HomeMy WebLinkAbout01-27-2016 PC Item 1 - 2450 Victoria (GENP-2550-2015)Meeting Date: January 27, 2016
Item Number: 1
2sz
PLANNING COMMISSION AGENDA REPORT
SUBJECT: General Plan conformity report for the abandonment of a portion of an offer of dedication
for Victoria Avenue between Alphonso Street and Woodbridge Street, acquisition of a new easement
for a portion of the proposed realignment of Victoria Avenue, abandonment of existing sewer
easements, and acquisition of new sewer easements with a categorical exemption from environmental
review.
PROJECT ADDRESS: 2450 Victoria Avenue BY: Kyle Bell, Assistant Planner
Phone Number: 781-7524
e-mail: kbell@slocity.org
FILE NUMBER: GENP-2550-2015 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the attached Planning Commission resolution (Attachment 1), which
determines and reports to the City Council, that the proposed acquisition conforms to the General Plan.
SITE DATA
Applicant PC Opportunity 3
Representative Thom Jess, Architect
Submittal Date March 28, 2015
Complete Date November 22, 2015
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 1.78 acres (77,515 s.f.)
Environmental
Status
Exempt from CEQA under
Section 15061(b)(3) The
General Rule.
SUMMARY
On March 28, 2015, the applicant submitted a project plan for developing the properties around an
existing offer of dedication for a street easement for Victoria Avenue. The proposed project, The Yard,
proposes a realignment of the existing offer of dedication in order to accommodate their proposed
development configuration and to provide a straighter alignment for Victoria Avenue. The realignment
will require a new offer of dedication from The Yard for the portion of proposed right-of-way that is
outside the existing offer of dedication. Furthermore, The Yard is proposing to realign an existing
sewer line and easement that runs through their property to a location that more closely follows the
property line and street alignment. Planning Commission review is required to confirm that the
PC1 - 1
GENP-2550-2015
2450 Victoria Avenue
Page 2
proposed abandonment and acquisition of public right-of-way for the street and sewer line are in
conformance with the General Plan.
1.0 COMMISSION’S PURVIEW
Section 65402 of the California Government Code requires the local agency to make a finding of General
Plan conformance whenever a governmental entity proposes to acquire or dispose of property. The
Planning Commission reviews the project for a determination of conformity with the General Plan and
reports its findings to the City Council.
2.0 BACKGROUND
On October 22, 2014, the Planning Commission reviewed an application for General Plan conformity
for the extension of Victoria Avenue. The Planning Commission found the proposed dedication in
conformance with the General Plan. Attachment 4, PC Staff Report October 22, 2014). The offer of
dedication was recorded without City acceptance on 12/16/14 as Document No. 2014-053177. The
City does not accept offers of dedication until such time as the improvements are completed. Offers of
dedication remain open until such time as the public agency accepts the offer or abandons it.
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The subject properties are located between Alphonso Street and Victoria Avenue (Attachment 2,
Vicinity Map) in the Commercial Retail (C-R-SF) zone with a Special Focus Overlay. The
proposed acquisition consists of portions of 783 Alphonso and 780 Woodbridge (POR. APN 004-
846-010 and POR. APN 004-846-025) properties, totaling approximately 19,137 square feet (0.44
acres). Further site specific details are noted below in Table 1.
Table 1: Site details
Site Size Area including Victoria Avenue: 96,652 sq ft (2.22 acres)
Area excluding Victoria Avenue: 77,515 sq ft (1.78 acres)
Present Use & Development Storage yard
Topography Elevation: Min. 221 feet; Max. 236 ft.
Slope: approximately 2.2% slope
Natural Features: none
Access From Victoria Avenue, Woodbridge Street, & Alphonso Street
Surrounding Use/Zoning North: C-S-S-H-MU & C-N-H-MU (Mixed Use, Commercial & Residential)
East: Union Pacific Railroad
South & West: C-S-SF & C-R-SF (Commercial Service Uses and
Residential)
3.2 Project Description
The applicant proposes a realignment of the existing offer of dedication of a street easement for
Victoria Avenue between Woodbridge Street and Alphonso Street in order to accommodate their
PC1 - 2
GENP-2550-2015
2450 Victoria Avenue
Page 3
proposed development configuration and to provide a straighter alignment for Victoria Avenue.
The realignment will require a new offer of dedication from The Yard for the portion of proposed
right-of-way that is outside the existing offer of dedication. The previous offer of dedication
consists of approximately 14,626 square feet. The new offer of dedication will add 4,511 square
feet of privately owned land to the public right-of-way, as demonstrated in Attachment 3, Project
Exhibit. Furthermore, The Yard is proposing to realign an existing sewer line and easement that
runs through their property to a location that more closely follows the property line and street
alignment.
3.0 PROJECT ANALYSIS
3.1 Consistency with the General Plan
The previous review by the Planning Commission on October 22, 2014, reviewed the original offer
of dedication for consistency with the Circulation Element Policy 8.0.3, and Land Use Element
Policies 2.1.4 & 2.1.5. The proposed realignment of Victoria Avenue is consistent with staff
findings for the original offer of dedication which encourages the enhancement of neighborhood
identity, connections and cohesiveness and improvement of traffic circulation by utilizing collector
streets (Attachment 4, PC Staff Report October 22, 2014).
3.2 Consistency with the South Broad Street Area Plan (SOBRO)
The proposed alignment of Victoria Avenue is consistent with the South Broad Street Area Plan
because the alignment more closely reflects the original conceptual design of the extension of
Victoria Avenue as seen in Attachment 5, SOBRO Conceptual Design. The proposed realignment
follows the existing neighborhood pattern and provides for a logical connection from the existing
street pattern.
4.0 CONCLUSION
Staff finds the abandonment of existing right-of-way and acquisition of new right-of-way by the City of
San Luis Obispo is in conformance with the General Plan. The proposed right-of-way will fulfill the
City’s Land Use and Circulation Element goals of enhancing neighborhood identity, connections and
cohesiveness and improve traffic circulation by utilizing the network of collector streets that intersect
with Victoria Avenue.
5.0 ENVIRONMENTAL REVIEW
Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule
that CEQA applies only to projects which have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility that the activity in question
may have a significant effect on the environment, the activity is not subject to CEQA. The
determination of general plan conformity for the acquisition of land for right-of-way by the City of San
Luis Obispo is not subject to CEQA because the project will not have a significant effect on the
environment since it is a policy review of whether acquiring land is consistent with the General Plan.
PC1 - 3
GENP-2550-2015
2450 Victoria Avenue
Page 4
Any future development related to the proposed right-of-way will be subject to environmental review
as required under CEQA.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Project Exhibit
4. PC Staff Report October 22, 2014
5. SOBRO Conceptual Design
PC1 - 4
RESOLUTION NO. PC-XXXX-16
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
DETERMINING GENERAL PLAN CONFORMANCE FOR THE ABANDONMENT
AND ACQUISITION OF RIGHT-OF-WAY FOR VICTORIA AVENUE BETWEEN
ALPHONSO STREET AND WOODBRIDGE STREET AND FOR THE
ABANDONMENT AND ACQUISITION OF RIGHT-OF-WAY FOR A SEWER LINE
OVER PORTIONS OF 783 ALPHONSO STREET AND 780 WOODBRIDGE STREET
PROPERTIES FOR USE OF A RIGHT-OF-WAY BY THE CITY OF SAN LUIS OBISPO
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY
27, 2016
(2450 VICTORIA AVENUE, GENP-2550-2016)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
October 22, 2014, pursuant to a proceeding instituted under GENP-0136-2014 approving the
acquisition of public right-of-way; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
January 27, 2016, for the purpose of considering application GENP-2550-2016 for the
abandonment and acquisition of public right-of-way; and
WHEREAS, Section 65402 of the California Government Code requires the local agency
to make a finding of General Plan conformance whenever a governmental entity proposes to
acquire or dispose of property; and
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
Section 1. Findings. Based upon all the evidence, the Commission makes the following
findings:
1. The acquisition of land for right-of-way will not harm the general health, safety, and
welfare of people living or working in the vicinity because the proposed right-of-way is
consistent with the General Plan and the existing neighborhood pattern.
Attachment 1
PC1 - 5
Planning Commission Resolution No. PC-XXXX-16
GENP-2550-2015 (2450 Victoria Avenue)
Page 2
2. The proposed project is consistent with General Plan Circulation Element policy 8.0.3
and Land Use Element policies 2.1.4 and 2.1.5, which encourages the enhancement of
neighborhood identity, connections and cohesiveness and improvement of traffic
circulation by utilizing collector streets.
3. The proposed abandonment of the existing sewer easement is appropriate for site because
the project includes a new sewer easement that follows the newly proposed alignment of
Victoria Avenue.
Section 2. Environmental Review. Section 15061(b)(3) states a project is exempt from
CEQA if the activity is covered by the general rule that CEQA applies only to projects which
have the potential for causing a significant effect on the environment. Where it can be seen with
certainty that there is no possibility that the activity in question may have a significant effect on
the environment, the activity is not subject to CEQA. The determination of general plan
conformity for the acquisition of land for right-of-way by the City of San Luis Obispo is not
subject to CEQA because the project will not have a significant effect on the environment since
it is a policy review of whether acquiring land is consistent with the General Plan. Any future
development related to the proposed right-of-way will be subject to environmental review as
required under CEQA.
Section 3. Action. The Planning Commission does hereby determine General Plan
conformity of the acquisition of a new easement for a portion of the proposed realignment of
Victoria Avenue, abandonment of existing sewer easements, and acquisition of new sewer
easements (GENP-2550-2016).
On motion by , seconded by , and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 27th day of January, 2016.
_____________________________
Doug Davidson, Secretary
Planning Commission
Attachment 1
PC1 - 6
C-S-S-H
R-2R-1
C-S-SF
C-S-S-H-MU
C-N-H-MU
C-S-SF
R-2R-1
R-1-S
C-R-SF
C/OS-5
C-S-SF
C-S-SFC-R-SF
C-R-SF
C-R-SF
C-R-SF
C-R-SF
C-R-SF
R-2
C-R-SFR-1
R-1
C-S-SF
B
R
O
A
D
V
I
C
T
O
R
I
A
E
M
I
L
Y
CAUDIL
L
WOODB
R
I
D
G
E
ALPHO
N
S
O
CAUDILL
VICINITY MAP GENP-2550-20152450 Victoria Ave.¯
Attachment 2
PC1 - 7
Attachment 3
PC1 - 8
Meeting Date: October 22, 2014
Item Number: 2
2sz
PLANNING COMMISSION AGENDA REPORT
SUBJECT: General Plan conformity report for the acquisition of portions of 783 Alphonso Street and 780 Woodbridge Street properties for use as a right-of-way by the City of San Luis Obispo with a categorical exemption from environmental review. PROJECT ADDRESS: 783 Alphonso Street and BY: Rachel Cohen, Contract Planner 780 Woodbridge Street Phone Number: 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: GENP-0136-2014 (GPC) FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the attached Planning Commission resolution (Attachment 3), which
determines and reports to the City Council, that the proposed acquisition conforms to the General Plan.
SITE DATA
Applicant City of San Luis Obispo
Zoning Manufacturing (M)
General Plan Services and Manufacturing
Site Area 5,544 square feet (0.33 acres)
Environmental
Status
Exempt from CEQA under Section
15061(b)(3) because the activity is
covered by the general rule that
CEQA applies only to projects
which have the potential for
causing a significant effect on the
environment.
SUMMARY
1.0 COMMISSION’S PURVIEW
Section 65402 of the California Government Code requires the local agency to make a finding of General
Plan conformance whenever a governmental entity proposes to acquire or dispose of property. The
Planning Commission reviews the project for a determination of conformity with the General Plan and
reports its findings to the City Council.
2.0 BACKGROUND
In 2006, City advisory bodies reviewed and approved plans for a mixed use project and Mitigated
Attachment 4
PC1 - 9
Negative Declaration (MND) at the corner of Santa Barbara and Broad Streets, called the Village of
Maymont. In 2008, a revised version of the project, called the Village at Broad, and an Addendum to
the MND were reviewed and approved by the ARC. Both the MND and the Addendum proposed
traffic mitigation with a right-of-way connection between Alphonso and Woodbridge Streets stating the
“City's goal [is] to ultimately provide a vehicle, pedestrian and bicycle connection from the subject
property to Victoria and Woodbridge Streets as providing this connection will improve the project's
circulation.” This goal is reiterated in the Draft South Broad Street Area Plan which also plans for the
extension of Victoria Avenue from Alphonso Street to Woodbridge in order to reduce traffic
congestion, increase safety for biking and walking, and maintain and foster neighborhood identity.1
3.0 PROJECT INFORMATION
3.1 Site Information/Setting
The subject properties are located between Alphonso Street and Victoria Avenue (Attachment 1,
Vicinity Map) in the Manufacturing (M) zone. The proposed acquisition consists of portions of 783
Alphonso and 780 Woodbridge (POR. APN 004-846-010 and POR. APN 004-846-025) properties,
totaling approximately 5,544 square feet (0.33 acres). The properties currently contain one building, an
unimproved parking area and undeveloped land. The sites are located adjacent to property owned by
Union Pacific Railroad and approximately 300 feet east of Broad Street. The site was previously used
by the San Luis Garbage Company as their base of operations. Further site specific details are noted
below in Table 1.
Table 1: Site Summary
Site Size ~14,626 square feet (0.33 acres)
Present Use & Development An abandoned industrial building and unimproved yards and
parking areas.
Topography Flat
Surrounding Use/Zoning North: C-N-H-MU (Retail, Commercial, Mixed uses: Fresh and Easy,
Rabobank, multi-family residential units)
South & East: M (Residential and Industrial: single family houses,
vacant Industrial buildings and grounds)
West: C-S (Retail and Commercial: Car Audio Center, pet grooming,
Bead store)
3.2 Project Description
The City of San Luis Obispo is proposing to acquire portions of privately-owned property located at
783 Alphonso and 780 Woodbridge for a vehicle, pedestrian and bicycle right-of-way connection
between the intersection of Alphonso and Emily Streets and the intersection of Woodbridge Street and
Victoria Avenue. Development of the right-of-way will occur in the future, however a conceptual
layout is provided in Attachment 2.
1 Draft Land Use Element, Appendix C: Draft South Broad Street Area Plan, Plan Objectives, Section 1.4
Attachment 4
PC1 - 10
4.0 PROJECT ANALYSIS
The following excerpts are from applicable policies from the General Plan Land Use Element (LUE),
and Circulation Element (CE). Staff response to each policy as it relates to the proposed project may
be found below the policy language.
Circulation Element, Policy 8.0.3: Street Networks
The City should manage the street network so that the standards presented in Policy 6.2 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.
Staff response: Acquisition of the property for right-of-way access complies with the CE direction to
reduce traffic impacts by providing an alternate path of travel along a collector street, reducing
congestion levels on the main arterial of Broad Street. The proposed future right-of-way will allow
traffic to move from the intersection of Alphonso and Emily Streets along Victoria Avenue to other
connector streets.
Land Use Element, Policy 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.
Staff response: The proposed right-of-way will provide neighborhood cohesiveness between the
commercial services available at the Village at Broad and the South Broad neighborhood. The
acquisition of land for the new road will provide a continuous path along Victoria Avenue for
pedestrians, bicyclists and vehicles.
Land Use Element, Policy 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.
Staff response: The acquisition for a right-of-way will provide a direct link between the Village at
Broad and the South Broad Street Area. The full extension of Victoria Avenue will enhance
opportunities of social contact and strengthen community identity as proposed in the South Broad Area
Plan. The proposed South Broad Area Plan states that Victoria Avenue will serve “as the activity hub
for the neighborhood” and will be designed to emphasize “the pedestrian experience.”2
2 Draft Land Use Element, Appendix C Draft South Broad Street Area Plan, Section 2.4.
Attachment 4
PC1 - 11
Summary
Staff finds the acquisition of the right-of-way by the City of San Luis Obispo is in conformance with
the General Plan. The proposed right-of-way will fulfill the City’s Land Use and Circulation Element
goals of enhancing neighborhood identity, connections and cohesiveness and improve traffic
circulation by utilizing the network of collector streets that intersect with Victoria Avenue.
5.0 ENVIRONMENTAL REVIEW
Section 15061(b)(3) states a project is exempt from CEQA if the activity is covered by the general rule
that CEQA applies only to projects which have the potential for causing a significant effect on the
environment. Where it can be seen with certainty that there is no possibility that the activity in question
may have a significant effect on the environment, the activity is not subject to CEQA. The
determination of general plan conformity for the acquisition of land for right-of-way by the City of San
Luis Obispo is not subject to CEQA because the project will not have a significant effect on the
environment since it is a policy review of whether acquiring land is consistent with the General Plan.
Any future development related to the proposed right-of-way will be subject to environmental review
as required under CEQA.
6.0 ALTERNATIVES
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan.
7.0 ATTACHMENTS
1. Vicinity Map
2. Right-of-way Conceptual Layout
3. Draft Resolution
Attachment 4
PC1 - 12
Attachment 4
PC1 - 13
Attachment 4
PC1 - 14
City of San Luis Obispo
12
Illustrative South Broad Street Area Plan
Introduction
At
t
a
c
h
m
e
n
t
5
PC
1
-
15