ............................... 5 1.2 Land Use & Transportation Noise Sources ........................... ............................... 5 1.3 New Development Design and Transportation Noise Sources ............................ 5 1.4 New Transportation Noise Sources ...................................... ............................... 6 1.5 Traffic Growth ........................................................................ ............................... 6 1.6 New Development and Stationary Noise Sources ................ ............................... 6 1.7 New or Modified Stationary Noise Sources ........................... ............................... 7 1.8 Preferred Noise Mitigation Approaches ................................ ............................... 7 1.8.1 Mitigating Noise Sources .............................................. ............................... 7 1.8.2 Mitigating Outdoor Noise Exposure .............................. ............................... 7 1.8.3 Mitigating Indoor Noise Exposure ................................. ............................... 8 1.9 Sound Walls .......................................................................... ............................... 8 1.10 Existing and Cumulative Impacts ...................................... ............................... 8 1.11 Exceptions for Residential Noise Barriers ........................ ............................... 8 PROGRAMS.................................................................................... .................•--- .......... 10 1.12 Development Review ...................................................... ............................... 10 1.13 Noise Studies .................................................................. .....................---- -..... 10 1.14 Assuring Compliance ...................................................... ......................... ...... 10 1.15 Monitoring .................................................... ............................... ............ 10 1.16 Vehicle Code Enforcement ............................................. ............................... 10 1.17 City Operations and Purchasing ..................................... ............................... 11 1.18 Noise Element Updates ............................................ ........................ __......... 11 1.19 Design Guidelines .......................................................... ............................... 11 NOISE EXPOSURE INFORMATION ............................................... ............................... 11 BACKGROUND............................................................................. .................... ........... 18 1.20 Effects of Noise ............................................................... ......................... . ..... 18 1.21 State Direction ................................................................ ............................... 18 1.22 Relationships with Other General Plan Elements......... .. ............................... 18 1.23 Relationship to Noise Ordinance .................................... ............................... 19 Appendix 1: Council Resolution .......................................................... ................... ............ 20 LIST OF TABLES Table 1 Maximum Noise Exposure for Noise - Sensitive Uses Due to Transportation Noise Sources........................................................................................... ............................... 6 Table 2 Maximum Noise Exposure for Noise - Sensitive Uses Due to Stationary Noise Sources........................................................................................... ............................... 7 LIST OF FIGURES Figure 1 ACCEPTABILITY OF NEW NOISE - SENSITIVE USES EXPOSED TO TRANSPORTATION NOISE SOURCES ........................................ ............................... 4 Figure 2 CHART FOR DETERMINING NOISE EXPOSURE AND MITIGATION ................ 9 Figure 3 CHART FOR LOCATING NOISE EXPOSURE INFORMATION ......................... 12 Figure 4 1990 NOISE CONTOURS ..................................................... ............................... 13 Figure 5 BUILD -OUT NOISE CONTOURS ......................................... ............................... 15 Figure 6 AIRPORT NOISE CONTOURS ............................................. ............................... 17 4 -2 AM cltyor Noise THE GENERAL PLAN NOISE ELEMENT 1.0 INTRODUCTION The City's General Plan guides the use and protection of various resources to meet community purposes. It reflects consensus and compromise among a wide diversity of citizens' preferences, within a framework set by State law. The General Plan is published in separately adopted sections, called elements, which address various topics. State law requires the City to adopt a noise element that assesses noise sources and noise exposure, and which aims to minimize noise conflicts. The City's first Noise Element was adopted in 1975. This revision, prepared in conjunction with updates to the Land Use Element and the Circulation Element, was adopted in 1996. These elements are related, since traffic circulation is the source of much community noise, and the location of noise - sensitive receptors is largely determined by land use designations. The Noise Element sets noise exposure standards for noise - sensitive land uses, and performance standards for new commercial and industrial uses. A companion document, the Noise Guidebook, contains guidelines for those involved in land use choices, and in project design and review, with methods for reducing noise exposure in relatively simple situations. The Noise Guidebook also contains more detailed background information on local noise levels. The Noise Guidebook is not part of the General Plan. Before adopting or revising any General Plan element, the Planning Commission and the City Council must hold public hearings. The City publishes notices in the local newspaper to let citizens know about the hearings at least ten days before they are held. Also, the City prepares environmental documents to help citizens understand the expected consequences of its planning policies before the hearings are held. Anyone may suggest or apply for amendments to General Plan elements. The City will probably update this element about every ten years, or more frequently if necessary. 4 -3 cltN' 01: &Nn Luis THE GENERAL PLAN Noise Figure 1 ACCEPTABILITY OF NEW NOISE-SENSITIVE USES EXPOSED TO TRANSPORTATION NOISE SOURCES IJ: Acceptable. Development may K be petmitted without specific ticiise studies or amigratif-m. e ondidonally :kcccl.ital)lc,.I)cvclopnic.iit..i-tiav be permitted if desig-ned to I'llect noise c.\y-x:>sure standards;a sjvcific noise studyt is usually required. y Unacceptable, Dcvelopment W11th acceptable noiw, exposure ganerafly.Mnot possit)jc. Source: Brown- Buntin Associates, modified from State of California's Guidelines for the Preparation and Content of the Noise Element of the General Plan. 4-4 Community Noise Exposure Ldn or CNEL, Db 55 60 65 70 75 80 Residences, Theatres, IiIIIIIIIIIIIIII [I Auditoriums, Music Halls Motels, Hotels ...... ................ Schools, Libraries, Museums, Hospitals, Nursing Homes, Meeting Halls, Churches, Mortuaries Playgrounds Office Buildings _T Neighborhood Parks IJ: Acceptable. Development may K be petmitted without specific ticiise studies or amigratif-m. e ondidonally :kcccl.ital)lc,.I)cvclopnic.iit..i-tiav be permitted if desig-ned to I'llect noise c.\y-x:>sure standards;a sjvcific noise studyt is usually required. y Unacceptable, Dcvelopment W11th acceptable noiw, exposure ganerafly.Mnot possit)jc. Source: Brown- Buntin Associates, modified from State of California's Guidelines for the Preparation and Content of the Noise Element of the General Plan. 4-4 City Of Noise &N ll.tly Or-IL O THE GENERAL PLAN GOALS 1. Protect people from the harmful and annoying effects of exposure to noise. 2. Preserve the tranquility of residential neighborhoods by preventing noise - producing uses from encroaching upon existing or planned noise - sensitive uses. 3. Help citizens understand the effects of exposure to excessive noise and the methods available for minimizing such exposure. 4. Emphasize the reduction of noise impacts through careful site planning and project design, giving second preference to the use of noise barriers and structural features. 5. Prevent incompatible land uses from encroaching on existing or planned uses which are desired parts of the community, but produce noise. 6. Encourage practices and technologies which reduce noise. POLICIES 1.1 Minimizing Noise. The numerical noise standards of this element are maximum acceptable noise levels. New development should minimize noise exposure and noise generation. 1.2 Land Use & Transportation Noise Sources Figure 1 shall be used to determine the appropriateness of designating land for noise - sensitive uses, considering noise exposure due to transportation sources. Figure 1 shows the ranges of noise exposure, for various noise - sensitive land uses, which are considered to be acceptable, conditionally acceptable, or unacceptable. In acceptable noise environments, development may be permitted without requiring specific noise studies or specific noise - reducing features. In conditionally acceptable noise environments, development should be permitted only after noise mitigation has been designed as part of the project, to reduce noise exposure to the levels specified by the following policies. In these areas, further studies may be required to characterize the actual noise exposure and appropriate means to reduce it. In unacceptable noise environments, development in compliance with the policies generally is not possible. 1.3 New Development Design and Transportation Noise Sources New noise - sensitive development shall be located and designed to meet the maximum outdoor and indoor noise exposure levels of Table 1. 4 -5 myof Noise Sell 1LJli 0I3lS )O THE GENERAL PLAN Table 1 MAXIMUM NOISE EXPOSURE FOR NOISE - SENSITIVE USES DUE TO TRANSPORTATION NOISE SOURCES Land Use futcloor Activit Areas L`, or CNEL, in dB Indoor .. Ld. or CNEL L in °1 Q 2 in in db db dB 3 Residences, hotels, motels, hospitals, 60 45 - 60 nursing homes Theaters, auditoriums, music - - 35 60 halls Churches, meeting halls, office 60 - 45 - building, mortuaries Schools, libraries, museums _ 45 60 Neighborhood 65 - - - parks Playgrounds 70 - - If the location of outdoor activity areas is not shown, the outdoor noise standard shall apply at the property line of the receiving land use. 2 A determined for a typical worst -case hour during periods of use. 3Lmax indoor standard applies only to railroad noise at locations south of Orcutt Road. Source: Brown - Buntin Associates 1.4 New Transportation Noise Sources Noise created by new transportation noise sources, including road, railroad, and airport expansion projects, shall be mitigated to not exceed the levels specified in Table 1 for outdoor activity areas and indoor spaces of noise - sensitive land uses which were established before the new transportation noise source. 1.5 Traffic Growth The noise level standards in Table 1 should be used as criteria for limiting traffic growth on: • Residential Collector streets, as designated by the Circulation Element; • Local Streets, as designated by the Circulation Element, which extend through areas designated for residential uses. 1.6 New Development and Stationary Noise Sources New development of noise - sensitive land uses may be permitted only where location or design allow the development to meet the standards of Table 2, for existing stationary noise sources. 4 -6 ci y 0f .aril fills THE GENERAL PLAN 1.7 New or Modified Stationary Noise Sources Noise Noise created by new stationary; noise sources, or by existing stationary noise sources which undergo modifications that may increase noise levels, shall be mitigated to not exceed the noise level standards of Table 2, for lands designated for noise - sensitive uses. This policy does not apply to noise levels associated with agricultural operations. Table 2 Maximum Noise Exposure for Noise - Sensitive Uses Due to Stationary Noise Sources Hourly Leg in dB' 2 50 45 Maximum level in dB' '2 70 65 Maximum impulsive noise 65 60 in dB 'As determined at the property line of the receiver. When determining effectiveness of noise mitigation measures, the standards may; be applied on the receptor side of noise barriers or other property -line noise mitigation measures. 2Sound level measurements shall be made with slow meter response. 3Sound level measurements shall be made with fast meter response. Source: Brown - Buntin Associates 1.8 Preferred Noise Mitigation Approaches When approving new development of noise - sensitive uses or noise sources, the City will require noise mitigation in the descending order of desirability shown below. For example, when mitigating outdoor noise exposure, providing distance between source and recipient is preferred to providing berms and walls. Before using a less desirable approach, the applicant must show that more desirable approaches are not effective or that it is not practical to use the preferred approaches consistent with other design criteria based on the General Plan. 1.8.1 Mitigating Noise Sources A. Arrange activity areas on the site of the noise - producing project so project features, such as buildings containing uses that are not noise - sensitive, shield neighboring noise - sensitive uses; B. Limit the operating times of noise - producing activities; C. Provide features, such as walls, with a primary purpose of blocking noise. 1.8.2 Mitigating Outdoor Noise Exposure A. Provide distance between noise source and recipient; B. Provide distance plus planted earthern berms; C. Provide distance and planted earthern berms, combined with sound walls; D. Provide earthern berms combined with sound walls; E. Provide sound walls only; F. Integrate buildings and sound walls to create a continuous noise barrier. 4 -7 ' Tcity o Noise SAll WIS OBIS 'LX THE GENERAL PLAN 1.8.3 Mitigating Indoor Noise Exposure A. Achieve indoor noise level standards assuming windows are open B. Achieve indoor noise level standards assuming windows must be closed (this option requires air conditioning or mechanical ventilation in buildings.) 1.9 Sound Walls Noise mitigation walls (sound walls) may be used only when it is shown that preferred approaches are not effective or that it is not practical to use the preferred approaches consistent with other design criteria based on the General Plan. Where noise mitigation walls are used, they should help create an attractive pedestrian, residential setting through features such as setbacks, changes in alignment, detail and texture, places for people to walk through them at regular intervals, and planting. In the Irish Hills Special Design Area and the Margarita and Orcutt expansion areas, dwellings shall be set back from Regional Routes and Highways, Parkway Arterials, Arterials, Residential Arterials, and Collector streets so that the interior and exterior noise standards can be met without the use of noise walls. 1.10 Existing and Cumulative Impacts The City will consider the following mitigation measures where existing noise levels significantly impact existing noise - sensitive land uses, or where cumulative increases in noise levels resulting from new development significantly impact existing noise - sensitive land uses. (See also Chapter 2 of the Land Use Element, concerning residential neighborhoods.) A. Rerouting traffic onto streets that can maintain desired levels of service, consistent with the Circulation Element, and which do not adjoin noise - sensitive land uses. B. Rerouting trucks onto streets that do not adjoin noise - sensitive land uses. C. Constructing noise barriers. D. Lowering traffic speeds through street or intersection design methods (see also the Circulation Element). E. Retrofitting buildings with noise - reducing features. F. Establishing financial programs, such as low cost loans to owners of noise - impacted property, or establishment of developer fees to pay for noise mitigation or trip reduction programs. 1.11 Exceptions for Residential Noise Barriers The City shall approve fence height exceptions to the extent required for effective noise - blocking walls in existing residential street yards, where existing traffic noise levels exceed the standards in Table 1. Such fence height exceptions shall be conditioned to minimize the aesthetic impacts to neighborhood character as perceived from the street and sidewalk. Such walls should help create an attractive pedestrian, residential setting through features such as setbacks, change sin alignment, detail and texture, places for people to walk through them at regular intervals, and planting. 4 -8 c1tvor Noise ,Nll WIS 061SL )0 THE GENERAL PLAN Figure 2 CHART FOR DETERMINING NOISE EXPOSURE AND MITIGATION Noise mitigation approved through City review process (see Noise Guidebook) 4-9 cigati[ in !(,Npost3iv front rnapor fa,initl,vaion H-Urc I or smndard, in Tables I Noise MitiglRion in outcioc,,r activit\, ma,, Indoof, Noisc, Xliription IF Do all of die Following App��P Doallof dw Voliowitig Apply'` Les"', than S5iqvlc4arrlilt dw(firigs, or Rcquilv l "llolw 4-vd rc(iuctinn is 30 d,B or lc , offict.��, chkirchc,,r , rricctint,, -,vith x 'in Lo,., than ol (Aft, th,,in 10,000 `,qLm rc fcct t1001, ArcIll, chuxclu--% tilcetitly, hllis, M.-ilh than N (:,rise source i€., it single ,trcct, hi, h'i' aV square feet iloor are a 4)17 rail fifw (tlirport O'K, for interior Noic smarce is iisingcl sarcet, ljighk?ely, rail rllkig,.ltior ,, finc, o.rairport l."xisling or ftaur,� V10i"W exposurc doc-,-, riot exec �ci 65 0, Un or CNEL llrf;jccT 'sitc. i-. fla, "AIW "M-. -,lwi n(jl\c I '' I-OLIM< e n 2M. �'IbOtljjhe. Sjr1j, ... 1 INLIV. usc -tandard Cannot use .......... mitigation p,,tckigVls in: 6uidd)ook, consult ('46jebook expert Cannot use Noisc. •ara use Noisc 1.,.,xpert in i be Y GuRl(Jiook cofls..ulred ..,t,anclard pad�aj!cs, cow,ult Iloke Alwrnative siw� desi-,,n or q o6clit"Itiml , buil(lin', , rr) ay MJl:i,!,716,Al to Site (k'-,igVl i� I tvchlct ncckl fl3r acoostical prcft�rrcd al ter native trean.itent of buildify ----§ I'xperi- may b . V0111lulml nlitil -. pll&I,V,,� Inc mccl if Site KIC'sigo is go nor posr-ibjc Noise mitigation approved through City review process (see Noise Guidebook) 4-9 city of S.N11 US THE GENERAL PLAN PROGRAMS Noise To carry out its noise goals and policies, the City will undertake the following programs. These programs focus on preventing noise - related land use conflicts by requiring that new development be reviewed to determine whether it complies with the policies. Figure 2 outlines the steps in determining and mitigating noise levels for development projects. Information sources for development review include this element's noise exposure maps and the Noise Guidebook. The noise exposure maps are intended for screening proposed developments to see if they may be exposed to excessive noise levels, and so need mitigation. The maps also guide long range planning. Generally, the noise exposure maps provide a conservative (worst - case) assessment of noise exposure for the major noise sources identified in this element. Other major sources of noise may be identified during project review. This will be especially true of stationary noise sources, since only a representative sample of such sources was evaluated during the preparation of this element. The Noise Guidebook includes standard noise mitigation packages which may be used to reduce indoor and outdoor noise exposure by specified amounts. The Guidebook can help decide if proposed noise mitigation measures are a reasonable application of the techniques available, and likely to achieve the desired results. 1.12 Development Review The Community Development Department shall review new public and private development proposals to determine conformance with the policies of this element. 1.13 Noise Studies Where a project may expose people to existing noise levels or projected built -out noise levels exceeding acceptable limits, the City shall require the applicant to provide a noise study early in the review process so that noise mitigation may be included in the project design. The City will maintain standards and procedures for the preparation of noise studies. (See the Noise Guidebook for specifics.) 1.14 Assuring Compliance The City will ensure that required noise mitigation measures are carried out as a project is built, including enforcement of the State Building Code Chapter 35, "Sound Transmission Control," as amended, and the "Noise Insulation Standards" (California Code of Regulations, Title 24). 1.15 Monitoring The City will monitor compliance with required noise mitigation measures after completion of projects. 1.16 Vehicle Code Enforcement The City will enforce within its jurisdiction California Vehicle Code sections on loud vehicle exhaust systems and sound amplification systems, and ask the California Highway Patrol and the County Sheriff's Office to do so within their jurisdictions. 4 -10 c1l'y or THE GENERAL PLAN Norse 1.17 City Operations and Purchasing The City will pursue alternatives to the use of noisy equipment, such as leaf blowers, and will purchase equipment and vehicles only if they incorporate the best available noise reduction technology. 1.18 Noise Element Updates The City will periodically review and update the Noise Element to ensure that noise exposure information and policies are appropriate and consistent with other elements. 1.19 Design Guidelines The City will make the Noise Guidebook available to anyone involved in project design and review. NOISE EXPOSURE INFORMATION Noise Levels in San Luis Obispo Most areas of San Luis Obispo are noisier than surrounding rural land, but not as noisy as many more urbanized places. Major noise sources are road traffic, the airport, and the railroad. Noise level measurements in the community show that the noise exposure polices have a reasonable basis in local conditions. Citywide noise levels at build -out are not expected to be substantially different from 1990 noise levels. Most additional noise is expected to come from higher road traffic levels and more frequent aircraft operations, which will be largely offset by quieter aircraft and vehicles. In a few cases, road extensions will expose residents to higher noise levels. Considering mapped 1990 noise contours and 1995 land use patterns, about 700 dwellings (less than four percent of the City's total) are in locations with noise levels above 65 dB, and lack noise walls or other deliberate measures to reduce outdoor noises. These dwellings are mainly where arterial streets, highways, and the railroad are bordered by residential development dating form the 1970's or earlier. Sixty -five decibels was chosen ass an indicator of "excessive" noise levels because it is midway I the "conditionally acceptable" range (Figure 1), and the 75dB contour is often close enough to the noise source that intervening Iandforms and buildings will not substantially reduce noise exposure. The 60dB contour, corresponding to the upper limit of "acceptable" noise exposure, typically lies a block or more beyond the edge of major noise sources (such as Highway 101) where intervening buildings would be expected to reduce actual noise exposure. Figure 3 shows where to find noise exposure information. The Noise guidebook provides details on how noise levels were measured or estimated. 4 -11 City Of Noise A ISINI AC> IS olilS o Figure 3 CHART FOR LOCATING NOISE EXPOSURE INFORMATION Traffic Noise 1. Small -scale noise contour maps (Figures 4 and 5) in this chapter. 2. Large -scale noise contour maps in Community Development Department. 3. Table 2 of the Noise Guidebook. Topographic adjustments may be made from Table 3 of the Noise Element. Aircraft Noise 1. Small -scale noise contour map (Figure 6) in this element; 2. Large -scale noise contour map in the Community Development Department. 4 -12 Railroad Noise 1. Small -scale noise contour maps (Figures 4 and 5) in this chapter. 2. Large -scale noise contour maps in Community Development Department. 3. Table 6 of the Noise Guidebook. Stationary Noise 1. Page 22 of the Noise Guidebook (generally requires specific study). t :At t Luis obis THE GENERA, PLAN Figure 4 1990 NOISE CONTOURS 4 -13 Noise FVUM4,tm3r ftcantov ftwthwo ONva o a. ;A?vw sws a�eara.. ;�.x gxr;�:vda 11J� Figure 4 - 1990 Noise Contours Northern Section of San Luis Obispo 0 1,000 2,000 Feet Noise CoMteuiplevel -- City Limit 70db �• o __-- _--- - - - - -- - - +� 65db ,.r 60db e Map Created by City of San Luis Obispo GIS Division Y Public Works Departmen[ MARTEN€ +14`� +ant- 17ALY v� � oA P F 4 FFA N6HLAb6 A ui Wnnn€ru — ° — ^ - - -- ...__� 11 p ToLpsA iG a � FFL7pTP � 4t�� B8 v n CERRO dlw - 4C,. br FOOTHILL ncL MORTE N o teal. M a hTA I - -� RAMONA RAMONA ROIPG T rp o FRE _ @RICKS �P{ _ DEL itiR DEL MAR � � R4D EC6l. 5n JAY.f4. �y Lu TA S z urtfti �°- WiL30N SERRA �1 Cµ WEST FC €l, _ 17 9 WS HItU.j$ fr C I r_E SLW� EW� ypi S d si I i _ t �d h 1y 0 Match Ling � i� �a P ��� �'R � � � � $ �R �� ��&��T ( M IsFI �Ak cfty Of THE GENERAL PLAN Noise 4 -14 Match Lime t d �f Figure 4 - 1990 Noise Contours Southern Section of San Luis Obispo A 0 1,000 2,000 Feet Hill 11111i Noise Conteuw1evel ----- City Limit 70db 65db n, 60db Map Created by City of San Luis Obispo 01+ GIS Division O H Public Works Department 0 iJ s cil'y o SAII ILIIS THE GENERAL PLAN Figure 5 BUILD -OUT NOISE CONTOURS dam- -. L�r 4 -15 Noise MgU141 5 . ftAd-tie Xl043Q C04ltQVM NW&t ��.Vmzijai5aa�Lztisi]bnpa mr r.... Figure 5 - Build -Out Noise Contours Northern Section of San Luis Obispo 0 500 1,000 2,000 Feet Noise Contour Level MatchLine --� City Limit 70db Buildout 65db Buildout 4c�r, 60db Buildout A v° y Map Created by \\ City of San Luis Obispo GIS Division Public Works Department q 4e TRUCP,EE e7t PE [M£ R O � ICO STMONT�- 'x MARLENE y Y iDAL DA{LY L•T' vy NGHLAND 1 - OVltH4E tN °FAO WARREN TOLOSA _ 11 l rn ` A i ec y �R} CERRO FOOT11Ri Y Al6F,R,r iWrSptAS�r �_ U 1 ,n ON ° sS M 8V A 19STA DEL DWRTE ° RpM NA RAMONA ROLL T _ 5 PRE ERftltS ? !H]PE 1pEI SUR DEL.MAA D MEI EGKE M K LU ETA EN1UC h� SERRA a- BRAY MURRAY '� fAFT TA FT � V,4L50N vN We S1 A NEL +fr[+ ON MIS I pd Cti� d I th � qOa I 4� LL AND F LTa� rCy 0 } /r 1 $ yr H nnd�� cf ty of mil tlm-; 01i I - - - - - --- - ---------------------- THE GENERAL PLAN 4-16 fflwwww i PIE In Noise Mat-(h l IM, Figure 5 - Build -Out Noise Contours Southern Section of San Luis Obispo A "X Y i 0 Soo 1,000 2,000 Feet Noise Contour Level MatchLine - - -- City Limit 70db Buildout 65db Buildout 60db Buildout Map Created by City of San Luis Obispo 'a a GIS Division ,T � Public Works Department s r' l` �c ltyol Noise S,Xfi WIs Ows o Figure 6 AIRPORT NOISE CONTOURS 4 -17 EVMNS _ Figure 6 - Airport Noise Contours ;A 0 1,000 2,000 Feet Noise Contour Level - - -- City Limit Airport Runways 60db 55db Map Created by City of San Luis Obispo oovo �P. GIS Division "2' � Public Works Department A ,Ity 0 , Noise Smllul8Om )0 THE GENERAL PLAN BACKGROUND 1.20 Effects of Noise Community noise has often been cited as being a health problem, in terms of inhibiting general well -being and contributing to stress and annoyance. The health effects of community noise arise from the interference with human activities such as sleep, speech, recreation, and tasks demanding concentration or coordination. When community noise interferes with human activities or contributes to stress, public annoyance with the noise sources increases, and the acceptability of the environment for people decreases. This decrease in acceptability and the threat to public well -being are the basis for land use planning policies directed toward the prevention of exposure to excessive community noise levels. There are also economic effects of community noise: reduction in property values, inefficiency in the workplace, and lost hours due to stress. 1.21 State Direction Noise element contents and preparation methods are determined by Section 65302 (f) of the California Government Code, and by the Guidelines for the Preparation and Content of Noise Elements of the General Plan (by the California Department of Health Services) which are included in the State of California General Plan Guidelines, published by the State Office of Planning and research. The Guidelines requires that major noise sources and areas containing contours for current and projected conditions. Contours may be prepared in terms of either the Community Noise Equivalent Level (CNEL) or the Day -Night Average Level (Ldn), which are descriptors of total noise exposure at a given location for an annual average day. (CNEL and Ldn are generally considered to be equivalent descriptors of the community noise environment within plus or minus 1.0 dB. (See the Definitions section for special terminology used in this element and in the Guidebook.) 1.22 Relationships with Other General Plan Elements The Noise Element is related in particular to the Land Use, Housing, Circulation, and Conservation and Open Space elements of the General Plan. The relationships between noise and these four mandated elements must be understood to prepare an internally consistent general plan, and to make decisions which will keep noise exposure within acceptable levels. Relationships between these elements are outlined below. Land Use: Ideally, to be consistent with Noise Element, the Land Use Element would show acceptable land uses in relation to existing and projected noise levels. This can be done in the city's expansion areas. Doing so is more difficult where most land uses and major noise sources were developed before there was attention to noise issues. In those areas, acceptable noise exposure must be achieved through project design, since changes to land use designations often would not be consistent with other General Plan policies. (For example, designating as commercial part of a residential neighborhood near the highway would not be consistent with policies concerning protection of residential areas.) Housing: The Housing Element describes adequate sites for housing and some standards for residential development. Since residential land uses are noise - sensitive, the noise exposure information of the Noise element must be considered in planning and designing housing. The State Noise Insulation Standards and other noise mitigation measures may influence the locations and construction costs of dwellings, which should be considered by the Housing Element. 4 -18 city of Noise SzlII WI�s ?I'51s )( THE GENERAL PLAN Circulation: The circulation system, which is a major source of noise, must be correlated with the Land Use Element. This is especially true for roads which carry significant numbers of trucks. Noise exposure will be a factor in locating and designing transportation facilities, and in mitigating noise produced by existing facilities. Open Space: Excessive noise impairs the enjoyment of recreational open space, particularly where quiet is a valued part of the recreational experience. Thus, noise exposure should be considered in planning for this kind of open space use. Conversely, some types of open space can be used to buffer noise - sensitive uses from noise sources. 1.23 Relationship to Noise Ordinance Noise elements are directed at minimizing future noise conflicts, while noise ordinances are intended mainly to resolve noise conflicts. A noise control ordinance addresses noise generated by industrial, commercial, agricultural, and residential uses that are not subject to Federal or State noise regulations. The regulation of noise sources such as traffic on public roads, rail line operations, and aircraft in flight is preempted by Federal and State regulations, meaning that such sources generally cannot be controlled by a local ordinance. The Noise Element can address the prevention of noise conflicts from all sources, however. The standards of a noise control ordinance should be consistent with the Noise Element, to achieve consistency in the implementation of noise control programs, and to provide businesses with consistent design criteria for development or expansion. The City has adopted, occasionally amends, and enforces a noise control ordinance, which is chapter 9.12 of the Municipal Code. 4 -19 OtNfof Noise smi tins (.-)VISL)O Appendix 1: Council Resolution RESOLUMIN NO, 033 (19% $erles) A REWLVr1OX OF THE SAN LV IS OBI PO CITY COUNCIL APPR OVING A NT, GATIVC I=LkRATION, REPEALING THE 1975 NOISE EIX AND ADOVIrING A NEW NOISE ELMAENT WHEREASp the FianAing Comtrisskm wAd the City Council have held publk he=1n]p on this matter in accordanze with the Califomia Government Code-, wd. WkIEREAS, the o"ted element cc s to t1w, Coun,61 upon the favonMe ru*mmendatimi of the Plznning ComrnLnioa: w4 WHEREAS, ft poteafial enviruilmeAW impacts of the Pr0j= bare been evaluated iA awordamcC with the Calirurnia Envjraamenl�ij Quality Act and the OWs. Environrnen'til Guickillnes. JEW IT RESOLVED by the CouncH, of tb-- City of San Lu.iS Obi" IS followv SE(MON 1. EnXi=MgaWj-Z=jn)inatjnn. The City Council has considm-ed the initial SLUdy of cnvi:fonM0nM1 impact fER 1"-94), finds that ihem Vill b--- no sigAlficanC lmpActs, and approves A:ttDzatjve declaratim, SFX.MO'4 2- Einding, . Ilds Cmincil., aftr wasideTing ft dra.-'t ctmuments. and staff's analysis, the Plannimg Cummisslm.ls recommandaLiDa, acid public tetkimony, fin&. that the new clement 4 consi smnt With die General PW. t. SEC'T'ION I Rs=l af PrevjaULfja=. Tke Noise Element adopted in 1475 is, hemby rq eged, SECTION 4, Vjg=n1 Adapion, The No &emml (Revised Hearimg Draft, April 1996) ii hrteby a&txed && part of the OcnerJ Plan. SFXTI.ON 3. fjuidah=k APPMIC91 Thz Nalk, Guidebook (Draft.. MIrTh 096) is hereby app,Toved as a rcftrmce, sep4irVe fmm the Ge=al Plan. X I 195 as 4-20 c[tvof Noise lull) Itus OLJsx) Resolution No: si,5 (1996 Series) Page 2 On 4]100014 Of CQ,,gjr.41 M vecw&4 by Cr-,. c, ` i xt"atc.L—s � tand of the fok[owiag rdl CC viotow. AYE$' Countil Hambers RamIlwRt 501th. MW)z S16tt'" NOES', .-Counell members Rowevot villisms ABS,Egr: ;NOR* ft foret6nv msolution was passed wW adopted kbis --L—,dty of 1996 , IZ Mayor Allen K. Settle *ATTEST. i CL b,AZ� City f:C14ark XiA dout APPROVED' RMNSE 4-21 c ItNi or Safety &in li IS (33rS )O CHAPTER 5 SAFETY Adopted: July 5, 2000 Last Revised: July 5, 2000 (Council Resolution No. 9063, 2000 Series) 5 -1 city0f Safety THE GENERAL PLAN CHAPTERS - Safety TABLE OF CONTENTS CHAPTER5 - Safety ............................................................................ ............................... 2 Introduction........................................................................................ ............................... 4 TheNature of Risk ............................................................................. ............................... 4 SafetyGoals ....................................................................................... ............................... 6 Goal 1: Minimize injury and loss of life ................................. ............................... 6 Goal 2: Minimize damage to public and private property ..... ............................... 6 Goal 3: Minimize social and economic disruptions resulting from injury, death, andproperty damage ................................................................... ............................... 6 Flooding................................................................................................. ............................... 6 2.0 POLICIES ............................................................................... ..............................8 2.1 Policy: Flood Hazard Avoidance and Reduction ................... ............................... 8 2.2 Policy: Water Impoundments ................................................ ............................... 9 FIRE....................................................................................................... ............................... 9 3.0 Policy: Adequate Fire Services ........................................... ............................... 11 3.1 Policy: Wildland Fire Safety ................................................. ............................... 11 EARTHQUAKES AND OTHER GEOLOGIC HAZARDS ..................... ............................... 12 Overview.......................................................................................... ............................... 12 4.0 Surface Rupture .................................................................. ............................... 14 4.1 Ground Shaking .................................................................. ............................... 15 4.2 Settlement and Liquefaction ................................................ ............................... 17 4.3 Slope Instability and Landslides .......................................... ............................... 17 4.4 Damage -prone Buildings ..................................................... ............................... 17 4.5 Policy: Avoiding Faults ........................................................ ............................... 19 4.6 Policy: Avoiding Slope Instability ......................................... ............................... 19 4.7 Policy: Avoiding Liquefaction Hazards ................................ ............................... 19 HAZARDOUSMATERIALS ................................................................. ............................... 19 5.0 Radiation Hazards ............................................................... ............................... 19 5.1 Other Hazardous Materials ................................................. ............................... 20 5.2 Policy: Minimizing Hazardous Materials Exposure ............. ............................... 20 5.3 Policy: Hazardous Materials in City Operations .................. ............................... 20 ELECTROMAGNETIC FIELDS ............................................................. .............................20 6.0 Policy S: Exposure to Electromagnetic Fields .................... ............................... 23 6.1 Policy S: Notification to Buyers Near Electromagnetic Fields ............................ 23 AIRPORTHAZARDS ........................................................................... ............................... 23 7.0 Policy S: Airport Land Use Plan .......................................... ............................... 23 HAZARDOUSTREES ......................................................................... ............................... 25 8.0 Policy: Hazardous Trees ..................................................... ............................... 25 8.1 Program: Hazardous Trees ................................................. ............................... 25 AVOIDING AND PREPARING FOR EMERGENCIES IN GENERAL . ............................... 25 9.0 Policy: Avoiding and Mitigating Hazards [reworded from the Conservation and OpenSpace Element] ................................................................... ............................... 25 9.1 Policy: Emergency Preparedness and Response ............... ............................... 25 9.2 Program: City Activities ....................................................... ............................... 26 9.3 Program: Response Performance Standards ..................... ............................... 26 9.4 Program: Staff Training ....................................................... ............................... 27 9.5 Program: Specific Emergency- Response Information ........ ............................... 27 9.6 Program: Coordinated Emergency Planning ....................... ............................... 27 9.7 Program: Emergency Operations Center ............................ ............................... 28 9.8 Program: Information and Planning Updates ...................... ............................... 28 9.9 Program: City Emergency Plan ........................................... ............................... 28 5 -2 city 0f Safety 9.10 Program: Mutual and Automatic Aid ..........................,......, .............................28 9.11 Program S: Disaster Recovery ............................................ ... ........ ,............ ...28 9.12 Policy : Critical Facilities Locations .................................... .............................28 9.13 Policy: Emergency Access and Evacuation— ................................................ 29 9.14 Policy: Preparedness Education ........................................ .............................30 9.15 Program S: Citizen Information and Training., ................................................ 30 9.16 Program: Other Organizations ........................................... .............................30 9.17 Program: Voluntary Inspections ......................................... .............................31 9.18 Policy: Safety of Structures and Facilities .......................... .............................31 9.19 Program: Reducing Structural Hazards ............................. .............................31 9.20 Program: Planning Standards ............................................ .............................31 9.21 Program: Development Review ......................................... .............................31 9.22 Program: Building and Fire Regulations ............................ .............................31 9.23 Program: Required Inspections ......................................... .............................31 LIST OF FIGURES Figure1: Flood Hazards .... ............................... .................................... ..............................7 Figure 2: Wildland Fire Hazard ................................................................ .............................10 Figure 3: Earthquake Faults — Local Area ............................................... .............................14 Figure 4: Earthquake Faults — Regional Area ......................................... ................,............16 Figure 5: Ground Shaking & Landslide Hazards ..................................... .............................18 Figure 6: Power Lines & Power Plant ......................... .............. ....... ..................................... 22 Figure7: Airport Hazards ........................................................................ .............................24 5 -3 city 0f Safety SIAIJ luls THE GENERAL PLAN Safety Introduction The City's General Plan guides the use and protection of various resources to meet community purposes. It reflects consensus and compromise among a wide diversity of citizens' preferences, within a framework set by State law. The General Plan consists of sections, called elements, which focus on certain topics. In 1975 the California Legislature made a safety element and a seismic safety element mandatory parts of the General Plan. Cities and counties were to adopt, at a minimum, policies concerning fire, flooding, and geologic hazards. San Luis Obispo adopted its first Seismic Safety Element in 1975, and its first Safety Element in 1978. In 1984 the Legislature expanded the list of hazards that were to be covered and encouraged their combination in a single element. According to the legislation, the safety element should provide direction to help reduce death, injuries, property and environmental damage, and the economic and social dislocation resulting from natural hazards. While the element is required to focus on fire, flooding, geologic, and seismic hazards, jurisdictions may address any relevant safety issues that are considered important. This Safety Element focuses on achieving acceptable levels of risk through decisions on land use and the form of development, with consideration for the closely related factor of transportation. Other public efforts deal with other types of threats to health and safety, such as crime, use of alcohol, tobacco, and other drugs, exposure to ultraviolet light, the use of weapons, and the design and operation of vehicles. The Land Use Element of the General Plan prescribes land uses within the planning area, as well as standards for population density and building intensity. To avoid unacceptable risk, the Land Use Element must respond to the hazard evaluation of the Safety Element. By limiting development intensity in areas that may be subject to significant geologic and other hazards, risks can be minimized. One of the purposes of the Conservation and Open Space Element is to preserve open land for public health and safety. This Safety Element provides a broad survey of hazards in the San Luis Obispo area, to be used for general land use planning. This information does not take the place of site evaluations by qualified professionals. Several of this element's goals, policies, and programs will be implemented through City review of individual development proposals and site assessments. In the General Plan, a goal is the desired end state or condition that the community would like to achieve. A policy describes an approach to achieving the goals. A program is a specific action the City intends to take to implement policies. Numbering of goals, policies, and programs is for ease of reference, and does not imply relative importance. The Nature of Risk People living, working, or visiting in San Luis Obispo are subject to a variety of hazards. San Luis Obispo wants to avoid the loss of life, property, and prosperity that can result from disasters, and to accomplish a rapid recovery from unavoidable disasters. Some hazards are caused by natural processes, some by people's activities, and many by a combination of both factors. Natural hazards are processes such as earthquakes, landslides, flooding, and lightning -set fires, which have been occurring for millions of years. They have helped create the landscape of San Luis Obispo, and become disasters only when they disrupt people's lives. Other hazards result from technology, such as aircraft crashes and the use 5 -4 A Safety THE GENERAL PLAN and transport of toxic materials. Many disasters result from a combination of natural processes and people's choices: developing in flood -prone areas; grading that triggers landslides; building and occupying structures that collapse in an earthquake. People have become so dependent on the benefits of modern technology that it would be undesirable to eliminate man -made hazards. Usually, little can be done to prevent natural disasters. (However, there is mounting evidence that human activity is changing the atmosphere, resulting in global warming that may cause more extreme weather conditions, and therefore risks of flooding and wildland fire, in Central California. Reducing "greenhouse" gas emissions may therefore reduce the severity of some disasters.) To minimize loss from disasters, resources must be committed. While it'would be desirable to provide the maximum level of safety for all hazards, this is generally not feasible. Resources for disaster avoidance, preparedness, and recovery compete with desires for other services. Community efforts to avoid unacceptable risks may conflict with individual's desires to use land in certain ways. So, risk - control standards must meet the constitutional test of proper regulation: that there is a clear connection between regulation and the public purpose it serves. The community can define acceptable risk levels and make choices to achieve them. Risk is part of everyday life. Almost all activities have some degree of risk, and there is no hazard -free environment. The cost of providing protection generally increases with the severity of the hazard and the level of risk reduction that is desired. At some point, the cost of providing protection — either in dollars or in opportunities foregone— becomes prohibitive when compared to the benefits derived. "Acceptable risk" is the level of risk below which no specific action by government is deemed necessary to protect life and property. "Unacceptable risk" is the level of risk above which specific action by government is deemed necessary to protect life and property. An "avoidable risk" is one that can bp eliminated while achieving other individual or public objectives. Scientific expertise can predict the magnitude of a disaster and its probable effects, and can estimate the probability that it will occur. But the public ultimately decides what level of risk is acceptable as well as the acceptable methods for avoidance and protection. In evaluating acceptable risk, the following factors are considered: Severity of loss: Will the loss from an event be large or small? Consequences include injury, loss of life, property, and function, and environmental damage. Probability of loss: How often is the event expected to occur? Many disasters have an inverse relationship between magnitude and frequency: small losses occur frequently, large ones less often. Capacity to reduce risk: What methods and resources are available to reduce the risk? Adequacy of knowledge: How well do we understand the magnitude of the loss- causing event, its consequences, and the probability of it occurring? Additional information on hazards in the San Luis Obispo area can be found in the Technical Background Report for the San Luis Obispo County and Cities Safety Element (June 1999). 5 -5 City q Safety THE GENERAL PLAN Safety Goals Goal 1: Minimize injury and loss of life. Goal 2: Minimize damage to public and private property. Goal 3: Minimize social and economic disruptions resulting from injury, death, and property damage. Flooding Flooding occurs in response to heavy rainfall, when creeks and drainage channels overflow. Flooding may also occur in low -lying areas that have poor drainage, or when culverts become blocked, even during moderate storms. Flood severity can be increased by fires in the watershed, structures or fill placed in flood -prone areas, and increased runoff resulting from development of impervious surfaces (such as parking lots, roads, and roofs). Flood plains are usually described as the area that has a one percent chance of being submerged in any year, which is often called the "100 -year flood." The 100 -year floodplain in the San Luis Obispo area is shown by maps on file at the Community Development Department and the Public Works Department, and is generally indicated in Figure San Luis Obispo Creek and several tributaries flow through San Luis Obispo. In the San Luis Obispo area, floods cause damage by submerging structures, utilities, and vehicles, and by eroding hannels and undermining structures. Floods in 1969, 1973, and 1995 caused substantial property damage. Local waterways typically reach and then decline from flood stage in a matter of hours. In 1969, floodwaters covered the intersection of Higuera and Marsh streets and damaged several businesses in the area. 5 -6 cityof THE GENERAL PLAN FIGURE 1: FLOOD HAZARDS Safety 5 -7 aat4*�r @pO$f p� �] }/� Safety sm ! WIS S.fl.�la71 o THE GENERAL PLAN San Luis Obispo is not subject to inundation from dam failure, beach erosion, or coastal or lakefront flooding due to earthquake- induced waves (tsunami or seiche). However, the Whale Rock pipeline that brings water to the city is potentially subject to damage from tsunami in the vicinity of Cayucos and Morro Bay. Sudden failure of Whale Rock Dam (owned and operated by the Whale Rock Commission) or Salinas Reservoir (owned by the Federal government and operated by the County) could cause disastrous flooding for communities immediately downstream, and would severely reduce the City's water supply. Several large tanks on hillsides around the city store treated water for domestic use and fire suppression (Figure 1). A strong earthquake could damage the tanks. Sudden failure of such a tank, which is very unlikely, would cause localized flooding and erosion immediately downstream from the tank, in addition to interrupting water distribution. The tanks located on the South Hills and on Islay Hill, which were set into the ground partly for esthetic reasons, pose a minimal hazard. The City's Flood Damage Prevention Regulations and Federal Flood Insurance standards require new building floors to be above the 100 -year flood level, while not displacing floodwaters in a way that would raise flood levels. They also are intended to keep floating debris and other made -made obstructions out of floodways. 2.0 POLICIES 2.1 Policy: Flood Hazard Avoidance and Reduction A. The City will develop and carry out environmentally sensitive programs to reduce or eliminate the potential for flooding in previously developed, flood - prone areas of the city. B. The City should allow flood waters to move through natural channels. Flow should be accommodated by removing debris and man -made obstructions. The City recognizes that many natural channels cannot contain runoff from a storm greater than a 25 -year event. Areas flooded by storms as large as a 100 - year event will be mapped. C. No new building or fill should encroach beyond, or extend over, the top -of -bank of any creek. D. Within predominantly developed areas (such as downtown) infill, remodel, and replacement projects should not displace more flood water than previous structures on the site or in the vicinity. Commercial buildings may be flood - proofed where providing floor levels above the 100 -year storm flow is not appropriate due to adjacent improvements. New infill buildings may be required to have greater setbacks than their older neighbors. E. Within new development areas, such as the potential expansion areas shown in Figure 2 of the Land Use Element, substantial displacement of flood waters should be avoided by: 1. Keeping a substantial amount of flood -prone land in the vicinity as open space; 2. Enlarging man -made bottlenecks, such as culverts, which contribute to flood waters backing up from them; 3. Accommodating in such places uses which have relatively low ratios of building coverage to site area, for which shallow flooding of parking and landscape areas would cause minimum damage. 4. Requiring new buildings to be constructed above the 100 -year flood level. 5 -8 'a € rl Ly of Safety THE GENERAL PLAN F. Creek alterations shall be considered only if there is no practical alternative, consistent with the Conservation and Open Space Element. G. Development close to creeks shall be designed to avoid damage due to future creek bank erosion. Property owners shall be responsible for protecting their developments from damage caused by future bank loss due to flood flows. 2.2 Policy: Water Impoundments The design and review of proposed water reservoirs, ponds, and tanks, will conform to State standards for seismic safety and will include an evaluation of potential inundation areas. FIDE Fires cause significant losses to life, property, and the environment. They occur in both urban and rural settings. Urban fire hazards result from the materials, size, and spacing of buildings, and from the materials, equipment, and activities they contain. Additional factors are access, available water volume and pressure, and response time for fire fighters. Fire hazards in rural areas, or on the edge between urban and rural land, combine these factors with land slope and natural and modified vegetation. The mosaic of grassland, scrub and chaparral, and oak woodland around San Luis Obispo has been shaped by, and to some extent depends on, fire. Where the burning of natural vegetation is a threat to people's lives and property, plant fuels are often managed by replacement planting, cattle grazing, plowing, or controlled burns. At the start of the rainy season in Fall 1999, the City conducted a prescribed burn on the Bishop Peak natural preserve, to reduce fuel accumulation and the risk of uncontrolled fire. "Wildland" is a shorthand way of referring to conditions mostly resulting from natural vegetation's properties as fuel and the steepness of the land, which affect how fast fire spreads and limit fire - fighting methods. San Luis Obispo faces wildland fire hazards due mainly to its climate and to the hills around and within the city. Areas with high wildland fire hazard include the Irish Hills, Santa Lucia foothills, Cerro San Luis Obispo, Bishop Peak, and Islay Hill (Figure 2). Urban fire hazards are increased by concentrations of wood -frame structures, particularly multifamily developments, mobile homes, and older structures having outdated heating and electrical systems and lacking fire - detection and suppression features. Preventing the start and spread of fires was one of the original purposes of building and zoning regulations. San Luis Obispo has adopted fairly typical zoning regulations for building size and spacing, and standard codes that address fire safety in detail. In addition, the city has adopted requirements for automatic fire sprinklers and fire - resistive roof materials that exceed minimum statewide requirements. 5 -9 city O FIGURE 2: WILDLAND FIRE HAZARD Safety um)' of GAn Ms. osispo sarety elem... ent Hazard classiyicatmrs based am Wildland dire Hazard g eras Mope and eta jar% type ..�..�_. A City hire wlaflcas County Fine Stations Urban R:eserve CAy Facilities Fine Hazard Rates Low lull) Moderate. Q Huh iExtreme l I TANK FARM 1 Thy s map i.- feral inf TM.�_o ^.The reap by L%s-4f €s , a =_tvement cf pol cy. Tnzs rs-ap may be reaisei ,n :respmse to 5 2 new lnfdrmat cn, wiffxxit ame, lding t ^e SMeiy Bement. Klbmews 5 -10 C -ftry Of THE GENERAL PLAN Safety Fire prevention and suppression services are provided by the City Fire Department, which maintains four fire stations (Figure 2). A key challenge for the City is providing adequate fire protection for the expansion areas identified in the Land Use Element, in particular the existing development to be annexed as part of the Airport Area. 3.0 Policy: Adequate Fire Services Development should be approved only when adequate fire suppression services and facilities are available or will be made available concurrent with development, considering the setting, type, intensity, and form of the proposed development. 3.1 Policy: Wildland Fire Safety A. Wildland fire hazards shall be classified as follows: Wildland Fire Classifications Massification Vegetation Slope Low extensive urban development or any slope vacant land with minimal vegetation; most urban ornamental landscaping; extensive surface water; perennial wetlands; row crops; orchards and vineyards with no understory grass or brush; irrigated or closely grazed pasture; extensive rock or sand grasslands; oak woodland ( "savannah" 0 to 40 type, excluding chaparral); cactus percent scrub 0 to 40 percent riparian dominated by willows, 0 to 40 sycamore, oak percent Moderate grasslands; oak woodland ( "savannah" 40 to 60 type, excluding chaparral); cactus percent scrub riparian dominated by willows, 40 percent sycamore, oak or more riparian dominated by bay, conifers 0 to 40 percent orchards and vineyards with some 0 to 60 understory grass or brush percent High grasslands; oak woodland ( "savannah" 61 percent type, excluding chaparral); cactus or more scrub chaparral and scrub (excluding cactus 0 to 40 scrub) percent riparian dominated by bay, conifers 40 to 60 percent 5 -11 Safety � ���t1 LUIS i'�1i151)i� THE GENERAL PLAN Wildland Fire Classifications - ClassificaVon Vegetation Slope orchards and vineyards with some 61 percent understory grass or brush or more extensive stands of eucalyptus or 0 to 60 coniferous trees percent Extreme grasslands 61 percent or more chaparral and scrub (excluding cactus 41 percent scrub) or more riparian dominated by bay, conifers 61 percent or more extensive stands of eucalyptus or 61 percent coniferous trees or more Notes: When classifying areas of several hectares (acres) having a strip, patch, or small -scale mosaic of vegetation and slope types, the most severe classification that is generally represented within the adjacent types shall be used. Unusual conditions, such as a wetland's accumulation of dried reeds during a prolonged drought, may result in a vegetation type temporarily having a higher actual hazard than indicated by its classification, which reflects the typical cycle of seasonal conditions. B. Development shall be excluded from areas of high and extreme wildland fire hazard. C. Buildings that are in areas of moderate fire hazard and which are close to areas of high or extreme fire hazard shall have non - combustible exteriors; noncombustible exteriors are encouraged for all buildings in moderate fire hazard areas. D. In areas of moderate or higher wildland fire hazard, defensible space — accessible space free of highly combustible vegetation and materials— shall be provided around all structures. E. It is recognized that vegetation types, and therefore wildland fire hazards, may change due to natural causes and human activity. Changes are expected to be minimal in areas that the Land Use Element designates as Open Space. Substantial changes are expected in areas that the Land Use Element designates for development. Any losses of native plant habitat must be mitigated as required by the Conservation and Open Space Element. EARTHQUAKES AND OTHER GEOLOGIC HAZARDS Overview Geologic conditions encompass the form of the ground surface, the composition of soils, rocks, and water at the ground surface and below, and the long -term movement of the Earth's crust and mantle. These conditions determine the stability of the ground at a site, and how that site will respond to changes caused by people and by the natural forces of earthquakes and weather. 5 -12 GU ci f Safety Guam- lull: OBIS )o HE GENERAL PLAN The frequency and strength of earthquakes depend on the number and type of faults that pass through an area. San Luis Obispo is located in a geologically complex and seismically active region. Seismic conditions here have the potential to result in significant harm to people and property. Some fault locations and characteristics have been identified. However, recent earthquakes in California have shown that not all active faults are revealed by surface features. Safety precautions should be based on known factors, as well as an awareness of the limitations to current knowledge. The Safety Element must consider two of the direct effects of an earthquake: rupture of the ground surface along a fault, and ground shaking that results from fault movement. Other hazards associated with earthquakes are settlement, liquefaction, landslide, collapse of structures, fires, and flooding from dam failure. Numerous faults transect valleys and hillside areas in San Luis Obispo. 5 -13 ag S� l r is $ F r� Numerous faults transect valleys and hillside areas in San Luis Obispo. 5 -13 City of Safety E GENERAL PLAN FIGURE 3: EARTHQUAKE FAULTS — LOCAL AREA ulty of Siil: ills 57mspx) s, PF91W eletlMlt '•'y ;4s•+ Mc1j3pe(1 and fnf2rFQo TaUIiS Eafthquake Is - Local Area •• -- #nactiva 44 "• 4 r r w Folentsa4 act re 4 °� �, �,� •} ©t:i'r afSLO urban reserve a • • rat "zone:raappm by Ca3a.' -ia • a S 0 0d�o- Th• s reap: is for gerip —ml inWirau t:rer*ofs zhe •our y and Ciiies 1 `g Dra:R Safely Eemsn;. Tne n by iseff s rot a slweme ,-; of City pci :;.,y li may 'be reviSM Mthout amending 1he Saf�iy Eierseft 4.0 Surface Rupture Division &Mines and Gac`ogy • 4} • 4 • 4 Y `%%... FNN r y •M • 4 • • • i■ yt 4R • • f `, yt •• i 4 3. • 't 4 �} •4+ i ■ • � ,is e s Surface rupture refers to the top of the ground moving unevenly along a fault: one side moves horizontally, vertically, or both, with respect to the other side. It typically occurs within an area of linear traces along previous ruptures, which mark a fault zone, and often in concert with movement on adjacent or intersecting faults. Rupture of the ground surface along a fault trace typically occurs during earthquakes of about magnitude 5 or greater. Surface rupture endangers life and property when structures or lifeline facilities are located on, or cross over, a fault. The Los Osos Fault, adjacent to the City of San Luis Obispo, is identified under the State of California Alquist - Priolo Fault Hazards Act (Figure 3). This fault's main strand lies near the intersection of Los Osos Valley Road and Foothill Boulevard. It has been classified as active within the last 11,000 years. Additional site - specific studies may find other segments of the fault, in which case it would be appropriate for the California Department of Mines and Geology to expand the zone. The Los Osos Fault presents a high to very high fault rupture hazard to development and facilities in the Los Osos Valley. Other faults in the vicinity of San Luis Obispo are the West Huasna, Oceanic, and Edna faults. 5 -14 CI Lv of Safety san ILII.` C7taIS �a THE GENERAL PLAN These faults are considered potentially active and present a moderate fault rupture hazard to developments near them. Figure 3 shows the locations of faults in the immediate San Luis Obispo area. 4.1 Ground Shaking Ground shaking refers to the vibration that occurs in response to displacement along a fault. Typically, ground shaking has a side -to -side component as well as a vertical component, with the actual movement depending on the type of fault, a site's distance from the fault, and the rock and soil conditions at the site. Shaking endangers life and property by damaging or destroying structures and lifeline facilities. Several faults are capable of producing strong ground motion in San Luis Obispo. These are the Los Osos, Point San Luis, Black Mountain, Rinconada, Wilmar, Pecho, Hosgri, La Panza, and San Andreas faults (Figure 4). The San Andreas Fault and the offshore Hosgri Fault, which present the most likely source of ground shaking for San Luis Obispo, have a high probability of producing a major earthquake within an average lifespan. The highest risk from ground shaking is found on deep soils that were deposited by water, are geologically recent, and have many pore spaces among the soil grains. These are typically in valleys (Figure 5). Engineering standards and building codes set minimum design and construction methods for structures to resist seismic shaking. Model standards and codes are typically updated every few years at the recommendation of professional advisors, in response to review of the performance of structures and lifelines that have been subject to recent earthquakes. Local governments then amend or replace their codes to reflect those required by State law or recommended. 5 -15 In many hillside areas, slopes are unstable and prone to settlement and erosion once soils are saturated from rain or landscape irrigation. Such erosion contributes to sedimentation of local creeks. Z4 w m J FL $ F AP c 40 1 •' 41P PP ti Lr i' cfl eft v car Safety SAII l.11l5 t�i>iSl %t THE GENERA, PLAN 4.2 Settlement and Liquefaction In this context, settlement means the ground supporting part of a structure or facility lowers more than the rest or becomes softer, usually because ground shaking reduces the voids between soil particles (and often with groundwater rising in the process). The result can be more strain on the supporting features than they were built to withstand, leading to cracked walls or floors and broken water and sewer lines. Liquefaction is the sudden loss of the soil's supporting strength due to groundwater filling and lubricating the spaces between soil particles as a result of ground shaking. Soils with high risk for liquefaction are typically sandy and in creek floodplains or close to lakes. In extreme cases of liquefaction, structures can tilt, break apart, or sink into the ground. The likelihood of liquefaction increases with the strength and duration of an earthquake The soils in the San Luis Obispo area that are most susceptible to ground shaking, and which contain shallow ground water, are the ones most likely to have a potential for settlement and for liquefaction (Figure 5). The actual risk of settlement or liquefaction needs to be identified by investigation of specific sites, including subsurface sampling, by qualified professionals. Previous investigations have found that the risk of settlement for new construction can be reduced to an acceptable level through careful site preparation and proper foundation design, and that the actual risk of liquefaction is low. (An example is the City's fire station at Madonna Road and Los Osos Valley Road.) The building code requires site - specific investigations and design proposals by qualified professionals in areas that are susceptible to settlement and liquefaction. 4.3 Slope Instability and Landslides Slope instability can occur as a gradual spreading of soil, a relatively sudden slippage, a rockfall, or in other forms. Causes include steep slopes, inherently weak soils, saturated soils, and earthquakes. Improper grading and man -made drainage can be contributing factors. Slope instability may result in gradual or sudden damage to buildings, roads, and utility lines. Sudden movement can be a threat to lives through immediate injury or suffocation, or loss of access. In the late 1990's, rain - saturated soil moved above houses on the Santa Lucia foothills. Much of the development in San Luis Obispo is in valleys, where there is low potential for slope instability. However, the city contains extensive hillsides. Several are underlain by the rocks of the Franciscan group, which is a source of significant slope instability. The actual risk of slope instability needs to be identified by investigation of specific sites, including subsurface sampling, by qualified professionals. The building code requires site - specific investigations and design proposals by qualified professionals in areas that are susceptible to slope instability and landslides. 4.4 Damage -prone Buildings Any type of building can be damaged in an earthquake, but some types are much more able to withstand quakes. In the past, many buildings were constructed of clay blocks, bricks, stone, or concrete blocks, with few or no steel members to resist separation of the masonry units. The weight and lack of connectivity within these unreinforced masonry buildings make them a particular threat to safety in an earthquake. Because many 5 -17 City 0f, Safety smi lull this pct ., THE GENERAL PLAN FIGURE 5: GROUND SHAKING & LANDSLIDE HAZARDS Crty of &m UJIS owspo Safety etement Ground Shaking & Landslide Hazards 67 Bishop 4 ,4Peak & A _ Cerro San LUIS Obispo -0 40 *Irish Hil)s v op Streefs Urban Reseme Area City Facilities High iandolde acitenfial Moderate iandslide potential High 4quefaction polenfial Ths nTap is far general informaWn , Not all localized areas of geologic t=zards are shown, The map iayitself is not asmeij^ q of policy. This map may L-- reviaed in response to new information, witiout anvn&iq t"- Safety Sement.. Santa Lucia Foothills 4 IL TANK FARP.4 its a- M ■ M-a r Hillis eh" -A 5-18 Gltyof Safety s'A unreinforced masonry buildings have historic and architectural value, and contain viable businesses, there is reluctance to remove or replace them quickly. State law has required the City to identify unreinforced masonry buildings and implement a locally devised program to reduce risks. The City has surveyed them and required owners to evaluate their deficiencies and reinforcing needs. The City requires upgrades as buildings are remodeled or uses change, and provides fee credits to help offset some of the cost. A City law requires the owners to complete seismic upgrades or demolish the buildings by 2017. Some non - masonry buildings are especially prone to earthquake damage because they lack connections to their foundations or resistance to side -to -side motion. Examples include wood -frame buildings with apartments over garages that have one side occupied by a door opening, and hillside houses with little or no bracing for tall supports on the downhill side. The City participates in a rehabilitation loan program that helps correct such problems, along with other measures such as bracing masonry chimneys and anchoring water heaters, mainly for older homes. 4.5 Policy: Avoiding Faults Development shall not be located atop known faults. Applications for the following types of discretionary approvals within 100 meters (330 feet) of any fault that is previously known or discovered during site evaluation shall be subject to review and recommendation by a State - registered engineering geologist: change to a more intensive land -use designation; subdivision into five or more parcels; development of multifamily, commercial, industrial, or institutional buildings. (See also Policy S 8.3, Critical Facilities Locations.) 4.6 Policy: Avoiding Slope Instability Development shall not be located on or immediately below unstable slopes, or contribute to slope instability. Any development proposed in an area of moderate or high landslide potential shall be subject to review and recommendation by a State - registered engineering geologist. 4.7 Policy: Avoiding Liquefaction Hazards Development may be located in areas of high liquefaction potential only if a site - specific investigation by a qualified professional determines that the proposed development will not be at risk of damage from liquefaction. The Chief Building Official may waive this requirement upon determining that previous studies in the immediate area provide sufficient information. HAZARDOUS MATERIALS 5.0 Radiation Hazards Ionizing radiation damages tissues at the molecular and genetic levels, causing a host of illnesses and reproductive problems. The particular type of damage depends on the intensity and duration of exposure and the part of the body that is exposed. People have evolved in an environment that includes very low -level exposure to natural sources of radiation. Various sources can cause exposure to much higher levels. The Diablo Canyon Power Plant is the primary hazard for ionizing radiation in the San Luis Obispo area. Risks result from the potential for mistakes during day -to -day operations, accidents associated with refueling, and damage from earthquakes or other causes. There is added risk from on -site storage of spent fuel that remains radioactive for several 5 -19 c ity0f Safety IMMICA :,All lull OBISDO W generations. Long -term, off -site storage facilities for spent fuel are not available. A release of radioactive material could seriously damage health and make property unusable. The plant operator and local agencies have jointly prepared plans for warning, sheltering, evacuation, and other responses to radiation emergencies. Updated information regarding the Emergency Response Plan is distributed to the public each year. The plant is regulated by the Federal Government. Land close to the plant, and downwind from it under prevailing conditions, is under County jurisdiction. Relatively low -level radioactive materials and waste result from some medical facilities and other sources. The use, transportation, and disposal of these materials are governed by State and Federal regulations. Radon is a naturally occurring gas produced by the breakdown of traces of uranium in certain soils and rocks. This gas can accumulate inside structures where building materials emit or trap radon, posing a significant health hazard. Soils and rocks in the San Luis Obispo area are not known to be sources of radon, so it is not considered a substantial local hazard. 5.1 Other Hazardous Materials Hazardous materials include a wide range of solids, liquids, and gases that are flammable, explosive, corrosive, or toxic. Because large amounts of hazardous materials are shipped through the San Luis Obispo area daily, transportation accidents pose the most significant hazardous material risk to City residents and the environment. Hazardous materials are transported along highways, the railroad, and pipelines, which pass through the city. Public exposure to hazardous materials also can result from their use by industry, agriculture, and services. In 1999, there were about 145 businesses in the City using hazardous materials in sufficient quantities to require filing a report with the Fire Department, as required by the California Health and Safety Code. Household use of hazardous materials is also a threat to health and the environment. 5.2 Policy: Minimizing Hazardous Materials Exposure People's exposure to hazardous substances should be minimized. 5.3 Policy: Hazardous Materials in City Operations The City should avoid using hazardous materials in its own operations to the greatest extent practical, and will follow all established health and safety practices when they are used. ELECTROMAGNETIC FIELDS The flow of electricity through a conductor creates electromagnetic fields (EMF's). These fields form around power transmission and distribution lines, wiring in buildings, and equipment and appliances used at home and in businesses. The strength of an electromagnetic field depends mainly on the voltage in the conductor, and declines with distance from the conductor. Other EMF characteristics depend on the type of current (alternating or direct) and the frequency of alternation. While an EMF from one conductor may interact with and in effect "neutralize" an EMF from another conductor, there is generally no way to shield against EMF exposure. 5 -20 city of Safety Studies of the relationships between exposure to EMF's and illness have shown that there is cause for concern, especially from long -term exposure to strong fields. The mechanisms for the harmful effects have not been clearly defined. But it is known that all life processes involve electromagnetic interactions at the cellular and molecular level, and fields from external sources may interfere with these processes. The studies appear to show that there is not a clear dose - response relationship. In other words, unlike ingesting a toxin, there is not a simple progression of harm as the amount ingested increases. The California Department of Health Services has recommended that, until information is available to make better - informed decisions about possible health effects due to long -term EMF exposure, people and local governments should consider keeping schools, dwellings, and workplaces away from high - voltage power transmission lines. With this approach, exposure to strong EMF's would be avoided through location choices when it is practical, inexpensive, and simple to do so. Figure 6 shows the high - voltage power transmission routes in the San Luis Obispo area 5 -21 Z4 f0 V. H aZ J IL w 3 O IL ad U) w Z J w w O CL OB w LL Olt C'If CL r , , �r , , , ♦ r r 1 LA CL N N ,l') t,lty u Safety *.v�u.• 9PISM0 . THE GENERAL PLAN 6.0 Policy: Exposure to Electromagnetic Fields Land -use decisions should avoid prolonged exposure of people to strong electromagnetic fields. Appropriate uses for areas under or next to high - voltage power transmission lines are agriculture, floodwater detention, roads, parking, materials storage, and parks and greenways with low- intensity use. Residential yards may be located along but outside of high - voltage power transmission line easements. School buildings and playgrounds, residential buildings, and work places should be set back from high - voltage power transmission lines. The amount of setback will be a matter of judgment, considering the space available in which to locate uses within the site being planned. 6.1 Policy: Notification to Buyers Near Electromagnetic Fields When land containing major sources of electromagnetic fields, such as power transmission lines, is subdivided, the City will determine if a condition will be imposed requiring notification of prospective buyers that a source of electromagnetic fields exists and that studies have raised concerns about long -term exposure. AIRPORT HAZARDS The San Luis Obispo County Airport provides commuter, charter, and private service to the area (Figure). The primary hazard associated with the airport is the risk of aircraft crashing on approach and take -off Aircraft flight operations are determined largely by the physical layout of the airport and rules of the Federal Aviation Administration. Activities on the airport property are managed by the County. In April 1998, a private plane made an emergency landing on Los Osos Valley Road west of Foothill Boulevard, narrowly missing power lines and cars. Existing land uses under the approach and take -off paths include agriculture and businesses close to the airport, and shopping centers, dwellings, and schools at greater distances. State law requires the independent, countywide Airport Land Use Commission to adopt an Airport Land Use Plan. This plan establishes zones based on flight patterns, with the aim of having future development be compatible with airport operations, considering safety and noise exposure. State and County policies encourage future development to be consistent with the Airport Land Use Plan. The City's General Plan Land Use Element designates land -use categories that are meant to be consistent with the Airport Land Use Plan. When the City comprehensively updated its Land Use Element in 1994, the Airport Land Use Commission was preparing an update of the Airport Land Use Plan. When this Safety Element was adopted in 2000, the Airport Land Use Plan update had not been completed. There were some discrepancies between the City's Land Use Element and the Airport Land Use Plan, mainly affecting potential residential development in the Margarita Specific Plan Area. Changes to one or both of the plans will be needed to resolve the inconsistencies. 7.0 Policy: Airport Land Use Plan Development should be permitted only if it is consistent with the San Luis Obispo County Airport Land Use Plan. Prospective buyers of property that is subject to airport influence should be so informed. 5 -23 HE GENERAL: PLAN FIGURE 7: AIRPORT HAZARDS Safety � +�SAN— �� ` *dl+�fdsAt�il� � Sw re :I r iTkc- ps'.k { � J ti mil• k 5 -24 it B Ill {+7j 'x N OBR C J J-1' �# IV S' yy + b• L o CAUDIL ei o • ■rr ■■ •e . .' r MI -rC ELL • D �V� ,.' � +.err• LAVY REN �6 SYpNERII]GE a 4 I .,L C........ -1 . .. . . . . . . . . . . . . . . . . . . • • ■ ti + i ■ i I 't �1 f h city of son Luis OBISpo sAFety eLement Figure 7 - Airport Hazards Compatibility Zones Based on the County Airport Land Use Pan RP2 Runway Protection Zone S- 1 A Areas with frequent or low- visibility aircraft operations at less than 500 feet above ground level which are located within 250 feet of extended runway centerlines and within 3000 feet of runway end. S -1 B Areas within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above ground level, plus sideline safety areas, and inner turning zones and outer safety zones for each runway S- 2 Areas not included in Safety Areas S -1a or S -1 b, but adjacent (within 0.5 nm) to aircraft operations at less than 500 feet above ground level S -1C Areas with aircraft operations at 501 to 1000 feet above ground level -- City Limit r••••� Urban Reserve Area A 0 0.25 0.5 1 Miles Map Created by City of San Luis Obispo a:ai g. 'n GIS Division Public Works Department This map is for general information. It is not a statement of City policy. It reflects the Airport Land Use Plan adopted in 1973 and amended in 2004. This map may be revised to reflect changes to the Airport Land Use Plan, without amending the general plan. ..rrrrr.r i EVANS ■ ti + i ■ i I 't �1 f h city of son Luis OBISpo sAFety eLement Figure 7 - Airport Hazards Compatibility Zones Based on the County Airport Land Use Pan RP2 Runway Protection Zone S- 1 A Areas with frequent or low- visibility aircraft operations at less than 500 feet above ground level which are located within 250 feet of extended runway centerlines and within 3000 feet of runway end. S -1 B Areas within gliding distance of prescribed flight paths for aircraft operations at less than 500 feet above ground level, plus sideline safety areas, and inner turning zones and outer safety zones for each runway S- 2 Areas not included in Safety Areas S -1a or S -1 b, but adjacent (within 0.5 nm) to aircraft operations at less than 500 feet above ground level S -1C Areas with aircraft operations at 501 to 1000 feet above ground level -- City Limit r••••� Urban Reserve Area A 0 0.25 0.5 1 Miles Map Created by City of San Luis Obispo a:ai g. 'n GIS Division Public Works Department This map is for general information. It is not a statement of City policy. It reflects the Airport Land Use Plan adopted in 1973 and amended in 2004. This map may be revised to reflect changes to the Airport Land Use Plan, without amending the general plan. cttyof THE GENERA, PLAN HAZARDOUS TREES Safety Trees help make San Luis Obispo attractive for people and wildlife. However, as trees age, particularly massive or tall ones, they pose a risk from dropping limbs or toppling. Strong winds, and saturated soils or erosion around roots, contribute to the hazard. Failing branches or whole trees can harm people, damage property, and interrupt access, storm runoff, and power and communications. Particularly for some types of pines in the San Luis Obispo area, pitch canker is killing trees in a relatively short time. The weakened or dead trees increase the hazard. The City trims trees along streets and on City parks and grounds, with safety as one objective. The City also notifies property owners of hazardous trees, and works with owners, the local flood control district, and State programs to deal with trees along creeks. 8.0 Policy: Hazardous Trees Minimize danger to people and property from trees that are weakened and susceptible to falling or limb loss during storms. 8.1 Program: Hazardous Trees The City will identify, and maintain or remove, trees on City property to minimize hazards, and will work with property owners to do the same. AVOIDING AND PREPARING FOR EMERGENCIES IN GENERAL Even if the City did not have this Safety Element, it would have in place many programs and requirements intended to avoid several kinds of emergencies and to respond to those that occur. This element does not repeat in detail those programs. Instead, it contains broad policies and programs reflecting the City's commitment to achieving acceptable levels of risk. 9.0 Policy: Avoiding and Mitigating Hazards [reworded from the Conservation and Open Space Element] A. Development, including access and utility systems, shall be directed away from hazardous areas, which should be designated for appropriate open space or park uses. B. Where development, including access and utility systems, cannot avoid hazardous areas, the development shall adequately mitigate the hazards. C. Hazard mitigation measures shall not significantly impact the environment, including wildlife habitats and views. D. Development shall pay an equitable share of the costs to mitigate area wide hazards. E. Hazard mitigation measures shall not burden taxpayers with high maintenance costs. F. Development shall not increase hazards for other properties in the area. 9.1 Policy: Emergency Preparedness and Response There should be adequate planning, organization, and resources for emergency preparedness and emergency response. 5 -25 ClIv nr Safety 4,1111 JI 05U )[:'>' THE GENERAL PLAN 9.2 Program: City Activities The City's Disaster Preparedness Committee will be responsible for planning and coordinating City preparedness activities. (This committee is comprised of the Fire Chief and representatives of the police, public works, utilities, and administration departments.) With direction from the Disaster Preparedness Committee, the Fire Chief will maintain and annually update a basic plan for emergency response. 9.3 Program: Response Performance Standards A. The City will evaluate fire -flow capacities and identify deficiencies through testing and modeling of the water system. For identified deficiencies, the Utilities Department will propose remedies to meet recommended service levels based on Insurance Service Organization ratings and other objective criteria. Discussion To effectively fight fires, water must be available sufficiently close to the fire, at a sufficient rate, for a sufficient duraliun. The City's water system Is typically --designed and operated su Me itMen`t— p'eMTM-eI. -and eg01,I5 '6ht responding to a fire in one structure can at least prevent the fire from spreading to nearby structures. Automatic fire sprinklers, which are required in nearly all new buildings, greatly reduce the likelihood that a fire will consume a structure or threaten other structures. First - response fire equipment often carries water or chemical extinguishes that can be used to extinguish or contain small fires, especially where the fire is at the edge of the city or where the water system may not meet recent standards. Land Use Element policies discourage development beyond the area that can be served by the gravity - supplied water system, because public or private pump -fed systems that may be adequate for domestic use are usually not adequate for fire - fighting, and can support a sustained fire - fighting effort only if there is on -site water storage that fire engines can pump from. The City's water system is typically not designed to fight a wildland fire some distance from the developed area, or approaching on a broad front and threatening scores of buildings. The City relies on mutual and automatic aid, including special equipment such as aerial tankers, in these situations. An earthquake that damages many structures would probably start several fires and cause some leaks in the water system. The City tries to avoid the injury and property loss that could occur in this situation by: Replacing old water mains, valves, and hydrants. Newer materials and properly back - filled trenches reduce the chances for breaks and leakage. • Requiring looped water mains in new development areas, so leaks can be isolated while preserving water service in most of the area. • Requiring new buildings to have fire detection and suppression systems, and fire - resistive construction. 8 Training citizens to deal with emergencies at times when professional responders would be overwhelmed. The Water and Wastewater Management Element of the General Plan identifies the annual water supply needed for the entire city currently and at build -out of the Land Use Element. Municipal Code Chapter 2.44, "Development Impact Review Procedures," requires that the adequacy of services, including water for fire fighting, be addressed for each proposed development. In 2000, the City prepared 5 -26 clt y q Safety 1i I iiS 7t'!Sc HE GENERAL PLAN a new Water System Master Plan. This plan focuses on the facilities needed to correct existing deficiencies and to serve new development. The draft plan recommended the following safety - related items: • For the Stenner Canyon Water Treatment Plant, improved emergency standby power, a seismic evaluation of the existing treated water storage and clearwell facilities, and evaluation of means to protect the water treatment plant from railroad accidents. • To serve the Margarita and Airport areas, about 10 kilometers (six miles) of new water mains. • To serve the southwestern part of the city, a 6- million -liter (1.6- million - gallon) water tank. The following response -time programs are intended to apply to recurrent types of emergencies, not rare, area wide disasters. A. The Fire Department has set a response -time objective of four minutes. (The Fire Department's standard of coverage recommends that a three - person engine company, with paramedic, meet this standard 95 percent of the time.) B. The Police Department has set a 30- percent available -time objective for patrol response. ( "Available time" is the fraction of total time that a patrol unit is not previously assigned or otherwise unavailable for response to a new emergency call for service.) C. The Public Works Department and the Utilities Department will set response - time objectives, based on the values at risk and acceptable levels of risk, and will work to achieve the objectives. (Typical incidents requiring timely response are water main breaks and large trees down in the street.) 9.4 Program: Staff Training A. The City will train fire fighters, police officers, building inspectors, and public works and utilities staff to levels appropriate for their tasks and responsibilities. B. The City will provide training for those of its staff who apply its building regulations and planning standards, emphasizing the lessons learned in locations that have experienced disasters. C. The City will conduct disaster - response exercises for the types of non - nuclear disasters discussed in this element, coordinated with participation in required, periodic nuclear- disaster response training exercises. 9.5 Program: Specific Emergency- Response Information The City will obtain information about the specific location and type of fire and toxics hazards and values at risk, and use the information in its preparedness and response actions. 9.6 Program: Coordinated Emergency Planning A. The City will work within the Standardized Emergency Management System, an emergency response and coordination system used throughout California. The City will participate in periodic disaster - response drills, on a regional basis with all involved jurisdictions and involving the news media. B. The City will review the hazard assessment studies and emergency response plans of utilities and of transportation agencies and companies operating in the San Luis Obispo area, and update the City's Emergency Plan, including evacuation routes, as necessary. 5 -27 C:I ty c) f Safety ,_ RJI C. The City will work with Caltrans to assure transport of hazardous materials follows Caltra ns-ap proved routes, with all necessary safety precautions taken to prevent hazardous materials spills. 9.7 Program: Emergency Operations Center The City will maintain an Emergency Operations Center Plan, to prescribe the intended activation and operation of a single facility from which disaster response will be managed. The Headquarters Fire Station will serve as the Emergency Operations Center, with the Corporation Yard and the Police Station serving as back -up emergency operations centers or as department operating centers. 9.8 Program: Information and Planning Updates Working with other agencies in the area, the City will expand and keep current safety - related information. The City will use sufficiently detailed analysis of hazards, and will update the City's safety and emergency plans as new information becomes available. 9.9 Program: City Emergency Plan The City will keep current and implement its Multihazard Emergency Response Plans, as required by the California Emergency Services Act, with the objectives of: • Saving lives and protecting property ■ Providing a basis for direction and control of emergency operations • Assuring the continuity of government ■ Repairing and restoring essential systems and services (such as water supplies) • Providing for the protection, use, and distribution of resources that are available immediately after a disaster ■ Making the City as self - reliant as possible following a major disaster. • Coordinating operations with other local jurisdictions 9.10 Program: Mutual and Automatic Aid The City will work with other jurisdictions to obtain and follow adequate mutual -aid and automatic -aid agreements. 9.11 Program S: Disaster Recovery The City will prepare for post- disaster recovery, including measures to address; • Prompt assessment of the condition of buildings and utilities; • Temporary shelter for displaced residents, including the potential for sites on parks or other public land; • Temporary facilities for non - critical public services; • Recovery of inventory and records from damaged commercial buildings; • Temporary facilities for displaced businesses and not - for - profit organizations; y Removal, reconstruction, or replacement of unsafe buildings, including historically or architecturally significant buildings; • High volumes of planning and building applications; • High demand for public capital improvement spending to replace damaged facilities or to take advantage of opportunities to implement longer -range plans. 9.12 Policy : Critical Facilities Locations A. The following City facilities that are necessary for community function and emergency response will not be located in 100 -year floodplains, in areas of 5 -28 qq c;lty cal Safety THE GEAR, PLAN high or extreme wildland fire hazard, on sites subject to liquefaction or landslide [as distinguished from areas with potential for these hazards], atop earthquake faults or within State - designated special studies zones, or in airport inner safety zones or outer safety zones: • fire stations • police main station • water treatment plant • wastewater treatment plant • public works and utilities corporation yards • principal telecommunications facilities B. The following facilities operated by entities other than the City, which are necessary for community function and emergency response, should not be located in 100 -year floodplains, in areas of high or extreme wildland fire hazard, on sites subject to liquefaction or landslide [as distinguished from areas with potential for these hazards], atop earthquake faults or within State - designated special studies zones, or in airport inner safety zones or outer safety zones: • hospitals • Caltrans and utilities corporation yards • principal electrical substations • principal natural gas transmission mains and pumping stations • principal public - utility telecommunications and emergency broadcast facilities 9.13 Policy: Emergency Access and Evacuation Substantial development will be allowed only where multiple routes of road access can be provided, consistent with other General Plan policies on development location and open space protection. "Substantial development" means industrial, commercial, and institutional uses, multifamily housing, and more than ten single - family dwellings. "Multiple routes" include vehicle connections that provide emergency access only, as well as public and private streets. Discussion The City has determined that its roadway policies and standards provide adequate opportunities for evacuation and emergency access, considering the conditions and types of development planned for the city. Policies on connectivity are found in the Land Use Element (policies 2.1.4 and 2.2.12). Design standards are found in the Circulation Element (Part 5) and Subdivision Regulations (Municipal Code Chapter 16.36, Article II). When this Safety Element was last revised, some areas that were developed before the current policies and standards were adopted did not have the desired access. Those areas and proposed access improvements are listed below. Proposed ' Improvements Area Deficiency Proposed Improvement Royal Way One way out to Los Emergency access only Osos Valley Road for at Quail Drive, through about 200 dwellings, 25 the DeVaul Ranch of which are adjacent to project an area of moderate wildland fire hazard. 5 -29 o ty 01, "An lUI. THE GENERAL PLAN Safety Margarita Avenue One way out to South Public streets and Higuera Street for emergency -drive access about 250 dwellings through future development in the Margarita Specific Plan Area. Los Verdes tracts One way out to Los None proposed, due to Osos Valley Road for "enclave" design of two tracts each with 88 tracts and creek dwellings, and one way channel. Future out to South Higuera development west of the Street for one tract with Los Osos Valley Road 93 dwellings, under an tracts may provide an aircraft climb -out path opportunity for emergency -nnly access. Chumash Village One way out to South Potential for an mobile home park Higuera Street for 239 emergency -only access dwellings. to the east through the Margarita Specific Plan Area is being evaluated. Villa Fontana One way out to South None proposed, due to Higuera Street for 54 "enclave" design of tract, dwellings. topography and adjacent development. 9.14 Policy: Preparedness Education Citizens should be well informed of hazards and ways to minimize the effects of disasters. Special attention should be given to children, seniors, and handicapped. 9.15 Program: Citizen Information and Training A. The City will help inform homeowners about local fire hazards, appropriate responses to fire, and ways to prevent loss, including home improvements that can reduce the impact of fire. B. The City will promote the efforts of the Fire Safe Council. C. The City will continue the Community Emergency Response Team (CERT) training as effective preparation for residents to aid themselves when needs exceed the availability of professional emergency response workers. D. The City will support education programs in the lower grades, using displays and demonstrations to inform young children about fire safety, and in secondary schools, demonstrating the dynamic aspects of fire, including major factors contributing to fire hazard and the relationship of fire to the natural ecology. Fire prevention and evacuation lessons will be included in each program. 9.16 Program: Other Organizations The City will help organizations that provide emergency outreach and education programs in the area, will help schools teach children how to avoid dangers and how to behave during an emergency, and will encourage other organizations dealing with large groups 5 -30 ill My of Safety . Ott tMIS OBIS DO THE GENERAL PLAN (such as seniors and handicapped) to develop their own emergency education and response programs. 9.17 Program: Voluntary Inspections The City will encourage and participate in programs to inspect individual houses, particularly those occupied by the elderly or handicapped, including encouraging occupants to check their own smoke detectors. 9.18 Policy: Safety of Structures and Facilities Existing and new structures and facilities should reflect adopted safety standards. 9.19 Program: Reducing Structural Hazards The City will identify and evaluate hazards in existing structures and work toward reducing those hazards to acceptable levels of risk. The City will advocate that other organizations and agencies do the same. Highest priority will be given to critical facilities (listed in Policy 8.3) and transportation facilities. This overall effort has five basic components: A. The City's continuing steps to evaluate, maintain, and replace its own facilities, in particular bridges, public assembly rooms, fire stations, water tanks, and water and wastewater treatment plants. B. Routine inspections for code compliance in commercial, industrial, public - assembly, group- housing, and multifamily residential buildings. C. Complaint -based inspections for code compliance in all buildings. D. Implementation of the City- adopted program to identify and mitigate hazards of unreinforced masonry buildings. E. Subject to adequate resources being provided through the budget process, outreach for private, wood -frame buildings involving attachments to adequate foundations, cripple -wall bracing, water - heater attachment, and bracing or attachment of masonry chimneys. 9.20 Program: Planning Standards The City will maintain and administer its zoning and subdivision standards and architectural guidelines in conformance with the General Plan. The standards and guidelines will be consistent with the requirements and recommendations of City police and fire departments. 9.21 Program: Development Review City fire, police, public works, and utilities personnel will review applications for subdivisions and development projects, for consistency with safety objectives. 9.22 Program: Building and Fire Regulations The City will maintain and administer its building and fire regulations in conformance with State requirements, including adoption of updated editions of uniform codes. 9.23 Program: Required Inspections The City will conduct safety inspections for fire and hazardous materials in commercial, industrial, and multifamily residential buildings. 5 -31 C,rtyo 1' 7 sm)l �so��spo Conservation and Open Space CHAPTER 6 CONSERVATION AND OPEN SPACE Adopted: April 4, 2006 Last Revised: April 4, 2006 (Council Resolution No. 9785, 2006 Series) 6 -1 city of Conservation and Open Space �� SAn IIJIS OBISPO P P THE CENER, ^d.L PLAN CHAPTER 6 — CONSERVATION AND OPEN SPACE TABLE OF CONTENTS Introduction.......................... ............................... 1.0 Background ............ ............................... 1.1 Use of Terms .......... ............................... 1.2 Purpose .................. ............................... 1.3 How This Element is Organized............ 1.4 Public Participation . ............................... 1.5 What's New in this Element .................... 1 6 The Ahwahnee Principles ................................ ....... ........................ 8 ................................ ............................... 8 .......................................................... I.... 9 ................................ ............................... 9 ................................ ............................... 9 .............................. ............................... 10 AIR............................................................ ............................... Air................................................. ............................... 2.0 Background ......................................................... .................... ........... 2.1 Goals and Policies ............................................... ............................... 2.1.1 Goal Air Quality ........................................... ............................... 2.2 Policies ................................................................. ........... .................... 2.2.1 Atmospheric change ....................................... ..................... 2.2.2 Health standards ..................•....................... ...-------- .................... 2.2.3 No decline .................................................... ............................... 2.2.4 Promote walking, biking and use of public transit use to reduce dependency on motor vehicles ................................... ............................... 2.2.5 Model City ........ .. .............. ......................................................... 2.3 Programs .............................................................. ............................... 2.3.1 Employ best available practices in City operations . ................... 2.3.2 Air quality monitoring ..... ............................... ........................ 2.3.3 Alternative transportation /land use strategies ............................ 2.3.4 Alternative transportation incentives ............ ............................... 2.3.5 General Plan amendment ............................ ............................... CULTURALHERITAGE .......• ..............•---...,..,...................... .............................., CulturalBackground .......................................................... ............................... 3.0 Background .................................................... ............................. .. ..... 3.1 Goals and Policies ................................................ ............................... 3.2 Historical and architectural resources .................. ............................... 3.3 Policies .................................................................. ..................... •-- ....... 3.3.1 Historic preservation ..................................... ............................... 3.3.2 Demolitions .................................................................................. 3.3.3 Historical documentation .............................. ............................... 3.3.4 Changes to historic buildings ........................ ............................... 3.3.5 Historic districts and neighborhoods ............. ............................... 3.4 Archeological resources ........................................ ............................... 3.5 Policies ............................................................•..... ............................... 3.5.1 Archaeological resource protection .............. ............................... 3.5.2 Native American sites ................................... ............................... 3.5.3 Non - development activities . ........................................................ 3.5.4 Archaeologically sensitive areas .................. ............................... 3.5.5 Archaeological resources present ................ ............................... 3.5.6 Qualified archaeologist present .................... ............................... 3.5.7 Native American participation ....................... ............................... 3.5.8 Protection of Native American cultural sites . ............................... 3.5.9 Archaeological site records .......................... ............................... 3.5.10 Sunny Acres ................................................. .................... ........... ................ 10 ............... 11 ............... 13 .......... . .... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 13 ............... 14 ............... 14 ............... 14 ............... 14 ............... 14 .............. 14 .............. 15 .............. 15 .............. 15 .............. 16 .............. 16 .............. 16 .............. 16 .... .......... 16 .............. 17 .............. 17 .............. 17 .............. 17 .............. 17 .............. 17 .............. 17 ..............17 .............. 18 .............. 18 .............. 18 .............. 18 ............. 18 ............. 18 ............. 18 cfty0f en Conservation and O Space I.I.I sm IS OBISPO P P THE GENERAL PLAN 3.5.11 Southern Pacific Water Tower .................................... ............................... 18 3.5.12 Cultural resources and open space ............................ ............................... 19 3.6 Programs ............................................................................... .............................19 3.6.1 Cultural Heritage Committee ...................................... ............................... 19 3.6.2 Financial assistance and incentives .......................... ............................... 19 3.6.3 Construction within historic districts ............................ ............................... 19 3.6.4 Post - disaster Historic Preservation ............................ ............................... 20 3.6.5 Archaeological resource preservation standards ....... ............................... 20 3.6.6 Educational programs ................................................. ............................... 20 3.6.7 Partnering for preservation ......................................... ............................... 20 3.6.8 Promote adaptive reuse of historic buildings .............. ............................... 20 3.6.9 City -owned adobes and historic structures ................ ............................... 20 3.6.10 Cultural Heritage Committee Whitepaper ................... ............................... 20 Energy.............................................................................. ............................... ................... 22 4.0 Background ......................................................................... ............................... 22 4.1 Goals and Policies ..................................................._........... ............................... 22 4.2 Goal. Sustainable energy use ............................................ ............................... 22 4.3 Policies . 22 4.3,1 Use of best available practices ................................... ............................... 22 4.3.2 Efficient City building operation .................................. ............................... 25 4.3.3 Energy - efficiency improvements.... . .......................................................... 25 4.3.4 Use of energy efficient, renewable energy sources ... ............................... 25 4.3.5 Cooperation with other entities ................................... ............................... 25 4.3.6 Energy efficiency and Green Building in new development ...................... 25 4.3.7 City Form .................................................................... ............................... 25 4.4 Policies ................................................................................ ............................... 25 4.4.1 Pedestrian- and bicycle- friendly design ...................... ............................... 25 4.4.2 Alternative transportation.. ......................................................................... 25 4.4.3 Compact, high - density housing .................................. ............................... 25 4.4.4 GOAL. Solar access ................................................... ............................... 26 4.5 Policies ................................................................................ ............................... 26 4.5.1 Solar access standards .............................................. ............................... 26 4.5.2 Subdivision design for solar access ........................... ............................... 27 4.5.3 Solar Access Easements ............................................ ............................... 27 4.5.4 Solar collector pl acement ........................................... ............................... 27 4.5.5 Solar access exceptions ............................................. ............................... 27 4.5.6 Solar collector appearance ......................................... ............................... 27 4.5.7 Unwanted solar heat gain ........................................... ............................... 28 4.6 Programs ............................................................................... .............................28 4.6.1 Efficient City energy use ............................................. ............................... 28 4.6.2 Manage City operations for energy self - reliance ........ ............................... 28 4.6.3 Sustainable design in City facilities ............................ ............................... 28 4.6.4 Reduce obstacles to energy conservation ................. ............................... 29 4.6.5 Encourage sustainable employee commuting practices ........................... 29 4.6.6 Energy conservation education .................................. ............................... 29 4.6.7 State Building Energy Standards ................................ ............................... 29 4.6.8 Energy - efficient project design . .................................. ............................... 29 4.6.9 Solar access for new development ............................. ............................... 29 4.6.10 Retrofit City facilities for energy savings .................... ............................... 29 4.6.11 Financial assistance for energy efficiency improvements ......................... 29 4.6.12 Monitor energy use ..................................................... ............................... 30 4.6.13 Prepare energy Plan ................................................... ............................... 30 4.6.14 Adopt Green Building standards,..... ........................... ............................... 30 4.6.15 Consider City -owned green energy utility.,.... ...... ..................................... 30 6 -3 C 4 10 a� ,.\nluisat ;spo Conservation and Open Space THE GENERAL PLAN 4.6.16 Promote technology and energy conservation businesses ....................... 29 4.6.17 Require solar power for new dwellings ....................... ............................... 30 4.6.18 County Air Pollution Control District support .............. ............................... 30 Materials.............................................................................................. ............................... 30 Materials........................................................................................... ............................... 30 5.0 Background ......................................................................... ............................... 30 5.1 Goals and Policies ............................................................... ............................... 31 5.2 GOAL: Efficient use of materials ......................................... ............................... 31 5.3 GOAL: Minimize undesirable effects resulting from use of toxic or potentially toxicmaterials ................................................................................ ............................... 31 5.4 Policies ................................................................................ ............................... 31 5.4.1 Best available practices .............................................. ............................... 31 5.4.2 Material recycling in City facilities and operations ...... ............................... 31 5.4.3 Material recycling in private development, businesses and operations.... 31 5.5 Programs ............................................................................. ............................... 31 5.5.1 Efficient use of materials in City operations ............... ............................... 32 5.5.2 Promote City materials reuse and recycling ............... ............................... 32 5.5.3 Coordinate waste reduction and recycling efforts ...... ............................... 32 5.5.4 Use materials with reduced environmental impacts ... ............................... 32 5.5.5 Recycling businesses inventory ................................. ............................... 32 5.5.6 Expanded public education ........................................ ............................... 32 5.5.7 Energy efficiency and Green Building in new development ...................... 32 5.5.8 Recycling Facilities in New Development ................... ............................... 33 NativeMinerals .................................................................................... ............................... 34 6.0 Background ......................................................................... ............................... 34 6.1 Goals and Policies ............................................................... ............................... 34 6.2 GOAL: Site reclamation ....................................................... ............................... 34 6.3 Policies ................................................................................ ............................... 34 6.3.1 Old mineral- extraction sites ........................................ ............................... 34 6.4 GOAL: Mining operations ................................................... ............................... 34 6.5 Policies ................................................................................ ............................... 35 6.5.1 Potential mineral- extraction sites ................................ ............................... 35 NaturalCommunities ........................................................................... ............................... 36 7.0 Background ......................................................................... ............................... 36 7.1 Goals and Policies ............................................................... ............................... 36 7.2 GOAL: Sustainable natural populations ............................. ............................... 36 7.3 Policies ................................................................................ ............................... 36 7.3.1 Protect listed species .................................................. ............................... 36 7.3.2 Species of local concern ............................................. ............................... 38 7.3.3 Wildlife habitat and corridors ...................................... ............................... 38 7.4 GOAL: Trees and other plants ............................................ ............................... 40 7.5 Policies ................................................................................ ............................... 40 7.5.1 Protection of significant trees ..................................... ............................... 40 7.5.2 Use of native California plants in urban landscaping . ............................... 40 7.5.3 Heritage Tree Program ............................................... ............................... 40 7.5.4 Preservation of grassland communities and other habitat types ............... 40 7.5.5 Soil conservation and landform modification .............. ............................... 40 7.5.6 Minimize synthetic or organic environmental toxins ... ............................... 40 7.6 Policies ................................................................................ ............................... 40 7.6.1 Environmental toxins .................................................. ............................... 40 7.7 Programs ............................................................................. ............................... 41 7.7.1 Protect natural communities ....................................... ............................... 41 7.7.2 Implement the Natural Communities policies above .. ............................... 41 6 -4 C O &XIIItIl'.�otmspo Conservation and Open Space THE GENERAL PLAN 7.7.3 Participate in any area -wide planning efforts such as Habitat Conservation Plans under the U.S. Endangered Species Act ............................ .............................41 7.7.4 Participate in environmental review conducted by other agencies for projects that could affect natural communities in the San Luis Obispo planning area.. ....................................................................................... .............................41 7.7.5 Develop and maintain current benchmark information on habitat types and conditions...................................................................................... .............................41 7.7.6 Replace invasive, non - native vegetation with native vegetation ................41 7.7.7 Preserve ecotones ......................................................... .............................41 7.7.8 Protect wildlife corridors ................................................ .............................41 7.7.9 7.30.1 Creek Setbacks ................................................. .............................42 7.7.9 7.30.1 Creek Setbacks ................................................. .............................43 7.7.10 Tree Committee ............................................................. .............................43 OpenSpace ............................................................................................ .............................45 Background- -, ................... ........................... .45 Understanding open space. ........................... ...... .......................................................... 45 8.0 Goals and Policies .................................................................. .............................46 8.1 Greenbelt. Open space outside the urbananarea .................... .............................46 8.2 Policies ..................................................................... .....•......................... ...46 8.2.1 Open space preserved .................................................. .............................46 8.2.2 GOAL: Open space within the urban area .................... .............................47 8.3 Policies ................................................................................... .............................47 8.3.1 Open space within the urban area ................................ .............................47 8.3.2 Open -space buffers..... ............... ............................................................... 47 8.3.3 Open space for safety ................................................... .............................51 8.4 Policies ................................................................................... .............................51 8.4.1 Open space for safety ................................................... .............................51 8.4.2 GOAL: Open spaces access and restoration ................ .............................51 8.5 Policies ................................................................................... .............................51 8.5.1 Public access ................................................................. .............................51 8.5.2 Creekside trails .............................................................. .............................51 8.5.3 Open -space enhancement and restoration ................... .............................51 8.5.4 Fire prevention activities ............................................... .............................52 8.5.5 Passive Recreation ........................................................ .............................52 8.5.6 Determination of appropriate uses for City -owned open space ................. 52 8.5.7 GOAL: Open space mitigation ....................................... .............................52 8.6 Policies ................................................................................... .............................52 8.6.1 Loss of open space ....................................................... .............................52 8.6.2 Extent of open space loss ............................................. .............................52 8.6.3 Required mitigation ........................................................ .............................53 8.7 Programs ................................................................................ .............................55 8.7.1 Protect open space resources ....................................... .............................55 8.7.2 Enhance and restore open space .................................. .............................56 Views...................................................................................................... .............................61 Background......................................................................................... ..................,......,...61 Goalsand Policies ........................................................................ ............................... ..61 9.0 Viewsheds .............................................................................. .............................61 9.1 Policies ....................................................................._............ .............................61 9.1.1 Preserve natural and agricultural landscapes ............... .............................61 9.1.2 Urban development ........................................................ .............................61 9.1.3 Utilities and signs ........................................................... .............................62 9.1.4 Streetscapes and major roadways ................................ .............................62 9.1 .5 View protection in new development ............................. .............................62 6 -5 0 to mn Iths omspo Conservation and Open Space THE GENERAL PLAN 9.1.6 Night -Sky preservation ............................................... ............................... 62 9.1.7 GOAL: Viewing opportunities ..................................... ............................... 62 9.2 Policies ................................................................................ ............................... 63 9.2.1 Views to and from public places, including scenic roadways .................... 63 9.2.2 Views to and from private development ..................... ............................... 63 9.2.3 Outdoor lighting .......................................................... ............................... 63 9.3 Programs ............................................................................... .............................63 Open Space .......................................................................... ............................... 9.3.1 Public facilities ............................................................ ............................... 63 9.3.2 Update Community Design Guidelines ...................... ............................... 63 9.3.3 Sign Regulations ......................................................... ............................... 63 9.3.4 Environmental and architectural review ..................... ............................... 63 9.3.5 Visual assessments .................................................... ............................... 63 9.3.6 View blockage along scenic highways ....................... ............................... 64 9.3.7 Development proposals in unincorporated County.... ... ............................ 64 9.3.8 Scenic highway designation ....................................... ............................... 64 9.3.9 Undergrounding utilities .............................................. ............................... 64 9.3.10 Prohibit billboards ....................................................... ............................... 64 9.3.11 Billboard removal ........................................................ ............................... 64 9.3.12 Preserve the Morros ................................................... ............................... 64 9.3.13 Monitor viewsheds ...................................................... ............................... 64 Water................................................................................................... ............................... 66 Introduction....................................................................................... ............................... 66 Goalsand Policies ........................................................................... ............................... 66 10.0 GOAL: Urban water needs .............................................. ............................... 66 10.1 Policies .............................................................................. .............................66 10.1.1 Water use planning .............................................................. ................... _ 66 10.1.2 Competition for supplies ............................................. ............................... 66 10.1.3 GOAL: Water Quality .................................................. ............................... 66 10.2 Policies .............................................................................. .............................66 10.2.1 Water Quality .............................................................. ............................... 66 10.2.2 Ahwahnee Water Principles ....................................... ............................... 67 10.3 Programs ........................................................................... .............................67 10.3.1 Efficient water use ...................................................... ............................... 67 10.3.2 Maintain water quality ................................................. ............................... 68 Appendix A: Species of Local Concern ............................................... ............................... 69 Appendix B: Acquisition of Open Space Lands ................................... ............................... 75 Appendix C: Management of Open Space Lands ............................... ............................... 77 AppendixE: References ...................................................................... ............................... 79 Appendix F: Council Resolution .......................................................... ............................... 80 LIST OF FIGURES Figure 1: Cultural Resources ............................................................... ............................... 21 Figure 2: Species of Concern ..................................... .... __................................................ 39 Figure 3: Wildlife Corridors ....................................... ..................................................... .._.. 42 Figure 4: Creek Corridor and Setbacks ............................................... ............................... 44 Figure5: Green Belt ............................................................................ .........,................._... 49 Figure6: Open Space .......................................................................... ............................... 50 Figure7: Habitat Types .....................................................................•. ............................... 54 Figure 8 Open Space Resources in a Subdivision ............................. ............................... 58 Figure 9: Creeks and Wetlands ................................................ .......... .......................... ..... 59 Figure 10: Prime Agricultural Soils ....................................................... ............................... 60 Figure 11. Scenic Roadways and Vistas .............................................. ............................... 65 ,. . q "c1tv of Conservation and Open Space THE GENERAL, PLAN LIST OF TABLES Table 1: Sustainable Energy Sources ..................................................... .............................23 Table 2: Solar Access Standards ............................................................ .............................25 Dedicated in fond memory of Bill Roalman, City Council member from 1989 to 1998, environmental advocate, musician, husband and friend. Bill Roalman 1952 -2002 -VA Stn 11118 n1;lsp Conservation and Open Space THE GENERAL PLAN CONSERVATION AND OPEN SPACE Introduction 1.0 Background. In the early 1970s, the California Legislature made the open space element and conservation element mandatory parts of a general plan. San Luis Obispo adopted its first conservation element and its first open space element separately in 1973. Both elements guide the use and protection of various resources to meet community needs and purposes. They reflect consensus and compromise among a wide range of citizens' preferences, within a framework set by State law. The Open Space Element was extensively revised and expanded in 1994, mainly to address Hikers enjoying one of the City's many open protection of creeks, plants and wildlife. The City spaces and trails adopted its optional Energy Conservation Element in 1981 and its optional Water and Wastewater Management Element in 1987. The 1994 update of the Land Use Element contained detailed policies on protection of archaeological and historical resources. The 1994 update of the Circulation Element established many policies on alternatives to single- occupant vehicle trips, which affect air quality and energy use. The Circulation Element also contained a section on roads and scenic resources. The 2004 Housing Element update also contains policies on energy, water and materials conservation. This Conservation and Open Space Element (COSE) combines and revises material from the previous Conservation, Open Space and Energy conservation elements, as well as from parts of the land use and housing elements, and the Scenic Roadways section of the Circulation Element. Why combine general plan elements? For several reasons: ease of use, to eliminate redundancy and maintain consistency, to group like policies for emphasis, and to address related community issues more comprehensively in one element. Combining and integrating related general plan policies in this manner is allowed for and encouraged by State law. All general plan elements carry equal weight, and policy repetition or redundancy conveys no added legitimacy or legal standing. While inevitably some overlap remains among the General Plan elements, the Conservation and Open Space Element emphasizes protection of natural resources associated with land that is not developed with urban uses: open space for farming, wildlife habitat, scenery, water supply and separation between cities. It also addresses air and water quality, energy sources and conservation, materials recycling, minerals and cultural resources. Other General Plan elements will be amended for consistency with the Conservation and Open Space Element and may still contain policies which address open space or conservation topics as part of other City objectives. For example, the Land Use Element focuses on the types and intensities of development on land designated for urban uses. The Safety Element is concerned mainly with avoiding hazards from fire, flood, unstable land and aircraft flights, in areas where agriculture and natural landscape are often the most appropriate uses. The Parks and Recreation Element consists of plans for indoor and outdoor recreational facilities primarily for active recreational uses, such as parks, playfields and community centers. .. city off : sm)Itliso lipo Conservation and Open Space THE GENERAL PLAN 1.1 Use of Terms In the General Plan, a goal is a desired end state or condition that the community wants to achieve. A policy describes an approach to achieving a goal. A program is a specific action the City intends to take to implement policy. Numbering of goals, policies and programs is for ease of reference and does not imply relative importance unless so stated. As used here, the terms "shall" or "will" are mandatory and mean that an action shall be taken or procedure followed without exception. "Should" means that such an action or procedure will be followed unless there are significant, countermanding reasons or factors that prevent or discourage implementation. The terms "encourage ", "promote" and "support" are permissive and indicate a desirable, but not a mandatory action. They indicate intent to take action but are not linked to a specific time frame or work program. 1.2 Purpose San Luis Obispo residents are justly proud of their rich and diverse environmental setting. Creeks, hills, morros, valleys and farmland create a striking landscape which is home to a wide variety of plants and animals. These natural glfts form a life for all to enjoy. And unlike many other heavily urbanized areas, Sari Luis Obispo's environmental character and diversity remains. However, the City and region's special character is threatened by development pressure that incrementally degrades special geographical, biological, geological and other natural resources. The Conservation and Open Space Element is a tool to protect and preserve these unique community resources. Its overarching goal is to protect resources (such as air and water, wildlife habitat, scenic and agricultural lands, watershed and historic features) with a secondary goal of accommodating passive recreation where it will not harm the environment or interfere with agricultural operations. San Luis Obispo's environmental quality is a precious gift. When surveyed, City residents have repeatedly placed open space and environmental conservation high on the list of community goals, values and priorities. Thus, conservation and open space acquisition are values that strongly influence City decision - making and operations. This Element reaffirms and clarifies the Community's on -going commitment to these values. 1.3 How This Element is Organized Reservoir Canyon waterfall The Conservation and Open Space Element encompasses a broad range of relatively complex issues and policies. Preparing a document which is both comprehensive and enjoyable to read has been a key objective in this effort. To maintain brevity without sacrificing content, policies and programs have been condensed and combined where possible without changing their meaning or effect. Narratives and detailed discussions of issue areas have been minimized, with maps, tables and other graphics used in lieu of text where possible. Lastly, expanded Glossary and References sections have been included for those wishing to delve into greater detail. Each chapter begins with an introduction, including a brief discussion of topics covered, how it pertains to San Luis Obispo, and why it's important. This is followed by goals and policies for that resource, and finally, a list of programs which the City will undertake. Goals, policies and programs are grouped for easy MM r` OI";p&u iul ; Conservation and Open Space THE GENERAL PLAN reference and all carry equal "weight." They are not listed in order of priority unless so stated. 1.4 Public Participation The COSE update has involved extensive public outreach and public hearings. Work on updating the Conservation, Energy Conservation and Open Space Elements began in 1998. In 2003, after several years of work and at least 10 public hearings, the August 2002 Draft Conservation and Open Space Element was put on hold due to Planning Commission and citizen concerns with the draft element and the public participation process. At the City Council's direction, work on the draft began anew in fall 2004 with a series of public "visioning" workshops to identify key issues to be addressed. After restarting the update process in September 2004, the Commission held three public workshops and 11 televised public hearings. In addition, community input was solicited through direct mailings to stakeholder individuals, groups and agencies, newspaper ads, individual interviews with stakeholders, and the City's website. Project goals, workshop results, staff reports, revised drafts and other information were posted on the City's website to help reach a wider audience. During the update process, staff met with various individual and group stakeholders, including ECOSLO, Santa Lucia Chapter of the Sierra Club, San Luis Obispo Chamber of Commerce, San Luis Obispo County Land Conservancy and SLO Green Build. Community Development Department staff worked closely with the Natural Resources Manager, Dr. Neil Havlik, in preparing the COSE and in meeting and working with stakeholders. Through three draft elements, Planning Commissioners, citizens and staff spent hundreds of hours reviewing and revising three successive drafts and related background information. During 14 public meetings, the Commission took public testimony, reviewed the revised drafts in detail, and refined the draft goals developed at the earlier workshops. At its February 8, 2006 meeting, the Planning Commission voted unanimously to recommend that the City Council: 1) approve a negative declaration of environmental impact on the new Element and related General Plan amendments, 2) adopt the March 2006 "City Council Hearing Draft ", and 3) amend the General Plan for consistency. Throughout the eight -year process, many citizens' comments have shaped and improved the final document. Their important contributions are acknowledged and are sincerely appreciated. This final Element includes many changes from the August 2002 draft. It includes new goals, policies and programs in response to citizen and Planning Commission comments, plus significant changes and additions primarily in the sections on energy, materials, natural communities and open space. It also includes new and updated graphics and maps based on the most current information available. Besides content changes, this draft also has a new format, organization and style to make it easier to use and find information on specific topics. New maps and graphics were added to highlight key issues and add visual interest. In summary, the Conservation and Open Space Element represents a significantly broader and bolder statement of the City's role in conservation and open space combined into a single, primary policy document. 1.5 What's New in this Element This new Element is intended to: Update and combine relevant conservation and open space policies from several General Plan elements into one document so they are easier to find and use. 6 -10 co or '" swi WIS c�l� spo Conservation and Open Space THE GENERAL PLAN Add to or expand policies and programs in response to changing community needs and issues. Establish the City of San Luis Obispo as a leader in the fields of conservation, environmental sustainability and open space preservation. New conservation and open space policies and programs have been included to address comments expressed by Planning Commissioners, the public and community specialists. These include: • Increased protection of archaeological sites, historically and architecturally significant buildings and other cultural features that contribute to "sense of place" • Monitoring programs for air and water quality, and for natural populations • Requirements for wildlife corridors to be incorporated into the design of major roadways_. • Preparation of a Strategic Energy Resource Plan to promote sustainability in City services and facilities • "Green Building" standards to encourage energy efficiency in new private and public buildings • Incentives for private development projects that incorporate sustainable "green building" technologies • Passive recreational uses of open space where compatible with other open space and ecological objectives • Exterior lighting design standards to prevent light pollution and preserve nighttime sky views, while enhancing public safety and lighting efficiency • Streetscape corridor design standards to enhance the visual quality, function and safety of major streets • Increased emphasis on preservation of the Morros • Revised greenbelt boundary to expand open space buffers around the City and more closely reflect natural viewsheds, watersheds and geographic features like valleys, ridgelines and peaks • The Ahwahnee Principles 1.6 The Ahwahnee Principles In 2005, the Council adopted Resolution No. 9689, dedicating the City to the Ahwahnee Principles and the Ahwahnee Water Principles, Chapter 10.22.2. The City believes these principles are the foundation of a safe, environmentally healthy and life- sustaining community, and intends to incorporate these principles into its General Plan and all future updates of the General Plan. These principles are hereby incorporated into and shall guide the interpretation of this Element: 6 -11 All [Ulsolllspo Conservation and Open Space HE GENERAL PLAN 1. All planning should be in the form of complete and integrated communities containing housing, shops, workplaces, schools, parks and civic facilities essential to the daily life of the residents. 2. Community size should be designed so that housing, jobs, daily needs and other activities are within easy walking distance of each other. 3. As many activities as possible should be located within easy walking distance of transit stops. 4. A community should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within its boundaries 5. Businesses within the community should provide a range of job types for the community's residents. 6. The location and character of the community should be consistent with a larger transit network. 7. The community should have a center focus that combines commercial, civic, cultural and recreational uses. 8. The community should contain an ample supply of specialized open spaces in the form of squares, greens and parks whose frequent use is encouraged through placement and design. 9. Public spaces should be designed to encourage the attention and presence of people at all hours of the day and night. 10. Each community or cluster of communities should have a well - defined edge, such as agricultural greenbelts or wildlife corridors, permanently protected from development. 11. Streets, pedestrian paths and bike paths should contribute to a system of fully connected and interesting routes to all destinations. Their design should encourage pedestrian and bicycle use by being small and spatially defined by buildings, trees and lighting, and by discouraging high -speed traffic. 12. Wherever possible, the natural terrain, drainage and vegetation of the community should be preserved with superior examples contained within parks or greenbelts. 13. The community design should help conserve resources and minimize waste. 14. Communities should provide for the efficient use of water through the use of natural drainage, drought tolerant landscaping and recycling. 15. The street orientation, placement of buildings and use of shading should contribute to the energy efficiency of the community. 6 -12 c'my :�kxAl i tla s CBtSPO Conservation and Open Space HE GENERAL PLAN AIR Air 2.0 Background We live at the bottom of a relatively shallow "ocean of air" that sustains and protects us. While progress has been made in reducing toxic emissions from individual sources, growth in the number of sources and the accumulation of gasses that produce climate change are growing concerns. The City is located in an air basin that continues to be designated as a State non - attainment area for PM10 (fine particulate matter) air pollution. 2.1 Goals and Policies An "inversion layer °'is formed by stable air masses with different temperatures trapping pollutants. San Luis Obispo has one of the 2.1.1 Goal Air Quality. lowest inversion layers in the state Achieve and maintain air quality that supports health and enjoyment for those who live or work in the City and for visitors. 2.2 Policies 2.2.1 Atmospheric change. City actions shall seek to minimize undesirable climate changes and deterioration of the atmosphere's protective functions that result from the release of carbon dioxide and other substances. 2.2.2 Health standards. Air quality should meet State and Federal standards, whichever are more protective, for human health. 2.2.3 No decline. Air quality should not decline from levels experienced during the early 1990s, when the community's growth capacity was last re- examined. 2.2.4 Promote walking, biking and use of public transit use to reduce dependency on motor vehicles. City actions shall seek to reduce dependency on gasoline- or diesel powered motor vehicles and to encourage walking, biking and public transit use. 2.2.5 Model City. The City will be a model of pollution control efforts. It will manage its own operations to be as pollution free as possible. The City will work with other agencies and organizations to help educate citizens in ways to prevent air pollution. 6 -13 City Of SAII L uIS 0111spo Conservation and Open Space THE GENERAL PLAN 2.3 Programs The City will do the following in support of air quality, and will encourage individuals, organizations and other agencies to do likewise: 2.3.1 Employ best available practices in City operations. "Best available practices" means behavior and technologies that produce the least air pollutants for a desired outcome, considering available equipment, life -cycle costs, social and environmental side effects and the regulations of other agencies. If the level of air pollution continues to exceed State or Federal standards, the City will consider modifying its General Plan to comply with the standards. 2.3.2 Air quality monitoring. Along with other agencies and organizations, the City will help the Air Pollution Control District implement the County Clean Air Plan. The City, working with involved agencies and organizations, will help implement programs to reduce the number of single occupant trips in gasoline and diesel - fueled vehicles, including restrictions on and alternatives to car access for California Polytechnic State University, San Luis Obispo (Cal Poly) and Cuesta College. In addition, the City will monitor air quality as one measure of achieving environmental sustainability. 2.3.3 Alternative transportation /land use strategies. Implement public transit -, bicycle- and pedestrian- oriented land use and design strategies in new development, as described in the Land Use and Circulation Elements of the General Plan to reduce the number of single- occupant trips in fossil - fueled vehicles. 2.3.4 Alternative transportation incentives. Encourage Cal Poly students, faculty and staff, Cuesta College students, faculty and staff and San Luis Obispo County government employees to provide incentives for students and employees to use alternative transportation such as walking, public transit and bicycles, and disincentives to discourage single - occupant motor vehicle use. Examples of possible incentives may include flexible employee schedules, financial incentives for carpooling or use of public transit, preferential carpool parking and other similar measures. 2.3.5 General Plan amendment. If General Plan policies and programs, environmental mitigation measures required as conditions of development approvals, or other programs or incentives intended to offset significant air - quality impacts of growth prove to be ineffective, the City: 1) will consider amending its General Plan to reduce its development capacity and 2) will encourage other jurisdictions to reduce theirs so that air quality will not deteriorate to unacceptable levels due to growth. 6 -14 City or NUI) ILUS OrMS O Conservation and Open Space THE GENERAL PLAN CULTURAL HERITAGE Cultural Background 3.0 Background San Luis Obispo is blessed with a rich heritage, as evidenced by many noteworthy archaeological sites and historical buildings. These cultural resources constitute a precious, yet fragile, legacy which contributes to San Luis Obispo's unique "sense of place." Before Europeans arrived on the central coast, native Chumash and Salinan people had lived in the area for centuries. While most reminders of these peoples are now gone, evidence of their presence remains in San Luis Obispo, circa 1890 various archaeological, historical and spiritual sites throughout the City. These sites should be respectfully protected, preserved and studied. The Town of San Luis Obispo began with the founding of Mission San Luis Obispo de Tolosa in 1772. Since then, the community has experienced many changes. The older buildings, historic sites and landscape features that remain help us understand the changes and maintain a sense of continuity. The City wants to preserve these cultural resources -- tangible reminders of earlier days in San Luis Obispo. Starting in the early 1980s, the City of San Luis Obispo inaugurated a program formalizing and adopting policies to address historic and prehistoric cultural resources. The first of the City's historic districts was formed, and the City Council created the Cultural Heritage Committee (CHC). The City subsequently adopted numerous policies in its General Plan that addressed the preservation and protection of historic and prehistoric resources. About 700 historic residential and commercial buildings corrtirme to give the community Its "historic" character and charm, while adapting to owners' changing uses and needs. After two decades, the City has made important strides with its historic preservation efforts. It has purchased and rehabilitated several historic structures, including the Jack House, the Southern Pacific Railroad Water Tower and the Southern Pacific Railroad Depot, and begun rehabilitation of several other historic railroad or adobe structures. Through the Mills Act program, the City and County of San Luis Obispo have helped owners of historic buildings maintain and improve their properties through property tax benefits. 6 -15 C lty 0f S� IiIIS c?11is MOZA THE GENERAL PLAN Nevertheless, many cultural resources are under increasing threats due to development pressures, benign neglect and lack of funding for maintenance or rehabilitation. Throughout California, older established neighborhoods are feeling the effects of growth and intensification due to contemporary development which often dwarfs or lacks the grace of older homes it replaces. Commercial areas are also feeling the impact of a changing economy with new uses, development patterns and economic realities. Underutilized sites with historic Conservation and Open Space resources are often prime targets for The historic Carnegie Library in Mission Plaza was redevelopment projects, with the rehabilitated in 2001. resulting loss of those resources. Moreover, some cultural resources have been lost due to unclear or conflicting public policies, incomplete information and the lack of funding. The loss of significant historic, cultural and archaeological resources can reduce the community's uniqueness and make it a less desirable place in which to live, work or visit. As San Luis Obispo enters the 21 st century, it is prudent to look into the future to anticipate problems which may lie ahead. We have already experienced some of these same pressures, and it is reasonable to expect that we will continue to face similar challenges in the near future. Through its General Plan policies and related implementation measures, the City intends to help balance cultural resource preservation with other community goals. 3.1 Goals and Policies 3.2 Historical and architectural resources The City will expand community understanding, appreciation and support for historic and architectural resource preservation to ensure long -term protection of cultural resources. 3.3 Policies 3.3.1 Historic preservation. Significant historic and architectural resources should be identified, preserved and rehabilitated. 3.3.2 Demolitions. Historically or architecturally significant buildings should not be demolished or substantially changed in outward appearance, unless doing so is necessary to remove a threat to health and safety and other means to eliminate or reduce the threat to acceptable levels are infeasible. 6 -16 CJt \r 0 sm) hu osispo Conservation and Open Space THE GENERAL PLAN 3.3.3 Historical documentation. Buildings and other cultural features that are have historical or architectural value should feasible. Where preservation or relocation i s documented and the information retained i n location. An acknowledgment of the resourc site through historic signage and the reuse artifacts. 3.3.4 Changes to historic buildings. not historically significant but which be preserved or relocated where not feasible, the resource shall be a secure but publicly accessible e should be incorporated within the or display of historic materials and Changes or additions to historically or architecturally significant buildings should be consistent with the original structure and follow the Secretary of the Interior's Standards for the Treatment of Historic Buildings. New buildings in historical districts, or on historically significant sites, should reflect the form, spacing and materials of nearby historic structures. The street appearance of buildings which contribute to a neighborhood's architectural character should be maintained. 3.3.5 Historic districts and neighborhoods. In evaluating new public or private development, the City should identify and protect neighborhoods or districts having historical character due to the collective effect of Contributing or Master List historic properties. 3.4 Archeological resources. The City will expand community understanding, appreciation and support for archaeological resource preservation. 3.5 Policies 3.5.1 Archaeological resource protection. The City shall provide for the protection of both known and potential archaeological resources. To avoid significant damage to important archaeological sites, all available measures, including purchase of the property in fee or easement, shall be explored at the time of a development proposal. Where such measures are not feasible and development would adversely affect identified archaeological or paleontological resources, mitigation shall be required pursuant to the Archaeological Resource Preservation Program Guidelines. 3.5.2 Native American sites. ,. �+ ! 5. titer Righetti House All Native American cultural and archaeological sites shall be protected as open space wherever possible. 3.5.3 Non - development activities. Activities other than development which could damage or destroy archaeological sites, including off -road vehicle use on or adjacent to known sites, or unauthorized collection of artifacts, shall be prohibited. 6 -17 c,ltyof en Conservation and O Space sm Luis OBISPO P P THIS GENERAL PLAN 3.5.4 Archaeologically sensitive areas. Development within an archaeologically sensitive area shall require a preliminary site survey by a qualified archaeologist knowledgeable in Native American cultures, prior to a determination of the potential environmental impacts of the project. 3.5.5 Archaeological resources present. Where a preliminary site survey finds substantial archaeological resources, before permitting construction, the City shall require a mitigation plan to protect the resources. Possible mitigation measures include: presence of a qualified professional during initial grading or trenching; project redesign; covering with a layer of fill; excavation, removal and curation in an appropriate facility under the direction of a qualified professional. 3.5.6 Qualified archaeologist present. Where substantial archaeological resources are discovered during construction or grading activities, all such activities in the immediate area of the find shall cease until a qualified archaeologist knowledgeable in Native American cultures can determine the significance of the resource and recommend alternative mitigation measures. 3.5.7 Native American participation. Native American participation shall be included in the City's guidelines for resource assessment and impact mitigation. Native American representatives should be present during archaeological excavation and during construction in an area likely to contain cultural resources. The Native American community shall be consulted as knowledge of cultural resources expands and as the City considers updates or significant changes to its General Plan. 3.5.8 Protection of Native American cultural sites. The City will ensure the protection of archaeological sites that may be culturally significant to Native Americans, even if they have lost their scientific or archaeological integrity through previous disturbance; sites that may have religious value, even though no artifacts are present; and sites that contain artifacts which may have intrinsic value, even though their archaeological context has been disturbed. 3.5.9 Archaeological site records. The City shall establish and maintain archaeological site records about known sites. Specific archaeological site information will be kept confidential to protect the resources. The City will maintain, for public use, generalized maps showing known areas of archaeological sensitivity. 3.5.10 Sunny Acres. Sufficient acreage should be provided around Sunny Acres to enable use of the property for a community center, urban garden, natural history museum and adjoining botanical garden, or similar uses. 3.5.11 Southern Pacific Water Tower. The historic Southern Pacific Water Tower and adjoining City -owned land should be maintained as open space or parkland. 6 -18 city of MA� San Lufs 0BISp0 Conservation and Open Space THE GENERAL PLAN 3.5.12 Cultural resources and open space. Within the city limits the City should require, and outside the city limits should encourage the County to require, public or private development to do the following where archaeological or historical resources are protected as open space or parkland: Preserve such resources through easements or dedications. Subdivision parcel lines or easements shall be located to optimize resource protection. Easements as a condition of development approval shall be required only for structural additions or new structures, not for accessory structures or tree removal permits. If a historic or archaeological resource is located within an open space parcel or easement, allowed uses and maintenance responsibilities within that parcel or easement shall be clearly defined and conditioned prior to map or project approval. 2. Designate such easements or dedication areas as open space or parkland as appropriate. 3. Maintain such resources by prohibiting activities that may significantly degrade the resource. 3.6 Programs. The City will do the following to protect cultural resources, and will encourage others to do so, as appropriate. 3.6.1 Cultural Heritage Committee. A. The City's Cultural Heritage Committee will: 4. Help identify, and advise on suitable treatment for archaeological and historical resources. 5. Develop information on historic resources. 6. Foster public awareness and appreciation of cultural resources through means such as tours, a web site, Identification plaques and awards. 7. Provide recognition for preservation and restoration efforts. 8. Communicate with other City bodies and staff concerning cultural resource issues. 9. Provide guidance to owners to help preservation and restoration efforts. 10. Review new development to determine consistency with cultural resource preservation guidelines or standards. 3.6.2 Financial assistance and incentives. The City will participate in financial assistance programs, such as low- interest loans and property tax reduction programs that encourage maintenance and restoration of historic properties. 3.6.3 Construction within historic districts. The Cultural Heritage Committee and Architectural Review Commission will provide specific guidance on the construction of new buildings within historic districts. 6 -19 C11 ' 0� Conservation and Open Space of i p THE GENERAL PLAN 3.6.4 Post - disaster Historic Preservation. The City will be prepared to assess the condition of historic buildings that may be damaged by disasters and to foster their restoration whenever feasible. 3.6.5 Archaeological resource preservation standards. The City will maintain standards concerning when and how to conduct archaeological surveys, and the preferred methods of preserving artifacts. 3.6.6 Educational programs. The City will foster public awareness and appreciation of cultural resources by sponsoring educational programs, by helping to display artifacts that illuminate past cultures and by encouraging private development to include historical and archaeological displays where feasible and appropriate. 3.6.7 Partnering for preservation. The City will partner with agencies, non - profit organizations and citizens groups to help identify, preserve, rehabilitate and maintain cultural resources. 3.6.8 Promote adaptive reuse of historic buildings. The City will, consistent with health, safety and basic land -use policies, apply building and zoning standards within allowed ranges of flexibility, to foster continued use and adaptive reuse of historic buildings. 3.6.9 City -owned adobes and historic structures. The City will preserve and, as resources permit, rehabilitate City -owned historic adobes and other historic structures by aggressively seeking grants, donations, private- sector participation or other techniques that help fund rehabilitation and adaptive reuse. 3.6.10 Cultural Heritage Committee Whitepaper. The City will implement the recommendations of the Cultural Heritage Committee's "Whitepaper ", including the adoption of a historic preservation ordinance. 6 -20 eltv of Sp ace -, Nil US owspo Conservation and Open THE GENERAL PLAN FIGURE 1: CULTURAL RESOURCES --got 94,r 6-21 . e re Figure 1: Cultural Resources CAY Ljml Creeks HisWrieDsmom Master Lis, iWc6c Propsm" A Bugim Poirds ME. Buial Sensftivdy Mw SLI LT( rues f ' 1 / i•r -- • Ir or r -r se r t ! r' i ►' s r i i i� -J r - --.. i 4 f �•r• 1. © �, • ^ • Z' 1. i,Q r t r Froam `'�,ok �.rr• I � 1 •'tip . Chinatown / + - \'r r4 i .► r• 1 r fie r Mill Street r �* rw r• r r 1 � • Old Town Railroad "✓ TANK FARM 0' r , - 1 , r P ■ • ,ti t i� r i�r•'' � / Figure 1: Cultural Resources City Limit ~-- Creeks Historic Districts * Master List Historic Properties Burial Points Burial Sensitivity Areas r ih2 S SLW G I S city of s.vi WIS ooispu aty Of SM US OBISPO Miles 0 0.25 0.5 1 1.5 city0f sm Lui l o31spo Conservation and Open Space THE GENERPI PLAN Energy 4.0 Background Our dependence on fossil fuel economic uncertainty. One of economic well -being is to use locally controlled energy source s conservation in recent years, ENERGY s makes it difficult to avoid air and water pollution and the best things we can do for our environmental and energy more efficiently and shift to cleaner, renewable, . While the City has made significant progress in energy more can be done through emerging technologies and increased emphasis on "sustainable" practices and building design in both public and private development. 4.1 Goals and Policies 4.2 Goal. Sustainable energy use. Increase use of sustainable energy sources such as solar, wind and thermal energy, and reduce reliance on non - sustainable energy sources to the extent possible with available technology and resources. 4.3 Policies 4.3.1 Use of best available practices. The City will employ the best available practices in energy conservation, procurement, use and production, and will encourage individuals, organizations and other agencies to do likewise. Natural gas co- generation equipment at Sinsheimer Pool "Best available practices" means saves City residents energy and money by heating pool behavior and technologies that reflect water while producing additional energy to power lights, recommendations of specialists and pumps and other electrical equipment that use the least energy for a desired outcome, considering available equipment, life -cycle costs, social and environmental side effects, and the regulations of other agencies. Best available practices include use of sustainable sources. Sustainable sources are naturally renewed in a relatively short time and avoid substantial undesirable side effects. Table 1 summarizes Sustainable Energy Sources. 6 -22 city ace Conservation and Open S �a7 san lugs ompo P p THE GENERAL PLAN TABLE 1: SUSTAINABLE ENERGY SOURCES A. Supply Side 13: Demand Side C: Combination at (production) (delivery and use) site (integrated 1. Solar thermal electric: 1. Conservation 1. Space conditioning conversion of sunlight to electricity through passive heating and through an intermediate generator using a pressure differential. cooling: simultaneous utilization of solar access, central night ventilation, use of thermal mass and efficient building envelope. 2. Wind electricity generator: 2. Hydrogen: conversion 2. Illumination by natural light. without substantial harm to wildlife of any sustainable source to an intermediate fuel, such as hydrogen produced by solar - powered electrolysis. 3. Solar photovoltaics: feeding the 3. Natural Ventilation power grid. 4. Biomass: conversion of plant 4. Solar voltaic: conversion material to fuel, or to electricity of sunlight directly to through combustion, in a sustained electricity, preferred form is — yield cycle and with emission structure surfaces at or near controls to protect air quality. the place of use. 5. Tidal Wave or thermocline 5. Solar water heating: power: electrical generation from water heating by converting the ocean's tidal or wave action, or solar to thermal energy difference in temperature due to through roof- or ground - depth, without substantial harm to mounted collectors, plants or wildlife. generally at the place of use 6. Geothermal: a) preferred from: deep heat sources not dependent on release of brine b) secondary form: near - surfaces sources requiring release of brine. 7. Hydropower: electrical generation from falling water, without substantial harm to wildlife, and where reservoir siltation will not eliminate the resource. 6 -23 c WI Conservation and O en S ace sAn luis o�ispo P p THE GENERAL PLAIN Use of Best Available Practices, Continued A. Space conditioning through earth or building thermal mass to moderate day /night differences. B. Space conditioning through earth mass to moderate seasonal differences. C. Space cooling through natural ventilation. D. Space cooling through reflectivity and shading. E. Indoor illumination by natural light. F. Solar space heating (direct at place of use). G. Solar water heating (direct at place of use). H. Solar voltaic (conversion of sunlight directly to electricity; preferred form is structure surfaces at or near the place of use). I. Solar thermal electric (conversion of sunlight to electricity through an intermediate generator using a temperature differential). J. Wind electricity generation, without substantial harm to wildlife. K. Geothermal. 1. Preferred form: deep -heat sources not dependent on release of brine 2. Secondary form: near - surface sources requiring release of brine L. Biomass: conversion of plant material to fuel, or to electricity through combustion, in a sustained -yield cycle and with emission controls to protect air quality. M. Hydropower: electrical generation from failing water, without substantial harm to wildlife, and where reservoir siltation will not eliminate the resource. N. Tidal, wave or thermocline power: electrical generation from the ocean's tidal or wave action, or difference in temperature due to depth, without substantial harm to plants or wildlife. 4.3.2 Efficient City building operation. City buildings and facilities will be operated in the most energy- efficient manner without endangering public health and safety and without reducing public safety or service levels. 4.3.3 Energy- efficiency improvements. The City will continue to identify energy efficiency improvement measures to the greatest extent possible, undertake all necessary steps to seek funding for their implementation and, upon securing availability of funds, implement the measures in a timely manner. 4.3.4 Use of energy efficient, renewable energy sources. The City will promote the use of cost effective, renewable, non - depleting energy sources wherever possible, both in new construction projects and in existing buildings and facilities. 4.3.5 Cooperation with other entities. The City will cooperate with Federal, State and local governments and other appropriate entities to accomplish energy conservation objectives throughout the state, and inform employees, its contractors, staff and the general public of the need for and methods of energy conservation. 6 -24 city Of ace Conservation and Open S sAn WIS OBISPO P P THE GENERAL (PLAN 4.3.6 Energy efficiency and Green Building in new development. The City shall encourage energy- efficient "green buildings" as certified by the U.S. Green Building Council's LEED (Leadership in Energy and Environmental Design) Program or equivalent certification, as further described in Chapter 5.5.7. 4.3.7 City Form. The City's form will support energy efficiency and the use of sustainable energy sources. 4.4 Policies 4.4.1 Pedestrian- and bicycle - friendly design. Residences, work places and facilities for all other activities will be located and designed to promote travel by pedestrians and bicyclists. (also see the Land Use and Circulation Elements) 4.4.2 Alternative transportation. The City's transportation and circulation systems shall foster travel by modes other than motor vehicles, including walking, bicycles and public transit. (See also the Community Trip Reduction Policies in the Circulation Element) 4.4.3 Compact, high- density housing. The City will promote higher- density, compact housing to achieve more efficient use of public facilities and services, land resources, and to improve the jobs /housing balance. 4.4.4 GOAL. Solar access. Encourage the provision for and protection of solar access. 4.5 Policies 4.5.1 Solar access standards. To encourage use of solar energy, reasonable solar access shall be provided and protected. The City will protect reasonable solar exposure for existing collectors and likely locations of future collectors, both active and passive. Standards for the subdivision and development of property should assure desirable solar access, as described in Table 2. Protection beyond that established by the City may be provided by recorded agreement among private parties. TABLE 2: SOLAR ACCESS STANDARDS Lanci • - • - • Conditions Residential uses up to about six dwellings All south walls and all roof areas should be per acre, on sites of one acre or more unshaded between 10 a.m. and 3 p.m. on the winter solstice. Residential uses up to about six dwellings Nearly all south walls and all roof areas per acre, on sites of less than one acre. should be unshaded between 10 a.m. and 3 p.m. on the winter solstice. Residential uses between six and 12 All roof areas, nearly all second -story and dwellings per acre, office uses and most first -story south walls should be neighborhood commercial uses, on sites of unshaded between 10 a.m. and 3 p.m. on 6 -25 cityOf Conservation O ace A SAt) WIS, OBISPO sevaon an P en Space ► ; • , Land Uses and Site Desirable . . one acre or more. I the winter solstice. Residential uses between six and 12 Most roof areas, nearly all second -story and dwellings per acre, office uses and most first -story south walls should be neighborhood commercial uses, on sites unshaded between 10 a.m. and 3 p.m. on less than one acre. the winter solstice. Residential uses at densities greater than All roof areas and most south walls should 12 dwellings per acre, public facilities and be unshaded between 10 a.m. and 3 p.m. general commercial and industrial uses on on the winter solstice. large parcels or in newly subdivided areas. Residential uses at densities greater than Most roof areas and some south walls on 12 dwellings per acre, public facilities, and upper floors should be unshaded between general commercial and industrial uses 10 a.m. and 3 p.m. on the winter solstice. within downtown and other locations previously subdivided into relatively small lots. 4.5.2 Subdivision design for solar access. In subdivisions, the layout of streets and lots shall provide and protect solar exposure. To assure maximum control over potential shading features, the longest dimension of each lot should be oriented within 30 degrees of south, unless the subdivider demonstrates that for certain lots any of the following applies: A. The lots are large enough to allow desirable solar access, regardless of lot orientation. B. Buildings will be constructed as part of the tract development, and the buildings will be properly orientated, with adequate solar access. C. Topography makes variations from the prescribed orientation desirable to reduce grading or tree removal, or to take advantage of a setting that would favor greater reliance on early morning or late afternoon solar exposure. D. Topographical conditions, such as steep, north- facing slopes or shading by the mass of a hill, make solar energy use infeasible. E. The size of the subdivision, combined with the existing orientation of surrounding streets and lots, precludes desirable lot orientation. 4.5.3 Solar Access Easements. Solar access easements will be required in all new subdivisions, as provided in the State of California Solar Rights Act, unless any of the following applies: A. The subdivision incorporates a building development plan that will assure desirable solar access. B. Desirable solar exposure will be protected by the City's Zoning Regulations. C. The subdivision establishes yard or height standards designed to assure desirable solar access, supplementary to the Zoning Regulations, which would make a system of easements for each lot unnecessary. 4.5.4 Solar collector placement. When solar collectors are proposed as part of a development, the development plan will locate solar collectors and include features to assure adequate solar access. 6 -26 city Of and Open Space =A! san lulls o>�ISpo P P THE GENERAL PLAN 4.5.5 Solar access exceptions. Exceptions to the standards for desirable solar access may be made if any of the following applies: A. Shading would be an insignificant part of the total solar exposure, in terms of area, duration or both. B. Structures on protected properties have an insignificant probability of being modified or replaced, and likely collector locations are sufficiently protected, in spite of shading that would normally be unacceptable, or such structures already have adequately protected collectors. C. Shading is between lots in a subdivision for which a customized system of solar access easements will provide an adequate level of protection. D. Use of solar energy is unfeasible due to topographical conditions. 4.5.6 Solar collector appearance. The following design standards shall apply to solar collectors: A. Solar collectors should be compatible with the appearance of the structures that contain or support them. Features of compatibility are: 1. Location within the dominant lines of the building or roof. 2. Rooftop collectors match the roof plane as closely as practical; ends of mounting racks covered with an architecturally compatible material. 3. Fxposed mechanical, plumbing and stsructural components minimized; where visible, color is the same as roof, or a compatible color. 4. Location minimizes need to remove trees. 5. Where glare cannot be avoided by location or orientation, surface has low reflectivity. Roof - mounted photovoltaic panels produce electricity which helps meet the Ludwick Recreation Center's energy needs B. Retrofitting buildings with solar collectors should be subject to the lowest level of discretionary review that will implement City policies. Within historic districts or for historically designated sites or buildings, such projects may be referred to the Cultural Heritage Committee. 4.5.7 Unwanted solar heat gain. Sites and buildings should be designed to avoid unwanted heat gain from solar exposure. Features that provide shading at suitable times of the day and year and generally should be "passive" or automatic, avoiding the need for occupants to regularly monitor or adjust them. 4.6 Programs The City will do the following in support of energy sustainability, and will encourage others to do so, as appropriate. 4.6.1 Efficient City energy use. Manage City operations for energy efficiency, including purchase and use of vehicles, equipment and materials. 6 -27 City of 1�kxll tuts 0111 THE GENERAL PLAN Conservation and Open Space A. Outdoor and indoor lighting. B. Space conditioning and water heating. C. Vehicles, travel and traffic flow. D. Office equipment. 4.6.2 Manage City operations for energy self - reliance. Manage City operations for energy self - reliance and production of sustainable energy, consistent with primary functions such as public safety, water supply and wastewater treatment. 4.6.3 Sustainable design in City facilities. Incorporate conservation and sustainable energy sources and features in existing and new City facilities. 4.6.4 Reduce obstacles to energy conservation. In its review and approval of new development, the City will seek to minimize unnecessary obstacles to energy conservation and encourage use of sustainable energy sources and technologies while promoting the economic benefits of conservation in its regulation of private activities. For example, the City will encourage new residential development to provide space for outdoor clothes drying, and will not allow private restrictions on doing so. 4.6.5 Encourage sustainable employee commuting practices. Encourage alternatives to employees commuting as occupants of individual vehicles powered by non - sustainable fuels. 4.6.6 Energy conservation education. Educate planning and building staff and citizen review bodies on energy conservation issues, including the City's energy conservation policies, and instruct that they work with applicants to achieve the housing goals that conserve energy. 4.6.7 State Building Energy Standards. Administer the State's building energy standards through its construction permit and inspection activities. 4.6.8 Energy- efficient project design. Encourage energy- efficient project design by emphasizing use of daylight and solar exposure, shading and natural ventilation, as opposed to designing a particular image and relying on mechanical systems to maintain functionality and comfort. Educate City staff, citizen advisers, developers and designers on ways to exceed minimum State energy standards. 4.6.9 Solar access for new development. Address solar access in all plans needing City discretionary approval, considering both structures and vegetation. Shading by vegetation is also subject to the California Solar Shade Control Act. This act prohibits the placement of vegetation that would shade a solar collector on another's property, if the collector meets certain height and setback criteria. The City will advise those seeking permits for solar collectors to document vegetation existing when the collector is installed or built. 6 -28 c:ity0f �Stet) WIS o st ;po : -- THE GENERAL PLAN Conservation and Open Space 4.6.10 Retrofit City facilities for energy savings. As funding allows, the City will retrofit existing City buildings with energy- saving features such as insulation, glazing and fluorescent lighting fixtures, and will participate in programs to encourage private property owners to do the same. 4.6.11 Financial assistance for energy efficiency improvements. The City will actively seek all available sources of funding for implementing energy efficiency improvement and utilities infrastructure renewal projects, including federal and state budget appropriations, federal, state and private sector grant opportunities, utilities and other unique public /private sector financing arrangements. 4.6.12 Monitor energy use. The City will monitor energy usage in major City facilities and prepare a system- wide biennial report on energy use and efficiency. 4.6.13 Prepare energy plan. The City will prepare an energy plan leading to the long range reduction in the use of non - renewable resources and increased use of renewable resources in City services and facilities. Such a plan shall include standards for construction of new City buildings, public facilities' maintenance, water conservation, solid waste management, and energy conservation strategies in City facilities. The plan will be implemented by all City departments. 4.6.14 Adopt Green Building standards. The City will adopt an ordinance containing requirements and incentives for innovative, environmentally friendly (also known as "green" or "sustainable ") development and building projects. Examples of projects that may qualify for such incentives may include: A. Those incorporating innovative, technologically advanced energy- efficient design concepts significantly exceeding State of California Title 24 standards. B. Those utilizing "green" building materials and permaculture landscape concepts. C. Those containing specific, implementable and sustainable measures for reduced dependence on automobile parking demand. Possible development incentives to be considered in this ordinance could include density bonuses, setback variations, modified street standards, reduced parking standards or similar modifications to standard requirements 4.6.15 Consider City -owned green energy utility. As conditions and resources allow, the City may examine the potential to create a city -owned energy utility. 4.6.16 Promote technology and energy conservation businesses. The City's Economic Development Manager should help establish the City as a center for conservation technology by working with other community organizations and individuals to attract and promote such businesses. This effort should build on existing community capacity and resources, such as that existing in local government, business groups, Cuesta College and at Cal Poly. 6 -29 t of "In Luis c1111Spc Conservation and Open Space THE GENERAL PLAN 4.6.17 Require solar power for new dwellings. Within new single - family residential projects of 20 or more dwelling units, 5% of the total number of dwellings shall be built with photovoltaic solar collectors beginning in 2008; this percentage shall increase 4% each year until 2020. Multi- family residential developments shall be exempt from this requirement, except for common -use facilities such as recreation rooms, spas or swimming pools. In these cases, the common facilities shall be built with photovoltaic solar collectors. 4.6.18 County Air Pollution Control District support. Seek the support of the San Luis Obispo County Air Pollution Control District in calculating emission inventories and the development of balanced strategies for addressing climate protection through development of model ordinances and guidelines designed to meet the City's goals. MATERIALS Materials 5.0 Background Many commonly used materials have limited natural sources and few potential substitutes if they were to be depleted. Also, finished materials embody the energy used to extract, refine, form, and transport them. These processes typically involve some land disturbance and pollution at each step. Efficient materials use, reuse and recycling therefore represent energy savings and pollution avoidance. With encouragement from citizens and from state government, progress has been made in avoiding the one -time use and discard of materials. However, inefficient recycling efforts can add to resource consumption and pollution if materials with low utility must be transported long distances or harmful components must be separated and disposed of. Curbside waste recycling and collection programs help reduce the amount of materials going to landfills and conserve valuable resources Several materials, notably metals and some types of glass and paper, have economic value that justifies their recycling. For other materials, market prices alone may not be enough to avoid disposal. Modern mass - production and consumption systems make it difficult for individuals and local governments to deal with the "life cycles" of complex products and wastes. But more can be done to imitate nature's scheme for using the residue of one process as the raw material for another. Emerging ideas and technologies in "sustainable" building construction and operation offer the potential for more efficient use of finite resources, new business opportunities and enhanced public health. 6 -30 oty THE GENERAL PLAN 5.1 Goals and Policies 5.2 GOAL: Efficient use of materials. Conservation and Open Space The City will use materials efficiently in its buildings and facilities, services and operations, and encourage others to do the same 5.3 GOAL: Minimize undesirable effects resulting from use of toxic or potentially toxic materials. The City will avoid and, where possible, stop using materials which cause secondary or indirect adverse environmental or health impacts. 5.4 Policies 5.4.1 Best available practices. The City will employ the best available practices in materials procurement, use and recycling, and will encourage individuals, organizations and other agencies to do likewise. "Best available practices" means behavior and technologies that, considering available equipment, life -cycle costs, social and environmental side effects, and the regulations of other agencies: A. Use the least amount of newly refined materials for a desired outcome; B. Direct the largest feasible fraction of used materials to further use; C. Avoid undesirable effects due to further use of materials. 5.4.2 Material recycling in City facilities and operations. The City will set a community example for waste diversion and material recycling in City facilities, services and operating systems to achieve a goal of 100 percent recycling of paper, bottles and cans and require similar goals in contracts and procurement for public goods and services and capital improvements. 5.4.3 Material recycling in private development, businesses and operations. The City will promote waste diversion and material recycling in private development, business and operations, and will encourage businesses or nonprofit entities to provide building materials recycling and source reduction services. 5.5 Programs The City will do the following in support of efficient materials use and recycling, and will encourage others to do so, as appropriate. 6 -31 city of sAn leis owspo Conservation and Open Space THE GENERAL FLAN 5.5.1 Efficient use of materials in City operations. The City will manage its operations for efficient materials use by: A. Substituting electronic information exchange for paper whenever feasible and cost effective. B. Reproducing paper documents as two -sided publications whenever cost effective 5.5.2 Promote City materials reuse and recycling. The City will manage its operations to foster reuse and recycling by: A. Avoiding use of inks, papers, and plastics that inhibit recycling or that produce pollutants in preparation for recycling. B. Purchasing products incorporating recycled materials. C. Using plant trimmings for mulch and compost, while avoiding the introduction or spread of invasive, non - native species and pathogens. D. Making wood from tree removal available for mulch, milling, pulping or heating, depending on its characteristics and the volume available, while avoiding the introduction or spread of invasive, non - native species and pathogens. Selection of trees for City streets, parks and grounds will take into consideration their eventual disposal. E. Producing biosolids (sewage sludge) suitable for land application as an agricultural fertilizer or soil amendment, under scientific and health -based criteria. 5.5.3 Coordinate waste reduction and recycling efforts. The City will coordinate local, and participate in regional, household and business waste - reduction and recycling efforts. 5.5.4 Use materials with reduced environmental impacts. In its facilities and operations, the City will use materials and systems with reduced environmental impacts. The design team (arch itect/engineer) for new buildings and facilities shall recommend building materials and methods with life cycles (manufacture, installation, maintenance, repair and replacement) of reduced environmental impacts. Considerations will include energy efficiency; energy required in the manufacturing process; life -cycle duration; and maintenance and replacement costs. 5.5.5 Recycling businesses inventory. The City will maintain an inventory of current recycling businesses and services and make it available to the public. 5.5.6 Expanded public education. The City will expand its public education outreach efforts to raise public awareness of energy and materials conservation goals, sustainable technology, benefits and incentives. 5.5.7 Energy efficiency and Green Building in new development. The City shall encourage material and energy- efficient "green buildings" as certified by the U.S. Green Building Council's LEED (Leadership in Energy and Environmental Design) Program or equivalent certification, as described below. (See also Chapter 4.3.6) 6 -32 city or Conservation and Open Space s��,n S oBfspo P P THE GENERAL PLAN Green Building Checklist" refined: In the items below, "green building checklist" means the checklist of a green building certification system approved by the Community Development Department. For projects greater than 5,000 square feet of gross floor area, LEED is approved. For residential projects, LEED or the California Green Building Guidelines (with San Luis Obispo amendments) are approved. A. Submit Checklist: 1. The applicant of any nonresidential project over 5000 square feet of gross floor area, or any residential project with five or more dwelling units shall submit a completed green building checklist to the Community Development Department. The applicant shall be encouraged to submit an optional narrative describing how each credit will be achieved. 2. The applicant for any other development project not included above shall be encouraged to submit a completed green building checklist to the Community Development Department. B. CDD Comments: The Community Development Department shall provide non - mandatory comments in regards to the submitted green building checklist as appropriate C. Posting of Checklist: Completed green building checklists and optional narratives shall be posted for public education, to track success and to make useful information available to future building occupants. D. Checklist Goals: All projects listed above shall be encouraged to achieve a score that would allow at least the baseline certification level of that system, but strive for greater achievement. LEED or other outside certification is not required. E. Projects over 60,000 Square Feet: Developers of nonresidential projects greater than 60,000 square feet gross floor area, as further described in Chapter 17.40 of the Zoning Regulations, shall be encouraged to achieve at least a LEED Silver Certification from the US Green Building Council, or the equivalent rating using another approved green building certification system approved by the Community Development Department. One means of implementing this policy will be through development review of and Zoning Regulations regarding large commercial buildings. F. City Projects: City -owned projects with a floor area of greater than 5,000 square feet gross floor area shall achieve at least a LEED Silver Certification from the US Green Building Council, or the equivalent rating using another approved green building certification system approved by the Community Development Department. G. Other Governmental Buildings: All governmental agency projects within the City limits greater than 5,000 square feet gross floor area shall be encouraged to achieve at least a LEED Silver Certification from the US Green Building Council, or the equivalent rating using another approved green building certification system. 5.5.8 Recycling Facilities in New Development. During development review, the City shall require facilities in new developments to accommodate and encourage recycling. 6 -33 CItYor ace Conservation and Open S san i u s om,;po P P THE GENERAL PLAN DATIVE MINERALS 6.0 Background Native minerals are those occurring in the San Luis Obispo area that have, or are expected to have, economic value. Sand, gravel and stone used in construction, and metal ores, are examples of economically valuable minerals. State guidelines and rules aim for continued accessibility to native minerals, while avoiding significant harm to the environment or human health from their extraction. In the past, quarries and mines in the San Luis Obispo area produced basaltic stone for masonry, "red rock" for road base and u surfacing, and cinnabar, an ore of mercury. No quarry or mine operations are expected In early San Luis Obispo, mines and quarries for cinnabar to be reactivated or initiated. In the 1980s, a and other minerals were common in local hills petroleum company asked to explore City - owned land in the Lopez Lake area. The request was denied based on the environmental qualities of the area. Since that time, no other such requests have been received, and the City's policy on mineral extraction within City limits has remained unchanged. 6.1 Goals and Policies 6.2 GOAL: Site reclamation. Achieve environmentally responsible reclamation of past mineral- extraction sites. 6.3 Policies 6.3.1 Old mineral- extraction sites. The City will implement the following policies and will encourage other agencies with jurisdiction to do so: A. Land use designations for old mineral- extraction sites shall reflect risks associated with them, and should generally be limited to "Open Space ", "Agriculture ", or "Park" designations on the Land Use Element map. B. Previously active mineral- extraction sites should be secured and reclaimed in conjunction with any development approvals for the land on which they are located. Securing them means preventing access that entails unacceptable risk. Reclamation means re- establishing ground contours and vegetation to the extent feasible, use of erosion control measures to enhance and protect soil stability, water and air quality, wildlife habitat values and views. 6.4 GOAL: Mining operations. Ensure environmentally responsible operation and that may occur in the San Luis Obispo planning area. 6 -34 reclamation of any mineral extraction City of A smi Wit; OBIS PO Conservation and Open Space . _I 6.5 Policies 6.5.1 Potential mineral- extraction sites. On sites with mineral- extraction potential, the City will: A. Prohibit mineral extraction within the city limits. B. Prohibit mineral extraction and surface entry for extraction of oil or gas within open space owned by the City in fee or as an easement. C. Encourage other agencies with jurisdiction to permit mineral extraction only if significant impacts to human health and the environment will be avoided and site restoration will be assured. Impacts to be addressed include air and water quality, noise, habitat disruption, aesthetics and geologic stability. All phases of the activity, including site access, must be addressed. 6 -35 S III of Conservation and Open Space X111 �I.tIS OC�IS�O P P THE GENERAL PLAN NATURAL COMMUNITIES 7.0 Background "Natural Communities" refers to the web of organisms, other than people, that live in the area. Many of the physical requirements for natural communities are provided by open space. Natural communities give open space much of its value for human enjoyment. Natural communities also have value in their Southern steelhead trout own right, independent of their role as sustainers of the human community or as pleasant vistas. As urban uses expand into open space, the natural cycles and interrelationships upon which natural communities depend are altered. This results in the disturbance, displacement, loss of habitat or mobility and the loss of animal or plant populations. For example, each species requires a specific range of environmental conditions to survive and reproduce. Areas within this range constitute the species' niche or more generally, habitat. Animals move within and through habitat areas to find water, food, shelter, and to reproduce. Such movements have evolved over time to fit animals' needs within the natural landscape. Urban development and linear barriers such as major roadways change the landscape too quickly for many animals to adapt, thus interrupting and blocking such movement. As a result, wildlife populations are separated from their historic habitat and from other breeding populations of the same species. The result: a gradual reduction in the numbers and diversity of wildlife. As a steward for the natural resources of future generations, the City must preserve habitat and the species that it supports. San Luis Obispo is surrounded by extensive open space areas that provide habitat to many animal species. The City's many creeks provide sheltered corridors that allow wildlife to move between habitats and open space areas. To help preserve natural communities, it is important to protect, improve and where appropriate and feasible, protect and re- establish these corridors. 7.1 Goals and Policies 7.2 GOAL: Sustainable natural populations. The City will maintain and enhance conditions necessary to enable a species to become self- sustaining. Within the San Luis Obispo planning area, the City will seek to achieve self - sustaining populations of the plants, fish and wildlife that made up the natural communities in the area when urbanization began. 7.3 Policies 7.3.1 Protect listed species. A. The City will identify the location, habitat and buffer needs of species listed for protection. This information will be developed by qualified people early in the planning and development review process. B. The City will establish and maintain records on the location of listed species. The City will maintain, for public use, generalized maps showing known 6 -36 � ty0 THE GENERAL PLAN C. D. E. F Conservation and Open Space locations of listed species. Specific site information may be kept confidential to protect the resources. The City will comply with State and Federal requirements for listed species. The City will protect listed species through its actions on: land -use designations; development standards; development applications; location, design, construction and maintenance of creeks, City roads and facilities; and on land that the City owns or manages. City actions that could impact listed species shall be consistent with mitigation policies in Chapter 8.25.3. Subject to the approval of agencies with jurisdiction, the City may approve a project where mitigation requires relocation of listed species, but only if there is no practical alternative and relocation is limited to individuals or small parts of a larger population, not the entire remaining population of a species. (If an agency with jurisdiction determines that relocation of an entire population is needed for its survival regardless of a project's development, the City will help with the relocation) Species listed for protection" are: 1. Classified by the U.S. Fish and Wildlife Service as: 2 a) "Endangered" - In danger of extinction throughout all or a significant portion of Its Local Bracken Fern species range. b) "Threatened" - Likely to become endangered without protection and management. C) "Proposed Endangered" or "Proposed Threatened" - Presently being considered for endangered status. d) "Candidate, category 1" - U.S. Fish and Wildlife Service has sufficient data to support listing as endangered. e) "Candidate, category 2" - Needs U.S. Fish and Wildlife Service further data on threats. Classified by the California Department of Fish and Game as: a) "Endangered" - Prospects for survival are in immediate jeopardy. b) "Threatened" - Likely to become endangered without protection and management. C) "Rare" - May become endangered if present environment worsens. (only refers to plants) d) "Species of Special Concern" - Are not rare on a State scale, but are found in limited locations. 3. Classified by the California Native Plant Society as: a) "List 1A, Plants of Highest Priority" - Presumed extinct in California. b) "List 113, Plants of Highest Priority" - Plants rare and endangered in California and elsewhere. C) "List 2" - Plants rare and endangered in California, but common elsewhere. d) "List 3" - Plants about which more information is needed. e) "List 4" - Plants of limited distribution (a watch list). 6 -37 s' sm tu.i ti ol;spo Conservation and Open Space THE GENERAL PLAN 4. Not listed by the U.S. Fish and Wildlife Service, the California Department of Fish and Game or the California Native Plant Society, but which can be shown to meet the criteria of the California Environmental Quality Act Guidelines, Section 15380, "Endangered, Rare or Threatened Species." 7.3.2 Species of local concern. The City will: A. Maintain healthy populations of native species in the long term, even though they are not listed for protection under State or Federal laws. These "species of local concern" are at the limit of their range in San Luis Obispo, or threats to their habitat are increasing. B. Identify the location, habitat and buffer needs of species of local concern. This information will be developed by qualified people early in the planning and development review process. (These species are listed in Appendix A, which may be revised by the City's Natural Resources Manager or other biological resource professional upon public notice. Anyone may nominate species for the list.) C. Protect species of local concern through: its actions on land use designations, development standards, development applications; the location, design, construction and maintenance of City facilities; land that the City owns or manages. D. Encourage individuals, organizations and other agencies to protect species of local concern within their areas of responsibility and jurisdiction. E. Protect sensitive habitat, including creeks, from encroachment by livestock and human activities. 7.3.3 Wildlife habitat and corridors. Continuous wildlife habitat, including corridors free of human disruption, shall be preserved and where necessary, created by interconnecting open spaces, wildlife habitat and corridors. To accomplish this, the City will: 6 -38 crty0 Conservation and Open Space THE GENERAL PLAN FIGURE 2: SPECIES OF CONCERN r- r x 1f1r � � ■r �� s 6 -39 I Figure 2: Species of Local Concern a'xXCmsx 38si�a1 GvmaiCa' 3miaCwce� ..rry..,w txr rm: =1iln! 31gysamC Yfiv..ca. I4 S►Vr.l.tlre Oeaw.r s sa.aswe.a r� .� r ,.r.rna r. xA,rnmra a,a.to rls nfen xvq.a. ..1wwv .°{iwFaxz' �I.R na Mu aCalraWa`dV'i�'i Yt4}.. R.s.+� 7Casnn:xxt Pn Tffiy KGrRl�4+l.fl sc�,sa�ongw: s. mr s.An Fwl�. i[<.m ASCaCrrQN.aw ]a tr.�.M+anu.Fr m .tieMxU.elars. 2+?Nn w 3��Y+aW '1 a..w:ssaw* b.w usb.�.e L.rrn laMf ra �e.rn.wm x mr. cam. �.n. anw �. .s.. rr u.rwQ...r xmm w.tar+a.mrw.aw.a �rs Mmx W.va.¢na xi NJrar Memsw °filr: ra�zmcn:4y N vvspe`us :YME9MSwmw lReva M rseew.9'Ye 2iuwnu ® ='teR a °.1 lia'v5k u.lr�rx..�.r.. ec;yrowo-.dw :f aea�v ura.w .r >I�:aw.nef ■ swl.ti. n:a�l«..raw ;Ifs?"T '.C:A^M Vazwr :sf i�'aueiM1'ewYa »�ve7Tri. 4..:1Na.Ea tvx'.<3 .'AtK' ffi, defbatf a,. f:.Clvrh I.tNp�pR Ar.+Y kl TyR� , iyx�. as cn�v ra xsarya.. � • «..+r 4..wrf .ff cwta +x itavet u.nwr..'.w lreeinda+ .a Ir.n 1N.✓pinM ts. /t wwr F� .N 5krry.wjgs krz.f /L1tltilWFj�l� 4Fs??5 C D_5 1 v 251 2571 44 44 r;'t:� t=' '- 28^25 6 25 77 �- 35 28 25 28 25 5 28 549 �� 14 14438 9 , 9 44~/ 2 1910 4 2 49 49 25 12 5.24 30 19 2 e33 5 25 25 331 50 43 255 44 c7 25 X49 29 30 A » 1 • y 49 q4s 46 44449 49' 5 25 x 44 4, 43 * 4 - 52 i q _ 3 441 4 30 ! 4 - f sf4 « 51 18 17 50-28 25 2 _ - 47 44 144 qy�I 20 48 1441 44� 36,'::• NP 17 25. 26 j 14 45 :`. 25 05 30 5' 5 29 14 �. 5 17 " 36 744 25 14 4 2549 22 ,r5 1q 1��?? 8 FOOTHILL - ,5 4 1►-' 50. 44 11144 � I. C3 17 49 51 / 3 30 4449 15 18 15 532 .. 5 2 41 .1 17 37- 18 CO vQ 49 F � y�l „wsy 17, 7 5 25 O �--� 1 23_ t - % 28 18 F 7 14 �. 8 ��y© 22, 9� ! -- , 6`-✓/ 4��7 25 125) -�� 40 12 t'RAl7D 25 �' �✓ 49 20 32 8 4r F0 oo TANK FARM +t'' �7�55 f1„ C25;7 :Z - 20 - 41 4g � or � j r 14 20 2, 20 525 25 " 18 / /r 32 20 r J T 3 . i k •.�'' 2 7 7 s 31,32.13 f, 497 3 4' C Ir t •rr . rF: ' " 21 49 50 44 r rt 32 L _W 51 32 k . 21 5 Figure 2: Species of Local Concern California Natural Diversity Database City Limit Greenbelt Plant 1. Adobe Sanicle 17. Most Beautiful Jewel- flower 2. Arroyo de la Cruz Manzanita 18- Obispo Indian Paintbrush 3. Black- flowered Figwort 19. Oso Manzanita 4. Blochman's Dudleya 20. Pecho Manzanita 5. Brewer's Spineflower 21. Pismo Clarkia 6. Cambria Morning -glory 22. Rayless Ragwort 7. Chorro Creek Bog Thistle 23. Saline Clover 8. Congdon's Tarplant 24. San Benito Fritillary 9. Cuesta Pass Checkerbloom 25. San Luis Mariposa Lily 10. Dacite Manzanita 26. San Luis Obispo Monardella 11. Dune Larkspur 27. San Luis Obispo County Lupine 12. Dwarf Soaproot 28. San Luis Obispo Sedge 13. Indian Knob Mountainbalm 29. San Luis Obispo Serpentine Dudleya 14. Jones' Layia 30. Santa Lucia Manzanita 15. Miles' Milk -vetch 31. Santa Margarita Manzanita 16. Morro Manzanita 32. Wells' Manzanita Plant Community 33. Central Maritime Chaparral 35. Northern Interior Cypress Forest 34. Coastal and Valley Freshwater Marsh 36. Serpentine Bunchgrass Insect and Mollusk 37. Atascadero June Beetle 40. Monarch Butterfly 38. California Linderiella 41. Morro Shoulderband Snail 39. California Brackishwater Snail Animal 42. California Horned Lark 49. Southwestern Pond Turtle 43. California Horned Lizard 50. Steelhead 44. California Red - legged Frog 51- Tidewater Goby 45. California Tiger Salamander 52- Tricolored Blackbird 46. Cooper's Hawk 53. Western Yellow- billed Cuckoo 47. Morro Bay Kangaroo Rat 54. White - tailed Kite N 48, Silvery Legless Lizard SL0-`11GIS %V *E (ALN: ( san [iii. S, Citl or SAn LUIS OBISPO Miles 0 0.5 1 2 3 sm W luI ace Conservation and Open S ■ �n lls oalspo p P A. Require public and private developments, including public works projects, to evaluate animal species and their movements within and through development sites and create habitats and corridors appropriate for wildlife. B. Plan for connectivity of open spaces and wildlife habitat and corridors using specific area plans, neighborhood plans, subdivision maps or other applicable planning processes, consistent with Open Space Guidelines. C. Coordinate with San Luis Obispo County and adjoining jurisdictions, federal and state agencies such as Caltrans to assure regional connectivity of open space and wildlife corridors. D. Preserve and expand links between open spaces and creek corridors, as shown in Figure 3. 7.4 GOAL: Trees and other plants Protect, preserve and create the conditions that will promote the preservation of significant trees and other vegetation, particularly native California species. 7.5 Policies 7.5.1 Protection of significant trees. Significant trees, as determined by the City Council upon the recommendation of the Tree Committee, Planning or Architectural Review Committee, are those making substantial contributions to natural habitat or to the urban landscape due to their species, size, or rarity. Significant trees, particularly native species, shall be protected. Removal of significant trees shall be subject to the criteria and mitigation requirements in Chapter 8.6.3. Oak Woodland communities in the Greenbelt and in open space areas shall be protected. 7.5.2 Use of native California plants in urban landscaping. Landscaping should incorporate native plant species, with selection appropriate for location. 7.5.3 Heritage Tree Program. The City will continue a program to designate and help protect "heritage trees." 7.5.4 Preservation of grassland communities and other habitat types. Grassland communities and other habitat types in the Greenbelt and in designated open space areas shall be preserved. 7.5.5 Soil conservation and landform modification. Public and private development projects shall be designed to prevent soil erosion, minimize landform modifications to avoid habitat disturbance and conserve and reuse on -site soils. 7.5.6 Minimize synthetic or organic environmental toxins. 7.6 Policies 7.6.1 Environmental toxins. The City will avoid the use of synthetic organic chemicals unless there is no practical alternative, and support use of integrated pest management techniques. When the use of a synthetic organic chemical cannot be avoided, the material shall 6 -40 city` f Conservation and Open Space —s-mil lids OBISp0 � P THE GENERAL PLAN be selective (its effect limited to the target species so far as possible), and it shall be applied selectively. 7.7 Programs 7.7.1 Protect natural communities. The City will do the following in support of natural communities and will encourage individuals, organizations, and other agencies to take the same actions within their areas of responsibility and jurisdiction: 7.7.2 Implement the Natural Communities policies above. 7.7.3 Participate in any area -wide planning efforts such as Habitat Conservation Plans under the U.S. Endangered Species Act. 7.7.4 Participate in environmental review conducted by other agencies for projects that could affect natural communities in the San Luis 0hienn -F-- F • ... 7.7.5 . a -- -rea- 7.7.5 Develop and maintain current benchmark information on habitat types and conditions. For listed species, species of local concern and California Native Plant Society listed species, develop and maintain benchmark information on the known and likely locations of populations, population number and density estimates, limiting factors, environmental threats and other pertinent information for use in planning and environmental review. 7.7.6 Replace invasive, non - native vegetation with native vegetation. The City and private development will protect and enhance habitat by removing invasive, non - native vegetation that detracts from habitat values and by replanting it with native California plant species. The Natural Resources Manger will prioritize projects and enlist the help of properly trained volunteers to assist in non- native vegetation removal and replanting when appropriate. 7.7.7 Preserve ecotones. Condition or modify development approvals to ensure that "ecotones," or natural transitions along the edges of different habitat types, are preserved and enhanced because of their importance to wildlife. Natural ecotones of particular concern include those along the margins of riparian corridors, marshlands, vernal pools, and oak woodlands where they transition to grasslands and other habitat types. 7.7.8 Protect wildlife corridors. Condition development permits in accordance with applicable mitigation measures to ensure that important corridors for wildlife movement and dispersal are protected. Features of particular importance to wildlife include riparian corridors, wetlands, lake shorelines, and protected natural areas with cover and water. Linkages and corridors shall be provided to maintain connections between habitat areas. 6 -41 S ` t- Conservation and Open Space -,Nn Luis osispo �H Figure 3: Wildlife Corridors 6-42 Figure 3: Wildlife Corridors Chy LIMII xv,*Iffe zoft-6 Wildfife Corridors — — — Linew Bamer �V#Rdife Gomdor & Em 0 Potenta� ftdlffe GaMdw SLO =1 1111(w,"wo C 2 AV a ±1 . / y . v Op • tt ,� t•. t .� f a i � a�4r '+� z rr .k - � .• �' 5 S d . ji k au Air OF A R a \ _ �� � r '� a t -} s s .r �'. ti = E r r i r �. t�7 " • \ �' -* .t 1.+ './ •. BSc t x �,� •s',.� r ° � r ?'w.te. .r,r. / y rp ."a+r..i•: -. / •* r (� 'i=1'r aq r i I, �j` 1f y� P. 9r Y r 1 } r r •r ry11.- • �� r{, .0 ua�. ^y r � r • �'.''r._i J, .y. � \ .\ r Q% ,"\ �.t a ti x� :r�?.i,;,t•""" i r r. r,y, i r r'. "' /. j ��a • \` �� i � `_- - � '` � "� � ;fir r r.""� � �� � r .. �M1 r t .� +,��lr" a � 'P% +. I w �� - \,1 � ��� - �i:���°� 1 ti •..Li =� a � �� 1 rr � v� t � /,� /r/ { j ± r ! ,M1 � v. gr F �: rr rte.::' r z �'��� e �i�° y`•+,C;N. � /• i z �r / �, � :,� r5 a:_ L .�iEa� y a.i - I 'l.•- / Figure 3: Wildlife Corridors City Limit Greenbelt - - - - - -- Creeks Wildlife Zones Wildlife Corridors �— Linear Barrier Wildlife Corridor ■ ■ ■ ■ Potential Wildlife Corridor N W E SLO!")AIS S city of xan LUIS OBISE10 acy.of S 0 1 2 3 Miles MY i Conservation and Open Space THI GENERAL PLAN 7.7.9 Creek Setbacks. As further described in the Zoning Regulations, the City will maintain creek setbacks to include: an appropriate separation from the physical top of bank, the appropriate floodway as identified in the Flood Management Policy, native riparian plants or wildlife habitat and space for paths called for by any City- adopted plan (Figure 4). In addition, creek setbacks should be consistent with the following: A. The following items should be no closer to the wetland or creek than the setback line: buildings, streets, driveways, parking lots, above- ground utilities, and outdoor commercial storage or work areas. B. Development approvals should respect the separation from creek banks and protection of floodways and natural features identified in part A above, whether or not the setback line has been established. C. Features which normally would be outside the creek setback may be permitted to encroach where there is no practical alternative, to allow reasonable development of a parcel, consistent with the Conservation and Open Space Element. D. Existing bridges may be replaced or widened, consistent with policies in this Element. Removal of any existing bridge or restoration of a channel to more natural conditions will provide for wildlife corridors, traffic circulation, access, utilities, and reasonable use of adjacent properties. 7.7.9 Tree Committee. The Tree Committee will help implement Natural Communities policies through expanded tree preservation and planting programs. 6 -43 Mature Coast Live Oak on the lower flanks of Bishop Peak ClWor m6 Lill.,; oms-po Conservation and Open Space THE GENERAL PLAN FIGURE 4: CREEK CORRIDOR AND SETBACKS edges of predominant creek riparian tree canopy creek setback creek corridor setback creek setback op ot bank N-top of bank Section View A edge of predominant riparian tree canopy creek creek corridor isetback edges of groundcover or understory riparian plants f top of op o Section View B 'n top ofbank riaii view 6-44 An C11) Conservation and Open Space E GENERAL PLAN The Morros of San Luis Obispo with Chorro Valley and Morro Bay in the distance, with State Highway 1 crossing diagonally OPEN SPACE Background. San Luis Obispo's desirability as a place to live, visit and do business is closely tied to its scenic character, environmental quality and surrounding open space. This picturesque valley community, traversed by hillsides and creeks and surrounded by mountains, farmlands and oak woodlands has a unique scenic character. San Luis Obispo's charm and character have enriched residents, attracted newcomers and supported a healthy tourist industry. It is this character, defined in large measure by the City's open spaces and Greenbelt, which must be protected for present and future generations while allowing for sufficient urban growth. As discussed in the Land Use Element's Preamble, Vision and Community Goals, community decisions must respect and protect open space. As explained below, the Greenbelt and open space are tools for preserving habitat, protecting air and water quality, protecting view sheds and defining the City's urbanized boundaries. San Luis Obispo's future must be compatible with the preservation of its open spaces -- hills, creeks, farmlands, its historic resources and other environmental assets. Without these, San Luis Obispo's charm and character will be lost. Understanding open space. Unless noted otherwise, this element uses the term "open space" generally -- that is, to refer to any land or water area that remains in a predominantly natural or undeveloped state and which is generally free of structures, inside or outside City limits, within the San Luis Obispo Planning Area. As more precisely described in the Land Use Element, such lands protect and preserve the community's natural and historical resources, define the urban boundary, and provide visual and physical relief from urban development. Open spaces may consist of small portions of a parcel such as a Small Wilderness Preservation Area, or large tracts of land. Such lands may include: prime agricultural soils, range and 6 -45 city0l Conservation and Open Space is c)r ;ls�0 'z THE GENERAL PLAN farmland; creeks, marshes, watershed and floodplains; scenic resources; plant and animal habitat; historic and archaeological resources; and passive recreation areas. Open space is, however, a broad term and often applied to other situations. For example, going from the general to most specific sense of the term, open space includes: A. Undeveloped or mostly undeveloped lands that are generally free of structures, including privately -owned agricultural land, "Rural Lands" under County of San Luis Obispo jurisdiction, government -owned lands, and lands held by land trusts or other non - profit entities. These lands appear to be open space but may or may not have any official open space protection. The City's "Greenbelt" consists mostly of these rural lands. B. Lands designated as "Open Space" in the General Plan Land Use Element Map. These can be under either public or private ownership, either inside or outside the City limits. Such designation does not provide any official protection for lands outside the City limits unless they are owned by the City or have open space easements over them. C. Lands designated as "Interim Open Space" in the General Plan Land Use Element Map. These are lands to be kept open for an indefinite period until constraints (such as flooding or access) can be resolved and urban development or Open Space designation is appropriate. D. Lands owned or controlled by the City and intended for long term preservation of agricultural, natural resources, wildlife habitat, cultural resources, passive recreation, visual resources, watershed and for other environmental purposes. Related terms that are often used interchangeably with open space include the terms Greenbelt, Conservation /Open Space zone and Agriculture. "Greenbelt" refers to a geographic area, shown in Figure 5 of the Conservation and Open Space Element, within which the City seeks to use open space as a tool to achieve multiple community objectives, such as soil and water conservation, open space preservation, wildlife enhancement, growth management, public safety, passive recreation, view preservation and clearly defined urban boundaries. The second is "Conservation /Open Space Zone ", shown as "C /OS" zoning in the Official Zoning Map. Properties zoned C /OS are subject to specific provisions and land use standards under the Zoning and Subdivision Regulations. Agriculture is land where there has been a history of agricultural cultivation or keeping of livestock, which remains generally open and is designated as Agriculture, Open Space or Interim Open Space in the General Plan Land Use Element Map. 8.0 Goals and Policies 8.1 Greenbelt. Open space outside the urban area Secure and maintain a healthy and attractive Greenbelt around the urban area, comprised of diverse and connected natural habitats, and productive agricultural land that reflects the City's watershed and topographic boundaries. 8.2 Policies 8.2.1 Open space preserved. The City will preserve as open space or agriculture the undeveloped and agricultural land outside the urban reserve line, including the designated Greenbelt as shown in Figure 5, and will encourage individuals, organizations and other agencies to do likewise. 6 -46 CItV X11: M"an ILII4 ot spo THE GENERAL PLAN Conservation and Open Space 8.2.2 GOAL: Open space within the urban area. Within the urban area, the City will secure and maintain a diverse network of open land encompassing particularly valuable natural and agricultural resources, connected with the landscape around the urban area. Particularly valuable resources are: A. Creek corridors, including open channels with natural banks and vegetation. B. Laguna Lake and its undeveloped margins. C. Wetlands and vernal pools. D. Undeveloped land within the Urban Reserve not intended for urban uses. E. Grassland communities and woodlands. F. Wildlife habitat and corridors for the health and mobility of individuals and of the species. G. The habitat of species listed as threatened or endangered by the State or Federal governments. H. Prime agricultural soils and economically viable farmland (Figure 10). I. Groundwater recharge areas. J. Historically open -space settings for cultural resources, native and traditional landscapes. K. Hills, ridgelines and the Morros. L. Scenic rock outcroppings and other significant geological features. M. Unique plant and animal communities, including "species of local concern." 8.3 Policies 8.3.1 Open space within the urban area. The City will preserve the areas listed in Goal 8.2.2, and will encourage individuals, organizations, and other agencies to do likewise. The City will designate these areas as Open Space or Agriculture in the General Plan. 8.3.2 Open space buffers. When activities close to open space resources within or outside the urban area could harm them, the City will require buffers between the activities and the resources. The City will actively encourage individuals, organizations and other agencies to follow this policy. Buffers associated with new development shall be on the site of the development, rather than on neighboring land containing the open space resource. Buffers provide distance in the form of setbacks, within which certain features or activities are not allowed or conditionally allowed. Buffers shall also use techniques such as planting and wildlife - compatible fencing. Buffers shall be adequate for the most sensitive species in the protected area, as determined by a qualified professional and shall complement the protected area's habitat values. Buffers shall be required in the following situations: A. Between urban development -- including parks and public facilities -- and natural habitats such as creeks, wetlands, hillsides and ridgelines, Morros, scenic rock outcrops and other significant geological features, and grassland communities, to address noise, lighting, storm runoff, spread of invasive, non- native species, and access by people and pets (see also the Safety Element for "defensible space" next to wildland fire areas). B. Between urban development and agricultural operations, to address dust, noise, odors, chemical use, and access by people and pets. C. Between agricultural operations and natural habitat, to address noise, chemical use, sediment transport, and livestock access. D. Between new development and cultural resources, to address visual compatibility and access by people. 6 -47 crltvor Conservation and O en S ace ��i, &N6 LOI. olmspo P P THE GENERAL. PLAN E. Between new development and scenic resources or the greenbelt, to address view blockage, lighting and noise, and visual transition from urban character to rural character. F. Urban development or uses located adjacent to the Urban Reserve Line (URL) to provide a transition to open space or greenbelt areas. Transition areas should add to the preservation of open space lands or resources. At a minimum, a 50 foot transition area (preserved in essentially a natural state) shall be provided within the project along the project boundary with the URL, unless the transition area is defined elsewhere in this Element. 6 -48 Open space buffers provide a transition between urban development and contiguous wildlife habitat areas it rtyo Conservation and Open S ace A. ,n 1rr nt3lst� P P SN FIGURE 5: GREENBELT 6 -49 Figure 5: Greenbelt Boundaries Lily :Lamp ir+_mbest a Lmaary Preoms G eenben Haru€sdwy Stp .GIs (11%, tiari lmw ves a S's 1 z a r - - �"' '� j'I �I y ' IRIS �. ~ [i l• .YIi � , , ` . r r w , • �J 5 n 4. \,�} ,r 'a! GYM. � _{ f .• ,., ' !r; 1. g J'.' -Vn S� y a' �L r. },� ftl „; � w W. • r T Ir - 'llr.i �fyy �p �1 'Afl ' ! 4 ♦r i {^• . 4 r'' . ��..�'�I`T�}}� ,4 -ti '� -* s�� , � � �,, ` `y ' _+�� '�” f,: ���. ` 'bra.•. MG� kv `�' ! - ICI. �'}•%- ". '• 'S..� --•; - 411111 y� ti It .1�- I1 a� Jl 17 l Ir, - J it 0 ;. �lp iii rp c r��C — r , �1 n a•�.. rai � I .._ '. .. r ��.�.. � - }. a,� ss. �, +yf_ �!�'r• I .. *x�1 � �R'�, r TANK FARM r iL y. 1 _ u 4 rT r" •Y Figure 5: Greenbelt Boundaries City Limit Greenbelt Boundary Previous Greenbelt Boundary N w E SLO _Ills 5 city of 'Lill lui, oaispo CI! of SW) LUIS OBISPO � Miles 0 0.5 1 2 3 my of ,.If) III is owspo Conservation and Open Space THE GENERAL PLAN FIGURE 6: OPEN SPACE 6-50 Bpi Ir Figure 6: Open Space 0.5, L m I Greer t* cb"S'e-rVation EaSA-Ment M Oty of SLO Open Spce. M, fiamson Ad Federal Open Space County Par%s MPmate Land Trust Sto -GIs OF L Q,t 41 -'j A� I.: N/ Awe N Y4 SLO-rtLGIS S II C.IT.V of S.In lull 'IR1,110 city Of sAn Luis oBispo m Miles 0 0.5 1 2 3 Figure 6: Open Space City Limit Greenbelt Conservation Easement City of SLO Open Space Williamson Act Federal Open Space County Parks IIIA- Private Land Trust N Y4 SLO-rtLGIS S II C.IT.V of S.In lull 'IR1,110 city Of sAn Luis oBispo m Miles 0 0.5 1 2 3 GIty 0, ' sanWISowpo Conservation and Open Space THE GENERAL PLAN 8.3.3 Open space for safety. Secure open space where development would be unsafe. Generally, the following locations are considered to be unsafe: A. Areas within the most restrictive aviation safety zone as defined in the Airport Land Use Plan. B. Land straddling active or potentially active earthquake faults. C. Land where risks of ground shaking, slope instability, settlement, or liquefaction cannot be adequately mitigated. D. Areas subject to flooding, where the frequency, depth, or velocity of floodwaters poses an unacceptable risk to life, health, or property. E. Areas of high or extreme wildland fire hazard. 8.4 Policies 8.4.1 Open space for safety. The City will preserve as Open Space, or as Agriculture, the areas listed in Goal 8.3.3 and will encourage individuals, organizations, and other agencies to do likewise. (See also the Safety Element.) 8.4.2 GOAL: Open spaces access and restoration. The City intends to allow public access to open space that fosters knowledge and appreciation of open space resources without harming them and without exposing the public to unacceptable risk. The main goal is to protect open space and wildlife habitat, with a secondary goal of providing passive recreation where it will not harm the environment. 8.5 Policies 8.5.1 Public access. Public access to open space resources, with interpretive information, should be provided when doing so is consistent with protection of the resources, and with the security and privacy of affected landowners and occupants. Access will generally be limited to non - vehicular movement, and may be visually or physically restricted in sensitive areas. Public access to or through production agricultural land, or through developed residential lots, will be considered only if the owner agrees (Land for active recreation is typically designated "Park" in the General Plan Land Use Map). The City shall also designate open space areas that are not intended for human presence or activity. 8.5.2 Creekside trails. Creekside trails shall not be established in or across from existing, substantially developed residential areas of the City (such as the San Luis Drive area) where such trails could create a compatibility or privacy conflict with surrounding land uses. 8.5.3 Open -space enhancement and restoration. The City will enhance and restore open space resources identified in Goals 8.2.1, 8.2.2 and 8.3.2, and will encourage individuals, organizations and other agencies to do likewise. 6 -51 c 1tV 0 a"—A— SX) k4li OBIS PO I: 8.5.4 Fire prevention activities. Conservation and Open Space Except in an emergency, fire prevention activities such as fuel clearance or thinning, grading, prescribed burns or other activities shall be conducted pursuant to an approved Conservation Plan, and under the supervision of the Natural Resources Manager and Fire Marshall. Habitat preservation shall be given equal priority with fire prevention. 8.5.5 Passive Recreation. The City will consider allowing passive recreation where it will not degrade or significantly impact open space resources and where there are no significant neighborhood compatibility impacts, in accordance with an approved open space conservation plan. Passive recreation activities may include: hiking, nature study, bicycle use, rock climbing, horseback riding or other passive recreational activities as permitted and regulated in the Open Space Ordinance. 8.5.6 Determination of appropriate uses for City -owned open space. Determination of the appropriate land management practices and the recreational uses of City -owned open space lands shall be made on an area - specific basis, based upon the policies in the Conservation and Open Space Element, the Open Space Ordinance (SLOMC 12.22), and the adopted "Conservation Guidelines for City -Owned Open Space Lands." These policies will be applied through the public planning and review process specified in the Conservation Guidelines, and will guide the preparation and adoption of conservation plans for City -owned open space properties. 8.5.7 GOAL: Open space mitigation. The City will avoid the loss of and require mitigation for the loss of open space resources. 8.6 Policies 8.6.1 Loss of open space. The City may permit loss of an open space resource as described in Goals 8.2.1 and 8.2.2 only when: A. Preserving the resource would permanently deprive the landowner of all reasonable use, and acquisition by the City or a conservation organization is not feasible, or B. There is a demonstrated need, based on public health, safety, or welfare, and there is no practical alternative to loss of the resource, or C. The resource is on a small parcel essentially surrounded by urban development, and the development contributes to the protection of agricultural land in the urban reserve or greenbelt through transfer of development credit, dedication of open space easements or fee ownership, direct funding for open space acquisition or another equally effective method, as further described in the Land Use Element. 8.6.2 Extent of open space loss. The extent of loss or degree of harm to the resource shall be minimized, consistent with the justifications for any loss provided above. Where creeks must be modified for flood protection or bank stability, the modification shall be patterned after natural conditions to the maximum extent feasible. 6 -52 CV01 &It) " It rIs OBISPc Conservation and Open Space THE GENERAL PLAN 8.6.3 Required mitigation. Loss or harm shall be mitigated to the maximum extent feasible. Mitigation must at least comply with Federal and State requirements. Mitigation shall be implemented and monitored in compliance with State and Federal requirements, by qualified professionals, and shall be funded by the project applicant. A. For natural habitat that is relatively limited in extent (such as riparian or wetland habitat) mitigation shall consist of creating twice the area of habitat lost, of equal quality, in the following order of preference: 1. The same kind on the same site. 2. The same kind on a different site (the site shall be within the San Luis Obispo planning area). 3. A similar kind (such as seasonal wetland in place of freshwater marsh) on the same site. 4. A similar kind on a different site (the site shall be within the San Luis Obispo Planning Area). View of Cuesta Pass, looking north along State Highway 101 B. Habitat created as mitigation should be located and designed to minimize the need for long -term artificial support (such as supplying wetlands from a well requiring energy and maintenance). C. For a widespread habitat type or for farmland, mitigation shall consist of permanently protecting an equal area of equal quality, which does not already have permanent protection, within the San Luis Obispo Planning Area. D. For projects involving enlargement of the urban reserve, mitigation shall consist of permanently protecting an area not previously protected, that is located and that has sufficient size (generally four times the area to be developed) to secure a permanent edge to the city. 6 -53 otyol . &Xfl luls omspo Conservation and Open Space THE GENERAL PLAN FIGURE 7: HABITAT TYPES 6-54 Figure 7: Habitat Types IJ ✓figpamll Han= R'Parlan, anr.alS harmatc 'kgru, L Dele€f-Tel 'Mat-Atm SLID �.AIS Figure 7: Habitat Types City Limit Greenbelt Grassland Habitats Chaparral Habitats Agricultural/Disturbed Habitats Developed Habitats SLO��GIS c I T.y () � Nan It[ I s oil I s 11 o city 0f sAn Iths ompo 0 0.5 1 2 'AW" � 9 4,Q i Miles 3 Riparian Habitats Scrub Habitats Woodland Habitats Wetland Habitats Agricultural/Disturbed Habitats Developed Habitats SLO��GIS c I T.y () � Nan It[ I s oil I s 11 o city 0f sAn Iths ompo 0 0.5 1 2 'AW" � 9 4,Q i Miles 3 %An tui s onispo Conservation and Open Space THE GENERAL PLAN 8.7 E. Individual small projects, each with an incremental impact on an extensive resource, may provide mitigation through payment of a fee, to be used for protecting that resource within the San Luis Obispo planning area. F. The City may establish or participate in a "mitigation bank," through which resources are protected in a consolidated location ahead of the need to mitigate impacts of individual, small projects. The City will work with other agencies to assure successful operation of any mitigation bank that is established. G. Any development that is allowed on a site designated as Open Space or Agriculture, or containing open -space resources, shall be designed to minimize its impacts on open space values on the site and on neighboring land. 1. Hillside development shall comply with the standards of the Land Use Element, including minimization of grading for structures and access, and use of building forms, colors, and landscaping that are not visually intrusive. (See also Chapter 9.2.1) 2. Creek corridors, wetlands, grassland communities, other valuable habitat areas, archaeological resources, agricultural land, and necessary buffers should be within their own parcel, rather than divided among newly created parcels (Figure 8). Where creation of a separate parcel is not practical, the resources shall be within an easement. The easement must clearly establish allowed uses and maintenance responsibilities in furtherance of resource protection. 3. The City will encourage the County not to create new parcels within the greenbelt, with the exception of those permitted under the County's agriculture cluster incentive. Outside of cluster districts, allowed parcel sizes within the greenbelt should be no smaller, and the number of dwellings allowed on a parcel should be no greater than as designated in the September 2002 San Luis Obispo Area Plan and related County codes. The City will encourage the County to adopt and implement a mandatory cluster district for appropriate areas of the Greenbelt under County jurisdiction to preserve open space qualities, consistent with this Element. The City will encourage other agencies to follow these policies. Programs 8.7.1 Protect open space resources. The City will take the following actions to protect open space, and will encourage individuals, organizations, and other agencies to take the same actions within their areas of responsibility and jurisdiction: A. Maintain the urban reserve line location, except where a relatively small enlargement of the urban area is tied to permanent protection of substantial open land that did not previously have assured protection. B. Promote open space protection by annexing and applying Conservation and Open Space (C /OS) and Agriculture zoning to private property where appropriate and consistent with General Plan goals and policies. C. Set conditions of subdivision and development approvals consistent with General Plan goals and policies. 6 -55 c 1tv of 0."1 n, lrtis. c)t;n,,, p THE GENERAL PLAN Conservation and Open Space D. Acquire land or interests in land for open space, pursuant to City Open Space Guidelines and acquisition priorities. (See also Appendix B, "Acquisition of Open Space. ") 1. Obtain dedications of fee ownership or easements as gifts or in exchange for development approvals. 2. Seek and use grants, donations, other revenue sources, and long- term financing mechanisms to purchase fee ownership or easements. The City will maintain annual funding for open space acquisition and protection, and will explore all potential funding sources and other creative incentive programs, including general obligation bonds, sales tax increase, property transfer tax, assessment districts, tax incentives, and state and federal loans and grants. 3. Advocate countywide planning and funding for open space protection. E. Manage its open space holdings and enforce its open space easements, consistent with General Plan goals and policies and the Open Space Ordinance. (See also Appendix C, "Management of Open Space. ") F. Encourage transfer of development credit from open lands to lands designated for development, or retirement of development credit. G. Locate, design and operate facilities consistent with General Plan goals and policies. H. Encourage sustainable agricultural practices to protect the health of human and natural communities, and to minimize conflicts between agriculture and urban neighbors, avoid grading adjacent to or within creeks and wetlands and limit livestock access within creeks and wetlands. I. Provide information for citizens and in particular, landowners, on the values and techniques for resource protection and land conservation. J. Improve interagency cooperation for open space acquisition, greenbelt, creeks, wetlands, and wildlife habitat protection in open space areas by coordinating with other government agencies and organizations having interest or expertise in resource protection. K. Avoid imposing taxes or fees that discourage retention of open space or agricultural uses. L. Establish mutually respectful, long -term relationships with landowners, and conservation organizations such as land trusts, and local environmental organizations. M. Maintain the position of Natural Resources Manager so that open space functions are consolidated in one existing City department under one person. N. The Natural Resource Manager will establish and periodically review performance standards and dimensions for buffers between open space or agricultural resources and urban uses. 8.7.2 Enhance and restore open space. The City will do the following in support of open space enhancement and restoration, in coordination with other agencies and organizations, and will encourage individuals, organizations, and other agencies to take the same actions within their areas of responsibility: A. Inventory natural areas that have been degraded, beginning with City -owned property, and prepare a list of sites and activities, in priority order, for restoration efforts. B. Establish self- sustaining populations of native species that were historically found in natural habitat areas. 6 -56 city0l . THE GENERAL PLAN C. C E F Conservation and Open Space 1. Revegetate disturbed and over - grazed upland areas, including grassland communities, using site - specific or region- specific plants so far as practical. 2. To reverse historical trends of creek channelization and modification, re- establish native riparian vegetation. 3. Eliminate sources of water pollutants and improper water diversions. Remove invasive, non - native species in natural habitat areas, and prevent the introduction or spread of invasive, non - native species and pathogens. Where allowed by City ownership, easements, or other agreements, remove man -made elements such as buildings, paving, concrete lining of waterways, signs, and utilities, when they are contrary to the purpose for the open space and they are not needed for public health or safety, or for implementation of City plans. Provide and maintain suitably -sized access corridors through or under new and previously established, man -made obstacles to wildlife movement (such as appropriately sized culverts under arterial streets, highways and other major roads). Remove trash, debris, and contaminants, using methods that minimally disrupt the open -space resources. Provide continuing community education and outreach for all citizens, youth and J groups, and property owners on open space and natural resource values, programs and responsibilities. Citizen volunteers and youth groups assist in open space revegetation programs H. Enlist the help of volunteers and academic programs in restoring and monitoring habitat health. I. Set conditions of subdivision and development approvals consistent with General Plan goals and policies. (See also Chapter 8.6.1) {' J. Following adequate public review, adopt conservation plans for open space areas City -owned open spaces must be carefully under City easement or fee managed to protect open space resources ownership. The plans shall include a resource inventory, needs analysis, acceptable levels of change, grazing, monitoring, wildlife (including listed species, sensitive species, and species of local concern, management and implementation strategies, including wildfire preparedness plans. K. Identify and secure alternative funding mechanisms for re- planting degraded creek corridor sections with native California vegetation. 6 -57 Space LUIS Conservation and Open S city. or pAan n ��tls rn�r��c� P P FIGURE 8 OPEN SPACE RESOURCES IN A SUBDIVISION Parcel before subdivision: Example of resources and parcel boundaries creek corridor & wetland road i i I i I li 1 I I { I Y f 75—referred subdivision: Open space resources are in a separate parcel I I I I I I I I I I f I f road T R 6 -58 Acceptable subdivision: Open space resources are within easements I { Y I I I 9 I l I I I I I I I road .~._._._._ Myof Conservation and Open Spa ". ,In [Ills OBISPO P ce THE GENERAL, PLAN FIGURE 9: CREEKS AND WETLANDS I r �• Figure 9: Creeks and Wetlzmds — C*-.o ft%*- J.ovr. Lryth ^^^^^ �IIYYL19►4Y1 I�9 pyiYBlyMM .girl" `�" NM -+�.Y nMr1. p.ta.. aisnn Y1sMf ft +r+M _.wr►rrsr�tiiwwsi MON.Aa ww.wa ..r. ""so" aw�q � "lam VAM�•fi — _ l +rly��r2aiWlacee�rNrt 1x!]'itl� f14i1i �Rk# a?Rt7 as P:r a .s s�Wri e7w �r.ri•— rr r �• Figure 9: Creeks and Wetlzmds — C*-.o ft%*- J.ovr. Lryth ^^^^^ �IIYYL19►4Y1 I�9 pyiYBlyMM .girl" `�" NM -+�.Y nMr1. p.ta.. aisnn Y1sMf ft +r+M _.wr►rrsr�tiiwwsi MON.Aa ww.wa ..r. ""so" aw�q � "lam VAM�•fi — _ l +rly��r2aiWlacee�rNrt 1x!]'itl� f14i1i �Rk# a?Rt7 as P:r a .s s�Wri a� r J �a ,. rI a 0 Vr ,r .xr t- X f "a r _ a o -\ 1 1 \� 1� \ T o t gyp, � � ,j� '� l.,s• - f� ter'. k, TANK FARM r i 4I `r u r ...r c n i Figure 9: Creeks and Wetlands I City Limit ,n, .z Riparian Habitats Wetland Habitats Creeks Perennial creek with good riparian corridor * - - ■ Intermittent creek with good riparian corridor Perennial creek with degraded corridor but able to be restored or repaired Intermittent creek with degraded corridor but able to be restored or repaired Perennial creek with degraded corridor, high " V encroachment, and difficulty in restoring Waterways Drainage ditch ^� Open concrete swale or channel Underground culvert or major bridge N W E SL0� GIS S ciLY of SAII LLLsUIS oiii S'po at i smfthsomspo 0.5 0.25 0 0.5 1 Miles My of ;.N , Conservation and Open Space I n Wis omspo THE GENERAL PLAN FIGURE 10: PRIME AGRICULTURAL SOILS ell , f7? k, zu Figure 10: Prime Agricultural Soils Cry Rim, Farm ana Fanrlmd V Local -nportwoe FaMlaml Y Local Pa.&S.tal Fa-Mlaml of Slale*Ae Im.1parancp URMU* F-3-T.1-4ird $Lo %als 2jutTICLIN (W% 1,K) .Mies 01� 2 i I CZZD I I i A a 4 �r qpll~ i 9;,. _ d FOOTHILL I -- -f o f� 1 CyJ P. %A 4 a x r �., r 40" low Y is r.'1 Figure 10: Prime Agricultural Soils City Limit Greenbelt Prime Farmland Farmland of Local Importance Farmland of Local Potential Farmland of Statewide Importance Unique Farmland ri 1 My sl LEIS 4mpo Miles 0 0.5 1 2 3 city smi Luis ow;pc Conservation and Open Space THE GENERAL PLAN VIEWS Background San Luis Obispo has been favored with a beautiful natural setting. Also, the community has strived for attractive urban development. Protection of these assets enhances the community's quality of life and economic vitality. Protection involves both the integrity of the resource being viewed, and lines of sight to the resource. Goals and Policies 9.0 Viewsheds. 9.1 Policies City Limits form a well defined urban edge, with open space beyond 9.1.1 Preserve natural and agricultural landscapes. The City will implement the following policies and will encourage other agencies with jurisdiction to do likewise: A. Natural and agricultural landscapes that the City has not designated for urban use shall be maintained in their current patterns of use. B. Any development that is permitted in natural or agricultural landscapes shall be visually subordinate to and compatible with the landscape features. Development includes, but is not limited to buildings, signs (including billboard signs), roads, utility and telecommunication lines and structures. Such development shall: 1. Avoid visually prominent locations such as ridgelines, and slopes exceeding 20 percent. 2. Avoid unnecessary grading, vegetation removal, and site lighting. 3. Incorporate building forms, architectural materials, and landscaping, that respect the setting, including the historical pattern of development in similar settings, and avoid stark contrasts with its setting. 4. Preserve scenic or unique landforms, significant trees in terms of size, age, species or rarity, and rock outcroppings. C. The City's non - emergency repair, maintenance, and small construction projects in highly visible locations, such as hillsides and downtown creeks, where scenic resources could be affected, shall be subject to at least "minor or incidental" architectural review. 9.1.2 Urban development. The City will implement the following principle and will encourage other agencies with jurisdiction to do so: urban development should reflect its architectural context. This does not necessarily prescribe a specific style, but requires deliberate design choices that acknowledge human scale, natural site features, and neighboring urban development, and that are compatible with historical and architectural resources. Plans for sub -areas of the city may require certain architectural styles. 6 -61 city Off: THE GENERAL PLAN 9.1.3 Utilities and signs. Conservation and Open Space In and near public streets, plazas, and parks, features that clutter, degrade, intrude on, or obstruct views should be avoided. Necessary features, such as utility and communication equipment, and traffic equipment and signs should be designed and placed so as to not impinge upon or degrade scenic views of the Morros or surrounding hillsides, or farmland, consistent with the primary objective of safety. New billboard signs shall not be allowed, and existing billboard signs shall be removed as soon as practicable, as provided in the Sign Regulations. 9.1.4 Streetscapes and major roadways. In the acquisition, design, construction or significant modification of major roadways (highways /regional routes and arterial streets), the City will promote the creation of "streetscapes" and linear scenic parkways or corridors that promote the City's visual quality and character, enhance adjacent uses, and integrate roadways with surrounding districts. To accomplish this, the City will: A. Establish streetscape design standards for major roadways. B. Encourage the creation and maintenance median planters and widened parkway plantings. C. Retain mature trees in the public right -of -way. D. Emphasize the planting and maintenance of California Native tree species of sufficient height, spread, form and horticultural characteristics to create the desired streetscape canopy, shade, buffering from adjacent uses, and other desired streetscape characteristics, consistent with the Tree Ordinance or as recommended by the Tree Committee or as approved by the Architectural Review Commission. E. Encourage the use of water - conserving landscaping, street furniture, decorative lighting and paving, arcaded walkways, public art, and other pedestrian- oriented features to enhance the streetscape appearance, comfort and safety. F. Encourage and where possible, require undergrounding of overhead utility lines and structures. 9.1.5 View protection in new development. The City will include in all environmental review and carefully consider effects of new development, streets and road construction on views and visual quality by applying the Community Design Guidelines, height restrictions, hillside standards, Historical Preservation Program Guidelines and the California Environmental Quality Act and Guidelines. 9.1.6 Night -sky preservation. City will adopt a "night sky" ordinance to preserve nighttime views, prevent light pollution, and to protect public safety by establishing street and public area lighting standards. 9.1.7 GOAL: Viewing opportunities. Provide ample opportunities for viewing attractive features. ... city0l I Conservation and Open Space I lt is rws HE GENERAL PLAN 9.2 Policies 9.2.1 Views to and from public places, including scenic roadways. The City will preserve and improve views of important scenic resources from public places, and encourage other agencies with jurisdiction to do so. Public places include parks, plazas, the grounds of civic buildings, streets and roads, and publicly accessible open space. In particular, the route segments shown in Figure 11 are designated as scenic roadways. A. Development projects shall not wall off scenic roadways and block views. B. Utilities, traffic signals, and public and private signs and lights shall not intrude on or clutter views, consistent with safety needs. C. Where important vistas of distant landscape features occur along streets, street trees shall be clustered to facilitate viewing of the distant features. D. Development projects, including signs, in the viewshed of a scenic roadway shall be considered "sensitive" and require architectural review. 9.2.2 Views to and from private development. Projects should incorporate as amenities views from and within private development sites. Private development designs should cause the least view blockage for neighboring property that allows project objectives to be met. 9.2.3 Outdoor lighting. Outdoor lighting shall avoid: operating at unnecessary locations, levels, and times; spillage to areas not needing or wanting illumination; glare (intense line -of -site contrast); and frequencies (colors) that interfere with astronomical viewing. 9.3 Programs The City shall do the following to protect and enhance views, and will encourage others to do so, as appropriate: 9.3.1 Public facilities. Locate and design public facilities and utilities consistent with General Plan goals and policies. 9.3.2 Update Community Design Guidelines. Update and maintain Community Design Guidelines to address views from scenic roadways and include them in design standards in plans for sub -areas of the City. 9.3.3 Sign Regulations. Maintain and apply Sign Regulations consistent with General Plan goals and policies. When possible, signs in the public right -of -way should be consolidated on a single low- profile standard. 9.3.4 Environmental and architectural review. Conduct environmental review and architectural review consistent with General Plan goals and policies regarding visual impacts and quality. 9.3.5 Visual assessments. Require evaluations (accurate visual simulations) for projects affecting important scenic resources and views from public places. 6 -63 C141 01 ME sAn lu s nisto Conservation and Open Space e THE GENERAL PLAN 9.3.6 View blockage along scenic highways. Determine that view blockage along scenic roadways is a significant impact. 9.3.7 Development proposals in unincorporated County. Review County - proposed general plan amendments and development proposals within the City's Planning Area for consistency with City General Plan goals and policies. 9.3.8 Scenic highway designation. Advocate State and County scenic highway designations and protective programs for scenic routes connecting San Luis Obispo with other communities. 9.3.9 Undergrounding utilities. Place existing overhead utilities underground, with highest priority for scenic roadways, entries to the city, and historical districts. 9.3.10 Prohibit billboards. Not allow additional billboards. 9.3.11 Billboard removal. Remove existing billboards through amortization, conditions of development approval, and grants for enhancing open -space and transportation corridors, with highest priority for scenic roadways, entries to the city, and historical districts. 9.3.12 Preserve the Morros. In cooperation with the County of San Luis Obispo, other government agencies, non - profit agencies and property owners, the City will seek to preserve the Morros as open space through preservation incentives, easements, land acquisition, or other measures to preserve visual qualities. 9.3.13 Monitor viewsheds. The City will establish and maintain a program of describing and monitoring viewsheds within and adjacent to City limits to establish a photographic baseline of visual setting and conditions. 6 -64 Islay Hill, one of the "Seven Sisters ", a series of extinct volcanoes that transect the City cltyof &XII I LI] s ctms,70 Conservation and Open Space THE GENERAL PLAN FIGURE 11: SCENIC ROADWAYS AND VISTAS r t r' r + ++s+ r 6 -65 Figure 11: Scenic Roadways and Vistas v # �'915P� Vhf +Inmmte Tmk vote '.VIVT ftb: li mbar ON 1Rj7h .x'k",lkATDBS.�4ix1¢k ".4' -r 'Jr- 4'Celv`$j'lTtt: S!O , 418 L`f L1' L'�tl F�IE3 0.24 y. nVV .e V_ r �r r... ....�t.rr�wrirt '-`� r• r. yTs r V r 6 -65 Figure 11: Scenic Roadways and Vistas v # �'915P� Vhf +Inmmte Tmk vote '.VIVT ftb: li mbar ON 1Rj7h .x'k",lkATDBS.�4ix1¢k ".4' -r 'Jr- 4'Celv`$j'lTtt: S!O , 418 L`f L1' L'�tl F�IE3 0.24 �,. �. o;ryf ` 7�'nx +��. .. p ii'Sa %._� -_�I .03 '�• r .` � ..1. - ♦' Yt" - J {•, ..mss M dl tit M= t A" �� "`.[:� 4�rf V� ',�:'. �• W`�I'i }��� , "tl^ �'2' "+ 1.4" Ap- r OWN qpW iK VO • i • ! :; fir �\a•. r - - . I i a - r t ' r` - Ceti r ` ► . �'�'ir � _ "�!� ' 4 -• ��'. TANK FARM #' 0 i a M W E E N N O N M.0 . f `i 01 ` 9 ' 4 ' ' <.� ' i i ■ i i ■ i i ■ / N O R N E W O M M E ,• 1 Figure 11: Scenic Roadways and Vistas City Limit Greenbelt 1 1 Cone of View j moderate scenic value D93Q high scenic value ■ ■ ■ high or moderate scenic value outside city limit N I W E sLUIU �s S cll.y of tan IMS ol,i+po clity yr san WIs OBIspo - Miles 0 0.25 0.5 1 1.5 i My or Conservation and Open Space mtl Luis, mispo P P THE GENERAL PLAN Introduction Water is the fluid of life, essential for natural and human communities. The Water and Wastewater Management Element contains detailed information and policies, focusing on the relationship between urban water demand and supply. The following goals and policies address water as a component of a sustainable community. Goals and Policies 10.0 GOAL: Urban water needs. Meet urban water needs without substantial harm to natural communities or productive agriculture. 10.1 Policies Y � City wastewater treatment facility on Prado Road 10.1.1 Water use planning. In planning for urban water needs, the City will adopt and strive for the most efficient available practices. The City will encourage other agencies to follow this policy. "The most efficient available practices" means behavior and devices that use the least water for a desired outcome, considering available equipment, life - cycle costs, social and environmental side effects, and the regulations of other agencies. Water use planning shall take into account the reliability reserve and related concepts set forth in Section 909 of the Charter of the City of San Luis Obispo and the Water and Wastewater Element. 10.1.2 Competition for supplies. The City will consider the effects of water supply projects on agriculture, wildlife habitat and stream flows, and should ensure continued water availability for these uses in planning for long -term water supplies. The City will encourage individuals, organizations, and other agencies to follow this policy. 10.1.3 GOAL: Water Quality Protect and maintain water quality in aquifers, Laguna Lake, streams and wetlands that supports all beneficial uses, agriculture, and wildlife habitat. 10.2 Policies 10.2.1 Water Quality The City will employ the best available practices for pollution avoidance and control, and will encourage others to do so. "Best available practices" means behavior and technologies that result in the highest water quality, considering available equipment, life -cycle costs, social and environmental side effects, and the regulations of other agencies. ... `1 S'111 Iti ls ()tilS)C Conservation and Open Space THE GENERA, PLAN 10.2.2 Ahwahnee Water Principles. In planning for its water operations, programs and services, the City will be guided by the Ahwahnee Water Principles and will encourage individuals, organizations, and other agencies to follow these policies: A. Community design should be compact, mixed use, walkable and transit - oriented so that automobile - generated urban runoff pollutants are minimized and the open lands that absorb water are preserved to the maximum extent possible. B. Natural resources such as wetlands, flood plains, recharge zones, riparian areas, open space, and native habitats should be identified, preserved and restored as valued assets for flood protection, water quality improvement, groundwater recharge, habitat, and overall long -term water resource sustainability. C. Water holding areas such as creekbeds, recessed athletic fields, ponds, cistnrn9, and other fentl_1rP_.R that RAMP to narharn� nrminrhninfar ra�hie -ca niit�rff 'a- a. .......... , , improve water quality and decrease flooding should be incorporated into the urban landscape. D. All aspects of landscaping from the selection of plants to soil preparation and the installation of irrigation systems should bP designed to reduce water demand, retain runoff, decrease flooding, and recharge groundwater. E. Permeable surfaces should be used for hardscape. Impervious surfaces such as driveways, streets, and parking lots should be minimized so that land is available to absorb storm water, reduce polluted urban runoff, recharge groundwater and reduce flooding. F. Dual plumbing that allows grey water from showers, sinks and washers to be reused for landscape irrigation should be included in the infrastructure of new development, consistent with State guidelines. G. Community design should maximize the use of recycled water for appropriate applications including outdoor irrigation, toilet flushing, and commercial and industrial processes. Purple pipe should be installed In all new construction and remodeled buildings in anticipation of the future availability of recycled water. H. Urban water conservation technologies such as low -flow toilets, efficient clothes washers, and more efficient water -using industrial equipment should be incorporated in all new construction and retrofitted in remodeled buildings. I. Ground water treatment and brackish water desalination should be pursued when necessary to maximize locally available, drought -proof water supplies. 10.3 Programs 10.3.1 Efficient water use. The City will do the following in support of efficient water use, and will encourage individuals, organizations, and other agencies to do likewise: A. Landscaping: 1. Choose plants that are suitable for the climate and their intended function, with emphasis on use of native and drought - tolerant plants. 2. Prepare soils for water penetration and retention. 3. Design and operate suitable and efficient irrigation systems. 6 -67 city °f san lulls oBi!spo Conservation and Open Space THE GENERAL PLAN 4. The City will encourage drought - tolerant landscaping, vegetable gardens and fruit trees in lieu of large expanses of lawn or other more water - demanding plantings. Landscape maintenance: Landscaped areas will be properly designed for efficient water use, and shall be properly installed and maintained, including the upkeep and replacement of low -flow irrigation fixtures and equipment. Facilitate use of tertiary- treated water and seek to legalize use of grey water for non - potable household purposes. Promote water conservation through leak control in residential, commercial, industrial and public plumbing systems. 10.3.2 Maintain water quality. The City will do the following in to maintain a high level of water quality, and will encourage individuals, organizations, and other agencies to do likewise: A. Design and operate its water supply, treatment, and distribution system to prevent adverse effects on water quality (potential point source of pollutants such as Looking southwest from Bishop Peak, chlorine). toward Laguna Lake B. Design and operate its wastewater collection and treatment system to prevent adverse effects on water quality (potential point source of pollutants such as untreated sewage and chlorine). C. Design, construct, and maintain its facilities such as parks, buildings and grounds, storm water facilities and parking to prevent adverse effects on water quality (potential point sources for pollutants such as petroleum and non -point sources of runoff contaminated with fertilizers, pesticides, litter, and vehicle residues). D. Regulate the design, construction, and operation of private facilities over which the City has permit authority to ensure they will not have adverse effects on water quality (potential point sources for, as examples, sediment from construction and chemicals used in operations, and non -point sources for contaminated runoff). E. Participate with other agencies, in particular the California Regional Water Quality Control Board, in watershed planning and management. F. In locations subject to flooding, not allow activities, such as outdoor storage, that would be substantial sources of chemical or biological contamination during a flood, even though buildings associated with the activities would meet flood - protection standards. G. Establish standards for non -point source water pollution in cooperation with the Regional Water Quality Control Board. H. Establish a program of baseline water quality testing for City creeks. I. Identify and protect groundwater recharge areas to maintain suitable groundwater levels and to protect groundwater quality for existing and potential municipal water sources. ..: city of Conservation and O en S ace " "A sm LUIS OBISPO p P APPENDIX A: SPECIES OF LOCAL CONCERN The City is concerned with maintaining healthy populations of the following species in the long term, even though they are not listed for protection under State or Federal laws. (Presence or absence of a picture has no significance; pictures are not in proportion.) Species - Strategy Plants Clay Mariposa Lily Limited distribution; Designate sufficient, suitable habitat loss. habitat areas as open space; survey designated potential development sites before or at time of development proposal, and protect, relocate, or propagate individuals. Club- Haired Mariposa Limited distribution; I Designate sufficient, suitable Lily habitat loss. habitat areas as open space; survey designated potential development sites hPfore or at time of development proposal, and protect, relocate, or propagate individuals. Hoover Button Celery Limited distribution; Designate sufficient, suitable habitat loss. habitat areas as open space; survey designated potential development sites before or at time of development proposal, and protect, relocate, or propagate individuals. Fishes Prickly Sculpin. Dependence on stream Protect water quantity and habitat; habitat quality. de radation. Amphibians Western Toad Limited distribution; _ Designate likely habitat habitat loss and areas as open space; survey degradation. approved activity sites prior to activity, and relocate individuals to suitable, safe habitat. California Newt Limited distribution; Designate likely habitat habitat loss and areas as open space; survey degradation. approved activity sites prior to activity, and relocate individuals to suitable, safe habitat. ..• city Of Conservation and Open Space sm I.LQS OBISPO P P THE GENERAL PLAN Species Reason for Listing City Conservation species due to habitat Strate. Western Skink Limited distribution; Designate likely habitat habitat loss and areas as open space; survey degradation. approved activity sites prior chain. to activity, and relocate individuals to suitable, safe habitat. Coast Horned Lizard Limited distribution; Designate likely habitat habitat loss and areas as open space; survey degradation. approved activity sites prior to activity, and relocate Cooper Hawk Limited local individuals to suitable, safe distribution. habitat. Ringneck Snake Limited distribution; Designate likely habitat habitat loss and areas as open space; survey Sharp- Shinned Hawk degradation. approved activity sites prior distribution. to activity, and relocate individuals to suitable, safe habitat. Striped Racer Limited distribution; Designate likely habitat habitat loss and areas as open space; survey degradation. approved activity sites prior to activity, and relocate individuals to suitable, safe habitat. I Birds Raptors in general Reduction of prey Designate sufficient habitat species due to habitat areas as open space; loss and degradation; manage City -owned open susceptibility to space to sustain prey contaminants in food populations; avoid chain. introducing contaminants to food chain; survey proposed activity sites prior to activity, and avoid disturbing nesting individuals. Maintain perches, including artificial ones. Cooper Hawk Limited local In particular, survey distribution. proposed activity sites prior to activity, and avoid disturbing nesting areas. Sharp- Shinned Hawk Limited local In particular, survey distribution. proposed activity sites prior to activity, and avoid disturbing esting areas. Golden Eagle Limited local In particular, survey 6 -70 city ` of Conservation and Open Space san lugs o 13Ispo THE GENERAL PLAN distribution. proposed activity sites prior to activity, and avoid disturbing nesting areas. Ferruginous Hawk Limited local See general measures for distribution. raptors. Northern Harrier Limited local In particular, survey distribution. proposed activity sites prior to activity, and avoid j disturbina nestina areas. White - Tailed Kite Prairie Falcon Burrowing Owl Herons in general Great Blue Heron Black- Crowned Night Heron Great Egret Snowy Egret Limited local distribution. Limited local distribution. Limited local distribution; loss of burrowing sites that are used for rest, cover, and nesting. Limited distribution; habitat loss and degradation. Limited distribution; habitat loss and degradation. Limited distribution; habitat loss and degradation. Limited distribution; habitat loss and degradation. Limited distribution; habitat loss and degradation. 6 -71 In particular, survey proposed activity sites prior to activity, and avoid disturbing nesting areas. In particular, survey proposed activity sites prior to activity, and avoid disturbing nesting areas. In particular, protect fields and creek -banks containing, or suitable for, burrows; avoid disturbance of burrows by people and pets. Protect and enhance wetlands; protect rookeries and avoid activities adjacent to rookeries that would disrupt nesting. Protect and enhance wetlands; protect rookeries and avoid activities adjacent to rookerles that would disrupt nesting. Protect and enhance wetlands; protect rookeries and avoid activities adjacent to rookeries that would disrupt nesting. Protect and enhance wetlands; protect rookeries and avoid activities adjacent to rookeries that would disrupt nesting. Protect and enhance wetlands; protect rookeries and avoid activities c,ttyof ace Conservation and Open S i� san lulls o�>Ispo P P THE GENERAL PLAN Species Reason for Listing City Conservation Strate. adjacent to rookeries that would disrupt nesting. American Bittern Limited distribution; Protect and enhance habitat loss and wetlands. de radation. Western Least Bittern Limited distribution; Protect and enhance habitat loss and wetlands; in particular, degradation. survey proposed activity sites prior to activity, and avoid disturbing nesting areas. Long - Billed Curlew Limited distribution; Protect and enhance habitat loss and wetlands; in particular, degradation. survey proposed activity sites prior to activity, and avoid disturbing nesting areas Vaux Swift Limited distribution. Survey proposed activity sites prior to activity, and avoid disturbing nesting areas. Rufous Hummingbird Limited distribution Survey proposed activity sites prior to activity, and avoid disturbing nesting areas. Roadrunner Likely limit of historic Protect sufficient edge range;; habitat habitat (especially among degradation and chaparral, grassland, and reduced prey within scrub communities.) historic range. Warblers, in general Habitat loss and Protect riparian and edge degradation; predation habitats; in particular, avoid by pets and feral cats. scattered residential development in natural areas. Yellow Warbler Habitat loss and Protect riparian and edge degradation; predation habitats; in particular, avoid by pets and feral cats. scattered residential development in natural areas. Wrens in general Habitat loss and Protect riparian and edge degradation; predation habitats; in particular, avoid by pets and feral cats. scattered residential development in natural areas. Vireos Habitat loss and Protect riparian and edge 6 -72 city of ace Conservation and Open S san Us omspo P P THE GENERAL PLAN Flycatchers Olive -sided Flycatcher Grosbeaks Sparrows (all native species) Rufous - crowned Sparrow California Gull (chicks pictured) Loggerhead Shrike California Horned Lark Mammals Mountain Lion degradation; predation by pets and feral cats. Habitat loss and degradation; predation by pets and feral cats. Habitat loss and degradation; predation by pets and feral cats. Habitat loss and degradation; predation by pets and feral cats. Habitat loss and degradation; predation by pets and feral cats. Habitat loss and degradation; predation by pets and feral cats. Limited Distribution Limited distribution; habitat loss and degradation. Limited distribution; habitat loss and dearadation. Limited distribution; historic pattern of treating lions and some prey as pests; habitat loss or encroachment by human activities (resultina in conflicts 6 -73 habitats; in particular, avoid scattered residential development in natural areas. Protect riparian and edge habitats; in particular, avoid scattered residential development in natural areas. Protect riparian and edge habitats; in particular, avoid scattered residential development in natural areas. Protect riparian and edge habitats; in particular, avoid scattered residential development in natural areas. Protect riparian and edge habitats; in particular, avoid scattered residential development in natural areas. Protect riparian and edge habitats; in particular, avoid scattered residential development In natural areas. Avoid disturbance of nesting areas. Designate sufficient habitat areas as open space. Designate sufficient habitat areas as open space. Avoid urban expansion into habitat areas; manage City - owned open space beyond the urban edge to provide suitable habitat. Provide wildlife corridors for arterial streets and hiahways. city Conservation and Open Space sm lids OBISPO p p THE GENERAL PLAN Species Strategy and killing of lions, either intentionally or through accidental vehicle strikes). Black Bear Limited distribution; Avoid urban expansion into historic pattern of habitat areas; manage City - hunting and habitat loss owned open space beyond or encroachment by the urban edge to provide human activities suitable habitat. Provide (resulting in conflicts wildlife corridors for arterial and killing of bears, streets and highways. either intentionally or through accidental vehicle strikes). Shrews (all) Limited distribution; Avoid urban expansion into habitat loss and habitat areas; manage City - degradation. owned open space beyond the urban edge to provide suitable habitat. Provide wildlife corridors for arterial streets and highways. Bats all Limited distribution; disruption of roosting sites; possibly affects of Survey proposed activity sites prior to activity, and avoid roost sites or Big Free - tailed Bat Pallid Bat pesticide contamination schedule activities to avoid for some species roost disturbance, particularly when immature bats are present; avoid use of pesticides that could affect susceptible s ecies. Insects Monarch Butterfly Interruption of multi- Maintain sheltering groups generation migrations of trees; survey proposed due to loss of roosting activity sites prior to sites; pesticide activity, and avoid roost mortality. sites or schedule activities to avoid roost disturbance, particularly when over - wintering flocks are present; avoid use of pesticides near roosts or around concentrations of host pla t milkweed). 6 -74 city°f ace Conservation and Open S San 11 -1 1S 0B1S P P P THE GENERAL FLAN APPENDIX B: ACQUISITION OF OPEN SPACE LANDS 1. The City will strive for the most effective protection of open space resources through its use of public funds. 2. The City will partner with land trusts, environmental organizations and other groups to acquire open space lands, either in fee or as an easement. 3. To be considered for City acquisition, a site must have value in one or more of the following categories: A. Valuable natural resources, such as habitat for listed species or species of local concern, groundwater, or surface water. B. Scenic qualities, cultural resources, or unusual geologic features. C. Natural hazards to public health or safety, such as flooding or landslide, which make reasonable development on the property unlikely. D. Important opportunities for low- impact recreation, such as connecting the Morros by a hiking trail, linking San Luis Obispo to connecting trails in the i uriru•rur u ry (ry rurrrir lien rr•�Iulrlu u nrirrrnrnur•lul urir u•ulirvr opportunities. E. Proximity to land that is already permanently protected as open space, or the property is close to land that is likely to be protected in the foreseeahle future, thus forming or potentially forming a continuous area of protected lands. F. Productive or potentially productive agricultural land, or an effective buffer that would protect agricultural operations. G. Individually or cumulatively forms an important part of the City's greenbelt. 4. A site that meets one or more of the criteria in part 3 above should have high priority for purchase if it meets one or more of the following criteria: A. The property, or resources on the property, are under threat of incompatible development or irreversible damage. B. The site has timely or attractive purchase considerations or conditions (for example, local cash contributions are available or additional land area is available). C. The site is one of the last sections providing continuous habitat or a wildlife corridor, or a trail linkage. D. The site is of sufficient size that resources are likely to remain intact, even if adjacent properties are developed. E. Purchase of the site would maximize the effectiveness of acquisition expenditures (for example, purchasing one piece of property may guarantee that a second piece of property remains in open space or agriculture, even though a public agency does not obtain the second property. 5. The City should generally obtain fee ownership for: A. Sites that may have or require frequent public access to or through them, such as a public trail. B. Agricultural lands when (1) there may be harmful impacts from current or future agricultural practices, (2) the property could be leased back for continued agricultural use, or (3) public access is desired. C. Lands for which buying the development rights is almost as expensive as obtaining the land in fee. D. Lands that contain delicate habitat requiring monitoring and enforcement. E. Land on which enforcing an easement would be difficult or costly. 6 -75 11 -10� Conservation and Open Space ttl:� c�Til��)O P P 6. A site that meets the criteria in parts 3 through 5 above should generally not be acquired by the City as open space if: A. The site is developed with facilities or structures, and thus would not be consistent with the open space definition. B. The site or resource can be obtained in a timely manner as a condition of City, State, or County development approvals or agreements. C. The site's values are primarily scenic, but the property cannot be readily viewed by the general public. D. Adjacent properties are being developed in a way that is likely to significantly diminish the conservation values of the property in question. E. Management of the property would be very costly, or the terms of an easement would be unusually difficult to enforce. F. The site cannot be acquired with reasonable effort in relation to its value or purpose. 7. The City should generally obtain an easement or development rights: A. On agricultural lands where the cost of development rights is significantly less than fee ownership. B. Where continuation of the private use is compatible with the open space designation, and management by the City is not required. C. To protect views or scenic resources involving little or no public access. 8. The City will sell, exchange, or transfer an interest in open space lands, or relinquish a permanent open space easement, only by approval of the City Council following a public hearing, and only after a 60 -day period in which the decision can be suspended pending reversal by referendum. 9. The City's Natural Resource Manager will be responsible for the Open Space Acquisitions Program. 6 -76 city of en Conservation and O Space S��I) Simi OBISPO P P THE GENERAL PLAN APPENDIX C: MANAGEMENT OF OPEN SPACE LANDS 1. The City will manage land that it owns, or controls through lease or easement, to implement the policies of this element, and will encourage other agencies to do so on their land. This Appendix focuses on management practices for lands designated by the Land Use Element as Open Space or Agriculture, but does not exclude other designations such as Park or Public. 2. The City's Conservation Guidelines for Open Spaces, in conjunction with approved individual Open Space Conservation Plans and the City's Open Space Ordinance, shall guide day -to -day management decisions and activities in open space areas. 3. On open space land that the City manages, the City may decide to permit more than one type of activity or use. Where different uses may not be compatible, the following priorities will guide decisions. The items listed under a priority heading are co- equal. (Land uses are subject to any deed restrictions placed by owners conveying land to the City for open space purposes, and to easements or rights rPtninPri by nthare 1 Priorit 1 • Protection of existing wildlife and natural habitat generally. • Protertion of existing listed species and their existing habitat, or re- establishment of such habitat where damaged. • Protection of public resources such as water quality (watershed runoff and groundwater recharge). Avoidance of threats to public health and safety, such as ground instability (In the case of vegetation management for wildland fire, separation between hazardous vegetation and structures generally should be provided on the land containing the structure, by the owner of the land containing the structure. Where vegetation management on City -owned land is needed or desirable, management practices will minimize harm to wildlife habitat and scenic resources). Prio ity 2 • Public access and passive recreation. • Protection of scenic resources. Priority 3 • Scientific study. Agricultural production. 4. Any encroachment of a private use onto the City's land must benefit the Clty's ownership and management objectives, and shall be subject to approval by the City Council. 5. The City will adopt conscrvation plans (or master plans with conservation components) for large parcels, and for small parcels where conservation challenges and solutions need to be clarified. The preparation and adoption process shall foster participation by resource - protection experts and by the public. On lands designated Park (such as Laguna Lake, Mission Plaza, and Meadow Park), the plans will provide for previously established recreational uses. They may provide for passive recreational uses that do not adversely impact listed species and that minimize adverse impacts on other wildlife resources. The City's Lopez Canyon property (outside the planning area) and Reservoir Canyon property will be managed as open space. 6. The City will coordinate law enforcement and emergency response for its open space lands with all potentially affected agencies. 6 -77 City of Conservation and Open Space ta,; omsp THE GENERAL PLAN 7 10 11 12. 13 14. 15 The City may lease land to other agencies or organizations for maintenance or service activities, provided the lease agreement reflects all City policies and management objectives. The City should lease lands designated Agriculture for continued agricultural use, provided the lease agreement reflects all City policies and management objectives. The City may provide services to or maintain resource - protection lands owned by others, where warranted by adjacency to City -owned land and long -term resource - protection needs. Such activity shall be subject to an agreement approved by the City Council. The costs for such services shall be borne by the owner, unless the City Council determines that bearing part or all of the cost is necessary to implement City policies. The City will monitor its open space holdings often enough for timely discovery and response to problems such as substantial hazards, encroachment, trespass, and degradation of resources. The City may enlist volunteers, including community organizations and neighboring landowners, to help monitor and maintain open space and recreational resources. Volunteers will receive training appropriate to the tasks they will be performing, including recognition of situations and conditions requiring professional response. The City will maintain a publicly accessible inventory of the location and type of its open space holdings and easements. The inventory will contain or be linked to documentation of the initial condition, and the evolving conditions, of land and easement areas that it acquires. When compatible with the primary purpose of the open space, the City should use revenue from open space lands, such as agricultural lease payments, to fund open -space maintenance. Such revenues may also be used to acquire open space. Mitigation for the impacts of private projects shall generally be conducted on private lands. However, special circumstances may arise that justify use of City - owned land as a mitigation site: A. Where there is a clear City benefit from a transaction that involves the use of City land as a mitigation site, or B. Where General Plan goals will be furthered by the appropriate use of City lands for mitigation purposes. Private mitigation actions on City -owned land shall have a clear resource - protection or amenity value to the site, and shall be subject to approval by the City Council. Mitigation at a City park shall be subject to review and recommendation by the Parks and Recreation Commission. Mitigation on City -owned open space shall be subject to review and recommendation by the Natural Resources Manager. The City may form an Open Space Committee to advise staff on open space acquisition and management. 6 -78 'Myoi. Conservation and Open Space ttj� orsspo THE GENERAL PLAN APPENDIX E: REFERENCES City of San Luis Obispo, General Plan Digest. December 2004 City of San Luis Obispo, General Plan Circulation, Conservation, Energy Conservation, Housing, Land Use, Open Space, Parks and Recreation, Safety, Water and Wastewater Elements. various adoption dates. City of San Luis Obispo, Draft General Plan Conservation and Open Space Element (Hearing Draft). August 2002. City of San Luis Obispo, Administration Department, Conservation Guidelines for Open Space Lands of the City of San Luis Obispo. October 2002. State of California, Governor's Office of Planning and Research, Element Consolidation: Streamlining Local General Plans. July 1998. The Land Conservancy of San Luis Obispo County, Saving Special Places: A Study of Open Space Values in the San Luis Obispo Greenbelt. August 1995. The Land Conservancy of San Luis Obispo County, Saving Special Places II: Revisiting Open Space Priorities And the San Luis Obispo Greenbelt in 2003. October 2003. 6 -79 City sAn iui ti omspo Conservation and Open Space THE GENERAL PLAN APPENDIX F: COUNCIL RESOLUTION RESOLUTION NO. 9785 (2006 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO UPDATING AND CONSOLIDATING THE CONSERVATION, ENERGY CONSERVATION AND OPEN SPACE ELEMENTS INTO A CONSERVATION AND OPEN SPACE ELEMENT, ADOPTING SAID ELEMENT, AND AMENDING THE CIRCULATION, HOUSING, LAND USE, PARKS AND RECREATION, SAFE: I -Y, AND WATER AND WASTE WATER ELEMENT OF THE GENERAL PLAN (GPAIER 149.98) WHEREAS, the Council of the City of San Luis Obispo conducted public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 28 and April 4, 2006, for the purpose of considering a Tlanning Commission recommendation on City application ER/GPA 149 -98, a project to update and combine the General Plan Conservation, Energy Conservation and Open Space Elements into one element, a Conservation and Open Space Element (COSE), and to amend the General Plan Circulation, Housing, Land Ilse, harks and Recreation, Safety, Water and Wastewater Elements to maintain consistency; and WHEREAS, the City initiated said project to update the Conservation and Energy Conservation 'Elements, last revised in 1973 and 1981 respectively, and to update and consolidate conservation - related. General Plan policies, reduce redundancy, help maintain internal consistency, maintain or strengthen the environmental safeguards in the General flan, and make conservation policies and programs easier to find, understand and use; and WHEREAS, State general plan guidelines encourage element Consolidation to minimize redundancy, group functionally related goals, objectives and policies, help maintain internal consistency and to keep the general plan to a reasonable size, snaking the plan both easier to understand and implernent, and WHERE, AS, the Planning Commission and Council have considered the information and comments pertaining to the update, including the public comments provided verbally at three public workshops and 24 public hearings, in written communications provided to the Commission and Council, and the evaluations and recommendations by staff, presented at said hearings; and WHEREAS, during the course of said hearings the Planning Commission conducted a detailed Tovicw of possible General .Plan amendments in comparison to the draft COSE to maintain policy continuity and encouraged, considered and responded to public questions, comments and suggested text. changes can both the amendments and the Draft Element; and WHEREAS, the project has been evaluated in accordance with the California Environmental Quality Act and pursuant to an initial environmental study (City File Number ER 149 -98), and the Community Development Director has granted a negative declaration of environmental impact; and WHEREAS, the Planning Commission and Council considered the Negative Declaration of environmental impact and the Initial Environmental Study (ER 149 -98) on which it was based, and determined that Ncgative Declaration granted on October. 28, 2(105 adequately addresses the proposed General Platt Element and amendments and determined that policies in March 2006 R 9785 . :1 city0f THE GENERAL PLAN Resolution No, 9785 (2005 Series) Wage 2 Conservation and Open Space Draft COSE are substantially consistent with or stronger than those in the October 2005 draft evaluated in the Initial Study, Consequently, the Council has determined that no further environmental review was warranted; and WHEREAS, the Council acknowledges the significant contributions of time and expertise provided by community groups in preparing and shaping the Draft Element, including ECOSLO, Santa Lucia Chapter of the Sierra Club, SLO Green Build, Caliiorn"ra Central Coast Chapter of the American institute of Architects, San Luis Obispo Chamber of Commerce, and by many individuals. NOW, THEREFORE, HE IT RESOLVED by the Council of the City of San Luis Obispo as follows, SECTION 1. Environmental Determination. The City Council has reviewed and considered the information contained in the initial study and the negative declaration for ER No. 149 -98 prepared for the October 2005 Draft Conservation and Open Space Element. This Council has, as a result of its deliberations, Planning Commission mcott mendation, the initial environmental study, and the evidence presented at hearings do this .matter, determined that pursuant to the California Environmental Quality Act ( "CEQA ") and the State CEQA Guidelines, a negative declaration adequately addresses the potential environmental impacts of the Draft Conservation and Open Space Element as revised in the March 2006 Draft COSE. On the basis of this review, Council finds that in light of the whole public record, there is no evidence from which it cant be fairly argued that the project, including related General Plan amendments, will have a significant, adverse effect on the environment, and hereby certifies and approves the negative declaration of environmental impact fnr the Conservation and Open Space Element and relitrd General Plan amendments as recommended by the Planning Commission on February 8, 2006. SECTION 2. Record of Proceedings. The City Council has received and considered the Planning Commission recommendation, minutes from public meetings and workshops, record of public correspondence, and the Planning Commission staff reports on the Conservation. and Open Space Element and General Plan amendments. Copies of these items or testimony are on file in the office of the City Clerk and in the Community Development Department. The Planning Commission held 17 public hearings and three public workshops to consider the draft Conservation and Open Space Element and related documents. In addition, the City Council conducted three public hearings to discuss the Conservation and Open Space Element and related matters. The minutes of those hearings indicate Commission and Council member comments on the Conservation and Open Space: Element and are on file In the office of the City Clerk, SECTION 3. .Findings. This Council, after considering the Match 2006 Draft Conservation and Open Space Element and draft General Plan amendments, the Planning Commission's recommendations, staff recommendations, public testimony and correspondence, and reports thereon, makes the following findings. 1. The proposed Conservation and Open Space Element (March 2006 Draft) will promote the public health, safety and welfare by ensuring that policies supporting conservation, 6 -81 t~1. ;At) itls 0131spo Conservation and Open Space THE GENERAL PLAN Resolution No. 9785 (24116 Series) Page 3 energy efficiency, preservation of natural and cultural resources and natural communities, and protection of open space resources guide City values, operations and decision - making; and 2. The proposed Conservation and Open Space dement maintains and/or expands the City's important conservation environmental policies and programs, and in combination with the Open Space Ordinance, Creek Setback regulations and Conservation Plans, upholds the City's role as an environmental steward and leader by updating and consolidating these into a single, easily used and understood document; and 3. The proposed Conservation and Open Space Element reflects the Commission's detailed review of and comparison with possible changes to the Land Use and Open Space Elements, and with the proposed amendments, is consistent with the General Plan. SE'CT'ION 4. Approval of the Conservation and Open Space Element. Council hereby approves the Conservation and Open Space Element (March 2006 :Draft), as shown in Attachment 3 of the February 28, 20116 Council agenda report, as amended at Council hearings on February 28 and April 4.2006. SECTION 5. General Flan Amendment-;. 'The General Plan is hereby amended to maintain consistency with tltc Conservation and Open Space Element, as shown in Attachment 4 of the April 4, 2006 Council agenda .report. SECTION 6. Publication and .Availability. The Community Development Director shall cause the updated Conservation and Open Space Element and amended General Flan elements to be published and provided to City officials, affected agencies, public libraries, and to the public. SECTION 7. Effective Date, The Conservation and Open Space Element shall become effective immediately upon adoption of this resolution. Upon motion of Council Member Ewan seconded by Council Member Bmwn and on the following roll call vote: AYES: Council Members Brown, Ewan, and Mulholland, nice Mayor Ewan and Mayor Romero NOES: None ABSENT: None The foregoing resolution was adopted this 4th day of April 2006, 6 -82 city of Sm tuis OBISPO RCSOIutton Rio, 9755 f2OO6 Series) Page 4 Audrey NoUpe City Clerk APPROVED AS TO tM: City Attorney g/ cd- plan /jh /un ifiedgeneral plan /cose_fi nal2 -25 Conservation and Open Space 6 -83 Mayor David F. Romem nIty0f Parks and Recreation . 'Mil lull oms e CHAPTER 7 PARKS AND RECREATION Adopted: April 3, 2001 Last Revised: April 3, 2001 (Council Resolution No. 9168, 2001 Series) 7 -1 �:ltyof Parks and Recreation � 81111 kL]Ili orls )o THE GENERAL PLAN CHAPTER 6- PARKS AND RECREATION TABLE OF CONTENTS 1.0 VISION .................................................................................. ............................... 4 1.1 Executive Summary .............................................................. ............................... 4 1.2 Updating The Parks And Recreation Element And Master Plan ......................... 5 INTRODUCTIONAND GOALS ............................................................. ............................... 6 2.0 Introduction ............................................................................ ............................... 6 2.1 Public Participation ................................................................ ............................... 6 2.2 Acquisition And Development ............................................... ............................... 6 2.3 Overall Parks And Recreation Goals And Policies ............... ............................... 7 2.4 Definition Of Goals, Policies, And Programs ......................... ............................... 7 2.5 Statement of Overall Department Goals ............................... ............................... 8 2.6 Statement of Overall Department Policies ............................ ............................... 8 PARKS AND RECREATION FACILITIES ............................................. ............................... 8 3.0 Existing Facilities ................................................................... ............................... 8 3.1 City Parks (Facility numbers refer to Figures 1 and 2) .......... ....................6.......... 9 3.2 Mini - Parks .............................................................................. ..............................9 3.3 Neighborhood Parks ............................................................ ............................... 12 3.4 Community Parks ................................................................ ............................... 13 3.5 Other Community Parks within the City Limits .................... ............................... 14 3.6 Facilities Under Development ............................................. ............................... 14 3.7 Recreation Centers and Special Features .......................... ............................... 14 3.8 Other Special Recreation Areas not indicated on Figure 1 : ............................... 15 3.9 Open Space And Recreational Trails .................................. ............................... 15 3.10 Miscellaneous Open Space parcels ............................... ............................... 16 3.11 Joint Use Facilities .......................................................... ............................... 17 3.12 Unmet Needs .................................................................. ............................... 17 Policiesand Programs ..................................................................... ............................... 17 3.13 The Park System ............................................................ ............................... 17 3.14 Sports Fields ................................................................... ............................... 18 3.15 Neighborhood Parks ....................................................... ............................... 19 3.16 Community Center .......................................................... ............................... 19 3.17 Laguna Lake Nature Park ............................................... ............................... 20 3.18 Sinsheimer Park .............................................................. ............................... 20 3.19 Playgrounds and Special Recreation Areas ................... ............................... 20 3.20 Open Space Services and Programs ............................. ............................... 20 3.21 Recreation Facilities ........................................................ ............................... 21 PARKS AND RECREATION ACTIVITIES ........................................... ............................... 22 4.0 Activities .............................................................................. ............................... 22 4.1 Unmet Needs ...................................................................... ............................... 22 Policiesand Programs ..................................................................... ............................... 22 4.2 Current Programs ................................................................ ............................... 22 4.3 Future Needs ....................................................................... ............................... 23 FINANCING......................................................................................... ..............•................ 24 Policies and Programs ..................................................................... ............................... 24 5.0 Facilities ................................................................................. .............................24 5.1 Activities .............................................................................. ............................... 25 5.2 Concessions .......................................................................... .............................25 IMPLEMENTATION............................................................................. ............................... 25 Introduction.................................................................................... .............................._ 25 Programs.......................................................................................... ............................... 26 6.0 Athletic Fields ...................................................................... ............................... 26 7 -2 City of Parks and Recreation smi k.tilS Orms o 6.1 Community Center And Therapy Pool ................................... .............................26 6.2 Mini -Parks .........................................................,........---......... ...,.....,,..................26 6.3 Trails ....................................................................................... .............................26 6.4 Other Unmet Needs ............................................................... .............................27 6.5 Master Plans ........................................................... ....................... ..................... 27 APPENDICES......................................................................................... .............................28 APPENDIXA ....................................................................................... ...........,.................29 APPENDIXB ....................................................................................... ,............................30 APPENDIXC ...................................................... ............................ ,... ............................. 31 APPENDIXD ................................... ............................... .33 APPENDIXE ........................................................................................ .............................35 LIST OF FIGURES Figure 1 Parks and Recreation Facilities in San Luis Obispo_ .......................................... 11 7 -3 ftyof Parks and Recreation 51111 IL41S tM� THE GENERAL PLAN PARKS AND RECREATION 1.0 VISION San Luis Obispo's recreation activities, facilities, parks and open spaces are strongly influenced by city residents. The community speaks and the Council and staff listen. San Luis Obispo is renown for its unique features, including environment, archaeology, history, neighborhoods, and style of citizen - driven government. Our recreation programs and facilities clearly display the direction received as a result of on -going public participation. The City's vision is to continue enhancing our network of trails, located in both open space and developed areas, and to provide pedestrian and bicycle trail links between parks, recreation facilities, recreation activities and open space. While recreation needs and requests for activities continue to evolve as the population changes, the community has clearly voiced a preference for active recreational pursuits. These pursuits include multi -use paths, hiking trails, playgrounds, and swimming as outdoor activities and indoor needs for fitness and exercise. There is also a collective interest in more indoor, passive pursuits, such as lectures, fine arts, and social opportunities for our senior population. In keeping with a widespread trend throughout the United States, San Luis Obispo is experiencing the growth of a new entry population of "senior citizens" called the "Baby Boomer" generation. This group will be characterized by seeking more of the active pursuits they enjoyed in their teen and young adult years. It is envisioned this population will significantly increase in number, as those born between 1945 -1964 turn the magic age of fifty. This emerging population is expected to result in two distinct groups of "Senior Citizens" — each with very different recreational and leisure time needs. There is a universal trend developing which reflects these needs: the increased need for "50 and over" sports leagues, classes, and activities, and the continuing need to provide recreational opportunities for older seniors, ages 70 and above. Balancing the needs of these two dynamic senior populations will be a key focus of the Parks and Recreation Department's services and facilities. While it is necessary to continue to fund unmet recreational needs, it is equally important to maintain a balance between continued renovation and improvement of existing parks, facilities, recreational activities and open space, and the development of new facilities and programs. Traditionally, City recreation programs have tried to balance unmet needs with on -going community recreational needs. Moreover, it is the City's guiding philosophy that all city residents, regardless of interest, ability, and needs shall have the opportunity to help shape and participate in City recreation programs. City officials, staff and volunteers who will implement the Parks and Recreation Element and Master Plan are responsible for ensuring city programs and facilities are current and meaningful by regularly seeking input and evaluation from those who use these services. They must also ensure that new or expanded recreation programs and facilities are implemented because they represent a need expressed by a cross - section of the community and not just by a small, special- interest group. 1.1 Executive Summary The purpose of the Parks and Recreation Element and Master Plan is to evaluate current and future parks and recreation needs, identify city recreation goals, policies and programs, and to establish short- and long -range implementation and funding mechanisms to ensure our facilities and programs keep pace with our changing community. 7-4 city Of Parks and Recreation SAII 11.41. m- .. o The Vision Statement and Chapters 1 through 4 constitute the Parks and Recreation Element of the General Plan. The Master Plan, Chapters 5 and 6, provides technical and procedural details to implement the Parks and Recreation Element. Chapter 7 summarizes technical background information on City recreation facilities. The findings identified in the Parks and Recreation Element and Master Plan update are derived from citizen comments and participation. The use of public hearings, surveys, and comments received by City commissions all contributed to the goals, policies, and programs of this element. Recreational policies, programs and priorities must be reviewed in a broad community context, considering both needs and opportunities, and must be consistent with other General Plan elements. City decision - makers will use these policy and program guides to review land use, circulation, fiscal and other important matters that shape the City's character. Major topics addressed in this document include • Updated goals, policies and programs • Facility needs • A— VIL`y' needs • Implementation strategies Despite increasing demands for recreation services, the ability of local government to meet those demands is increasingly constrained by funding limitations. In 2001, the City's recreation infrastructure is operating at peak capacity. There are also outside impacts on our parks, recreation facilities and activities from the college and university community and growing areas adjacent to the city. Consequently, San Luis Obispo's parks and recreation services have, in recent years, had to do more with increasingly limited resources. As demand for recreation facilities and activities grows and changes, the City intends to focus its efforts in the following critical areas: • Continued development of athletic fields and support facilities; • Providing parks in underserved neighborhoods; • Providing a multi -use community center and therapy pool; • Expanding paths and trails for recreational use and to link recreation facilities; • Meeting the special needs of disabled persons, at -risk youth, and senior citizens. The City intends to meet growing recreational needs through more efficient delivery of services, user fees which more closely reflect the cost of providing the services, community support through donations of lime and materials, and special grant programs. The City also intends to continue and to expand participation in joint use programs with the San Luis Coastal Unified School District and other agencies, enabling shared use of public and private parks and facilities. 1.2 Updating The Parks And Recreation Element And Master Plan This document will be updated by January 2006. Citizens may propose changes to the Parks and Recreation Element at any time. Such changes are considered General Plan amendments and can be adopted by the City Council after holding public hearings. For more information on parks and recreation in San Luis Obispo, contact the Parks and Recreation Department, 1341 Nipomo Street, San Luis Obispo, CA 93401 -3964, or phone (805) 781 -7300. 7 -5 c ity o� sAn tuts THE GENERAL PLAN Parks and Recreation INTRODUCTION AND GOALS 2.0 Introduction State law requires each city and county to adopt a general plan to guide the physical development of the community, and to guide the conservation and use of certain resources. General plans are required by state law to include at least seven elements: land use, circulation, housing, conservation, open space, noise, and safety. In addition, state law allows cities and counties to adopt optional elements to guide the community's physical development. The Parks and Recreation Element is one of several optional elements of the City's General Plan. The Parks and Recreation Element and Master Plan sets forth a plan for a balanced park and recreation system. It has been prepared to help plan, develop, and maintain community parks, sports and other recreation facilities, and recreation activities. The Vision Statement, Introduction and Chapters 1 -4 contain parks and recreation goals, policies, programs, and comprise the General Plan Parks and Recreation Element. Chapters 5 and 6 provide implementation details and identify the most critical recreational needs. They also contain funding recommendations. Other General Plan elements and plans that may affect the City's parks and recreation system include the Conservation and Open Space, Circulation Elements and the Bicycle Transportation Plan. 2.1 Public Participation A key component in the update of the Parks and Recreation Element and Master Plan has been citizen input. Prior to the preparation of the final phase of the Master Plan, San Luis Obispo citizens had a variety of opportunities to comment including public hearings and an opinion survey. Advisory body meeting As part of the needs assessment for a community center and therapy pool, three public meetings were held to determine unmet recreational needs. While these meetings focused on the community center, other unmet community needs were considered. Over 200 people attended these meetings, representing a variety of users, organizations, and neighborhoods. In addition, over 500 community members were interviewed at random to gain a citywide perspective on unmet needs. The results of the information gathering are available from the Parks and Recreation Department in a separate document entitled "the Community Center /Therapy Pool Needs Assessment Study." 2.2 Acquisition And Development High quality parks, recreation activities, open space, and recreational trail systems that relate to existing demand and changing community needs are essential for a well balanced and healthy community. The Parks and Recreation Element and Master Plan focus on issues, policies and programs unique to the Parks and Recreation Department. Figure1 7 -6 C,11.v0 Parks and Recreation a SAII W it' t,tsIS 3 L) THE GENERAL L N shows the location of City parks, joint use sites, other recreation facilities and open spaces. Chapter II describes specific recreation facilities and their individual amenities referred to in Figure 1. Parks and recreation needs must be considered in the context of all recreation services available throughout the community. The City of San Luis Obispo is served by: ® City parks, recreation centers, and special facilities • Joint use sites of the City and San Luis Coastal Unified School District (S.L.C.U.S.D.) and other agencies • Non - joint -use school sites (Churches, private, and commercial recreation facilities) • Other governmental sites (County, State, and Federal) 1 y __. a.aW . " �� 86 Damon - Garcia Sports Field Acquisition and development priorities are derived from citizens preferences expressed at public hearings and through surveys. This data is used to help set priorities for acquisition of new parkland, renovation of existing areas, renovation of existing facilities and construction of new parks and facilities. Whenever possible, land will be acquired through donation or dedication by a private individual, family, development, or corporation. The priority of land acquisition will be: 1. areas in developed areas of the community lacking parks, 2. areas scheduled for developments and not yet built out, and 3. land within identified City expansion areas. Recreation development will focus on renovation of existing facilities, completion of parks in built -out developments lacking parks, and implementation of the approved Parks and Recreation Master Plan. Facility development will include constructing a community center, additional sports fields, neighborhood parks, recreational trails, and improvements to ensure that all parks are safe and accessible. 2.3 Overall Parks And Recreation Goals And Policies The City's parks and recreation goals, policies and programs will guide the development of parks, sport fields, and other recreation facilities and activities well into the future. It is important to understand how these statements define and implement the Community's recreational needs. Here is how the three levels of statements differ, with goals at the top and being the most general statements, working down_ to programs, the most specific statements of intent: 2.4 Definition Of Goals, Policies, And Programs Goals. Goals are desirable conditions or ends that the City will attempt to reach over the long term. They are general expressions of community values and intent, and therefore, not precisely measurable or action - oriented. Although it may not be possible to attain all goals during this element's planning period, they will guide City actions during this period. 7 -7 clty o ."x_ SA11 tt.flS OM s )0 THE GENERAL PLAN Parks and Recreation Policies. Policies are clear statements of intent that guide decision - making. They show a clear commitment by the City, and become the basis for specific projects and programs. Most policies have a time frame that fits within this element's planning period. Policies are directives to those involved in the review of projects to do or not do certain things. Policies often include the use of "shall" or "will" when providing directives for future actions. Programs. Programs are actions the City intends to carry out, or which the City is cooperating with other agencies to carry out. Programs translate goals and policies into specific projects and actions. 2.5 Statement of Overall Department Goals The City's Parks and Recreation facilities and programs will enable all citizens to participate in fun, healthful, or enriching activities which enhance the quality of life in the community. Recreation services shall enhance the quality of life in San Luis Obispo and meet the changing needs of residents. 2.6 Statement of Overall Department Policies 1. Recreation services will be operated in a manner that is environmentally sensitive and that conserves natural resources. 2. Recreation facilities shall be developed and operated, and services delivered in the most efficient and economical methods possible. 3. Recreation facilities and activities shall be accessible to all individuals, regardless of race, religion, age, gender, disabilities, and income level. 4. Recreation services shall be designed and administered to avoid duplicating commercial, private, and university recreation services. 5. Recreation policies and programs shall reinforce the objectives and programs in the Conservation and Open Space Element, Land Use Element, Circulation Element, Bicycle Transportation Plan, and Pedestrian Transportation Plan. 6. New development should contribute to the development of park facilities in proportion to the demand resulting from increased population. 7. Parks and Recreation staff should provide volunteer opportunities for residents, particularly teens and young adults. 8. Parks and Recreation facilities and activities should be developed, whenever possible, as collaborative efforts with school districts, colleges, private entities, and non - profit organizations. 9. Open space shall be managed in such a manner as to allow for habitat conservation uses, for appropriate public uses and to maintain and enhance its environmental quality. 10. Trails shall be designed as recreational amenities and shall link to appropriate parks and open spaces. 11. Recreation services shall consider the use of technology to provide enhanced service delivery and program offerings. PARKS AND RECREATION FACILITIES 3.0 Existing Facilities City recreation facilities consist of mini - parks, neighborhood parks, community parks, joint use sites (such as school playgrounds), non -joint use sites, recreation centers and special 7 -8 ;lty 0f Parks and Recreation lag ) WIS orms )C+ facilities, including: Jack House, Swim Center, Senior Center, Recreation Center, Golf Course, historic adobes, and community gardens. Locations of these facilities are shown in Figure 1. Most parks have been renovated in the last five years with an emphasis on more visually appealing and safe playgrounds. A plan for the ongoing upgrade of these facilities has been approved. Vista Lago Park, for example, was upgraded in 2000. Renovation of Islay and Emerson Parks has also been completed. Purchase of land to accommodate athletic fields was accomplished in 2000 and design work began on the Damon - Garcia Sports Complex. In cooperation with the school district, six youth -sized gymnasiums have been constructed. Work has also begun on the implementation on the master plans for Sinsheimer and Laguna Lake Parks Specialty facilities, such as the Santa Rosa skate park, have been constructed. Management of city- acquired and publicly accessible open space has become a function of the Parks and Recreation Department. As of December 2000, City open space included 1,669 acres located both within and outside city limits. 3.1 City Parks 3.2 Mini - Parks. Residents of the immediate area or those frequenting the area design these parks for passive use. Basic elements are comprised of passive amenities. 1. Buena Vista Park (100 Block of Buena Vista): Circular grass area measuring .44 acre. 2. Ellsford Park (San Luis Drive near California): 2 creek side grass areas, totaling 1 acre, separated by a stand of trees. 3. Stoneridge Park (535 Bluerock Drive): Small, grass- covered neighborhood lot of .5 acre. 4. Osos /Triangle Park (Santa Barbara Street at Osos): Flat grass area of .32 acre with 1 picnic site. 5. Las Praderas Park (Las Praderas and Mariposa Drives): .44 acre partially developed creek side lot. 6. Priolo -Martin Park (Vista del Collados and Vista del Arroyo): .5 acre grass area developed with benches and small pathway adjacent to Laguna Lake. MINI -PARK TOTAL ACREAGE 3.20 ACRES 7 -9 city of &All lids osls THE GENERAL PLAN Santa Rosa Skate Park 7 -10 Parks and Recreation C[I-%I of Parks and Recreation ;All WIS O[�t L THE GENERAL PLAN FIGURE 1 PARKS AND RECREATION FACILITIES IN SAN LUIS OBISPO 7 -11 Parks and Naa'ealion Facifiiies in San Luis GWspo , PIN "L�14wwFC�t.. " A:na�Fw r"' •ya: /' t ., + t4.�.� w�.. ...�. !l r ti, _ f 7 -11 L• Community Parks Joint Use Facility Mini Park Neighborhood Park Open Space Recreational Center /Special Features Reserve Trails parks schools Open space streets 0 0.25 0.5 1 Miles I I I I I I I I Parks and Recreation Facilities in San Luis Obispo 1. Anholm Park 18. Meadow Park & 870 Mission Street Neighborhood Center 2333 Meadow Street 2. Buena Vista Park 100 Block of Buena Vista 19. Mission Plaza 989 Chorro Street 3. Bishop Peak/Teach Elementary School ' r 4 1400 Osos Street 4. C.L. Smith Elementary 21. Pacheco Elementary 1375 Balboa Street 375 Ferrini Drive 5. Ellsford Park 0 0.25 0.5 1 Miles I I I I I I I I Parks and Recreation Facilities in San Luis Obispo 1. Anholm Park 18. Meadow Park & 870 Mission Street Neighborhood Center 2333 Meadow Street 2. Buena Vista Park 100 Block of Buena Vista 19. Mission Plaza 989 Chorro Street 3. Bishop Peak/Teach Elementary School 20. Mitchell Park 451 Jaycee Street 1400 Osos Street 4. C.L. Smith Elementary 21. Pacheco Elementary 1375 Balboa Street 375 Ferrini Drive 5. Ellsford Park 22. Parks & Recreation Offices San Luis Dr. near 1341 Nipomo Street California St. '23. Priolo -Martin Park 6. Emerson Park 890 Vista Del Collados 1316 Beach Street 24. San Luis Obispo 7. French Park High School 1040 Fuller Street 1350 California 8. Hawthorne Elementary 25. Santa Rosa Park, 2125 Story Street Softball Field, Skate Park & Multi -use Court 9. Islay Hill Park Santa Rosa & Oak St. 1511 Tank Farm Road 26. Senior Citizens Center 10. Jack House & Gardens 1445 Santa Rosa Street 536 Marsh Street 27. Sinsheimer Elementary 11. Johnson Park School 2875 Augusta or 2755 Augusta Street 1020 Southwood 28. Sinsheimer Park, 12. Laguna Jr. High School Stadium, Softball 11050 Los Osos Valley Rd Field, Tennis Court & Pool 900 Southwood Drive 13. Laguna Hills Park 890 Mirada Drive 29. Stoneridge Park 535 Bluerock Drive 14. Laguna Lake Golf Course 11175 Los Osos Valley Rd. 30. Throop Park 510 Cerro Romauldo 15. Laguna Lake Park 504 Madonna Rd 31. Triangle Park 1701 Osos Street 16. Las Praderas Park Las Praderas and 32. Vista Lago Park Mariposa Dr. 1269 Vista Lago f Y 17. Ludwick Community Center 33. Damon - Garcia 11 1 864 Santa Rosa Street Sports Complex 680 Industrial Way JJ Open Space Areas N 34. Reservoir Canyon Natural Reserve W E 35. Cerro San Luis Natural Reserve 36. Railroad Recreation Trail S 37. South Hills open Space 38. Islay Hills Open Space 39. Terrace Hill Open Space 40. Irish Hills Natural Reserve 41. Laguna Lake Open Space 42. Bishop Peak Natural Reserve 43. Bowden Ranch Open Space Figure 2.00.1 Parks and Recreation ' s<Xr leis Otil )o THE GENERAL PLAN 3.3 Neighborhood Parks. Defined as an area which is convenient and accessible for active and passive recreation to residents within a prescribed service area. Basic elements should include turf playfield, playground equipment, landscaped picnic /seating area. Other elements may include hard - surfaced courts, restrooms, group barbecue, incorporation of natural or cultural features, and on -site parking. May also be developed with other public entities. Vista Lago Park (Laguna Lane/Vista Lago): 3 picnic tables, benches and children's play equipment located on this .5 acre neighborhood lot. Anholm Park (870 Mission St.): Small neighborhood lot measuring .13 acre featuring play equipment, benches and picnic area. 3. C.L. Smith Joint Use Site (1375 Balboa): Adjacent to C.L. Smith Elementary School, offering 4.8 acres including baseball and softball diamonds, soccer and athletic fields, children's play area and outdoor basketball courts. 4. Emerson Park (Pacific St. /Nipomo St.): 3 acres with softball, soccer and athletic fields, outdoor basketball courts, community garden, and a children's play area. 5. French Park (Morning Glory/Fuller): Park features include hard surface basketball court, sand volleyball court, 2 horseshoe courts, softball field, tennis court, individual and group barbecue areas, benches, restrooms, lighted walkways and children's play equipment located on 10 acres. 6. Johnson Park (1020 Southwood Dr.): Bordered on 1 side by a creek; park amenities in this 4.5 acre grass area consist of restrooms, basketball court, children's play equipment and group barbecue area. 7. Laguna Hills Park (Diablo Dr. /Mirada Dr.): Features included on 3.5 acres of grass include 2 sets of children's play equipment, picnic area with 3 tables and paths. 8. Mitchell Park (Santa Rosa /Buchon St.): 3 acres of grassy area diagonally crossed with concrete paths, including an area with children's play equipment, picnic tables, restrooms and one horseshoe pit, and barbecue area. 7 -12 Mitchell Park city of 4�'ll� j lilts Oi'st:� )t� THE GENERAL PLAN Parks and Recreation 9. Throop Park (Cuesta Dr. /Cerro Romauldo Ave): Adjacent to Teach Elementary school, this 3 acre joint use site includes picnic tables, children's play equipment, youth baseball field with bleachers, concession stand and restrooms. 10. Islay Hill Park (Tank Farm Rd. /Orcutt Rd): 5 acre park with softball field, basketball court, picnic area, children's play area, and restrooms. NEIGHBORHOOD PARK TOTAL ACREAGE 32.93 ACRES 3.4 Community Parks Usually identified by unique features, community parks may be constructed for very specialized usages and include a wide range of facilities which would attract users from throughout the City not included in smaller types of parks. Jack House Gardens (536 Marsh St.): Garden setting contained on .75 acre which includes gazebo, bandstand, patio, restrooms, group barbecue and picnic areas. Meadow Park (Meadow at South St.): The park and linear park total 14 acres, with individual picnic /barbecue sites, 2 horseshoe pits, outdoor volleyball and basketball courts, restrooms, soccer /athletic fields, children's play equipment, trails, an 18- station fitness course, and softball field. 3 Mission Plaza (Chorro at Monterey St.): 4 downtown, creek side acres with restrooms, amphitheater, Murray Adobe, cultural amenities and creek walk. - , 4. Santa Rosa Park (Santa Rosa h at Oak St): 11 acre park offering 10 lighted horseshoe pits, 1 lighted softball field with bleachers and score shed, 1 youth baseball field, lighted multi -use hard surface area for activities including basketball, Sculptural Art in Mission Plaza a multi -use athletic grass area, 2 group barbecue areas, picnic areas, 3 children's playground areas and restrooms. 5. Sinsheimer Sports Complex (900 Laurel Lane): Regulation baseball stadium and lighted softball field begin the list on this 23.5 acre facility. Additional amenities include 1 horseshoe pit, group barbecue, picnic areas, children's playground area, tennis courts, trails, restrooms and sand volleyball court. 7 -13 City Of SAII US 01115 o THE GENERAL PLAN Parks and Recreation Laguna Lake Park (500 Madonna Road) 40 park acres and a 180 acre lake that serves as migratory stop and home to a variety of waterfowl. The park features 3 picnic areas with tables and individual barbecues, covered pavilion area, group picnic /barbecue area, children's play equipment, restrooms, sand volleyball court, par course fitness trails and a commemorative grove of trees. The lake provides for fishing, sail boarding, row boating, power boating under 1 horsepower, and bird watching. 3.5 Other Community Parks within the City Limits Cuesta County Park (Loomis Street): Operated and maintained by the County, Cuesta Park amenities include a large group barbecue area, smaller barbecue use pits, playground, small softball baseball field, volleyball court, restrooms, and creek access. 3.6 Facilities Under Development Damon - Garcia Sports Fields (Broad Street near Industrial Way): 20 acre site under development that will contain 4 multi use sports fields and support facilities. TOTAL PARK ACREAGE 121.95 ACRES 3.7 Recreation Centers and Special Features 3 Laguna Lake Golf Course (11175 Los Osos Valley Rd.): 9 -hole, 27 acre executive length golf course with additional features including small practice putting green and driving range, barbecue pit and picnic area and restrooms. SLO Swim Center (900 Laurel Lane): Square feet totaling 43,720 include a 50 meter X 25 yard pool, separate tot pool, restrooms, locker rooms, and 1 multi - purpose room. Jack House (536 Marsh St.): Contained on a downtown lot is the multi -use building, main house, washhouse, shop and carriage house totaling 4,300 square feet. 7 -14 4. Ludwick Recreation Center (864 Santa Rosa St.): 14,000 square foot building, including a game room, weight room, pottery and lapidary studio, 3 meeting rooms, gymnasium, preschool facility, shower facilities, and restrooms. €ity 0t AIJ j. IS THE GENERAL PLAN Parks and Recreation 5. Senior Citizen Center (1445 Santa Rosa St.): 1 multi -use room, 1 meeting room and small specialty meeting rooms plus restrooms and a kitchen are included in the 5,800 square foot building. 6. Meadow Park Center (2333 Meadow St.): 3,400 square feet of multi use facility and restrooms. 3.8 Other Special Recreation Areas not indicated on Figure 1: • Laurel Lane Community Gardens (Laurel Lane, next to Fire Station #3) • Broad Street Community Gardens (North Broad Street near Highway 101 southbound exit) • Rodriguez Adobe (1341 Purple Sage Drive) • Rosa Butron de Canet de Simmler Adobe (466 Dana Street) • Loma de la Nopalera Adobe (1590 Lizzie Street) • Parkways and medians such as those on Los Osos Valley Road, Broad Street, Tank Farm Road, Murray Street, Madonna Road, California Boulevard, Grand Avenue, and Santa Rosa Street. TOTAL RECREATION FACILITIES SQUARE FOOTAGE 71,220 SQ.FT. TOTAL SPECIAL FEATURE ACREAGE 27 ACRES 3.9 Open Space And Recreational Trails The City's open spaces are undeveloped lands, which allow for nature study opportunities, passive recreation activities and habitat conservation. Recreational trails are typically Class 1 bicycle paths that provide opportunities for runners and walkers as well as non - motorized transportation modes. 1. Laguna Lake Natural Reserve (500 Madonna Road): 360 acres of open space and lake adjacent to Laguna Lake Park. 2. Bishop Peak Natural Reserve (access from Highland Drive and Patricia Street): Developed trails and climbing areas with access to Bishop Peak totaling 360 acres. 3. Cerro San Luis Natural Reserve (Fernandez Road): 121 acres includes Maino Open Space, Lemon Grove trail follows the northeast side of Cerro San Luis. 4. South Hills Open Space (access at Woodbridge Drive and Bluerock Drive): Nearly 60 acres includes ridge line hiking trail linking Stoneridge Park to Woodbridge Drive. 5. Let it Be Nature Preserve (Los Osos Valley Road): 8 acres adjacent to Laguna Lake Natural Reserve, no public access. 6. San Luis Creek Open Space (Mission Plaza to Bianchi Lane): 16 acres traversing San Luis Creek with viewpoints at Mission Plaza, Matthews Creek restoration and Bianchi Lane 7 -15 City of S.lii ).ills 0111'spo THE GENERAL PLAN Parks and Recreation 7. Islay Hill /Islay Creek Open Space (Spanish Oaks Drive): 65 acres with trail access to Islay Hill and meeting at Islay Hill Park. 8. Terrace Hill Open Space (Bishop Street): Access to 22 acres atop Terrace Hill with 360 degree views of San Luis Obispo. 9. Matthews Open Space: 1 acre parcel along San Luis Creek, between Marsh and Higuera. 10. Stenner Springs Open Space (end of Stenner Canyon Road): 49 acres with limited hiking trails. 11. Reservoir Canyon Natural Reserve (end of Reservoir Canyon Road): Creek side and hillside open space encompassing 487 acres through Reservoir Canyon with developed trail. 12. Filipponi Open Space (South Higuera Street near Highway 101 exit): 75 acres, maintained as a working farm, no public access. 13. Railroad Recreation Trail: 1.2 miles established as a Class I bicycle path with .7 miles completed from Orcutt Road to Bushnell Street and a .5 mile portion completed in the Edna -Islay tract. Phase II, extending from Bushnell Street to the Jennifer Street Pedestrian /Bicycle Bridge, is scheduled for Fall 2001 completion. 14. Irish Hills Natural Reserve (Los Osos Valley Road and Madonna Road, Prefumo Canyon Road): Two parcels of hillside open space, totaling 542 acres. Not shown: Lopez Canyon /Little Falls Open Space (Lopez Canyon Road north of Lopez Lake) 320 acres with paths to Little Falls and serves as a link to US Forest Service wilderness area. 3.10 Miscellaneous Open Space parcels Several parcels totaling 17 acres including creek dedications and easements. TOTAL OPEN SPACE ACREAGE 2,502 ACRES TOTAL CLASS I RECREATIONAL TRAIL MILEAGE 1.2 MILES TOTAL PARK ACREAGE 162.58 ACRES TOTAL RECREATION FACILITIES SQUARE FOOTAGE 71,220 SQ.FT 7 -16 cit y of Parks and Recreation �� s , 3.11 Joint Use Facilities Joint use facilities are typically sports fields and gymnasiums on San Luis Coastal Unified School District property that are available for City parks and recreation programs. 1. Laguna Middle School (11050 Los Osos Valley Rd.): 8.7 acres adjacent to Laguna Middle School. This joint use site has a regulation baseball field, youth baseball and softball fields, soccer /athletic field, tennis courts and outdoor volleyball and basketball courts. A. Teach Elementary School (375 Ferrini St.): Gymnasium B. C.L. Smith Elementary School (1375 Balboa St.): Gymnasium C. Sinsheimer Elementary School (2755 Augusta St.): Gymnasium, youth baseball /softball field, turf area. D. Hawthorne Elementary School (2125 Story St.): Gymnasium, youth baseball /softball field, large turf area E. Bishop Peak Elementary School (451 Jaycee Dr.): Gymnasium, large turf area F. Pacheco Elementary School (165 Grand Ave.): Regulation baseball field (Silveria Field) G. Los Ranchos Elementary School (5785 Los Ranchos Rd.): Gymnasium 3.12 Unmet Needs The major unmet needs for parks and recreation facilities are: 1. Athletic fields 2. Multi -use community center and therapy pool 3. Mini -parks - Purple Sage Lane, Eto Street 4. Multi -use trails for recreational use and connect to facilities 5. Lighted tennis courts 6. Neighborhood parks: In Broad Street area near Highway 101 and Foothill Blvd. 7. Upgrading and replacement of playground equipment 8. Specialty facilities such as disc golf, dog parks, BMX parks 9. Mini -parks in underserved areas where neighborhood parks do not adequately meet needs —Marsh & Santa Rosa Streets, Terrace Hill, Royal Way 10. Bocce ball facility Policies and Programs 3.13 The Park System Policy 3.13.1 The City shall develop and maintain a park system at the rate of 10 acres of parkland per 1,000 residents. Five acres shall be dedicated as a neighborhood park. The remaining five acres required under the 10 acres per 1000 residents in the residential annexation policy may be located anywhere within the City's park system as deemed appropriate. Policy 3.13.2 Parks shall be maintained in such a manner that priority will be given to the preservation of the natural beauty and safe use of the land within the system. 7 -17 cltyo Parks and Recreation � sate tins Oms x) THE GENERAL PLAN Policy 3.13.3 Parks shall be designed to meet a variety of needs depending on park size, location, natural features and user demands. Policy 3.13.4 The Park and Recreation Element and Master Plan shall support the downtown plan concept by encouraging the development of the identified recreation areas found in the Conceptual Physical Plan for the City's Center. Policy 3.13.5 Park amenities (such as athletic fields, play equipment, skateboarding area, amphitheaters) will be developed, based on funding availability and community demand. Policy 3.13.6 Lease or sale of City -owned parkland is discouraged unless such an action meets a demonstrated need which cannot otherwise be met. Policy 3.13.7 Provisions must be made to replace any parkland sold with an equal amount of land at another location. Policy 3.13.8 Park site acquisition should enhance the City's recreational trails, pedestrian transportation, and open spaces in keeping with adopted policies. Policy 3.13.9 Parkways shall serve as visual linkages between park and recreation facilities, to be developed, landscaped and maintained in a manner that enhances the aesthetic quality of the City. Policy 3.13.10 The historic Jack House shall be maintained, operated, and preserved in accordance with the Grant Deed accepted by the City in 1975. 3.14 Sports Fields Policy 3.14.1 There will be sufficient athletic fields within the City to accommodate practice and competition demands for organized and informal activity. Program 1 In partnership with the San Luis Coastal Unified School District (S.L.C.U.S.D.) and other joint use partners, the City will help provide funding for renovation of existing athletic fields to ensure they are in playable condition. Policy 3.14.2 The demand for additional athletic fields will be met first by developing facilities on land owned by, or dedicated to the City; and second, by developing facilities on land to be acquired by the City, or on privately -owned land. 7 -18 City of THE GENERAL PLAN Parks and Recreation Tot Lot at Laguna Lake Park Policy 3.14.3 New significant residential developments and annexations, shall provide sufficient athletic fields to meet the demands of the youth who will reside in the development. Program 1 As space becomes available, additional fields will be added in the vicinity of the Damon - Garcia Sports Complex. 3.15 Neighborhood Parks Policy 3.15.1 San Luis Obispo residents shall have access to a neighborhood park within .5 to 1.0 mile walking distance of their residence. Policy 3.15.2 The designs of neighborhood parks shall be consistent with the needs and preferences determined from a consensus of neighborhood residents. Policy 3.15.3 All residential annexation areas shall provide developed neighborhood parks at the rate of 5 acres per 1000 residents. Policy 3.15.4 In neighborhoods where existing parks do not adequately serve residents, mini -parks may be considered. 3.16 Community Center Policy 3.16.1 A multi -use community center shall be provided to meet the indoor recreational needs of all segments of the community. A therapy pool may be considered as a part of a community center but may be constructed separately at a more appropriate location. Policy 3.16.2 The City shall acquire property and construct a community center when funding becomes available. Policy 3.16.3 Existing indoor recreation facilities shall be updated and improved to meet current and future recreational needs. Policy 3.16.4 While major facilities shall be designed to meet multi - generational needs, there shall also be space available to address the unique needs of the senior population. 7 -19 cltvof Parks and Recreation aaa :x.111 tins 2i ! ?O THE GENERAL PLAN 3.17 Laguna Lake Nature Park Policy 3.17.1 Laguna Lake shall be maintained in an environmentally sound and self- sustaining condition. Program 1 The revised Laguna Lake Park Master Plan shall be implemented. 3.18 Sinsheimer Park Policy 3.18.1 If the San Luis Coastal School District relocates its bus maintenance operations adjacent to Sinsheimer Park, the Master Plan shall be revised to reflect the additional available space. An effort will be made to buffer the surrounding neighborhoods by relocating active facilities, such as the tennis courts, to the new portion of the park. Program 1 The Sinsheimer Park Master Plan shall be implemented. Program 2 A therapy pool should be constructed at the SLO Swim Center. 3.19 Playgrounds and Special Recreation Areas Policy 3.19.1 As space and funding are available and as public need is indicated, special recreation areas shall be constructed. Program 1 The Playground Equipment Replacement Program shall continue to be implemented Policy 3.19.2 Needed special facilities are identified as off -leash dog area, disc golf, lighted tennis courts, bicycle motocross, bocce ball, community garden, and sand volleyball courts. Program 1 In addition to SLO Swim Center and a therapy pool, aquatic program needs shall be met through joint use of the San Luis Obispo Senior High School swimming pool. Policy 3.19.3 The City will maintain the historic Rodriguez, Butron, and La Loma Adobes, once restored, and any adjoining park lands in a manner consistent with their restoration. The adobes shall be open and available to the public, depending on the level of restoration. Policy 3.19.4 The City will make available community gardens in appropriate park locations. 3.20 Open Space Services and Programs Policy 3.20.1 Open space shall be managed so as to provide appropriate public access and enhances the natural environment, consistent with the Conservation and Open Space Element. 7 -20 Cli'vof Parks and Recreation THE GENERAL PLAN Policy 3.20.2 Public trails shall be provided where appropriate to provide public access to City -owned open space. Use of trails for hiking, mountain biking or equestrian activity shall be determined as posted. Policy 3.20.3 Use of certain areas of open space may be restricted or prohibited. Policy 3.20.4 Ranger Services shall be provided in all public creek easements considered as City open space and shall be managed accordingly. Volunteers Maintaining Trails in Bishop Peak Open Space Area Policy 3.20.5 Upon Parks and Recreation Commission and the Natural Resources Manager's recommendation, and City Council approval, open space areas may be designated as receiver sites for public and private mitigation projects. Policy 3.20.6 Open space and parks shall be connected where possible by trails or bike paths. 3.21 Recreation Facilities Policy 3.21.1 The City will encourage interaction with and the coordinated participation of other public and non - profit recreation service providers in meeting public facilities demands. Policy 3.21.2 The City will encourage private agencies to support or provide facilities to satisfy unmet demands. Policy 3.21.3 Where possible, the joint use of facilities between the City and the S.L.C.U.S.D. should be expanded. Joint use may include gymnasiums, stadiums, classrooms, pools, athletic fields, and play equipment. Policy 3.21.4 The City will avoid providing facilities that unnecessarily duplicate similar amenities available in the private sector. 7 -21 myof Parks and Recreation SAn luts, omspo THE GENERAL PLAN PARKS AND RECREATION ACTIVITIES 4.0 Activities City recreation activities are designed to meet the needs of the entire population regardless of race, religion, age, gender, abilities or income. Activities can be identified in several general categories represented by aquatics, sports, special events, youth and teen intervention, senior citizens, facility operation, ranger services and the golf enterprise. The scope of recreation activities change both seasonally and with public demand, as well as with new up- and - coming trends. Evaluations from participants and the community assist staff in identifying successful activities and determining new offerings. Changing demographics of the community are reflected in increased participation in all types of youth activities. 4.1 Unmet Needs Based on community surveys, user input, public hearings, and Parks and Recreation Commission evaluation of on -going activities, the City has determined that recreation services must respond to several unmet needs. At this time, the unmet activity needs include: • Prevention and intervention programs. • Teens, particularly high school age. • Special needs individuals • Senior citizen Policies and Programs 4.2 Current Programs Policy 4.2.1 The City will assign the highest recreation priority to providing services and activities for the residents of San Luis Obispo. Policy 4.2.2 Non -City residents may participate in activities for an additional fee. Program 1 Activities will be evaluated regularly to determine demand and need. If participation drops or needs change, programs may be dropped or modified. Program 2 The City will periodically conduct public evaluations of recreation services to determine their quality and effectiveness. Program outcomes will be identified and measured whenever possible. Program 3 Recreation opportunities will be publicized on a regular basis. Advances in information technology shall be utilized for this purpose whenever practical and possible. Program 4 The City will consider the needs of underserved groups in offering recreational programs. 7 -22 GIt;VOj- Parks and Recreation FlUmUff ,W j Policy 4.2.3 Recreation activities will encourage "mainstreaming" individuals with special needs.The Parks and Recreation Department will actively coordinate with private /non - profit, commercial, educational institutions and service clubs to ensure that recreation services are not duplicated Program 1 The City will avoid offering recreation classes or activities that unnecessarily duplicate commercial programs. Policy 4.2.5 City- sponsored activities will promote self- directed, lifelong recreation pursuits. Policy 4.2.6 Recreation activities will be operated safely, in keeping with the characteristics and demands of the activities. Policy 4.2.7 The City will recruit and train recreation volunteers where appropriate to type of the activity. Policy 4.2.8 Recreation activities will be offered that identify and interpret historical resources, and that highlight multi - cultural entities in the community. Program 1 The City will collaborate with groups or organizations providing high risk or active recreation programs in open space areas, upon the recommendation of the Parks and Recreation Commission and City Council approval.The City's Information Technology Master Plan shall support the Parks and Recreation Element/Master Plan by making program registration and activities more accessible. 4.3 Future Needs Policy 4.3.1 The Parks and Recreation Department and Police Department shall collaborate in planning and share resources in providing activities that focus on crime prevention and intervention in the community. Policy 4.3.2 Youth recreation activities will include prevention and intervention components. Program 1 Youth at -risk will be recruited to participate in recreation activities. Program 2 The City will collaborate with other agencies to develop activities that will serve as outlets for youth at -risk. Policy 4.3.3 The Parks and Recreation Department will be responsive to the changing community needs for services. Program 1 City staff will regularly evaluate services to determine outcomes and benefits. 7 -23 Parks and Recreation I 5.111 1. IS OBIS THE GENERAL PLAN Program 2 Recreation activities shall take place at facilities and during times to accommodate the schedules of working people. Program 3 New activities will be prioritized from the results of public hearings, community input, on -going activity evaluations, and participant surveys. Policy 4.3.4 City- sponsored recreation activities will provide community and individual opportunities to contribute to emotional, physical and social wellness. Policy 4.3.5 Policy 4.3.6 Policies and Programs 5.0 Facilities Programs will be designed to meet the needs of seniors pursuing active lifestyles. Programs shall meet the needs of the demographically changing community. Program 1 Publicly accessible open space shall continue to be maintained through the ranger service and linked to other open space areas through recreational trails. FINANCING Policy 5.0.1 The City shall continue to acquire and develop parkland through the development review and annexation process. Policy 5.0.2 For annexation areas, at least 10 acres of developed parkland for each 1000 new residents shall be provided by the developer. Policy 5.0.3 Staff shall pursue all appropriate State and Federal grant programs for project and acquisition funding. Policy 5.0.4 The City Council shall review park -in -lieu fees periodically to ensure that they stay consistent with land acquisition and development costs. Policy 5.0.5 Park -in -lieu fees shall be committed to a project within two years from collection and shall have a direct benefit to the area for which they were intended. Policy 5.0.6 Requests for easements or the placement of privately owned equipment or structures in City parks, such as utility structures and antennas, is subject to the review of the Parks and Recreation Commission and approval by the City Council. Revenues derived from these activities shall be credited to the Parks and Recreation Department. 7 -24 city "If Parks and Recreation All ells Or-'I' -)o THE GENERAL PLAN 5.1 Activities Policy 5.1.1 The Parks and Recreation Department shall maintain financial practices that are consistent with the City policy and the Financial Plan. Program 9 The Parks and Recreation Department will develop a collaborative fee exchange agreement for services with other agencies (for example: in -kind exchange of services). Policy 5.1.2 Parks and recreation fees will be adjusted as needed to meet the approved level of cost recovery identified in the current Financial Plan. Policy 5.1.3 The Parks and Recreation Department shall strive to develop corporate sponsorship, adopt -a -park, or activity support as alternatives to general fund monies. Policy 5.1.4 The City will offer subsidies to assist low- income individuals and families with recreational activity fees. Policy 5.1.5 Participants residing outside of the city may be assessed a non- resident fee for participation in City recreation activities. Policy 5.1.6 When possible without reducing services, activities shall be operated as enterprise activities, with the objective that they be financially self - supporting, or essentially so. 5.2 Concessions Policy 5.2.1 Upon recommendation of the Parks and Recreation Commission and with approval of the City Council, private concessions may be authorized in City parks. Policy 5.2.2 Policy 5.2.3 Policy 5.2.4 Introduction Park concessions shall comply with existing park master plans and provide a public service. Park concessions shall not significantly alter the ambience or use of the parks where permitted. Concessions are limited to those activities that are compatible with the traditional use of the park. IMPLEMENTATION Section 3.12 of the Parks and Recreation Element and Master Plan identifies the areas of greatest need for new recreation facilities. Upcoming capital projects funding requests for recreational facilities will concentrate on these needs. In addition there are many proactive steps that can be taken to address the identified needs. 7 -25 cylwof Parks and Recreation :.<NII IL415 OL11s )o THE GENERAL PLAN Programs 6.0 Athletic Fields Program 6.0.1 Continue to improve existing fields through renovation and providing additional resources for maintenance. Program 6.0.2 Transitions from multi -use to single use fields, centering different sports at single locations. Program 6.0.3 Develop joint use agreements with other public agencies, in addition to the current agreement with the San Luis Coastal School District, to maximize the use of existing facilities. Program 6.0.4 Develop new programs, such as senior athletics, at times other than when existing athletic fields are heavily used. Program 6.0.5 Insure that athletic fields are provided within new residential developments within the community Program 6.0.6 Consider additional fields for needs not addressed by the Damon Garcia Sports Fields. 6.1 Community Center And Therapy Pool Program 6.1.1 Complete the upgrades and renovation of the Recreation Center to provide an interim community center. Program 6.1.2 Secure funding for a therapy pool to be located at the SLO Aquatics Center. Program 6.1.3 Consider revenue enhancement measures on a citywide basis that will fund the construction of a new community center. 6.2 Mini -Parks Program 6.2.1 Construct mini -parks on Purple Sage Drive [the Rodriguez Adobe] and at the corner of Marsh and Santa Rosa Streets through the City's normal Capital Improvement process. Program 6.2.2 Support efforts of neighborhoods lacking adequate park space to develop mini - parks. 6.3 Trails Program 6.3.1 Acquire property to be preserved as open space on which trails can be constructed and maintained. Program 6.3.2 Use a variety of techniques to acquire open space, including: purchase, grants, donations, and developer agreements. Program 6.3.3 Design new parks so that they can be connected by recreational trails. 7 -26 aty 01 &XII tuls THE GENERAL PLAN Parks and Recreation Program 6.3.4 Connect existing parks and open space areas with trails. 6.4 Other Unmet Needs. These may include: lighted tennis courts, neighborhood parks, upgraded playground equipment, dog parks, BMX park, other mini - parks, and specialty facilities such as bocce ball court. Program 6.4.1 Schedule "unmet needs" projects for construction through the normal capital improvement proceeds, as funding exists. Program 6.4.2 Look for alternate methods to construct some of these projects, such as community and volunteer participation. 6.5 Master Plans Program 6.5.1 Complete the implementation of existing master plans, such as those for Sinsheimer and Laguna Lake Parks. 7 -27 city of &XIl luIS ol; TIM Parks and Recreation APPENDIX A PARK ACQUISITION AND IMPLEMENTATION PRIORITIES, 0 -4 YEARS APPENDIX B PARK ACQUISITION AND IMPLEMENTAION PRIORITY, 5 -10 YEARS APPENDIX C LAND ACQUISITION AND IMPROVEMENT IN ANNEXATION AREAS APPENDIX D CITY COUNCIL RESOLUTION 7 -28 c'myor Parks and Recreation s'1ii lulS oils o :l APPENDIX A PARK ACQUISITION AND IMPLEMENTATION PRIORITIES, 0 -4 YEARS Capital Improvement priorities and cost estimates for recreation projects are based on the availability of funds and current funding levels. Athletic Field renovations (includes Santa Rosa Park) Community Center Therapy Pool Neighborhood Gymnasiums Laguna Lake Park Improvements Sinsheimer Park Improvements Rodriguez Adobe Park (Purple Sage Dr.) Marsh Street Park Playground Equipment Upgrades Eto Memorial Garden DeVaul Neighborhood Park Sinsheimer Park Batting Cages Las Praderas Park Damon - Garcia Sports Fields Construction Open Space Trail Construction 2 Lighted Softball Fields 7 -29 $ 820,000 $4,500,000 $ 500,000 $ 300,000 $ 350,000 $ 820,000 $150,000 $100,000 $800,000 Donation Park -in -lieu project Donation $30,000 $4,000,000 $1,0 clt ol, Parks and Recreation SAil, LLII: 06IS )O THE GENERAL PLAN APPENDIX B PARK ACQUISITION AND IMPLEMENTATION PRIORITY, 5 -10 YEARS Lighted Tennis Courts Laguna Lake Park Improvements Sinsheimer Park Improvements Special Use Facilities Playground Equipment Upgrades Orcutt Area Neighborhood Park Neighborhood and Mini Parks Margarita Area Neighborhood Park Community Garden Improvements Open Space Trail Construction Athletic Field Improvements Broad Street Neighborhood Park $000,000 $400,000 $800,000 $400,000 $1,000,000 Park -in -lieu project $400,000 Park -in -lieu project $20,000 $90,000 $500,000 7 -30 city 0f mn lids APPENDIX C Parks and Recreation PARK LAND ACQUISITION AND IMPROVEMENT IN ANNEXATION AREAS A. OVERVIEW The purpose of these guidelines is to provide a framework for achieving General Plan park system goals in annexation areas. While these guidelines are not intended to be "hard and fast rules," they are intended to provide sufficient direction to help ensure that: 1. We clearly communicate our goals — and method for achieving them — to those proposing residential annexations in order to avoid any misunderstandings about development requirements and related costs. 2. We achieve these goals in the most effective manner possible. B. GENERAL PLAN POLICIES The General Plan sets forth two key policies regarding the City's park system standards, and new development's responsibility to pay for the cost of the park land necessary to serve it: 3. The City shall develop and maintain a park system at the rate of 10 acres of park land per 1,000 residents (PR 6.1.1). 4. The costs of public facilities and services needed for new development shall be borne by the new development, unless the community chooses to help pay the costs for a certain development to obtain community -wide benefits (LU 1.14). C. IMPLEMENTATION GUIDELINES In accordance with General Plan policies, the City will use the following guidelines in acquiring and improving park land whenever State law allows us to do so. This is most likely to occur in the case of annexations. However, these guidelines are also applicable whenever discretionary approvals of the City are requested, such as zone changes, general plan amendments or development agreements. 5. Park land acquisition and improvement goal. The City will achieve a ratio of 10 acres of park per 1,000 residents projected to reside in the annexation area. This includes land and improvements. a. Privately owned and maintained landscaped areas such as interior parkways and community greens may be considered as contributing to this goal. This will be determined on a case - by -case basis depending on the purpose and nature of such areas, and the level of public access to them. b. School sites may also be considered as contributing towards this goal. This will be determined on a case -by -case basis depending on the location of the proposed school site to planned park sites, and the likelihood that the school site will be used as a "joint use" facility. c. Open space will not typically be counted as park land in meeting the 10 acres per 1,000 residents standard. The City's General Plan is clear in its distinctions between open space and parks, and the purpose of these guidelines is to help implement the General Plan's park system goals, not open space goals. 6. Property owner dedication and developer improvement requirement. Through an annexation agreement, the City will generally require the dedication and full improvement of required park land by the property owner and /or developer (applicant) as a condition of the annexation. This means that the City will typically not take the lead role in acquiring and improving parks in annexation areas; this is the applicant's responsibility similar to the construction of other on -site, project - related infrastructure 7 -31 clty 0 sAll tuts THE GENERAL PLAN Parks and Recreation improvements such as streets, sidewalks, storm drainage collection, water distribution lines and sewer collection lines. 7. Acquisition and improvement phasing. The phasing of when dedication and improvements are required by the applicant will be set forth in the annexation agreement, specific plan or development plan. While this will be determined on a case -by -case basis, land dedication and improvements should generally be phased as follows: a. Land should be dedicated upon annexation. b. Phase 1 improvements (as defined in the annexation agreement, specific plan or development plan) should be completed before the first certificate of occupancy is issued; other improvement phases and standards may be established in the annexation agreement, specific plan or development plan. c. All improvements should be completed by the time that about two - thirds of the units are available for occupancy. 8. Fees in -lieu of dedication and improvement. Depending on the circumstances, the City may prefer to develop some portion of the required park acquisition and improvements on property that is not being annexed. This would generally occur when the City plans to meet part of the "10 acres per 1,000 residents" requirement through a community -wide facility that is not located in the annexation area, or when the annexation area is not large enough to dedicate and improve a meaningful amount of park land. Whenever fees are paid in lieu of dedicating and improving park land, they will be: a. Restricted solely for park land acquisition and improvement. b. Determined, assessed, collected and accounted for in a manner consistent with state requirements for development impact fees as set forth in AB 1600. c. Used for park land and improvements that directly serve the annexation area, unless a finding is made that the area is already adequately served by existing neighborhood facilities. In this case, fees will be used to acquire or improve community -wide facilities. 9. Case -by -case review. The following issues will be addressed on a case - by -case basis as part of the specific plan or development review process: a. Amount of park land to be dedicated and improved within the annexation areas versus the amount that will be met through the payment of in -lieu fees in meeting the overall goal of 10 acres of parks per 1,000 residents. b. Location and type of park land to be developed in the annexation area. c. Value of the park land and improvements that will not be developed in the annexation, and the resulting amount of fees to be paid. d. Timing as to when these fees will be paid. e. Timing as to when park improvements will be made by the applicant. f. Distribution of any in -lieu fees between neighborhood versus community parks and facilities, and the need to redress any deficit in the availability of neighborhood parks in the vicinity of the annexation area. 7 -32 CIt V 0j APPENDIX D CITY COUNCIL RESOLUTION Parks and Recreation RESOLUTION NO. 91,68 (2001 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING A NFGATIVI, DECI.AIWHON OF ENVIRONMENTAL IMPACT, ADOVHNG .A NEW PA RM AND RECREATION ELEMENT / MASTER PLAN WHFRFAS, the city Council conducted a public }hearing on April 3, 2001, and has rasidered mutimony of inwrested parties, the records of the Planning Commission hearing, the records of the Parks and Recreation Comtli.ssttatt lutist€;, and the evaluations and recommendations of off; and %VjI , REAS, the City Council has considered the draft Negative Declaration of Environmental Impact as prepared by the staff and reviewed by the Planning Commission. NOW,' THEREFORE, BE IT RESOLVED by the Coutr-it Of the City Of SW 1,W& ObiSPD 4 f'allcrws; SECTION 1. u rose L�c[L�c a nation. The City Council f`mds and detennines that the project' s Negative Deternsination adequately addresses the potential environmental impacts of the, proposed Element update, and refits the independent judgement of the City Council. The Council determines duct the Element updatewill have no signihcattt impacts on the environment. The Council hereby adopts said Negative Declaration. SfWCI ION 2. &Vegorp v' us m io _m ax n Element adoptctt in 1995 is hereby rcpcaled on the effWive date: of the adoption of this MOIWort. SECTION .3. Adoplion of jS9& Element. Tile revised. Parka seal Recreation Elernew / Master Plant consisting of the text dated April, 3, 2001, on fit,- in the City Clerk's office is herelay adopted.. *3KC i'ION 4. t't i ceti0n tend Avail hi i . The Community Development Director caused the newly adapted Element to be published and provided to City officials, concerned citizens, and puhIic. libraries, and made avai lob to to the public at a asst not to exceed the coast of reproduction. SI:MON S, Naive 13atc. The newly adapted Element shall be e5ective. on tho thirtieth day after passage of this resolution, Upon motion of Council Member Mtrtlxallaand, seconded by Council Member Marx, and on the following roll cull vote; AYES; Council Members Mane, Mulliollarld, Schwartz, trite Mayor Evvall, and Mayor Sete NOES. None ABSENT- ENT: None: R91 7 -33 � tyOf Parks and Recreation SAII WIS 0BIS , 14IM111,41,11-111"W''I'la, USE Resol'ution' do. 9168MOI Series.) Page 2 of 2 w The foregoing resolution was opted this 14 slap of April 2001. Mayor Allen Settle A T. Lee ;Pries, City Clerk APPROVED AS TO FORM. T _3..I r n, y Attorney 7 -34 C[tv Of Parks and Recreation MIGN Mll lull told; x0 APPENDIX E TECHNICAL BACKGROUND REPORTS �.d W1 ,s Z, 7-35 7 -36 City of Parks and Recreation THE GENERAL PLAN w� _ f•I b' b � M ,s l 40 4 it ppnn k F� G 4 zi' .'. x &E L. a di ffftititi p 7 -36 CII'vor Parks and Recreation SMi LLtls or-ws' o THE GENERAL PLAN w Tl A a A T W. Y e+e oc r: In rw p s A 7 -37 c ltv o[ THE GENERA. PLAN Parks and Recreation 7 -38 �y�', CIz- � [7 [�, ra Eli y 41 7 -38 city of Water and Wastewater EMkZO SallIUIS' BJS )O HE GENERAL PLAN CHAPTER 8 WATER AND WASTEWATER Adopted: February 24, 1987 Last Revised: April 4, 2006 (Council Resolution No. 9785, 2006 Series) 8 -1 f city of &'gin lull olm-; � E Water and Wastewater CHAPTER 8 - WATER AND WASTEWATER TABLE OF CONTENTS INTRODUCTION................................................................................ .....................,......... 5 WATERSECTION ................................................................................. ............................... 5 SAFEANNUAL YIELD ....................................................................... ............................... 5 1.0 POLICIES ............................................................................... ..............................5 1.0.1 Basis for Planning ........................................................ ............................... 5 1.0.2 Safe Yield Amount ........................................................ ............................... 6 1.0.3 Groundwater .................................................................. ..............................6 1.1 BACKGROUND ...................................................................... ..............................6 1.2 SAFE ANNUAL YIELD................... ..................................,.,.. ............................... 7 Previous Safe Annual Yield Studies ........... ....................................... ..............,................ 7 Groundwater Resources .................................................................... ............................... 8 WATERCONSERVATION ................................................................ ............................... 9 1.3 POLICIES .............................................. ....... ............................ ............,......,........9 1.3.1 Long -term Water Efficiency ....... ............................... 9 1.3.2 Short-term Water Shortages...- .................................... ............................... 9 1.4 BACKGROUND .......................................,............................... ......................,.,..,..9 WATER DEMAND PROJECTIONS .................................................... ............................... 9 1.5 POLICIES ................................................................................ ..............................9 1.5.1 Basis of Projections ................................,...................... ............................... 9 1.5.2 Water Use Rate ............................................................ ............................... 9 1.5.3 Overall Projected Demand ......................................... ............................... 10 1.5.4 Present Water Demand .................... .................... .................................. _ 10 1.5.5 Peak Daily Water Demand ...................... ............... 10 1.6 BACKGROUND ..................................................................... .............................10 SILTATION AT SALINAS AND WHALE ROCK RESERVOIRS ...... ............................... 14 1.7 POLICY ............................................................................... ............................... 14 1.7.1 Accounting for Siltation ............................................... ............................... 14 1.8 BACKGROUND ..................................................................... .............................14 SUPPLEMENTAL WATER REQUIREMENTS ................................ ............................... 16 1.9 POLICIES .............................................................................. .............................16 1.9.1 Supplemental Water Requirement ............................. ............................... 16 1.9.2 Supplemental Water Sources ..................................... ............................... 16 1.9.3 Paying for Supplemental Water for New Development ............................. 16 1.10 BACKGROUND ............................. ............................... .......................... 16 MULTI - SOURCE WATER SUPPLY ............... ............................... ........................... 17 1.11 POLICY ............................................. .............................._ .........................17 1.11.1 Multi- Source Water Supply ...................................... ............................... 17 1.12 BACKGROUND .............................................................. ............................... 17 ALLOCATION OF NEW WATER SUPPLIES .................................. ............................... 18 1.13 POLICIES .......................................................................... .............................18 1.13.1 Balancing Safe Yield and Overall Demand ................ ............................... 18 1.13.2 Supplying New Development ..................................... ............................... 18 1.13.3 Reserve for Intensification and Infill Development ..... ............................... 18 1.13.4 Accounting for Reclaimed Water ................................ ............................... 18 1.13.5 Private Water Supplies ............................................... ............................... 18 1.14 BACKGROUND .............................................................. ............................... 19 WATER ALLOCATION AND OFFSETS .......................................... ............................... 19 1.15 POLICIES .......................................................................... .......................,.....19 1.15.1 Exemptions for Offsets ............................................... ............................... 19 1.15.2 Basis for Allocations and Offsets ................................ ............................... 20 EWA "A atyof Water and Wastewater THE GENERAL PLAN 1.16 BACKGROUND ................................................................. .............................20 RECLAIMEDWATER ......................................................................... .............................20 1.17 POLICIES ..........:............................................................... .............................20 1.17.1 Reclaimed Water Quality ............................................... .............................20 1.17.2 Uses of Reclaimed Water .............................................. .............................20 1.18 BACKGROUND ................................................................. .............................21 WATER SERVICE WITHIN THE CITY ............................................... .............................21 1.19 POLICY .............................................................................. .............................21 1.19.1 Water Service within the City ......... ............................... ..21 1.20 BACKGROUND ................................................................. .............................21 WASTEWATERSECTION ..................................................................... .............................21 GOAL.................................................................................................. .............................21 2.0 SERVICE AREA AND POPULATION .................................... .............................22 2.1 POLICIES ............................................................................... .............................22 2.1.1 Service Area .................................................................. .............................22 2.1.2 Areas Within the Urban Reserve Line ........................... .............................22 2.1.3 Service Outside the City Limits ...................................... .............................22 2.1.4 Areas Outside the Urban Reserve Line .......................... .............................22 2.1.5 Special Districts .............................................................. .............................22 2.1.6 Service Capacity ............................ ............................... ....22 2.1.7 Annexation Criteria ......................................................... .............................22 2.2 PROGRAMS ........................................................................... .............................23 2.2.1 Updates ......................................................................... .............................23 2.2.2 Projections of Requirements ......................................... .............................23 2.2.3 Expanding Capacity ....................................................... .............................23 WASTEWATER COLLECTION, TREATMENT, AND DISPOSAL ..... ..... ........................23 2.3 POLICIES ............................................................................... .............................23 2.3.1 Stormwater Infiltration .................................................... .............................23 2.3.2 System Protection ......................................................... .............................23 2.3.3 Managing Treatment Demand ....................................... .............................23 2.3.4 Beneficial Use ................................................................ .............................24 2.3.5 City as Exclusive Provider ............................................. .............................24 2.3.6 Energy Efficiency ........................................................... .............................24 2.4 PROGRAMS .......................................................................... .............................24 2.4.1 Reducing Infiltration ....................................................... .............................24 2.4.2 Discharge Standards ..................................................... .............................24 2.4.3 Project Evaluation .......................................................... .............................24 2.4.4 State and Federal Water Quality Standards............ ...... .............................24 WASTEWATER REVENUES AND FINANCING ................................. .............................25 2.5 POLICY .................................................................................. .............................25 2.5.1 Enterprise Activity ......................... ............................... .............25 2.6 PROGRAM ............................................................................. .............................25 2.6.1 Revising Charges .......................................................... ..... ........................25 WASTEWATER BACKGROUND ....................................................... ......... ....................25 2.7 Current Wastewater Flows and Treatment ............................ .............................25 2.8 Projected Wastewater Flows .................................................. .............................26 2.9 Alternative Treatment and Disposal Methods ........................ .............................27 2.10 Wastewater Costs and Revenues ..................................... .............................29 LIST OF TABLES Table 1: SAFE ANNUAL YIELD ......... ............................................. .......,. .........,..,.................7 Table 2: WATER USE 1980 - 1999 ........................................................... .............................11 Table 3: PER CAPITA WATER USE ....................................................... .............................13 8 -3 MY O sAn lulti ,, Water and 'Wastewater Table 4: CALCULATION OF PRESENT (2002) WATER DEMAND .... ............................... 14 Table 5: SALINAS RESERVOIR CAPACITY STUDIES ...................... ............................... 15 Table & REQUIRED SAFE ANNUAL YIELD FOR GENERAL PLAN BUILD-OUT .......... _ 17 8 -4 clay 1, Water and Wastewater s -)0 HE GENERAL PLAN WATER AND WASTEWATER MANAGEMENT INTRODUCTION The City's General Plan guides the use and protection of various resources to meet community purposes. It reflects consensus and compromise among a wide diversity of citizens' preferences, within a framework set by State law. The General Plan contains elements that address various topics. The City decided to adopt an element addressing water resources and wastewater treatment because of the vital role of these resources and the far - reaching impacts of water policies on community growth and character. This element translates the Land Use Element's capacity for development into potential demand for water supply and wastewater treatment. This element outlines how the City plans to provide adequate water and wastewater services for its citizens, consistent with the goals and policies of other General Plan elements. Before adopting or revising any General Plan element, the Planning Commission and the City Council must hold public hearings. The City publishes notices in the local newspaper to let citizens know about the hearings at least ten days before they are held. Also, the City prepares environmental documents to help citizens understand the expected consequences of its planning policies before the hearings are held. Anyone may suggest or apply for amendments to General Plan elements. The City will probably update this element about every five years, or more frequently if necessary. WATER SECTION SAFE ANNUAL YIELD 1.0 POLICIES 1.0.1 Basis for Planning The City will plan for future development and for water supplies based on the amount of water which can be supplied each year, under critical drought conditions. This amount, called "safe annual yield," will be formally adopted by the Council. The safe annual yield determination will be revised as significant new information becomes available, and as water sources are gained or lost. The determination will consider a staff analysis, which will recommend an amount based on coordinated use of all water sources. Each change to safe annual yield will be reflected in an amendment of this Plan. 8 -5 city-or THE GENERAL PLAN 1.0.2 Safe Yield Amount Water and Wastewater The City's safe annual yield, from the coordinated operation of Salinas and Whale Rock reservoirs and 500 acre feet of groundwater, is shown in Table 1. The safe annual yield includes reductions due to siltation at the reservoirs, discussed in more detail in Section 5.0. 1.0.3 Groundwater The amount of groundwater which the City will rely upon towards safe annual yield is identified in policy 1.0.2. The City will maximize the use of groundwater in conjunction with other available water supplies to maximize the yield and long -term reliability of all water resources and to minimize overall costs for meeting urban water demands. The City shall monitor water levels at the well sites to determine whether reduction or cessation of pumping is appropriate when water levels approach historic low levels. 1.1 BACKGROUND Safe annual yield is the amount of water that can reliably be produced by the City's water supply to meet the water demand. It is estimated by simulating the operation of the City's water supply sources over an historical period to determine the maximum level of demand that could be met during the most severe drought for which records are available. The safe annual yield of an individual source of water supply is defined as the quantity of water which can be withdrawn every year, under critical drought conditions. Safe annual yield analyses of water supply sources are based on rainfall, evaporation and stream flow experienced during an historical period. The City of San Luis Obispo uses a period beginning in 1943, which covers drought periods in 1946 -51, 1959 -61, 1976 -77, and 1986- 91. The historical period used in the latest computer analysis to determine safe annual yield extends from 1943 through 1991 and includes the most recent drought. Although future conditions are unlikely to occur in the precise sequence and magnitudes as have occurred historically, this technique provides a reliable estimate of the future water supply capability of the existing sources, since the long term historical record is considered a good indicator of future conditions. The safe annual yield gradually declines as silt accumulates in the reservoirs, thereby reducing storage capacity (discussed in more detail in section 1.8). Prior to 1991, the "controlling drought period" for determining safe annual yield was 1946 to 1951. The critical period for determining safe annual yield from the two reservoirs is now the period from 1986 to 1991. The safe annual yield is reflected in the table below and includes estimated losses associated with siltation. :. c,lt,y of I SATI WIS OBIS THE GENERAL PLAN Water and Wastewater TARI F 1• SAFE AMMIIAI VI =I n 1.2 SAFE ANNUAL YIELD Year Salinas & Whale Rock Reservoirs Groundwater Total 2000 7,040 acre feet 500 acre feet 7,540 acre feet 2001 7,030 acre feet 500 acre feet 7,530 acre feet 2002 7,020 acre feet 500 acre feet 7,520 acre feet 2003 7,010 acre feet 500 acre feet 7,510 acre feet 2004 7,000 acre feet 500 acre feet 7,500 acre feet 2005 6,990 acre feet 500 acre feet 7,490 acre feet 2006 6,980 acre feet 500 acre feet 7,480 acre fppt 2007 6,970 acre feet 500 acre feet 7,470 acre feet 2008 6,960 acre feet 500 acre feet 7,460 acre feet 2009 6,950 acre feet 500 acre feet 7,450 acre feet Previous Safe Annual Yield Studies Previous studies of the critical historical drought periods at Salinas and Whale Rock reservoirs have indicated the following safe annual yields were available to the City: Water Supply Salinas Reservoir Whale Rock Reservoir* Coordinated Operation Groundwater Safe Annual Yield 4,800 acre -feet 2,060 acre -feet 500 acre -feet 500 acre -feet TOTAL 7,860 acre -feet *City's share of Whale Rock Reservoir safe annual yield Reference Corps of Engineers, 1977 Dept Water Resources, 1974 CH2M -Hill, 1985 Water Operational Plan, 1993 Past safe annual yield analyses for the two reservoirs assumed independent operation and historical data to the date of each report. The critical drought period for the previous studies was 1946 -51. The studies also assumed a minimum pool at Salinas and Whale 8 -7 City O ."u) tins THE GENERA. PLAN Water and Wastewater Rock of 400 and 500 acre -feet respectively. "Coordinated operation" is a concerted effort to operate the two reservoirs together for maximum yield. Since Salinas Reservoir spills more often than Whale Rock Reservoir, due to its larger drainage area and more favorable runoff characteristics, and has higher evaporation rates, the combined yield from the two reservoirs can be increased by first using Salinas to meet the City's demand and then using Whale Rock as a backup source during periods when Salinas is below minimum pool or unable to meet all of the demand. The 500 acre -feet increase in safe annual yield was a preliminary estimate of the additional yield attributed to coordinated operations of the reservoirs identified in the 1985 report prepared by CH2M -Hill. In 1988, the City contracted with the engineering firm of Leeds hill - Herkenhoff, Inc., to prepare a detailed analysis of the City's water supplies and safe annual yield, based on coordinated operation of the reservoirs. The report "Coordinated Operations Study for Salinas and Whale Rock Reservoirs" was completed in 1989. The study estimated total safe annual yield for the City from the two reservoirs to be 9,080 acre -feet per year. Since the study period was only to 1988 and the City was in a drought period of unknown length, this amount was never adopted by Council. It should be emphasized that this estimate assumed that the "controlling drought period" was 1946 to 1951 and that Whale Rock Reservoir is used only when Salinas is below minimum pool or can not meet the monthly City demand, and does not consider limitations on the use of Salinas water due to water quality constraints. Following the end of the 1986 -1991 drought, staff updated the computer program created by Leedshill- Herkenhoff to estimate the impact of the drought on safe annual yield of the reservoirs. The analysis determined that the recent drought was the critical drought of record for the two reservoirs and resulted in a reduction in the safe annual yield. Groundwater Resources The groundwater basin that underlies the City of San Luis Obispo is relatively small. Therefore, extractions in excess of 500 acre -feet per year during extended drought periods cannot be relied upon. Because the basin is small, it tends to fully recharge following significant rainfall periods. Following periods of above average rainfall, the groundwater basin may be capable of sustaining increased extraction rates to meet City water demands. Since both Salinas Reservoir and the groundwater basin fill up and "spill" following significant rain periods, there is a benefit in drawing from these sources first and leaving Whale Rock Reservoir as a backup supply. The conjunctive use of the groundwater basin and surface water supplies in this manner will provide an effective management strategy that increases the reliability of all the resources to meet current and future water demands. Another benefit of maximizing groundwater use is that it typically requires minimal treatment that reduces costs compared to surface water supplies. Even with treatment for nitrates and PCE, the projected costs associated with that treatment show groundwater to be comparable to other alternative future water supply projects. Past City policy has been not to compete with agriculture for use of groundwater resources. Recognizing the importance of the production of food and fiber as well as open space provided by agricultural land outside the urban reserve line, the City will continue to endorse this policy. :: clty ('7I' SAI I j.t 11S 0134 HE GENERAL PLAN WATER CONSERVATION 1.3 POLICIES Water and Wastewater 1.3.1 Long -term Water Efficiency The City will implement water - efficiency programs which will maintain long -term, per- capita usage at or below the per capita use rate as identified in Policy 3.1.2. 1.3.2 Short -term Water Shortages Short -term mandatory measures, in addition to the long -term programs, will be implemented when the City's water supplies are projected to last three years or less based on projected water consumption, coordinated use of all city water supply sources, and considering the drought pattern on which safe yield is based (or response to other situations which may interrupt supply). 1.4 BACKGROUND Water conservation was referenced as a part of the City's water management policy in 1973. In 1985, the City adopted the Annual Water Operational Plan policy that established water conservation as a means of extending water supplies during projected water shortages. Since 1985, many technological and philosophical changes have occurred which are proving water conservation to be both a short term corrective measure for immediate water supply shortages and a long term solution to water supply reliability. A comprehensive evaluation of the potential water savings from current water conservation technologies and programs is included as Appendix V to this Plan. Based on the reliability of the water conservation measures which were evaluated, and the cost effectiveness of the proposed programs, a long term reduction in water demand of approximately twenty percent from the average per capita use recorded in 1986 -87 is used for planning for future water conservation programs as well as future water supply needs. Because of the experience during the drought of 1986 to 1991, the City has developed a short term plan to deal with immediate water shortages and has recognized the importance of water efficiency by supporting long term programs. The City will reevaluate and update its water conservation efforts in response to changing water demand, supplies, technology and economic conditions. WATER DEMAND PROJECTIONS 1.5 POLICIES 1.5.1 Basis of Projections The City will project water requirements, considering long -term conditions and the full range of water uses in the City. 1.5.2 Water Use Rate The City shall use 145 gallons per person per day (this equates to approximately 0.162 acre -foot per person per year) and the number of City residents to plan total projected future water demand. This quantity will be revised if warranted by long- term water use trends, including differences in the relationship between residential and nonresidential usage. (Throughout this Plan, 145 gallons per person per day is used in computations of future water demand.) :• city 0[ ,;,Ili ILIis THE GENERA. PLAN 1.5.3 Overall Projected Demand Water and Wastewater Applying 145 gallons per person per day to a projected City resident population of about 56,000 at General Plan build -out results in a projected water demand of 9,096 acre -feet per year (excluding demand from the Cal Poly campus, which has separate entitlements). 1.5.4 Present Water Demand Present water demand shall be calculated by multiplying the water use identified in Policy 3.1.2 by the current city population (as determined by the California Department of Finance, Population Research Unit). 1.5.5 Peak Daily Water Demand The City shall strive to develop and maintain water supply sources and facilities appropriate to ensure sufficient supply and system capacity to provide the peak daily water demand of the City. 1.6 BACKGROUND The City must know how much water will be needed to serve residents, businesses, and other users to accommodate the General Plan. This quantity can be projected using different methods. All methods involve assumptions about both future usage rates and the numbers and types of users expected in the future. The quantity expressed in the policy above corresponds closely with both (1) total city -wide usage compared with total resident population and (2) projections of water demand based on usage by various land use categories. There always will be some uncertainty in estimating development capacity (such as the number of dwellings or residents) as well as the usage per customer type (such as acre -feet per dwelling or per resident). The estimating method must use reasonable assumptions, based on experience, to assure an adequate level of water supply while not overstating demands. Since the early 1970's, usage estimates have ranged from 0.17 to 0.22 acre -foot per resident per year (about 155 to about 195 gallons per person per day). The estimates have varied so widely due to actual differences in consumption over time and to confusion about accounting for Cal Poly usage. (The City treats and delivers much of the water used by Cal Poly, even though Cal Poly has separate entitlements.) Table 2 shows recent water usage compared with City resident population. Table 3 compares the "per capita" and "land use" methods of estimating water needs. 8 -10 City of SIVI flips THE GENERAL PLAN Water and Wastewater TABLE 2: WATER USE 1980 -1999 Year Water from Treatment Plant and Wells acre -feet (1) Total City Water Demand acre -feet (2) Population (3) Total Gallons per Person per Day City Gallons per Person per Day 1980 6,745 6,145 34,252 176 160 1981 6,941 6,341 34,759 178 163 1982 6,584 5,984 34,239 167 152 1983 6,800 6,200 35,660 169 155 1984 7,862 7,262 36,407 182 178 1985 8,025 7,425 37,378 193 177 1986 8,367 7,767 38,205 196 181 1987 8,399 7,799 38,282 196 182 1988 8,411 7,811 39,858 188 175 1989 6,004 5,404 41,027 129 118 1990 4,796 4,196 41,958 102 89 1991 4,640 4,040 42,178 98 86 1992 5,316 4,716 42,922 110 98 1993 5,572 4,972 43,415 115 102 1994 5,775 5,200 43,919 117 106 1995 6,075 5,574 41,295 131 120 1996 6,379 5,742 41,404 138 125 1997 6,868 6,220 41,807 147 133 1998 6,399 5,852 42,201 135 124 1999 6,736 6,172 42,446 142 129 Bold, italicized years (1989 - 1991) indicate mandatory conservation period. Notes from Table 2: (1) Data from City Water Treatment Plant production reports; includes Cal Poly potable water. 8 -11 Clt:y of Smi US Water and Wastewater (2) Cal Poly water use assumed constant for years before 1994, at 600 acre-feet- (3) January 1 population estimates from the California Department of Finance, Population Research Unit, as revised through 1999. 8 -12 ' City Water and Wastewater 'All tttS OBIS )0 THE GENERAL PLAN TABLE 3: PER CAPITA WATER USE Method 1: Method 2: Water treatment plant production and Metered use by development type and Land Population Use Element Per capita water use — Per capita water use — based on historic demand, population, and based on historic demand, land use, and conservation conservation Annual demand General Plan build -out (1992 draft) 1987 year highest use 8,397 acre feet Land use types (with 20% reduction from pre -1987 usage rates) Single Family Residential 3,630 acre -feet Less Cal Poly subtract 6700 acre -feet 7,797 acre- Multifamily Residential 2,633 from total, based on feet Retail commercial 422 average demand Office 393 Per capita use Services & manufacturing 438 Convert to gallons and 182 Motel /hotel 608 divided by 365. Divide gallons /day by Dept of Finance Hospitals, schools, parks 1,432 population estimate (38,282) Total 9,577 acre -feet Less 20% long -term 145 Per capita use 152 gallons /day conservation gallons /day Convert to gallons and divided by 365. Divide by estimated 56,000 build -out population (excludes Cal Poly residents) Based on the analysis of these two approaches and the inclusion of long term water conservation programs, 145 gallons per day per person is used throughout this element for long term water supply planning purposes. 8 -13 c;fty0 Water and Wastewater THE GENERA. PLAN TABLE 4: CALCULATION OF PRESENT 2002 WATER DEMAND Gallons per City Population Gallons per Days in aYear Current person per day Acre Foot Demand 145 44,426 1 acre foot 365 7,216 acre feet equals 325,851 gallons [Contents of Section 4.0 deleted by September 2002 amendment. Numbering of following sections retained to avoid confusion in references among documents.] SILTATION AT SALINAS AND WHALE ROCK RESERVOIRS 1.7 POLICY 1.7.1 Accounting for Siltation The City shall account for siltation in the adoption of the safe annual yield as identified in Policy 1.0.2. The estimated annual reduction in safe annual yield from Salinas and Whale Rock Reservoirs is 10 acre -feet per year. As Council considers and develops new water supply opportunities, Council should consider planning for additional water to address siltation losses over a longer term. 1.8 BACKGROUND Siltation at reservoirs is a natural occurrence that can substantially reduce the storage capacity over long periods. The reduction of available storage will reduce the safe annual yield of the reservoirs. Siltation at reservoirs varies depending on factors such as rainfall intensity and watershed management practices. There have been numerous reports addressing siltation at Salinas Reservoir, but no studies have been done for Whale Rock Reservoir. Table 5 lists the studies for Salinas Reservoir and the estimated storage capacities. During the recent drought, water at Salinas Reservoir fell to record low levels. Recognizing the unique opportunity presented by the low water level, the County contracted with a local engineering consultant to provide an aerial survey of the lake and prepare revised storage capacity information. The latest information reveals that the survey conducted in 1975 may have over estimated the siltation rate at the reservoir. Early studies indicated average annual siltation rates from 23 acre -feet per year to 34 acre -feet per year. The study done by the U.S. Geological Survey in 1975 estimated that the siltation rate was approximately 82 acre -feet per year. The latest information indicates that the siltation rate is on the order of 40 acre -feet per year. Since Whale Rock is used as a backup supply for the City, it may be many years until the lake level drops to the point where an aerial survey of siltation can be economically performed. Since no information is available to indicate what rate of siltation is occurring at the Whale Rock Reservoir, it is assumed for planning that the annual average rate of siltation is similar to Salinas Reservoir. New water supply opportunities can be utilized to offset the long term siltation losses, as discussed elsewhere in this document. The safe annual yield from the two reservoirs will be continually reduced as a result of siltation. The City's computer model can be used to calculate the reduction in safe annual 8 -14 city of All lLIIS THE GENERAL, PLAN Water and Wastewater yield from Salinas and Whale Rock reservoirs to date. The model can then be used to calculate estimated annual reductions in the future assuming siltation occurs in an average pattern. Since the storage capacity for Salinas Reservoir was last estimated in 1990, the annual loss of 40 acre -feet per year can be applied from that date. However, since siltation at Whale Rock Reservoir has never been factored into the total available water storage, the loss of 40 acre -feet per year would apply to the period since the reservoir was constructed in 1961. TABLE 5: SALINAS RESERVOIR CAPACITY STUDIES Year Agency Total Capacity Usable Average Annual (acre -feet) Capacity loss Usable (acre-feet) Capacity (acre- feetlyear) 1941 U.S. Army 44,800 26,000 - 1947 U.S. Soil Conservation - 25,860 23.3 Service 1953 U.S. Soil Conservation - 25,590 34.2 Service and U.S. Forest Service 1975 U.S. Geological Survey 41,400 23,200 82.4 1990 County of San Luis Obispo 41,791 24,035 40.1 Usable capacities are shown at the 1,301.0 -foot spillway elevation because the usable capacity at the 1,300.7 -foot elevation for the 1947 and 1953 studies could not be accurately determined. Usable capacity at the 1,300.7 -foot elevation for the 1941 survey was determined to be 25,800 acre -feet and for the 1975 survey was 23,000 acre -feet. The estimated loss in storage capacity for Salinas Reservoir between 1990 and 2000 is 400 acre -feet. The estimated loss at Whale Rock Reservoir between 1961 and 2000 is 1,560 acre -feet. Based on these reduced storage capacities, the computer model projects a loss of 250 acre -feet of safe annual yield from the combined operation of the two lakes. With an estimated loss of 40 acre -feet per year at each reservoir, the total safe annual yield from the two lakes will be reduced by 10 acre -feet per year. This loss of yield is accounted for in the adopted safe annual yield figures shown in Table 1. 8 -15 clwof Water and Wastewater 5.N11 Ups- Obis' p HE GENERAL PLAN SUPPLEMENTAL WATER REQUIREMENTS 1.9 POLICIES 1.9.1 Supplemental Water Requirement The City shall develop additional water supplies to provide for the Primary Supply Requirements identified below, and strive to develop additional water supplies to provide for the Secondary Supply Requirements identified below, in the consideration of available water supply opportunities. 1. Primary Supply Requirements — Develop supplemental water supplies to provide sufficient water for General Plan build -out using the per- capita planning use rate identified in Policy 1.5.2 multiplied by the projected General Plan build -out population, and 2. Secondary Supply Requirements — Develop supplemental water supplies to provide additional yield to account for future siltation losses, drought contingency, loss of yield from an existing supply source, operational requirements necessary to meet peak operating demands, and other unforeseen conditions. 1.9.2 Supplemental Water Sources In deciding appropriate sources of supplemental water, the City will evaluate impacts on other users of the water and other environmental impacts, total and unit costs, reliability, water quality, development time, and quantity available. 1.9.3 Paying for Supplemental Water for New Development The cost for developing new water supplies necessary for new development will be paid by impact fees set at a rate sufficient to cover the annual debt service cost of the new water supplies attributable to new development. 1.10 BACKGROUND Based on the Land Use Element adopted by the City Council in August 1994 and a per capita use rate of 145 gallons per person per day, the projected total amount of water for the City to serve General Plan build -out is 9,096 acre -feet. Many of the Secondary Supply Requirements identified in Policy 1.9.1 are unquantifiable at this time, and their development should be considered by Council in the review of new water supply opportunities. 8 -16 on" c�ttyof Water and Wastewater HE GENERAL PLAN TABLE 6: REQUIRED SAFE ANNUAL YIELD FOR GENERAL PLAN BUILD -OUT Source of Demand Population Acre -feet Percent of (at 145 gallons Total per clay per person) Existing (2002) Development 44,426 7,216 79.3% New Development 11,574 1,880 20.7% Total 56,000 9,096 100.0% City policy adopted in 1987 as part of the Water Element states that the costs of developing supplemental water sources will be borne by those making new connections to the water system. Policy 1.9.3 continues this policy and is consistent with the Land Use Element. MULTI - SOURCE WATER SUPPLY 1.11 POLICY 1.11.1 Multi- Source Water Supply The City shall continue to develop and use water resources projects to maintain multi -snump water supplies, and in this manner, reduce reliance on any one source of water supply, to provide for peak operating demands in the event one of the City's major water supply sources is unavailable, and to increase its supply options in future droughts or other water supply emergencies. 1.12 BACKGROUND Having several sources of water can avoid dependence on one source that would not be available during a drought or other water supply reduction or emergency. There may be greater reliability and flexibility if sources are of different types (such as surface water and ground water) and if the sources of one type are in different locations (such as reservoirs in different watersheds). The Water Element of the General Plan, adopted in 1987, identified multiple water projects to meet projected short and long term water demand. In November of 1990, the Council again endorsed the multi- source concept. 8 -17 City of ,,.11l tins THE GENERAL PLAN ALLOCATION OF NEW WATER SUPPLIES 1.13 POLICIES Water and Wastewater 1.13.1 Balancing Safe Yield and Overall Demand When new water sources are obtained, the additional safe yield shall be allocated first to eliminate any deficit between the adopted safe annual yield (Section 1.0) and the present demand as defined in Policy 1.5.4, second to eliminate any deficit between adopted safe yield and General Plan build -out, and third to supply for the Secondary Supply Requirements as identified in Policy 1.9.1. 1.13.2 Supplying New Development A. The City will determine the water available for allocation to new development by either; the adopted safe annual yield of the City's water supplies minus present demand as identified in Policy 1.5.4, or the projected demand at build - out as identified in Policy 1.5.3 minus present demand as identified in Policy 1.5.4; whichever is less. Available allocations will be assigned to development in a way that supports balanced growth, consistent with the General Plan. Allocations from a new water supply project shall be considered available at the time project construction is initiated. B. Any safe annual yield from new water supply projects beyond that needed to balance safe annual yield and present demand will be allocated to development, subject to the requirements in Policy 1.13.3, "Reserve for Intensification and Infill." C. A water allocation shall not be required for projects for which the developer makes changes in facilities served by the City that will reduce long -term water usage equal to twice the water allocation required for the project. 1.13.3 Reserve for Intensification and Infill Development The City will annually update the water available for allocation based on the difference between the adopted safe annual yield (policy 1.0.2) and the present water demand (policy 3.1.4) as part of the annual Water Resources Status Report. One -half of the water available for allocation (not to exceed the total required for infill and intensification), as identified in the Water Resources Status Report, will be reserved to serve intensification and infill development within existing city limits as of July 1994. 1.13.4 Accounting for Reclaimed Water Reclaimed water has an estimated potential of 1,200 acre feet per year of water available for appropriate non - potable uses. The amount to be added to the City's safe annual yield, and therefore available for development, will only be the amount projected actually to be used or offset (approximately 130 a.f. initially), increasing to 1,200 acre feet per year as additional offsetting uses are brought on -line. The amount of reclaimed water used each year will be reported to Council as part of the annual Water Resources Status Report and will be added to the safe annual yield identified in Section 1, Table 1 of this document to determine water available for new development. 1.13.5 Private Water Supplies When developments are supplied by private groundwater wells, the yield of those wells will not be counted toward the City's safe annual yield. Such yield, however, 8 -18 C"Or Water and Wastewater SAIJ ILIIS OEIS THE GENERAL PLAN will result in the demand for City water supplies being lower than it otherwise would be, which may necessitate adjustments of the per capita water usage figure used to estimate overall demand. 1.14 BACKGROUND The City has pursued numerous water supply projects over the years. (These projects are discussed in Chapter 3 of the Urban Water Management Plan.) This part of the element addresses allocation of these supplies once the yields from projects are realized. The City has identified these potential uses for new supplies: • Eliminating any deficit between adopted planning figures and safe annual yield; • Providing for water requirements for future development within the urban reserve area designated in the General Plan; • Compensating for reduced yields due to reservoir siltation; • Providing additional water supplies, as determined by Council, for drought, operational requirements for meeting peak demands, and other water supply emergencies; • Providing water for habitat management. Allocation of new supplies can balance the needs of all areas identified while not compounding the potential water shortage problems for existing City water customers. The adoption of 145 gallons /per person /per day as a water supply planning figure would indicate water is available for development, eliminating the need for retrofitting. Because 145 gallons /per person /per day assumes that the retrofit component of the water conservation program is complete, new development will continue to retrofit until the entire city is essentially retrofitted as determined by the City Council. WATER ALLOCATION AND OFFSETS 1.15 POLICIES 1.15.1 Exemptions for Offsets A. The City will not allow a project to reduce or eliminate the amount of the required allocation or offset, to the extent that the project is supplied by a private well, with the following exceptions: 1. The City may reduce the amount of the required water allocation, to the extent that the project is supplied by a private well serving non - potable water needs (such as irrigation) which will not significantly affect the yield of City wells. Such a well may be operated by the owner of the property containing the well only for the owner's use. As an exemption, the City may allow a well to supply landscape irrigation on more then one parcel if the irrigation is: a) for the common area of a condominium complex or other developments with similar common areas as approved by the Utilities Director, and the well and irrigation system are under the control of an owner's association; or b) a single commercial development, and the well and irrigation system are subject to a recorded agreement among parcel owners, which is acceptable to the Utilities Director and the City Attorney, and which establishes responsibilities for operation and maintenance of the common areas served by the well. 8 -19 t;rt�rc�' Water and Wastewater sm) lttly otil:�po ................... THE GENERAL PLAN 1. When an allocation or potential offset is not available, a well may be allowed to eliminate the required offset for potable water needs only as an interim source until a new City water source is available. Once a new source becomes available, the project will be required to acquire an allocation from the City. Impact fees will be due at the time the development is approved. 2. The City Council approves the well proposal as part of a specific land development project approval, and the proposed well system meets all City standards; and 3. A qualified, independent, hydrological investigation demonstrates that the well(s) reliably can provide sufficient quality and quantity of water for the proposed land development project and will not impact the yields from City wells. 1.15.2 Basis for Allocations and Offsets Required allocations and offsets will be based on long -term usage for each type of development. (These use and offset factors will be determined and published by the City, and may be revised, as warranted, by new information.) 1.16 BACKGROUND In 1988, the City began to formally account for long -term water usage in new development. The allocations have been based on histories of water usage for various kinds of development. At first, the City decided to allocate some water for new land development projects even though city -wide water usage exceeded safe yield. As the 1986 -1991 drought continued, and the projected completion of proposed supplemental supply projects moved farther into the future, the City decided that there should be no new development that would increase water usage. As a result, nearly all construction since 1990 has been: • Replacement buildings, using the same or less water; Additions or remodels which do not substantially affect water usage; and • Projects that have retrofitted facilities served by the City, to save (offset) twice the amount of water that would be allocated to the project. Installation of low -flow toilets, showerheads, and faucets have accounted for most of the offset credit. Substantial credits were also earned by installing water - recycling equipment in businesses. Also, a few relatively small projects were able to do little or no retrofitting because they were supplied with groundwater through private wells. Some projects have utilized more than one of these strategies to proceed despite the lack of water allocations. RECLAIMED WATER 1.17 POLICIES 1.17.1 Reclaimed Water Quality The City will produce high quality reclaimed water, suitable for a wide range of nonpotable uses. 1.17.2 Uses of Reclaimed Water The City will make available reclaimed water to substitute for existing potable water uses as allowed by law and to supply new nonpotable uses. 8 -20 c,It v o Sell WIS THE GENERAL PLAN Water and Wastewater When deemed appropriate by the Utilities Director, new development shall be equipped with dual plumbing to maximize the use of reclaimed water for non - potable uses. 1.18 BACKGROUND Reclaimed water is highly treated wastewater (sewage) which can be used for most nonpotable purposes. The City's Water Reclamation Facility (formerly known as the Wastewater Treatment Plant) has been upgraded to the point the effluent can be used directly for landscape and agricultural irrigation and other uses such as industrial processes and toilet flushing in certain types of buildings. Most treated effluent, in the past, has been discharged to San Luis Obispo Creek. A small amount of effluent has been used at the treatment plant site for landscape irrigation. Reclaimed water will be used for additional landscape irrigation at the Water Reclamation Facility and on City -owned land in the vicinity, and for ponds to benefit wildlife. Use of reclaimed water beyond the treatment plant area will require a distribution system separate from other water lines. Reclaimed water can be used to supply nonpotable uses in new development and to offset potable uses in existing development. These potential uses require a deliberate method to account for reclaimed water use, consistent with policies concerning total water requirements and other water sources. Long -term funding for the necessary reclaimed water distribution system is expected to come from charges for the use of reclaimed water. Initial expenses may be funded from bonds, low- interest State loans, and developer contributions. WATER SERVICE WITHIN THE CITY 1.19 POLICY 1.19.1 Water Service within the City A. The City will be the only purveyor of water within the City. B. Appropriate use of privately owned wells may be allowed with the approval of the Utilities Director, consistent with policies 1. 13.5 and 1.15.1. 1.20 BACKGROUND Historically, the City has been the sole water purveyor within the City limits. This allowed the City to maintain uniformity of water service and distribution standards, and to be consistent in developing and implementing water policy. In continuing to be the sole water purveyor, the City will maintain control over water quality, distribution and customer service, as well as ensure consistency with the City's General Plan policies and goals. WASTEWATER SECTION GOAL San Luis Obispo's wastewater goal is to provide efficient and environmentally acceptable wastewater disposal service for the community. 8 -21 MYof Water and Wastewater ;i�rn WIS calks? THE GENERAL PLAN 2.0 SERVICE AREA AND POPULATION 2.1 POLICIES 2.1.1 Service Area The current wastewater service area is the incorporated area of the City. The City shall provide wastewater service adequate for existing uses and new development pursuant to the Land Use Element for all areas within the city limits. 2.1.2 Areas Within the Urban Reserve Line The urban reserve line (the outer limit to urban development) includes areas which the City may annex in the future. Wastewater service adequate for potential uses allowed by the Land Use Element (including hillside planning provisions) shall be provided for all areas within the urban reserve line. 2.1.3 Service Outside the City Limits To receive City wastewater service, areas must be annexed to the city. The City will not provide wastewater service for areas outside the city limit, except for: A. Customers which have prior agreements. B. Uses which are consistent with the General Plan and which are located on areas of less than one acre, which are surrounded on at least three sides by areas that are already served. 2.1.4 Areas Outside the Urban Reserve Line The City will not provide wastewater service to areas outside the urban reserve line. 2.1.5 Special Districts Special districts should not provide wastewater service within the City's planning area to uses inconsistent with the City's General Plan. 2.1.6 Service Capacity The City's wastewater collection and treatment systems must be able to support population and related service demands consistent with General Plan objectives. These basic objectives are stated in the Land Use Element (growth management) and in the Housing Element. 2.1.7 Annexation Criteria The City will not annex an area unless it can meet the wastewater treatment needs of the area to be annexed, in addition to the wastewater treatment requirements for all development, consistent with the Land Use Element, within the city including the annexed area. The only exceptions to this policy are: A. Areas which have prior agreements for wastewater service. B. Minor infill parcels within areas which have prior agreements for wastewater service, as provided in policy 2.1.3. 8 -22 crty0f Water and Wastewater 1;A1 or HE GENERAL PLAN 2.2 PROGRAMS 2.2.1 Updates The City will update this element's service area description and population projections as needed and in concert with any amendments to the Land Use Element. Time frame: continuing Responsible parties: Community Development Department; Planning Commission, City Council. Funding: City general fund 2.2.2 Projections of Requirements The City will refine this element's projections of wastewater treatment requirements on the basis of wastewater flows from specific land use categories and the likely development of those categories as provided in the Land Use Element. Time frame: Following adoption of the Land Use Element update. Responsible parties: Community Development Department; Utilities Department; Planning Commission; City Council. Funding: City general fund. 2.2.3 Expanding Capacity The City will expand the capacity of the wastewater treatment plant to provide adequate treatment for projected wastewater flows. Time frame: Late 1980's to late 1990's. Responsible parties: Utilities Department; City Council. Funding: Development and connection charges, wastewater fees, and grants. WASTEWATER COLLECTION, TREATMENT, AND DISPOSAL 2.3 POLICIES 2.3.1 Stormwater Infiltration The City will minimize stormwater infiltration into the sewer system. 2.3.2 System Protection The City will minimize damage to the wastewater collection and treatment systems by preventing discharge of materials that are toxic or which would obstruct flows. 2.3.3 Managing Treatment Demand The City will manage wastewater treatment demand to assure that it can provide a high level of wastewater service. 8 -23 City of S'N11 j u IS THE GENERA, PLAN 2.3.4 Beneficial Use Water and Wastewater The City will pursue treatment and disposal methods which, to the maximum extent feasible, provide for further beneficial use of wastewater and allow beneficial uses of land or water receiving the effluent. 2.3.5 City as Exclusive Provider The City will be the only provider of public wastewater treatment within the City (but on -site pretreatment of wastewater to meet City Standards may be required). 2.3.6 Energy Efficiency Wastewater operations will minimize energy use and will incorporate cost - effective energy recovery or production facilities. 2.4 PROGRAMS 2.4.1 Reducing Infiltration The City will continue to investigate and carry out cost - effective methods for reducing stormwater flows into the wastewater system. Time frame: Continuing Responsible agencies: Utilities Department; City Council Funding: Wastewater revenues 2.4.2 Discharge Standards The City will update and enforce its standards for the quality of wastewater discharged to the system. Time frame: Continuing Responsible agencies: Utilities Department; City Council Funding: Wastewater revenues 2.4.3 Project Evaluation The City will continue to evaluate the potential for the wastewater flows of a proposed project to exceed the capacity of collection and treatment systems. Time frame: Continuing Responsible agencies: Utilities Department; Community Development Department; City Council Funding: General fund 2.4.4 State and Federal Water Quality Standards The City will change its treatment and disposal practices in an attempt to meet federal and state water - quality standards. The first step will be adoption of the Wastewater Management Plan and completion of pre- design technical reports that will describe a specific strategy for treatment and disposal. Any additional required environmental review would be integrated with the pre- design work. Then, plans 8 -24 catty of &V) ttal� ................. - THE GENERAL PLAN Water and Wastewater and specifications, and a budget, for the construction project would be prepared. The timing of these steps will be worked out in collaboration with the Regional Water Quality Control Board. Time frame: Construction complete in the early 1990's Responsible agencies: Utilities Department; City Council Funding: Wastewater revenues; state or federal grants WASTEWATER REVENUES AND FINANCING 2.5 POLICY 2.5.1 Enterprise Activity The City's wastewater system will be operated as an enterprise activity, with costs to be borne by wastewater fees and charges. Costs of operating, maintaining, and replacing the wastewater system will be borne by all customers. Some portion of the costs of making major decisions about the wastewater systems - -such as evaluating changes to citywide collection and treatment -- may be borne by the whole community. Costs of expanding treatment capacity and extending the collection system to serve new development shall be borne by those making new connections to the system, in proportion to expected wastewater flows. The City will seek any state or federal grants which may be available to fund sewer system improvements. Programs to fund wastewater projects should be consistent with the growth management policies of the General Plan. 2.6 PROGRAM 2.6.1 Revising Charges The City will periodically revise its schedule of charges for wastewater service. The city will prepare a development fee schedule to fund expansion of collection and treatment facilities. Time frame: Periodic rate evaluation; development fees to be adopted by July 1988 and updated as required. Responsible parties: City staff; City Council. WASTEWATER BACKGROUND 2.7 Current Wastewater Flows and Treatment The City is responsible for collecting, treating, and disposing of wastewater from about 19,000 residential, commercial, industrial, and public customers every day, in a way that avoids environmental and public health problems. In addition to homes and businesses within the city limits, the City provides wastewater services for Cal Poly and the County airport. The City's existing wastewater collection system partly determines the character of wastewater flows. About 150 miles of sewer pipes, ranging from six to 30 inches in diameter, collect wastewater flows. The oldest pipes date from the 1890's, when pipe 8 -25 $ C11tyO[ THE GENERA. PLAN Water and Wastewater materials and trenches were less able to withstand the effects of corrosion and soil settlement. Eight pumping stations move the wastewater from areas where the slope of sewer pipes is not sufficient to allow gravity flow. Sewer lines cross creeks at 95 locations in the City; at some locations, siphons (U- shaped sections of pipe) allow the flows to continue. In some places, newer pipes have been installed parallel to older pipes to handle increased flows. Despite the City's efforts to repair and replace older and deteriorated sewer pipes, some cracked joints between pipe sections, some manhole covers, and improperly connected storm -water drains allow water from rainfall and saturated ground to enter the sewage collection system. This storm -water infiltration significantly increases the amount of wastewater that must be treated during the wet season. Undersized and damaged lines, siphons, and parallel pipes are often the source of wastewater collection problems. Collected flows are treated at the City's plant on Prado Road near Highway 101. The plant removes floating and large, gritty material, reduces the amount of nutrients and bacteria, separates sludge from the waste stream, and discharges the effluent into San Luis Obispo Creek near Los Osos Valley Road. Sludge is separated from the wastewater, dried in open ponds at the treatment plant, and hauled away for use on landscaping or crops. While the treatment plant uses tanks, pumps, and other mechanical equipment, most of the wastewater treatment is actually done by living microorganisms. The man -made features are largely to provide a suitable place for them to grow. Wastewater flows are measured in millions of gallons per day -- abbreviated "mgd." (One million gallons would fill a tank 60 feet in diameter and 50 feet high.) In 1986, the average flow into the treatment plant during dry weather was 4.4 mgd. During wet weather, the peak flow was 22.4 mgd. Standards for quality of the treated effluent follow from federal and state water - quality laws. The specific requirements for San Luis Obispo were most recently set by the state's Regional Water Quality Control Board in April 1986. The standards are to protect present and potential beneficial uses of the water which receives the effluent, including recreation, agricultural supply, and fish and wildlife habitat. The standards include: • For the creek - maximum allowed changes in acidity /alkalinity, temperature, and oxygen; • For the effluent - maximum allowed quantities of solid particles and dissolved solids, nutrients which deprive the water of oxygen through chemical and biological action, oil and grease, coliform bacteria, and chlorine left from the last treatment step. Effluent quality has violated the standards, so the Regional Water Quality Control Board has ordered the City to improve the effectiveness of its treatment. The primary problem has been the amount of nitrogen in the form of ammonia. Other nutrients, suspended solids, oil and grease, and coliform bacteria have also exceeded the standards. 2.8 Projected Wastewater Flows If the City grows to about 53,000 population in the year 2015, as outlined in the Land Use Element, the average dry- weather volume of wastewater is expected to increase by about 32 percent, from 4.4 mgd to 5.8 mgd. Other measures of required treatment capacity, such as flow in the peak month and the amount of nutrients and solids, are expected to increase in about the same proportion. Consulting engineers have concluded that the existing wastewater treatment plant site is big enough for a plant to handle the projected flows, but the treatment plant will have to be 8 -26 c1tv of Water and Wastewater THE GENERAL PLAN changed to treat such flows effectively. The City plans a two - phased expansion of treatment capacity. The first phase would also improve the effectiveness of treatment. Both phases involve changing and enlarging certain facilities at the treatment plant. 2.9 Alternative Treatment and Disposal Methods Many different methods of disposing of treated wastewater (effluent) have been considered. Each method has its own advantages and disadvantages. In evaluating treatment and disposal methods, the City will consider initial and continuing costs, environmental impacts, reliability, flexibility, and potential for increasing beneficial uses of treated wastewater. Preliminary evaluations have indicated that some of the options listed below are not feasible or cost - effective. The feasibility and desirability of others will not been known until additional evaluations are completed, and even then changing conditions may warrant reconsideration or further study. The City does not want to preclude treatment and disposal options which may turn out to be feasible. However, the City must select an overall strategy for treatment and disposal and begin to carry it out, in order to meet established water - quality standards. Once a strategy is chosen and money is committed to certain physical projects, those funds would not be available to spend on significantly different strategies. Several alternatives to conventional stream disposal, which could be used in various combinations, are briefly described below. With the exception of an ocean outfall, each alternative involves some beneficial use -- reclamation -- of the treated wastewater, as does direct stream disposal (which helps maintain stream habitat and recharges downstream wells). Reclaiming all the effluent for uses that would otherwise need fresh City water, which is not likely in the time frame of this element, would displace the need for about 5,000 acre -feet of water in 1987, and about 6,600 acre -feet in 2015. Irrigation Effluent could be used to irrigate recreational land (such as a golf course) or agricultural land. Effluent used for pasture irrigation would probably not have to meet standards as high as those for creek disposal. However, to dispose of all projected effluent quantities during all seasons, the City would have to own or permanently control the use of about 2,000 acres of land. Even with availability of such a large area for irrigation, a substantial holding pond would be required for winter storage, when the ground is saturated. The main obstacles to this approach are obtaining the required disposal area, piping the effluent to it, and assuring no long -term harm to soil characteristics or groundwater supplies. Effluent used to irrigate landscaping or recreational land could replace water from other sources, or it could enable expansion of landscaped or recreational areas without drawing on limited supplies of fresh water. Stream Improvement The creek's ability to provide good wildlife habitat can be improved in ways other than removing certain contaminants from the effluent. Effluent, possibly with more nutrients or discoloring substances than now allowed, could be discharged at several points within an enlarged streamside forest. Additional streamside trees and plants (a riparian corridor) would help remove nutrients. They would also shade the water, and could therefore help keep it cooler. Along with using such natural treatment capacity, the City could restore some of the habitat downstream from the treatment plant, which has been harmed by vegetation removal and intensive livestock use. The City's improving the habitat might allow relaxation of 8 -27 cItv0 Water and Wastewater Sell WIS 0131S )O THE GENERAL PLAN some discharge standards, since creation of a riparian corridor would enhance a beneficial use which the Regional Water Quality Control Board is trying to protect. Groundwater Recharge If suitable areas could be found and used by the City, effluent could be deliberately spread to percolate into the ground to recharge aquifers. While stream disposal does this for some downstream areas, disposal at other locations might allow more of the water to be retained where it could be withdrawn efficiently for use by the City. Laguna Lake or Marsh Effluent could be used to maintain a fairly constant level of Laguna Lake year - round. Much of the effluent would still make its way to San Luis Obispo Creek. If the effluent entered the lake directly, the required level of treatment would exceed that for direct stream disposal, since the lake is used for water - contact sports. Discharging the effluent into the marsh at the northerly end of the lake, or as pasture or landscape irrigation, would allow some natural filtering and might require a lower level of treatment than direct stream disposal. Industrial Reuse Some industries use large quantities of water that need not be of drinking quality. San Luis Obispo does not have significant manufacturing or processing industry, though it does have some businesses, such as laundries, which might be able to use properly treated effluent. Such effluent as a source of water also might enable industries that could not otherwise locate in San Luis Obispo to do so. Aquaculture Sewage is basically heavily fertilized water. If proper growth conditions are provided and harmful substances are controlled, the water -borne nutrients can be converted to useful plants and animals through aquaculture. Water hyacinth (used to produce methane, soil conditioner, or livestock feed) and several varieties of fish have been produced in municipal wastewater treatment plants. Difficulties with this approach include finding and maintaining markets for the products and continuously providing acceptable levels of treatment with widely varying wastewater flows and weather conditions. Domestic Reuse With substantially higher levels of treatment than now used and a suitable distribution system, wastewater could provide for the full range of household uses. However, meeting state and federal standards for quality of drinking water would be very difficult. The costs of adequate treatment and distribution, even for household landscape irrigation, far exceed other alternatives and are expected to be prohibitive for the foreseeable future. Ocean Outfall Coastal communities dispose of their effluent in the ocean. San Luis Obispo could pipe its treated effluent to San Luis Bay. However, the costs of building and maintaining a pipeline to the ocean appear greater than the savings that might be achieved through meeting the somewhat lower effluent standards for ocean disposal. Coastal Commission approval would be required for an ocean outfall. 8 -28 A atvor Water and Wastewater S-11) THE GENERAL PLAN 2.10 Wastewater Costs and Revenues The City budgets its wastewater activities separately from other City services and has a long- standing policy that wastewater revenues should fully fund wastewater services. Those making new connections to the sewer system pay for some of the cost of developing the existing system. Residential customers and most small businesses are billed at a uniform monthly rate, while some larger businesses pay according to the amount of water they use. In 1986 -87, the City sewer system budget was $1.1 million. To fund anticipated treatment -plant and collection- system changes through the 1990's, the City probably will need to substantially increase sewer rates, even with federal grant funding. Also, federal rules may require the City to revise its rate structure, so users are charged according to the average and peak quantities and concentration of contaminants of the wastewater they produce. 8 -29 c;lty car mn Luis om,;p o Chapter 9 - Glossary A - weighted sound level A- weighted sound level is the sound level obtained by using and A- weighting filter for a sound level meter. All sound levels referred to in the policies are in A- weighted decibels (abbreviated "dBA "). A- weighting de- emphasizes the very low and very high frequencies (pitches) of sound in a manner similar to the human ear. Most community noise standards utilize A- weighting, as it provides a high degree of correlation with human annoyance and health effects. Accessory Structure Accessory Structure is a structure that is clearly subordinate or incidental and directly related to the primary structure. Active Recreation Active recreation means recreation facilities typical of urban parks, including play fields (such as soccer or softball), school fields, community centers, tennis courts, picnic areas (group and individual), golf courses and golf - related facilities, recreation resorts, and similar facilities. Active Trail Corridor Active trail corridor is a pedestrian or bicycle trail that typically is (1) used for commuting purposes (provides direct access from school or work and residences), (2) located in an urban area, (3) paved with an all weather surface, and (4) utilized by a significant segment of the City population. Affordable Housing Affordable housing that meets the rental or sales price standards as established by the City and published annually in the Affordable Housing Standards. Such housing is made available for very-low, low and moderate income persons or households, and subject to deed restrictions or other instrument that ensure the housing remains affordable for a predetermined period. Agriculture Agriculture is the use of land for the production of food or fiber, or both, including (1) the growing of crops, or (2) the grazing of animals on naturally prime pasture or improved pasture land, or both (1) and (2). Agricultural Land Agricultural land is generally open land where there has been a history of agricultural cultivation or keeping of livestock, which remains generally open, and if located within the City limits, is a specific land use designation in the General Plan Land Use Element. Alternative Forms of Transportation Alternative Forms of Transportation are transportation modes other than single- occupant vehicles, including buses, bicycles, car and van pools, and walking. Annexation Annexation is the extension of the City limits, to increase the area which is subject to City laws and, sometimes, eligible for City utilities and services. Annexations are acted on by the Local Agency Formation Commission, according procedures and standards in State law. This commission is made up of two members of the County Board of Supervisors, two members of councils of the cities within the County, and a public member. Aquatic Ecosystems Aquatic ecosystems are biological communities that have developed in and around creeks, Laguna Lake, floodplains, marshes, wetlands, serpentine seeps, and springs. 9 -1 CI LV or ';All 11 tlS OISP Chapter 9 - Glossary Arterial Street Arterial street is a major road connecting different areas of the City with each other and with highways. Driveway access is usually limited. (See also the Circulation Element). Assisted Housing Assisted housing units, including multi - family or single - family, whose construction, financing, sales prices, or rents have been subsidized by Federal, State, or local housing programs, and units developed pursuant to local inclusionary housing and density bonus programs. Average Daily Traffic (ADT) Average Daily Traffic (ADT) is the total number of vehicles that use a particular street through the day (24 hours). Average Vehicle Ridership (AVR) Average Vehicle Ridership (AVR) is a number derived by dividing the number of people in a geographic area or at a specific site by the number of cars that they drive to that location. For example: If 100 people work at a site and they all drive a car to work, then AVR = 1.0 (100 people divided by 100 cars). If 100 people work at a site but only 50 drive cars and the rest use alternative forms of transportation, then AVR = 2.0 (100 people divided by 50 cars) Below- Market -Rate Housing Below- market -rate housing is housing that is sold or rented at prices less than the fair market value or prevailing market rent for the unit, and the financing of housing at less than prevailing interest rates.. Bikeways Bikeways include the following: (1) Bike Lane — part of a roadway that is reserved for bicycle use, (2) Bike Path — a paved path separated from a road that is reserved for bicycles, and (3) Bike Route — routes that bicyclists use to travel throughout the city. Billboards Billboards are signs which are made available for lease or rent. Boarding /Rooming House Boarding /Rooming House. A dwelling or part of a dwelling where lodging is furnished for compensation to more than three persons living independently from each other. Meals may also be included. Does not include fraternities, sororities, convents, or monasteries. Building Buildings are any structures used or intended for sheltering or supporting any use or occupancy. Building Intensity Building intensity is a measure of the amount of floor space in relation to site area. It is expressed as the ratio of gross building floor area to site area. For example, where a ratio of 1.0 is allowed, building floor area can equal site area. In this example, a one -story building could cover the entire site (except any required setbacks), a two -story building could cover one -half the site, or a three -story building could cover one -third of the site. (See also "density. ") Build -out That level of urban development characterized by full occupancy of all developable sites within the City's Urban Reserve, in accordance with the General Plan; the maximum level of development anticipated by the General Plan. Build -out does not assume that each parcel is developed with the maximum floor area or dwelling units possible under zoning regulations. 9 -2 City of SAI1( tIIS OrNlipO UNIFIED GENERAL PLAN Chapter 9 - Glossary Business Park Business park is a master - planned, campus -like setting for research - and - development or light - manufacturing uses. Capital Improvement Plan Capital Improvement Plan is part of the city's budget that describes how money will be spent on the construction, maintenance or replacement of buildings, streets, sewer and water mains and other publicly -owned facilities. Candidate Species Candidate species are taxa the U.S. Fish and Wildlife Service (USFWS) or California Department of Fish and Game (F &G) are considering for listing as endangered or threatened species. City Limits City limits include that land within the corporate limits of San Luis Obispo where the City has jurisdiction. Civic Center Civic Center is a part of downtown where certain types of City and County government offices are to be concentrated. Clustering Clustering means grouping allowed development on a small area of the site, with the remainder of the property protected as agriculture or open space. See the City's Land Use Element for clustering densities. CNPS CNPS means the California Native Plant Society. Collector Street Collector street is a street serving a neighborhood or subarea of the City, usually having only two lanes. See also the Circulation Element. Commercial Core Commercial Core is the part of the Downtown Planning Area (Downtown) that is generally zoned for Downtown Commercial (CD) and Public Facility (PF) uses. See also Figure 3 in the Land Use Element. Commercial Truck Commercial Truck is a vehicle weighting more than 10,000 pounds, used to make commercial deliveries. Community Development Block Grant (CDBG) A grant program administered by the U.S. Department of Housing and Urban Development (HUD) on a formula basis for entitlement communities and urban counties, and by the State Department of Housing and Community Development (HCD) for non - entitled jurisdictions. CDBG funds are used by cities and counties for land purchase, housing rehabilitation and community development, public services and facilities, economic development, and other purposes that primarily benefit persons or households with incomes less than 80 percent of County median income. Community Noise Equivalent Level Community noise equivalent level, abbreviated "CNEL ", is the equivalent energy (or energy average) sound level during a 24 -hour day, obtained by adding approximately five decibels to sound levels from 7:00 p.m. to 10:00 p.m. and ten decibels to sound levels between 10:00 p.m. and 7:00 a.m. CNEL is generally computed for annual average conditions. 9 -3 city 0[ sAn Luis owpo Chapter 9 - Glossary UNIFIED GENERAL PLAN Concessions Any contracted activity involving the for - profit sale of goods and services on public property, including temporary and on -going activities. Conservation, Energy Energy Conservation means the use of less energy in any form than would otherwise occur. It may be accomplished by greater efficiency (for example, more miles per gallon) or reduced activity (for example, going to a nearby park instead of a distant park). Conservation Plan Conservation Plan is a document prepared by the City or a City designated representative which specifies the care and management of specific open space sites or areas, in compliance with the General Plan. This plan outlines resources existing on the site, resource preservation, allowed recreational uses, and other similar programs. Covenants, Conditions and Restrictions (CC &Rs) Covenants, Conditions and Restrictions (CC &Rs). Restrictions or requirements that are placed on a property and its use by a property owner, usually as a condition of subdivision approval. CC &Rs are deed restrictions that "run with the land" and are legally binding. Creek Creek is a waterway or portion of a waterway so designated on the Conservation and Open Space Element "Creek Map," or other source as defined in the Conservation and Open Space Element; creek includes a natural watercourse or altered natural watercourse where water flows in a definite channel, with a bed and banks. Drainage ditches, concrete swales, underground culverts and storm drains are not considered creeks. Creeks located in the greenbelt or Outer Planning Area are as designated by the USGS 7.5 Minute series quadrangle maps or San Luis Obispo County data. Creek Corridor Creek corridor is that area of the creek between physical top of bank on one side of the creek and physical top of bank on the other side of the creek, or the area between the outer edge of the riparian vegetation on one side of the creek to the outer edge of the riparian vegetation on the other side of the creek (whichever is greater). Creek Maintenance Creek maintenance means work within a creek corridor that involves the trimming of vegetation, the use of herbicides or pesticides, removing debris or trash, removing vegetation necessary to maintain flood control, or similar maintenance activities. Projects that involve creek alterations should not be considered creek maintenance. Creek Restoration Creek restoration is the process of restoring a creek to a more natural condition. Restoration includes planting native riparian vegetation, removing wildlife barriers, providing fish ladders, removing debris and trash, removing invasive non - native creek species, grading and changes to the creek associated with creek restoration work, and other similar activities. Creek restoration is not considered development. Creek Setback Creek setback means the minimum distance that development must be located from a creek's physical top of bank or the outer edge of the riparian vegetation (whichever results in a greater setback), as provided in the Conservation and Open Space Element and Section 17.16.025 of the Municipal Code. An adequate creek setback should allow for future natural changes that may occur within the creek corridor and allow adequate space for storm design capacity. 9 -4 G0 «f S.�ntulsc�t•iSP0 Chapter 9 - Glossary UNIFIED GENERA, PLAN Cultural Resources Cultural resources consist of any prehistoric or historic district, site, building, landscape, structure, or object included in, or eligible for local, State or National historic designation, including artifacts, records, and material remains related to such a property or resource. Cultural resources represent the full range of prehistory and history by indigenous cultures and historic American settlement in San Luis Obispo, including traditional cultural properties. Cultural resources also include the remains of historic settlement and development activities of Euro- Americans, Asians, and other non - Native cultural activities over the past 200 years. Cut - Through Traffic Cut - Through Traffic is the term for vehicle trips on a particular residential local or collector street by motorists who do not live in the neighborhood and are passing through it to some other destination. Day /Night Average Sound Level Day /night average sound level, abbreviated "Ldn ", is the equivalent energy (or energy average) sound level during a 24 -hour day, obtained by adding ten decibels to sound levels between 10:00 p.m. and 7:00 a.m. The Ldn is generally computed for annual average conditions. Decibel Decibel, abbreviated "dB ", is a measure of sound, which people perceive as loudness. Technically, decibel is a unit for describing the amplitude of sound, equal to 20 times the logarithm to the base 10 of the ratio of the pressure of the sound measured to the reference pressure, which is 20 micropascals (20 micronewtons per square meter). Density Density describes how many things of a certain kind occupy an area of land. Density is often expressed as the number of residents, dwellings, or employees per acre. In this element, it means the maximum number of dwellings per acre that may be allowed. (See also "building intensity. ") Density Bonus An increase in the allowed base density applied to a residential development project. The increase allows the development of more dwellings than a property's zoning would otherwise allow, and is usually in exchange for the provision or preservation of affordable housing or housing amenity. Density, Residential The number of permanent dwellings per net acre, measured in Density Units, as further described in Chapter 17.16 of the Zoning Regulations. In the AG, C /OS and R -1 zones, each dwelling counts as one density unit. In all other zones, dwellings with different bedroom numbers have density unit values as follows: (1) Studio Apartment (450 sq. ft. or less) 0.50 Density Unit (2) One - bedroom Dwelling 0.66 Density Unit (3) Two - bedroom Dwelling 1.00 Density Unit (4) Three - bedroom Dwelling 1.50 Density Units (5) Dwelling with four or more bedrooms 2.00 Density Units Development Development means the erection of structures (including agricultural buildings and accessory structures such as decks and spas), the associated grading, vegetation removal, and paving associated with structures, the subdivision of land, mining, excavation, and drilling operations. Where creeks, wetlands, unique resources, sensitive habitat, and historical resources occur on -site or may be affected, development also includes agricultural uses (such as tilling the soil, grazing, agricultural grading, and similar uses) as well as grading (greater than 50 cubic yards), paving, and vegetation removal (the 9 -5 9A Ma c -ury of AT) IttlS OBIlSPO Chapter 9 - Glossary removal of a tree or riparian vegetation such that a major portion of a creek bank is exposed) whether such activities are associated with a structure or independent of a structure. Enhancement or restoration of a natural resource is not considered development. Development Limit Line Development limit line is a boundary, inside the urban reserve, between land to remain open and land which can be developed. It has been applied to certain hillsides. Development Plan Development plan is a plan for development of a certain site which has been rezoned under the "planned development" section of the City's Zoning Regulations. A development plan shows land uses, roads, utilities, building outlines, and development timing in more detail than the general plan, but not so precisely as construction plans. Director The Director of the City's Community Development Department, or another staff person authorized by the Director to act on his or her behalf. Dormitory A building used as a group quarters for students, as an accessory use for a college, university, boarding school, or other similar institutional use. Downtown Downtown is the central part of the City, generally bounded by Highway 101, the railroad, and High Street, including the commercial core and historic residential neighborhoods. Downtown Core The City's central business distrirt, comprising the most diverse mix of residential, commercial, governmental, and public uses, and defined by the "C -D" zone boundary as shown in the Zoning Map. Downtown Planning Area The central area of the City generally defined by the boundaries formed by State Highway 101, the Union Pacific Railroad Right -of -Way, and High Street, and the intersections thereof, as described in the General Plan Land Use Element. Elderly or Senior Housing Housing designed to meet the needs of and enforceably restricted to occupancy by persons 62 years of age and older or, if more than 150 units, persons 55 years of age and older. Endangered Species Endangered species are any taxa in danger of extinction throughout all or a significant portion of their range as identified by the U.S. Fish and Wildlife Service (USFWS) or the California Department of Fish and Game (F &G). Energy Energy means the capacity to change the characteristics of a material, most often its location or temperature. In the realm of daily life, energy is never really used up, only changed from a more useful state to a less useful state, with all forms eventually dissipating as heat. Enforceably Restricted Refers to housing that is deemed affordable under the City's Affordable Housing Standards and that is subject to deed restrictions, affordable housing agreements or other mechanisms to ensure the housing remains affordable for a prescribed period. V • crty of tlWIS0131SPO Chapter 9 - Glossary IE E GENERAL PLASH Enterprise Activity Programs in which fees and rates fully cover direct operating costs. Programs with a focus on youth and seniors may be subsidized by the General Fund to cover indirect costs with Council approval Equivalent Sound Level Equivalent sound level, abbreviated "Leq ", is the constant or single sound level containing the same total energy as a time - varying sound, over a certain time. For example, if 64 dB is measured for 10 minutes, 68 dB is measured for 20 minutes, and 73 dB is measured for 30 minutes, the 1 -hour Leq is about 71 dB. The Leq is typically computed over one, eight, or 24 -hour sample periods. Expansion Area Expansion areas are places that the City has decided will be appropriate for urban development, as further described in the General Plan Land Use Element text and map. Expansion areas are generally next to and extending beyond the City limits at the time the plan was adopted. The relatively large major expansion areas are shown and named on the plan map. Some smaller expansion areas are also shown; others may be designated as the City identifies additional places which meet certain standards that make them appropriate for urban development. Fair Market Rent. The rent, including utility allowances, determined by the United States Department of Housing and Urban Development ( "HUD ") for purposes of administering the Section 8 Housing Choice Voucher Program. Flood Prone Flood Prone means subject to a general and temporary condition of partial or complete inundation of normally dry land from: (1) overflow of inland waters; and /or (2) the unusual and rapid accumulation of runoff of surface waters from any source. Flood prone areas are areas within the 100- and 500 -year flood plain (zones A and B on FEMA maps), but also include areas in which standing water may accumulate after a relatively short rain or flood due to other sources of water such as runoff from nearby land uses caused by inadequate local drainage facilities. Floor Area Ratio (F.A.R.) The floor area of a building or buildings on a lot divided by the total lot area. In calculating F.A.R., floor area shall mean the conditioned floor area (as defined by Title 24 of the California Code of Regulations) of the building and excluding parking garages and basements, provided the finish floor elevation of the first floor is less than 30 inches above sidewalk grade. Fraternity House (or Sorority House) A residence for college or university students who are members of a social or educational association, and where such an association holds meetings or gatherings. Gateways Gateways shall mean portions of the following roadways which are located within the greenbelt: Highway 101 (excluding off -ramps and on- ramps), Broad Street (Highway 227), Los Osos Valley Road, Highway 1, South Higuera Street, and Orcutt Road. General Retail General retail is a commercial land -use category which includes specialty stores as well as department stores, restaurants, and some services such as banks. Granny Flat. See "Second Residential Unit." WA INENZA �,XII ails OBIS[, O Chapter 9 - Glossary Grassland Community Grassland Community is a community of plants of varying size, physical structure, abundance, distribution, and taxonomic affinities typically dominated by herbaceous species but also consisting of grasses and forbs introduced during the Spanish colonial period and a mixture of native California grasses and forbs. Grassland communities provide adequate cover, range, and food products for the plants and animals that typically live in the Valley Grassland Communities that can be found in Central California, the interior valleys of the Coast Ranges, and along the coast of central and southern California. Grassland communities within the City's planning area typically contain many of the following native perennial grasses: Koelaria macrantha Melica californica M. imperfecta M.torreyana Nassella [Stipa] pulchra N. [Stipa] lepida N. [Stipa] cernua Poa secunda Junegrass California melic grass Melic grass Torrey's melic grass Purple needlegrass Slender needlegrass Nodding needlegrass Perennial bluegrass Greenbelt Greenbelt is essentially undeveloped land beyond the City's Urban Reserve Line (as depicted on the Greenbelt Map). The greenbelt generally includes the City's view shed and the northern part of the watershed for San Luis Obispo Creek. The greenbelt may consist of private and public property composed of (1) open space area that is preserved to define the limit to urban growth, (2) open space area utilized to protect natural resources, (3) agricultural lands and associated agricultural uses, and (4) rural lands and recreation. A greenbelt functions to preclude adjacent urban communities from merging together by maintaining urban growth in designated urban areas. Habitat Buffer Habitat buffer is an area around a sensitive habitat or unique resource that protects the resource from development or associated impacts of development. A habitat buffer should: (1) be located between sensitive habitat or unique resources and proposed, existing, or potential development; (2) be a sufficient width and size to protect the species most sensitive to development disturbances and to compensate for project impacts; and (3) be designed to complement the habitat value associated with the sensitive habitat or unique resource and to protect such resource(s). Hazards Hazards include landslides and soil creep, flooding, potentially active or active earthquake faults, liquefaction areas, wildland fires, and dangers associated with locating too near to an airport. Health -Care Area Health Care Area is a district on Johnson Avenue where County and related private health -care facilities are to be located. High- Density Residential High- Density Residential is a land -use category for attached or closely spaced dwellings, usually in multistory buildings, for group housing and for other uses that are supportive of and compatible with residential neighborhoods. Hillside Planning Areas Hillside planning areas are places at the City's edges where a relatively precise boundary between potential development areas and open space has been drawn, and where special development standards apply. W. Clt'j/or Sa1'IWISOBISPO Chapter 9 - Glossary UNIFIED GENERAL PLAN Historic Property A property, including land and buildings, determined by the City to have archaeological, historical, or architectural significance as described in the Historic Preservation Program Guidelines, and listed on the Contributing Properties List or Master List of Historic Resources. Historical Resources Historical resources are places, buildings, or artifacts which represent periods in local history and that meet local, state or federal criteria for historic designation. Household All persons, including those related by birth, marriage or adoption and unrelated persons, who occupy a single dwelling. Housing or "Dwelling" Unit A building, a modular home, a mobile home, a cooperative, or any other residential use considered real property under State law and constructed upon a permanent foundation, with provisions for sleeping, cooking and sanitation, and with permanent connections to utilities. Impulsive noise Impulsive noise is a noise of short duration, usually less than one second, such as a hammer blow. Infill Infill is development on vacant sites which are essentially surrounded by urban development, and inside the City limits existing when this element was adopted. Infill Housing Development of housing on vacant lots within the City limits on property zoned for such uses. Insulation Insulation means a material or the property of a material that resists the flow of heat from one place to another. Governmental codes and manufacturers' specifications use a measure called the "R- value" for this property. The higher the value, the greater is the resistance to heat conduction. Interim Open Space Interim Open Space is a land -use category for areas which may be suitable for development someday but which should be kept open until certain constraints to development are overcome. Jobs - Housing Balance A ratio describing the number of jobs compared with dwelling units in a defined geographic area, and a measure of the adequacy of the housing stock to meet community needs. Joint Use Site Joint use sites include facilities and /or properties where long -term development and uses between the City and another agency have been established through a formal agreement. Levels of services (LOS) Level of services (LOS) is a qualitative measurement of the degree of congestion on a street or at in intersection. LOS is described by a letter scale from A to F, with Level of Service (LOS) "A" describing a free - flowing traffic, while LOS "F" describing a situation of extreme congestion. LOS E occurs when the volume of traffic approaches the road's capacity. LOS E is characterized by low operating speeds and numerous delays with much congestion. LOS F represents a forced flow situation with more traffic attempting to use the road than it can handle. LOS F is characterized by stop- and -go traffic with numerous, lengthy delays. NMI x) LUKOBBPO Chapter 9 - Glossary UNIFIED GENERAL PLAN Life -cycle Cost Life -cycle cost means the total cost of buying and operating a building or a piece of equipment over its useful life. Lifelong Recreation Pursuits Activities that can be enjoyed by persons over a wide span of years, physical abilities and interest, such as from youth through one's senior years. Live -Work or Work -Live Unit An integrated housing unit and work space, occupied and utilized by a single household in a structure, either single - family or multi - family, that has been designed or structurally modified to accommodate joint residential occupancy and work activities, and which includes: (1) complete kitchen and sanitary facilities in compliance with City building code, and (2) working space reserved for and regularly used by one or more occupants of the unit. The difference between "live- work" and "work -live" units is that the work component of a live -work unit is secondary to its residential use and may include only commercial activities and pursuits compatible with the character of a quiet residential environment, while the work component of a work -live unit is the primary use, to which the residential component is secondary. Local Street Local street is a street providing access to all or part of a neighborhood and not carrying through traffic. See also the Circulation Element. Low - Density Residential Low - Density Residential is a land -use category for dwellings that provide a sense of individual identity and neighborhood cohesion for the households occupying them, generally consisting of detached, one- or two -story buildings, with private outdoor space separating them from neighboring dwellings and near other uses which are supportive of and compatible with these dwellings. Mainstreaming Mainstreaming refers to the practice of incorporating those with special needs into regular leisure programs or everyday activities. Medium Density Residential Medium - Density Residential is a land -use category for dwellings that provide a sense of individual identity and neighborhood cohesion for the households occupying them, but in a more compact arrangement than Low - Density Residential. Such dwellings are generally one- or two -story detached buildings on small lots, or attached dwellings, with some private outdoor space for each dwelling. Other uses which are supportive of and compatible with these dwellings, such as parks, schools, and churches, may be permitted. Medium -High Density Residential Medium -high density residential is a land -use category for attached or closely spaced dwellings, usually in multistory buildings, for group housing, and for other uses that are supportive of and compatible with residential neighborhoods. Mixed -Use Development Development in which various uses, such as office, commercial, manufacturing, institutional, and residential are combined in single building or in multiple buildings on a single parcel or on multiple, contiguous parcels, developed as integral unit with significant functional interrelationships and a coherent physical design; property designated "MU" on the City's Zoning Map. ti a city of smi Rus ormspo Chapter 9 - Glossary 911 11120411140 . i Mitigation Banking Mitigation banking is a method of resource or habitat protection. It is a method for compensating for unavoidable impacts of development. It involves a public or private entity creating, restoring, or preserving fish, plant, and wildlife habitats in advance of an anticipated need for actual mitigation. When habitat areas are created a credit is created. When unavoidable impacts occur to habitat or a resource as a result of development, the developer (whether public or private) may utilize an existing credit created from previous successful habitat restoration, create an additional bank area, or pay a mitigation fee (as specified by the City). Mitigation Fee Mitigation fee is a fee paid to mitigate development impacts to creek, sensitive habitat, unique resource, or similar resources. This fee is paid to protect existing resources or buy land for the future protection of resources or habitat. Mitigation Monitoring Plan Mitigation Monitoring Plan is a plan and program to insure the proper implementation of mitigation measures identified in an environmental impact report or negative declaration with mitigation. It typically involves a monitoring and reporting process to document the implementation of all mitigation measures. Mitigation Plan Mitigation Plan is a plan which provides for natural resources mitigation and long -term preservation. Modal Split Modal Split describes how people use different methods of transportation (such as automobiles, transit, bicycles, and walking) to account for all the trips they make. For example, Figure #1 of the Circulation Element estimates that city residents use motor vehicles for 71% of all their trips, and buses, bicycles, walking and car pools for the remaining 29% Morros Morros are a chain of ancient volcanic peaks extending from Islay Hill to Morro Rock. These peaks occupy a stretch of land approximately 12 miles long running in an east -west direction from the City of San Luis Obispo to the seashore of Morro Bay. The Morros include the following peaks: Islay Hill, Mine Hill (also called Righetti Hill), Terrace Hill, Cerro San Luis, Bishop Peak, Chumash Peak, Cerro Romauldo, Hollister Peak, Cerro Cabrillo, Black Hill, and Morro Rock. Multi - Family Dwelling A dwelling that is part of a structure containing one or more other dwellings, or part of a non - residential use. An example of the latter is a mixed -use development where one or more dwellings are part of a structure that also contains one or more commercial uses (retail, office, etc.). Multi- family dwellings include: duplexes, triplexes, fourplexes (buildings under one ownership containing two, three or four dwellings, respectively, in the same structure); apartments (five or more units under one ownership in a single building); and townhouse development (three or more attached dwellings where no unit is located above another unit. It does not include Granny Flats or Secondary Dwelling Units. Multi- Generational Recreation programs and facilities designed to cover a broad range of age levels — pre - schoolers, school - age children, teens, adults, seniors. Municipal Project A development project designed, funded, or carried out by the City of San Luis Obispo and described as a "capital project" in the City's Financial Plan. 9 -11 c 1ty of 11112111MMilill &V1 Luis Owspo Chapter 9 - Glossary UNIFIED GENERAL PLAN Native Plants Native plants are those plant species that existed in California before the arrival of European explorers and settlers. Natural State Natural state means how a site would be found in nature under climax conditions and not altered appreciably by humans. Providing a natural state on a hillside or creek is to provide plants typical to that resource. Within a creek or wetland, an essentially natural state would allow some non - riparian vegetation (which would not negatively impact that resource) to remain or to be planted. Neighborhood Commercial Neighborhood Commercial is a commercial land -use category for businesses which primarily meet the frequent shopping demands of people who live nearby, such as neighborhood grocery markets and drug stores. New Development New development means projects requiring land use or building permits, but excluding remodeling or additions to existing structures. Noise Exposure Contours Noise exposure contours are lines drawn around a noise source, indicating constant levels of noise exposure, as shown in the Noise Element. Noise Level Reduction Noise level reduction, abbreviated "NLR ", is the arithmetic difference between the levels of sound outside and inside a building, measured in decibels. For example, if the sound level outside a house is 70dB and the level inside a room of the house is 45 dB, the NLR is 25 dB (70 — 45 = 25). Noise - Sensitive Land Use Noise - sensitive land use means: residential land uses; hotels, motels, bed - and - breakfast inns, or hostels; schools; libraries; churches; hospitals and nursing homes; playgrounds and parks; theaters, auditoriums, and music halls; museums; meeting halls and convention facilities; professional offices; and similar uses as determined by the Community Development Director. Office Office is a land use category for professional and financial services, and related, supporting businesses. Old Town Old Town means the part of downtown which includes the residential areas around the commercial core, where most original houses were built before 1940. Open Space Open Space is land or water area which remains in a predominantly natural or undeveloped state, and is generally free of structures. Such lands protect and preserve the community's natural and historical resources, define the urban boundary, and provide visual and physical relief from urban development. Open spaces may consist of small portions of a parcel, such as small wilderness preservation areas, or large tracts of land. Such lands may include farming and grazing; creeks, marshes, watershed and floodplains; scenic resources; plant and animal habitat; historic and archaeological resources; and passive recreation areas. Outdoor Activity Areas Outdoor activity areas are: patios, decks, balconies, outdoor eating areas, swimming pool areas, yards of dwellings, and other areas commonly used for outdoor activities and recreation. 9 -12 city of SAIIWISorm o Chapter 9 - Glossary UNIFIED GENERAL PLAN Paratransit Paratransit transportation systems such as jitneys, car pooling, van pooling, dial -a -ride services, and taxis that serve the specialized needs of groups such as the elderly or handicapped. Parcel An area of land defined by boundaries set by the Tax Assessor of the County of San Luis Obispo, roughly equivalent to the meaning of a "lot' for development purposes. Park Park is a land -use category for publicly owned parks. Park -In -Lieu Fees Fees charged to new development to defray public costs of providing parks and recreation facilities to serve new residents, as allowed under state law (the Quimby Act). Parkways Park areas that provide a transition from one area to another, such as linear parks, landscape areas within public rights -of -way, and parkway arterial streets. A parkway arterial is an arterial street with landscape medians and roadside area where the number of cross streets is limited, direct access from fronting properties is discouraged and special street beautification measures are included. Passive Recreation Passive recreation means low- intensity recreational activities such as hiking, bird watching, nature photography, trails, individual picnic areas, nature study, viewing stations, interpretive areas, and similar uses. Passive Recreation Area A park or an area designed for lower levels of recreational activity, such as hiking, picnicking, nature study and similar activities that generally do not involve active uses such as team sports, playground equipment, or intensive landscape modification. Passive Solar Energy System Passive solar energy system (sometimes called a "direct' system) means a design that uses landscape and architectural features to collect and store energy directly, without any external, mechanical or electrical power source. Such systems are nearly always used for heating or cooling space within a building. Many passive systems work best with some management by the occupant, such as opening windows or closing curtains. Peak Hour Traffic Peak Hour Traffic is the single time period during the day when the greatest number of vehicles is using a street. Pedestrian Path Pedestrian Path is a walkway reserved for pedestrians that is not along or immediately adjacent to a street. Planning Area Planning area is the land within the City limits where the City can control development, as well as the area outside the City limits where the City is particularly concerned with land use. See Figure 1 in the Land Use Element. 9 -13 city 0f SM ILWSOBIS O Chapter 9 - Glossary � x Practical Alternative Practical alternative shall mean (1) the project's basic purpose could still be accomplished either through a redesign or a reduction in massing, scale, or density, or (2) if changes are required to the project's design, scale, or density, reasonable use of the subject property could still occur. Reasonable use of the property in the case of new development may include less development then indicated by zoning. In the case of additional development on an already developed site, reasonable development may mean that no additional development is reasonable considering site constraints and the existing development's scale, design, or density. Prevention and Intervention Program Activities designed to help children identified as at -risk as a means to improve quality of life and encourage responsible behavior. Prime Agricultural Land Prime agricultural land means land which the U.S. Soil Conservation Service considers to be Class I or Class II. These soils have few or no limitations for growing crops due to slope, depth, texture, drainage, or inherent fertility. Prime Farmland Prime farmland is the land that is best suited to producing food, feed, forage, fiber, and oilseed crops. It must either be used for producing food or fiber or be available for these uses. It has the soil quality, length of growing season, and moisture supply needed to economically produce a sustained high yield crops when it is managed properly. Prime farmland commonly has an adequate and dependable supply of moisture from precipitation or irrigation (as defined by the U.S. Department of Agriculture, Soil Conservation Service, Soil Survey of San Luis Obispo, CA, 1984). Programs Programs are actions which the City intends to take in pursuit of its goals and policies. Proposed Endangered and Threatened Species Proposed endangered and threatened species are those taxa for which a proposed regulation has been published in the Federal Register, but not a final rule. Public Public is a land -use category for government facilities, such as schools, offices, meeting rooms, police and fire stations, and maintenance yards. Public Creek Access Easements Areas within or along creeks where the public is allowed. Public Utilities Public Utilities include telephone lines, electrical power lines, cable television, fire protection valves and related plumbing, traffic signal control boxes, and other equipment and facilities that are often placed above ground. Rare Species Rare species are taxa not necessarily threatened with extinction, but which occur in such small numbers that they may become endangered if their environment worsens. Recreation Recreation is a land -use category for publicly or privately owned recreation facilities, either outdoors or buildings within a park -like setting. 9 -14 C,FV of &111 turn CSCm.spo Chapter 9 - Glossary UNIFIED GENERAL PLAN Region Region generally means San Luis Obispo County. Regional Housing Needs Assessment (RHNA) A determination of a locality's housing needs by the local Council of Government and based on State law, that takes into account various factors such as population growth, employment growth, vacancy rates, housing removals, and concentration of poverty. Rehabilitation The repair, preservation, and or improvement of housing; and for historically designated structures, work done according to standards established by the U.S. Secretary of the Interior and described in the Secretary of the Interior's Standards for the Treatment of Historic Properties and related documents. Renewable Energy Source Renewable energy source means a type of energy which is more or less continuously flowing from source to potential user, such as sunlight, wind, tidal and wave action, growing plants, geologic heat, and difference between temperatures of layers of ocean water. Nonrenewable sources include stocks of coal, oil, natural gas, uranium ore, and intermediate sources derived form them. (The nuclear "breeder reactor" would in a sense be a renewable source once it is successfully established along with a fuel and waste processing cycle.) Residential Land designated in the General Plan and Zoning Regulations for dwellings and accessory uses. Residential Neighborhood Residential Neighborhood is a designation for the major residential expansion areas shown on the General Plan Land Use Map, which are to include a wide range of housing types and costs, and supporting uses such as small parks, elementary schools, and shopping and services to meet the daily demands of neighborhood residents. Residential /Office Residential /Office is a potential land -use category for downtown neighborhoods which have started to make the transition from residential to office uses, where the City wants to assure than housing is protected or replaced as office development occurs. Resilient Channel Resilient channel, or resilient clip, is a metal device that allows indirect attachment of an interior wall or ceiling surface to a framing member. Resilient channels reduce sound transmission through walls or ceilings. Restoration Restoration is the process of returning a resource to a more natural state. Restoration includes planting vegetation native to that area, removing wildlife barriers, removing debris and trash, removing invasive non - native plant species, and other similar activities. It can also refer to changes to an historic building to return it to a more original condition, as defined by standards established by the U.S. Secretary of the Interior. Restoration is not considered development. Retrofit Retrofit means to install a system or devices in an existing building or vehicle. Riparian Vegetation Riparian vegetation means vegetation and habitat characteristic of creeks or their edges. 9 -15 City of sml.uisormspo Chapter 9 - Glossary UNIFIED GENERAL PLAN Riparian Riparian means characteristic of creeks or their edges. Rural Commercial Rural commercial is an intensity of land -use in the airport area. Rural commercial includes farming as well as businesses which need a lot of space, which can be supported by on -site water supply and waste disposal rather than City water and sewer service, and which do not concentrate substantial numbers of employees or customers. Rural Residential Rural Residential is a land -use category for one or fewer dwellings per ten acres, where City water and sewer services are not available. Scenic Resources Scenic Resources are resources having high aesthetic qualities, such as hills and mountains; creeks and other wetland resources; sensitive habitat and unique resources; and agricultural lands that contain grazing or cropland. Scenic Roadways Scenic Roadways are segments of Residential Arterial or Arterial streets, Regional Routes and Highways or Freeway 101 that provide people with views of important scenic resources, as designated in the Conservation and Open Space Element. Secondary Residential (or Dwelling) Unit An attached or detached studio or one -room dwelling, with not more than 450 square feet of gross floor area and including permanent provisions for cooking, sleeping and sanitation. A second residential unit must be located on the same parcel on which the primary dwelling unit is located, pursuant to requirements in Ch. 17.21 of the Zoning Regulations. Sensitive Site. A site determined by the Community Development Director, Planning or Architectural Review Commission, or City Council, to have special characteristics or limitations, such as historic significance, creekside location, or visual prominence, requiring more detailed development review than would otherwise be required for other similarly zoned lots nearby. Services and Manufacturing Services and Manufacturing is a land -use category including repair and maintenance services, retailing of items such as vehicles and building materials, and light manufacturing. Significant Significant means a substantial, or potentially substantial, adverse change in the environment, as defined by the California Environmental Quality Act (CEQA). Significant Wetland Significant wetland means those wetlands that are important because of their uniqueness or because they provide habitat for rare, endangered, or threatened plants or animals. Single- family Dwelling, Detached A dwelling occupied or intended for occupancy by only one household, and which is structurally and physically separate from any other such dwelling. Mi • CULw of fluorms .SIu1411S OMSPO Chapter 9 - Glossary UNIFIED GENERAL PLAN Single Room Occupancy (SRO) Unit A single -room dwelling, typically 80 -250 square feet in floor area, with a sink and a closet, with communal or individual facilities for cooking and sanitation. Single- Occupant Vehicle Single- Occupant Vehicle is a motor vehicle occupied only by the driver. Small Residential Care Facility Small residential care facility means a home for not more than six people who need supervision or help with daily activities. Solar Access Solar access means exposure of a solar collector or passive system to the amount and duration of sunlight necessary for the successful operation of the system. As used in this element, "reasonable solar access" means that solar collectors or passive system can be located so as to receive full, unobstructed sunlight between the hours of 10 a.m. and 3 p.m. on winter solstice, December 21st. Social Services Area Social services area is a district on South Higuera Street near Prado Road where government agencies providing income - maintenance and employment services are to be located. Solar Collector Solar collector means a device which transforms sunlight striking it into another form of energy, such as heat, electricity, or chemical potential. Sound Transmission Class Sound transmission class, abbreviated "STC ", is a single- number rating of the amount of noise reduction provided by a window, door, or other building component. The higher the STC rating, the more effective the component will be in reducing noise. Windows and doors having a minimum STC rating are sometimes required to ensure that a building fagade will achieve a minimum Noise Level Reduction (NLR). However, STC ratings cannot be subtracted form exterior noise exposure values to determine interior noise exposure values. Special Design Areas Special design areas are sites where the general plan anticipates a broader range or mix of uses than would be allowed by the named land -use categories, and where those uses can be developed only as part of a development plan which solves certain problems. Special Needs Program participants who require reasonable accommodations as defined under the Americans with Disabilities Act. Specialty Facilities Buildings or areas constructed for a specific program, such as golf courses, community gardens, skateparks. Specialty Store Specialty store is one which offers a limited range of typically small consumer items to a wide market area, such as a shoe store, book store, or tobacco shop. 9 -17 CFtVOf Shcl 1111S OBISPO Chapter 9 - Glossary UNIFIED GENERAL PLAN Specific Plan Specific plan is a document adopted by the City to show land uses, roads, utilities, other public facilities, and development timing in more detail than the general plan, but not so precisely as subdivision maps or construction plans. Stationary Noise Source Stationary noise source is any noise source not preempted from local control by Federal or State regulations. Examples of such sources include industrial and commercial facilities, and vehicle movements on private property (such as parking lots, truck terminals, or auto race tracks). Stream See "creek." Street Right -of -Way Street Right -of -Way is a strip of land that contains public facilities such as streets and highways (including paved and unpaved shoulders), bike lanes, sidewalks, landscaped areas, and utilities. Structure Structure means anything assembled or constructed on the ground, or attached to anything with a foundation on the ground. Substitution Substitution means the replacement of one form of energy by another, as when fossil fuels replaced animals for farm work and transportation, or when solar energy rather than natural gas is used to heat water. Sustainability Sustainability or "Sustainable" means an activity, system, procedure, resource or material that is used, designed, conducted or implemented in a manner that does not impede the ability of future generations to live or use resources. Suburban Residential Suburban Residential is a land -use category for not more than one dwelling per acre, where City water and sewer services are not available. Taxa Taxa refers to any species or subspecies of a bird, mammal, fish, amphibian, reptile, invertebrate, or plant. Tenure The mode or status of residency, whether by renting or owning real property. Threatened Species Threatened species are any species likely to become an endangered species within the foreseeable future throughout all or a significant portion of its range as identified by the U.S. Fish and Wildlife Service or the California Department of Fish and Game. Through Traffic Through traffic consists of motorists who drive through an area where neither their origin nor their destination is within the area. V• City of SIVI US0111spo Chapter 9 - Glossary UNIFIED GENERA, PLAN Tourist Commercial Tourist Commercial is a land -use category for businesses which primarily serve visitors and the traveling public, such as motels, gas stations, and restaurants. Traffic Reduction Programs Traffic Reduction Programs — any activity that get people to use alternative forms of transportation. Transfer of Development Credit Transfer of Development Credit is a program that allows a landowner (located in the City, the greenbelt, or Outer Planning Area) to transfer a property's development potential to another location where development is encouraged. Such a program transfers development from a site where development is discouraged (sender site) to a site where development is encouraged (receiver site). Transit Service Transit Service is bus service provided by the city or regional agencies. Transitional Housing Housing provided to homeless persons, abused women or children, or other persons with special housing needs for a temporary period, and generally integrated with other social services and programs including counseling, education, and training to assist in the transition to self- sufficiency through gaining stable income and permanent housing. Transportation Noise Source Transportation noise source means traffic on public roadways, rail line operation, and aircraft in flight. Control of noise from these sources is preempted by Federal and State regulations. However, the effects of noise from transportation sources may be controlled by regulating the location and design of land uses affected by transportation noise sources. Trip Trip means a person traveling from one place (origin) to another (destination). Truck Route Truck Routes are streets that commercial trucks use to make regular deliveries. Underutilized Site A site that has the land area capacity to accommodate additional dwelling unit(s) while meeting all General Plan policies and all zoning regulations, including setbacks, building height and lot coverage requirements without the application of variances. Universal Design Universal design is the design of products and environments to be usable by all people, to the greatest extent possible without the need for adaptation or specialized design. ' Urban Reserve Line Urban reserve line is the boundary between areas that the City has decided may be appropriate for urban development and land to remain in open -space and rural uses. Agricultural and open space uses may also be maintained within the urban reserve line. Urban Use Urban use is a relatively intensive use of land which normally requires City water and sewer service; urban uses are nearly all the types of development accommodated in the following categories of this element: low -, medium -, medium -high, and high- density residential; neighborhood, tourist, and retail commercial; offices; services and manufacturing; business parks, and most public buildings. 9 -19 erty ��i Sall IL11S OBISPO Chapter 9 - Glossary UNIFIED GENERAL PLAN View View refers to a person's opportunity to see a scenic or visual resource from a moving vehicle on a major street, as described in the Conservation and Open Space Element. Viewshed Viewshed is the area that can be seen from a scenic roadway. Warehouse Store Warehouse store is a large retail or wholesale store which sells items primarily in bulk quantities or containers, and which has minimal range of brands and minimal display space that is separate from storage areas. Wetland A wetland is an area where one or more of the following attributes exist: (1) at least periodically, in years of normal rainfall, the plants supported by the land are predominantly hydrophytes (thrive only in water or saturated soil), (2) the substrate is predominantly undrained hydric soil as defined by the United States Soil Conservation Service, (3) the substrate is non -soil and is at least periodically saturated with water or covered by shallow water at some time during the growing season of each year in years of normal rainfall, or (4) where less than all three of the attributes specified above exist, delineation of an area as wetland shall be supported by the demonstrable use of wetland area by wetland associated fish and wildlife resources, related biological activity, and wetland habitat values. Wildlife Corridor A wildlife corridor means a creekway, trail, path, culvert, underpass or overpass, open space or other linear feature that provides the conditions necessary to allow wildlife to move safely through urban areas, or across barriers to wildlife movement such as, but not limited to arterial streets and highways. Winter Solstice Winter solstice means the day — usually December 21— when the sun is lowest in the southern sky and the period of daylight is shortest. (The summer solstice is the day when the sun is at its most northern position at noon and the period of daylight is longest. It occurs June 21.) Woodlands Woodlands are plant communities dominated by native trees such as Coast Live Oaks. Youth -At -Risk Children under the age of 18 who face challenges involving self- esteem, responsible behavior, independent thinking, and other social issues. Youth -Sized Gymnasiums Indoor facilities designed to accommodate youth activities on a smaller scale than adults. A typical facility will have smaller court dimensions and lowered equipment, such as nets and baskets. 1