Loading...
HomeMy WebLinkAbout1322i- ORDINANCE NO. 1322 (1997 SERIES) AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE 1) A N APPROXIMATELY 18 -ACRE PORTION OF THE SITE NEAR PREFUMO CREEK WHERE DEVELOPMENT LOTS ARE PROPOSED AS R -1 -S, SINGLE - FAMILY RESIDENTIAL, WITH THE SPECIAL CONSIDERATION OVERLAY, AND 2) APPROXIMATELY 366 ACRES OF THE SITE AS C /OS -400, CONSERVATION OPEN SPACE WITH A 400 -ACRE MINIMUM PARCEL SIZE, CONTINGENT UPON FINAL APPROVAL OF ANNEXATION OF THE SITE AT 1855 PREFUMO CANYON RD. (R 26 -95) WHEREAS, the Planning Commission conducted a public hearing on March 3, 1997, and recommended approval of amendments to the Zoning Regulations map; and WHEREAS, the City Council conducted a public hearing on April 1, 1997, ' and has considered testimony of other interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff; and WHEREAS, the City Council finds that map amendments are consistent with the General Plan Land Use Element (LUE) map and text, with the proposed text amendment, and the City Council finds that the map amendments are consistent with the purposes of the Zoning Regulations and other applicable City ordinances; and WHEREAS, the City Council has certified the Final Environmental Impact Report, pursuant to the California Environmental Quality Act Guidelines Section 15090. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. The City council finds and determines that the project's Final Environmental Impact Report adequately addresses the potential significant environmental impacts of the proposed Zoning map amendments, and reflects the independent judgment of the City Council. The Council through the certification of the Final Environmental Impact Report incorporates the mitigation measures listed in Exhibit A into the project. SECTION 2. The Zoning map amendment (prezoning) R 26 -95, designating the developable portion of the site as R -1 -S, Single - Family Residential with the Special Consideration overlay zone, and the remainder as C /OS -400, Conservation Open Space with 400 -acre minimum parcel size as shown on the attached Exhibit B, is hereby approved, based on the following findings: Findings: 1. The proposed "S" overlay zoning will document the special considerations for the site which are: protection of and access to the riparian corridor, protection of wildlife habitat and corridors, preservation of hillside open space, geological 0 - 1122 Ordinance No. 1322 (1997 Series) Page 2 constraints including landslides, aesthetic concerns with development of visually prominent sites, creek setback and access, fire protection issues; and provision of City utilities and services. 2. The required administrative use permit will serve as a master use permit that fulfills the intention of LUE Policy 1.13.3, Required Plans, which calls for the master planning of proposed annexation areas so that the City has an adopted plan showing the project layout, required open space protection and provision of streets and utilities. SECTION 3. A summary of this ordinance, together with the names of the Council Members voting for and against, shall be published at least five (5) prior to its final passage, in the Telegram - Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect upon final approval of annexation of the site by the Local Agency Formation Commission. INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis Obispo at a meeting held on the 1st day of April 1997, on motion of Romero ,seconded by Williams , and on the following roll call vote: AYES: Council Members Romero,..:Williams and Smith NOES: Vice Mayor Roalman and Mayor Settle ABSENT: None Mayor Allen Settle ATTEST: City Clerk Bonnie Gawf APPROVED AS TO FORM: i to ensen Haguna\R 26 -95 (Ord) Prefumo Creek Homes EIR Mitigation Measures Land Use EXHIBIT A D -7. To achieve consistency with policy 1.13.3. of the Land Use Element (development plans), any of the following actions is required: a. A specific plan must be prepared, or b. The proposal must be amended to include a PD (Planned Development) or an S (Special Conditions) overlay district and a development plan must be prepared, or C. City planning officials may determine that the submitted subdivision map allows for adequate review of the project. D -8. To achieve consistency with policy 1.9.3 of the Land Use Element, policy 4C of the Circulation Element and policy 2 of the Open Space Element (pedestrian paths /trails) either of the following actions are required: a. City planning officials may determine that the policy does not apply in this instance because of security and privacy considerations; or b. Require the applicant. to identify and install a trail system as a condition of the tentative subdivision map approval. D -9. To achieve consistency with policy 6.1.1, 6.2.0, 6.2.1, and 6.2.2 of the Land Use Element (geologic hazards), the City must take either of the following actions: a. Eliminate lots 22 -25 and lots 28 -30 from the proposed subdivision; or, b. Adopt the mitigation measures proposed by the Geotechnical Conditions section in this EIR. D -10. To achieve consistency with policy 6.2.6 J of the Land Use Element (density and development of Prefumo Creek area), the City must take either of the following actions: a. The policy must be deleted, or b. It must be amended to allow the proposed density. D -I1. To avoid inconsistency with policy 6.2.6 J of the Land Use Element (density and development of Prefumo Creek area), lot 12 must be deleted from the tentative subdivision map (also see mitigation measure K -7). D -12. To achieve consistency with policy 2:2.11 and 6.4.6 of the Land Use Element (creek corridor protection), and policies 1.A, LE, and 3.A of the Open Space Element (creek corridor protection), the tentative subdivision map must be redrawn to exclude areas within the top of the bank of Prefumo Creek within privately owned lots. D -13. To achieve consistency with policy I.C.4, 2.A, 2.B.1, 2.B.2 and 2.0 (grasslands) of the Open Space Element, the City must, include findings, in its approval of the tentative subdivision map, that these policies are. -discretionary along with the reasons why these policies should not be applied in this instance. D -14. To achieve consistency with objective 5 and policy 1.5 (air quality) of the Circulation Element, the City must include the residential portion of the project within the urban reserve line. The City must also make a finding .that adjustment of the urban reserve line does not violate the City's commitment to supporting the efforts of the Air Pollution Control District to implement its Clean Air Plan. D -15. To .achieve consistency with policy 1.31.2 of the Housing Element. (consistency with other general plan policies), the City must adopt mitigation measures, D -1 through D -15. D -16. To achieve consistency with policy 1.31.2 of the Housing Element (housing on geologic hazards), the mitigation measures required by the Geotechnical Conditions section in this EIR must be followed. D -17. To achieve consistency with program 2.22.1 of the Park and Recreation Master Plan (provision of athletic fields), the project shall be required to pay park and recreation fees, in addition to the dedication of open space, to help finance new athletic fields in the area. Traffic and Circulation E -2. To mitigate the existing deficiencies on Prefumo Canyon Road and Descanso Drive and the additional impact created by the proposed project, the City shall take either of the following actions: a. Reclassify Prefumo Canyon Road as a residential arterial between Del Rio Avenue and Los Osos Valley Road and develop a neighborhood traffic management plan to reduce travel speeds and divert traffic from Descanso Drive to Prefumo Canyon Road, or b. Amend the Circulation Element to increase the desired maximum average daily traffic volumes and desired maximum speed for Prefumo Canyon Road and Descanso Drive. E -3. To maintain consistency with the City's Bicycle Transportation Plan, the City shall take either of the following actions: a. Require construction of a bicycle route along Prefumo Canyon Road, or b. Require construction of a bicycle route through the project on the main access road and along the emergency only access road. E-4. To improve safety conditions along Prefumo Canyon Road „sight distance to the east must be improved by moving the main access road eastward as far as possible. The final main access road shall be approved by the Public Works Department. E -5. Cumulative impacts can be mitigated by implementing mitigation. measure E -2 Noise F -1. Require the applicant to complete grading within a four -month period. Assess liquidated damages if the grading exceeds this time period. F -2. Limit all project- related construction to daytime hours (lam to 6pm). Prohibit any construction activity, not including grading, from occurring at least one day a week. F -3. Clearly post noise restrictions on -site until the proposed project is completed. Air Quality G -1. All material excavated or graded shall be sufficiently watered to revent excessive amounts of dust. During the time period in which grading will occur, watering shall occur at least twice daily including weekends with complete coverage, preferably in the late morning and after work is finished for the day. Reclaimed, nonpotable water from a source other than Prefumo Creek shall be used whenever possible. G -2. All clearing, grading earth- moving, or excavating activities shall cease during periods of high winds (greater than 15 mph averaged over one hour) so as to prevent excessive amounts of dust. G -3. If soil materials are transported off -site, they shall be either sufficiently watered or securely covered to prevent excessive amounts of dust. G -4. Exposed ground areas that are, planned to be reworked at dates greater than one month after initial grading shall be sown with fast- germinating native grass seed and watered until vegetation becomes established. G -5. All disturbed areas not subject to revegetation shall be stabilized using approved chemical soil binders, jute netting, or other methods approved in advance by APCD. G -6. On -site vehicle speed during construction shall be limited to 15 mph for any unpaved surface. G -7. All unpaved areas with vehicle traffic shall be watered, at least twice per day including weekends, using nonpotable water from a.,source other than Prefumo Creek. G -8. Wheel washers shall be installed where vehicles enter and exit unpaved roads and streets, or provisions shall be made to wash off trucks and equipment leaving the site. G -9. "Best Available Control Technologies for Construction Equipment" (CBACT) shall be applied to+we one piece& of diesel - fueled construction equipment involved in grading operations. APCD- recommended modifications are the following: a. Injection timing retard of two degrees, b. Installation of high pressure injections, and C. Use of reformulated diesel fuel. G -10. APCD recommends the following measures to address concerns of asbestos - containing material: a. A sampling and survey work plan shall be prepared for APCD approval. Elements should include but are not limited to geological mapping of the site, sampling strategy, and lab analysis methodology. b. After APCD approval of the work plan, the sampling and survey activities and lab analysis shall be carried out. Results should be submitted to the District for review 30 days prior to the start of construction. c. If asbestos - containing material is determined to be present, an asbestos health and safety program /work plan for construction activities in serpentine to comply with state and federal law will be required. Work plan elements should include construction and project strategy to prevent emissions to ambient air, a 10- working day advance notice of project start date to APCD, protection methods to prevent worker exposure, and the presence of a California- certified asbestos environmental monitor or registered geologist with asbestos certification on -site during construction activities to identify potential unmapped or subsurface serpentinite and to initiate contractor/ worker emergency procedures if required. d. If asbestos - containing material is determined to be present, none of it shall be used as surface -layer material on any part of the project such as road beds, building pads, or landscaped area. e. If asbestos - containing material is determined to be .present, notification to buyers shall be required. f. If asbestos - containing material is not found in the serpentine deposits on the proposed project site, the APCD requires the preparation of an emergency work plan to address potential unmapped or subsurface serpentinite, the presence of a certified asbestos environmental monitor or registered geologist during construction activities to initiate an emergency work plan if necessary, and notification of APCD of the project start date. Geotechnical Conditions H-4. Additional geotechnical engineering shall be performed during preparation of the grading and improvement plans for the project. This work will include the development of foundation recommendations, grading specifications, and other final engineering details for individual lots or smaller areas of the project. Geotechnical engineering performed at this point should consider. grading throughout the entire project to avoid the need for repetitive .studies as individual lots are developed in the future. The resulting plans will incorporate walls, buttresses, subsurface drains, and other features to remove and /or stabilize the landslide deposits on the project site. Appropriate stability analyses documenting the performance of all slopes under ground- shaking conditions will be provided. These will include an analysis of the new conditions affecting the 12rgyiqqgX analyzed landslides. an analysis of the landslide d posits not previou- vTandYa -d. an analysis of new cut and fill slopes and an analysis of natural slopes in the vicinity of the development All plans and studies will be subject to review and approval by the City Engineering Department. Drainage and Water Quality I -4. As part of the grading and improvement plans for the project, the applicant shall prepare more detailed drainage and erosion control plans and install erosion control improvements in appropriate locations. These plans must also indicate points of access for maintenance of the creek and must be approved by the City Engineering Department. I -5. To ensure coordination of streambed alterations and to minimize .repetitive construction projects within the streambed, the developer shall design and disclose to regulatory agencies all proposed structures and activities within the streambed. These would include all road construction, pipeline installation, erosion protection, water and sewer improvements, drainage control and discharge structures, debris removal, vegetation removal, revegetation, and any other activities that would involve work in or adjacent to the streambed or within the jurisdictional wetlands. The agencies to be notified and authorizations to be obtain include the U.S. Army Corps of Engineers - Section 404 Permit; the Regional Water Quality Control Board - Section 401 Water Quality Certification; and the California Department of Fish and Game - Section 1603 Streambed Alteration Agreement. I -6. To reduce the potential for short -term debris transport and ,accumulation within the streambed and to improve the capability of. the City to provide long -term maintenance, prior to transferring the creek open space area to the City, the applicant shall prepare and implement a program to remove excessive,vegetative debris, old lumber, and other material that would tend to accumulate and obstruct - flows within the streambed. This measure is not: intended to remove live vegetation or to disrupt' biological habitat and should be oriented towards removal of downed eucalyptus branches and similar material. The program should be designed and implemented with input from a qualified biologist-and with approval of regulatory agencies as part of the larger program. of streambed alterations discussed below. Biological Resources J-4. A 30 -foot building. setback from the edge of the riparian vegetation shall be established for lots 1 -14, 37, and 38. No disturbances other than those required to mitigate erosion problems or to ensure adequate drainage shall be allowed. J -5. In the vicinity of lots 31 -38, the main road shall be reduced to 30 feet and moved at least 20 feet from the top of the creek bank or from the edge of the dripline whichever is greater. If substandard -size lots result from this action, these lots shall be eliminated from the. tentative subdivision map. J -6. The stands .of perennial, native bunch grasses left in the open areas in the southeastern corner above the building envelopes of lots 14, 15, and 19 shall be protected. No ornamental plantings or other homeowner - related disturbances will be allowed in this area. J -7. The tentative subdivision map shall be redrawn so that the freshwater marsh, located on lot 15, shall be located in the open space area. J -8. Once bridge and road construction drawings and a more detailed grading plan are available, a plant ecologist/ restoration specialist shall prepare a restoration plan . The plan shall survey the site for sensitive plan t species as identified in the Draft EIR• identify suitable sites for replanting the species affected, establi h replantin ratios, and co tain n a monitoring 121an to n sure the success of the replanting. Preparation of the restoration plan Shall b the responsibility of the project sponsors. J -9. Disturbed areas around the bridge construction site shall be revegetated with native riparian vegetation as soon as possible following the construction. Any necessary pruning of trees in the vicinity shall be conducted by a certified arborist. J -10. Trenching needed for the waterline which will cross Prefumo Creek shall be by auguring or by hand-trenching. If roots over one -inch in diameter are. encountered, . these roots shall be cleanly cut along the sides of the trench. J -11. CC &R's shall ensure that the oak and riparian woodlands in .the adjacent open space areas are left undisturbed and managed properly after. development, and no ornamental plantings or other related disturbances occur following development. J -12. The disruption of the riparian and creek area will be mitigated by complying with the California Department of Fish and Game streambed alteration permits and the U.S. Army Corps of Engineers, wetland permits. The applicants (or their successors) for the proposed project will ..prepare the necessary documentation /mitigation plans to obtain the permitting 4rom -these agencies. Aesthetics K -7. Lot 12 should be eliminated from the tentative subdivision .map. K -8. As a part of the application, the applicant shall submit a landscape, irrigation, and maintenance plan to the City Architectural Review Commission for review and approval.. The plan shall be prepared by a licensed landscape architect and a qualified plant restoration ecologist and shall include the following: a. Planting along either side of the riparian corridor where necessary to provide complete screening of the interior of the site from viewing areas along Prefumo Canyon Road. Screen planting shall be of the scale such that at maturity, views of the hills above the development are not blocked. b. All planting near the creek and between the creek and Prefumo Canyon Road shall be site - appropriate native vegetation. c. Planting of trees and shrubs on both sides of the proposed entry road between the creek and Prefumo Canyon Road in a way should block direct views into the site as seen from the straight section of Prefumo Canyon Road to the east. d. Screen planting along the north side of lot 13 would help block views from Prefumo Canyon Road through the gap created by the bridge and into the site. e. Planting shall be placed between lot 12 as shown on the tentative subdivision map dated 8 -1 -95 and Prefumo Canyon Road so that views from Prefumo Canyon Road will be screened from both east and westbound views. f. Planting around the entry road between the creek and Prefumo Canyon Road shall be designed to duplicate a naturally occurring. native plant. community, not a formal entry, to a subdivision.:The planting shall include appropriate trees and associated understory. g. Appropriate existing on -site planting such as native perennial grasses and coastal shrubs shall be integrated into the excavated slope -in order to blend visually the cut area with the adjacent land cover. The excavated, slope, shall not be aesthetically "landscaped" or irrigated in such away which would create an artificial green appearance during the summer months. h. Trees, shrubs, and groundcover within the interior of the development shall be included which are native to the area or are drought- tolerant and have a native appearance. L All screen planting along the creek and along the north �.side.,of Prefumo Canyon Road shall commence either concurrently or before the initial site grading commences. Where screen planting would be impacted by construction of the bridge or entry road, planting in .those specific areas shall occur immediately after construction in. that area. Screen planting shall be comvleted within 90 days unless more time is granted by the ommunity Development Department Planting within the development indicated on the landscape plan shall be planted prior to the sale of any of the residential lots which would be created as a result of this project. j. Where slow - growing plant material is used for screening purposes, larger -size container plants shall be used. k. After construction, seed shall be applied to all disturbed slopes. The seed shall consist of species existing on the site prior to disturbance. Aesthetics K -9. The height of residences on lots 1 -29 shall be restricted to 25 feet, measured as provided under Section 17.16.040 of the City's zoning regulations. K -10. Individual lot owners shall submit plans to the Community Development Department for architectural review and approval. The applicant's submittal shall follow Community Development Department guidelines and include a site plan, general project statistics, grading and drainage plan, landscape development plan, material samples board, sectional drawings, and other information. K -11. All excavated slopes shall incorporate slope- rounding as part of their design. The slope- rounding shall be of the largest radius practical to blend visually with adjacent slopes. K -12. A geotextile capable of allowing grass - growth shall be used to line the rock- lined swale above lots 19, 20, 23, and 24. K -13. All topsoil removed from graded areas shall be stockpiled and redistributed to the greatest extent possible throughout the site where - landscaping and -revegetation . will likely occur. K -14. All street and home lighting shall be shielded in order to screen. light sources ' from neighboring properties and from Prefumo Canyon-Road.,-Lighting details shall be reviewed through the architectural review process. K -15. Covenants, conditions and restrictions (CC &R's) shall be submitted for consideration along with the tentative subdivision map to ensure the on -going protection of the oak. woodland, grasslands, existing._ individual. trees, and all riparian vegetation including shrubs. Public Services M -5: A fire management plan. shall be prepared by a landscape architect to identify specific fire safety measures that. will reduce the possibility of a severe fire in the area. The plan will provide precise dimensions and standards for a fuel -break around each residential lot which borders the oak woodland or riparian area and for the emergency access road. The fire management plan will clearly define the responsibilities of each homeowner and the responsibility of the homeowner's association for maintaining fire safety. The final subdivision map shall not be approved until the fire management plan has been submitted and approved by SLOFD and the City's Architectural Review Commission. M -6. Based on the fire management plan, covenants, conditions, and restrictions (CC &R's) shall be developed to identify clearly the fire safety responsibilities of the homeowners association and of the individual lot owners. M -7.. For lots 1 -11, 13,14, and 38 as shown on the tentative subdivision map dated 8 -1 -95, any, or any combination, of the following options may be used to provide an adequate fuel- break: a. A variance from the front yard setback requirements may be granted to allow the building envelopes for these lots to be closer to the street. b. Redrawing the building envelopes would result in compliance with the 30- foot greenbelt requirement. c. If after item a. and b. above have been implemented and the 30 -foot greenbelt requirement still cannot be met, structures shall be constructed of nonflammable exterior materials. Public Services Cumulative Impacts M -8. By following the mitigation measures already adopted for. the LUCEEIR for fire protection and law enforcement, cumulative impacts can be mitigated to a less than significant level.. No further mitigation is, therefore,. required. Utilities N -3. To minimize the potential for failure of the project's -sewer.pump station and force main, a program and documentation for emergency responses must be provided to the City prior to final approval. This emergency response plan must identify a most probable type of failure and specify contacts and responsibilities for the emergency response. Arrangements with a private contractor capable of providing emergency repairs must be shown to the satisfaction. of the -City as °.part of .this plan. ,If required by the City, the pump station hall be-provided with an y -emergenc power supper NA A single well . not all to provide irrigation water to multiple single family residential lots To be consistent with City policy, the City must take either of the following actions- a. Require the applicant to use another source of water for irrigation needs. b. Amend the policy to allow an irrigation well to serve multiple single family residential lots Cultural Resources 0-1. If any prehistoric cultural materials or buried concentrations of historic cultural materials are unearthed, work within 1,000 feet of the find should be halted until they can be examined and evaluated by a qualified archaeologist. RELOCATE CITY LIMIT-TO.-HERE... DESIGNATE LAND R- 1 -$ C /OS -400 F� MA CT < vO 9�C` !' VA LLECI TO CT. 0 • dF v�eT ��,P,b G�. G� C', 9O GO p� -ly �t, C2 o (9.4 ACRES) `� GP5 �s -2-P R -1_s y (17.8 ACRES7- 0 C /0S-400 (356.8 ACRES) ` �eF 0 C /OS -40 ......... ................. . . ....................... ..............::.. •ENGINEERING DEVELOPMENT ASSOCIATES PREFUMO CREEK HOMES REZONING REQUEST.B - EXHIBIT :Ws OSWF . CA 93401 BOa/64s -s668� i�ii•.SF6�2iii 6El!x80 ROBLEB, CA 93446 806/237.1033 R. % W E P / AN OP SSCE \ ` R L CA.. E R L TQ H E ..................... ...... :.. .. ......... ............... ..............: ............ N� PREFUMO CREEK HOMES :: :::.. •� ••�•�� DEVELOPMENT associATES GENERAL PLAN AMENDMENT REQUEST EXHIBIT 13 .'•.:.' . ........iS . ....i. .... ................ uo5wo, CA 03401 805/549 -8868 I ..... : : : : :PK80 ROBlE8, CA 83446 805/237 -1035 Ordinance No. 1322 (1997 Series) FINALLY PASSED this 15th day of April, 1997, on motion of Council Member Romero, seconded by Council Member Williams, and on the following roll call vote: ATTEST: AYES: Council Members Romero, Williams and Smith NOES: Vice Mayor Roalman and Mayor Settle ABSENT: None Mayor Allen K. Settle WE" ;t-i YA — 01P— 'AN LUIS OBISPO COUNTY • e r am une 3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406 -0112 • (805) 781 -7800 In The Superior Court of The State of California In and for the County of San Luis Obispo AFFIDAVIT OF PUBLICATION DV# 76136 -0-6 City of SLO STATE OF CALIFORNIA, ss.OR[ County of San Luis Obispo -AN,C :Cl I am a citizen of the United States and a resident of I oBls the County aforesaid; I am over the age of eighteen ! °FF and not interested in the above entitled matter; I am !' APPI now, and at all times embraced in the publication' - MAP, herein mentioned was, the principal clerk of the printers and publishers of the SAN LUIS OBISPO .., (GF COUNTY TELEGRAM- TRIBUNE, a newspaper of Clty',c general circulation, printed and published daily, to-', .uii Sundays excepted, at the City of San .Luis Obispo in theot the above named county and state; that notice at', °P5 ° h' h the annexed cli in s is a true rinted copy' Manu Roadito service Commer- The Council must cial with Spe W1Consid. again to approve th t. •-_�±' erationsi'(C- S- S)�;In7anticl• ordinances before t BtSjO0 pation}ofJannexation;i,Tihe can, take,effact. That two`. lots�that,compdse tlon is tentatively act 1320 this roe are owned uled for Tuesday, . A P P ab 75 1997 at: a Re ular by SonlcCableSandSplca <.. e 9 'THE; _ r, Council, eetin to'be IlS , Hunter :Spice' , unter,.,,in , g )aTH�y tend sttofconstruct al new ati7,:00 p m .inahe,Cou ! commercial!'�k4ildingo at Chambers ,of.;,City,, i MAP ! 11.9;1 ;TanktFarm, Road 990)Palm Street., SonicCebleahas no,plans Copies of the.comp 13 46 for: developiri its 71ot at ordinance are availabl this. time.The, ordinance. the.City :Clerk's Office nFOR - Room City.Hall,,. determines,thatlthereyvvll DAD , bejnosignifcant adverse; Palm'-Street. For rc erivlron pnteillimpaeisaas informatiori, contact •96) a "result of7amendingtth Community Developn 5 -,.t he zoning.map: Department at (805) 5-,.to ORDINANCE•,"NO 11322 71,72. ;, nance :,j1997FSERIES► =^ Bonnie Gawf - vends ;AN.0RD1NANCE,OF THE City,.Clerk W IC PP 9 P "" " c d °n`ra o` ns MAPTOtDESIGNATEAN was p ublished in the above -named newspaper and Thi, propety!Woicupied AP.P.ROXIMATELY.'18- not in any supplement thereof - on the following by:, Ernie,-., B ;lcr <Inc. The. ,ACRE,PORTION:OF THE dates, to -wit: April 10 1997 ordinance; *.determines SITE�NEARPREFUMO p that: therein wills„ be no CREEK'WHERE that said newspaper was duly and regularly , 'significant" ,,,ackyerse envl ronmental Impacts!