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ORDINANCE NO. 1249 (1993 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
TO AMEND THE OFFICIAL ZONE MAP
FROM R -2 -S TO 0 -S FOR PROPERTIES LOCATED
AT 1250 IRIS STREET AND 1615 FAIRVIEW STREET
AND FROM O -PD TO O -S FOR PROPERTY LOCATED
TO THE WEST OF THE DEVELOPED HOSPITAL PROPERTY
WHEREAS, the Planning Commission and the City Council have held hearings to
consider appropriate zoning for the subject site in accordance with Section 65800 et. seq.
of the California Government Code; and
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Zoning Map Designation. That the sites be rezoned "O -S" as shown
on the map attached marked Exhibit C and included herein by reference.
SECTION 2. Environmental Determination. The City Council finds and determines
that the project's Negative Declaration adequately addresses the potential significant
environmental impacts of the proposed rezoning, and reflects the independent judgement
of the City Council. The Council hereby adopts said Negative Declaration and incorporates
the mitigation measures shown on the attached Exhibit A into the project.
SECTION 3. Adoption. The O -S rezoning of the sites is approved, subject to the
following findings:
1250 Iris Street
1. The proposed rezoning for the property at 1250 Iris Street will not be
detrimental to the health, safety or welfare of persons residing or working in
the vicinity because the site is naturally separated and buffered from the rest
of the neighborhood by the creek area and the vegetation along it.
2. The proposed rezoning for the property at 1250 Iris Street is consistent with
the goals and policies of the General Plan, given the limitation on access from
0 -1249
City Council Ordinance No. 1249 (1993 Series)
GP /R 109 -93
Page 2
the site to Iris Street will prevent traffic impacts to the adjacent
neighborhood, and the loss in residential development potential is insignificant
when considered from a citywide perspective.
3. The proposed development of the site at 1250 Iris Street as parking is
appropriate since it is physically integrated with other hospital facilities and
will be compatible with surrounding land uses with the proposed landscaped
treatment of the street frontage.
1615 Fairview Street
4. The proposed rezoning is consistent with the goals and policies of the General
Plan because commercial traffic introduced into the Breck /Fairview Street
residential neighborhood will be insignificant. This determination can be
made because of the project's proposed internal connection from
Fairview / Breck Street to the signalized intersection of Johnson Avenue and
Lizzie Street. Most vehicles will find that the signalized intersection at
Johnson Avenue and Lizzie Street will be more direct and easier to access
than the intersection of Johnson Avenue and Breck Street. Therefore, access
to the site can be viewed as being from an arterial street, rather than a
residential street.
5. The proposed development of the site with a hospital - related use is
appropriate since the proposed driveway connection from the developed
portion of the property to this site will physically integrate it with other
hospital facilities and it will be compatible with surrounding land uses.
Property to the west of French Hospital
6. The proposed rezoning will not be detrimental to the health safety and
welfare of persons living or working in the area or at the site.
7. The proposed rezoning is consistent with the general plan.
8. The proposed rezoning is appropriate at the proposed location and will be
compatible with surrounding land uses.
All Sites
9. The proposed "S ", Special Consideration Overlay Zoning, will address the
unique concerns with development of these sites which are:
City Council Ordinance No. 1249 (1993 Series)
GP /R 109 -93
Page 3
■ Types and sizes of medical- related uses established at the site are
consistent with general plan policies and are logically related to the
hospital master plan;
■ City noise standards are satisfied;
■ Traffic impacts are mitigated and safe. on -site circulation, as well as
safe access to the site are provided; and
■ Open space is preserved.
10. A Mitigated Negative Declaration was prepared by the Community
Development Department on October 28, 1993, which describes significant
environmental impacts associated with project development. The Negative
Declaration concludes that the project will not have a significant adverse
impact on the environment subject to the mitigation measures shown in the
attached Exhibit A being incorporated into the project, and the City Council
hereby adopts said Negative Declaration and finds that it reflects the
independent judgement of the City Council.
SECTION 4. Implementation. A summary of this ordinance, together with the ayes
and noes, shall be published, at least five (5) days prior to its final passage, in the Telegram
Tribune, a newspaper published and circulated in said city, and the same shall go into effect
at the expiration of thirty (30) days after its passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo,
at its meeting held
on the 7th
day
of December
1993,
on motion of
Council
Member Rappa
, seconded
by
Council Member
Romero
and on the
following roll call vote:
AYES: Council Members Rappa, Romero, Roalman, Settle, and Mayor Pinard
NOES: None
ABSENT: None
City Council Ordinance No.1249 (1993 Series)
GP /R 109 -93
Page 4
Mayor 6g Pinard
ATTEST:
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APPROVED:
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ER 109 -93
Page 17
EXABIT A
ENVIRONMENTAL REVIEW ER 109 -93
SUMMARY OF MITIGATION MEASURES
& MONITORING PROGRAM
In conformance with AB 3180, the following mitigation measures will be monitored as
indicated below:
1. Vehicular access, other than for emergency vehicles, to the portion of the project
site currently addressed as 1.250 Iris Street, shall be prohibited.
Monitoring:
The restriction on access shall become a condition of the use permit approving
the master plan.
2. Consistency with Professional Office Policy C.3.b.(6.) could be achieved by:
a. Denying the request to rezone the property at 1615 Fairview Street from R-
2-S to O -S and eliminating the need for the street connection from the
site to Fairview Street; or
b. Reducing commercial traffic on residential streets to insignificant levels by
adopting mitigation measures to restrict traffic.
3. The Planning Commission and City Council must determine that the proposal is
consistent with LUE policy by finding that:
a. Access to the site is from an arterial street, rather than a local residential
street, given the project's proposed internal connection from
Fairview /Breck Street to the signalized intersection at Johnson Avenue
and Lizzie Street. This would include the determination that commercial
traffic on Breck Street will be insignificant because most vehicles will find
that the signalized intersection is more direct and easier to access.
b. Proposed mitigation measures restricting traffic on Breck Street outlined
in Mitigation Measures 8 and 9 will reduce traffic impacts to a level of
insignificance.
ER 109 -93
Page 1.8
Monitoring:
The Planning Commission and City Council will need to weigh the pros and cons
of the proposed driveway access through the site from Johnson Avenue to
Fairview /Breck Street in terms of general plan policy and adopt appropriate
mitigation measures and conditions to assure consistency.
4. The applicant shall mark Ella Street for through -left and right lanes at Johnson
Avenue.
5. The applicant shall deposit a letter of credit with the City for the cost of the
installation of a traffic signal at the intersection of Johnson Avenue and Ella
Street. The letter of credit shall be held for a period of up to five years from
complete campus build -out. The applicant shall provide annual reports to the
City Engineer, prepared by a Civil Engineer or Traffic Engineer, during the time
that the letter of credit is held, evaluating the need for installation of a traffic
signal at the intersection of Johnson Avenue and Ella Street. The traffic signal
shall be designed to include an emergency vehicle preemption (Opticom) and
interconnect with the intersection at Johnson Avenue and Lizzie Street. The City
will establish an, agreement with the applicant for reimbursement for the cost of
the signal installation, based on contributing developments in the area over the
next 15 years, in accordance with SLO Municipal Code Section 16.44.090.
6. The applicant shall install an emergency vehicle preemption (Opticom) at the
intersection of Johnson Avenue and Lizzie Streets.
Monitoring:
The City Engineer shall confirm that all traffic mitigations have been successfully
fulfilled and /or completed prior to building occupancy for Phase I development
(Building E).
7. The applicant shall submit a plan for the review and approval of the Fire
Marshal indicating,how minimum access requirements for emergency vehicles will
be met without compromising other requirements for parking and landscaping.
Monitoring:
The Fire Marshal, by reviewing project plans during architectural review and
building permit plan check, will confirm that access complies with City standards.
8. With review of a future use permit for development of the site at 1615 Fairview
Street, the Planning Commission shall restrict office uses to those related to the
ER 109 -93
Page 19
hospital where minimal public access is required thereby decreasing traffic
impacts.
Monitoring:
With the proposed O -S zoning of the site, a Planning Commission use permit
would be processed prior to any uses being established at the site. If the rezoning
is supported, then this mitigation measure would also become a condition of
master plan approval.
9. With development of the site at 1615 Fairview Street, street access shall be
addressed to the satisfaction of the City Engineer.
Monitoring:
Specific measures to limit access from Johnson Avenue to Breck Street would
become part of use permit conditions for the development of the property at 161.5
Fairview Street.
10. The applicant shall submit precise plans and calculations for how individual
buildings will be sewered to the approval of the Public Works and Utilities
Directors. Improvements to the capacity of existing sewer mains may be needed.
Monitoring:
Each new building proposed on the master plan will require processing of a
Planning Commission use permit and architectural review. The Public Works and
Utilities Directors will review plans submitted with applications for these
entitlements and establish specific requirements for sewer service.
11. Consistent with Municipal Code Section 15.44.270, all graded surfaces shall be
wetted, protected or contained in such a manner as to prevent dust or spill upon
any adjoining property or street. The following measures shall constitute the
project's dust management plan and shall remain in effect during all phases of
that project's construction:
a. Regular wetting of roads and graded areas (at least twice daily with
complete coverage of all active areas);
b. Increasing frequency of watering whenever winds exceed 15 mph;
C. Cessation of grading activities during periods of winds over 25 mph;
ER 109 -93
Page 20
d. Direct application of water on material being excavated and /or
transported on -site or off -site;
e. Watering material stockpiles;
f. Periodic washdowns, or mechanical streetsweeping, of streets in the vicinity
of the construction site; and
g. Non - potable water is to be used in all construction and dust control work.
h. Scheduling of construction truck trips during non -peak hours to reduce
peak hour emissions.
Monitoring:
Grading practices shall be monitored by the Community Development
Department staff through field inspections during project construction.
12. The applicant shall update the approved parking management plan to provide a
trip reduction program that contains a comprehensive list of actions to reduce
auto use to the Community Development Director for review and approval. The
plan shall include the following additional measures:
a. Provide lockable bicycle storage for the office portions of the proposed
medical facilities consistent with the office standards specified in the
Bicycle Transportation Plan (June 1993).
b. Include showers and lockers in the project to encourage employees to ride
bicycles or walk to work.
C. Provide preferential parking places (closer to building entries) for
employees who carpool.
d. Expand incentive program to include employees who bicycle or walk to
work.
Monitoring:
City Community Development Department, or Public Works Traffic Division, staff
would monitor the trip reduction program annually until the County APCD sets
up an independent monitoring program.
-S
ER 109 -93
Page 21
13. Protective fencing shall be installed prior to, and maintained in place until
conclusion of, grading and development of parking lot areas to prevent excess soil
from sloughing off into sensitive creek and ravine environments on the site.
Monitoring:
Grading practices shall be monitored by the Community Development
Department staff through field inspections during project construction.
14. To insure maintenance of the mature trees on the site, the heavily wooded
portions not to be used for parking and /or building pads should be maintained
as permanent open space easements.
Monitoring:
The requirement for the open space easements shall become a condition of
master plan approval.
15. Parking lot lighting shall be designed to be directed downward and not cast glare
onto adjacent properties. The specific design of lighting shall be to the approval
of the Architectural, Review Commission. The ARC shall carefully review the
height and type of lighting fixtures.
Monitoring:
The ARC shall review specific proposals for parking lot lighting as part of specific
plans for each proposed building and associated parking.
16. If the Community Development Director determines that the above mitigation
measures are ineffective or physically infeasible, he may add, delete or modify the
mitigation to meet the intent of the original measures.
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VICINITY MAP GP /R 109 -93 NORTH
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Ordinance No. 1249 (1993 Series)
FINALLY PASSED this 16th day of December '1993
on motion of Council Member Rappa ,
seconded by Council Member Romero , and on the following
roll call vote:
AYES: Council Members Rappa, Romero, Roalman, Settle, and Mayor Pinard
NOES: None
ABSENT: None
Mayor qg Pinard
ATTEST:
lip 1"1010.0
ty Clerk Diane Gal Owell
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