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Home My WebLink AboutO-1658 rezoning property at 650 Tank Farm Road from Business Park and Medium-Density Residential to Service Commercial (final) O 1658 ORDINANCE NO. 1658 (2019 SERIES) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, REZONING PROPERTY AT 650 TANK FARM ROAD FROM BUSINESS PARK (BP-SP) AND MEDIUM-DENSITY RESIDENTIAL (R-2-SP) TO SERVICE COMMERCIAL (C-S-SP) AND MAKING ASSOCIATED AMENDMENTS TO THE AIRPORT AREA SPECIFIC PLAN TO BE CONSISTENT WITH THE 650 TANK FARM MIXED-USE PROJECT CONCEPTUAL DEVELOPMENT PLAN AND WITH THE GENERAL PLAN AS AMENDED 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 December 12, 2018, and recommended amendments to the Airport Area Specific Plan (AASP) including a revision to the City’s Zoning Map and associated text amendments (Exhibits 1 and 2, attached) consistent with the 650 Tank Farm Mixed-Use Project as part of the entitlement process for the project (GENP-1065-2017 and SPEC- 0398-2017); and WHEREAS, the City Council 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 February 5, 2019 , for the purpose of approving the rezone and text amendments to the AASP; and WHEREAS, the City Council finds that the proposed amendments are consistent with the General Plan as amended (related to the 650 Tank Farm Mixed-Use project), the purposes of the Zoning Regulations, and other applicable City ordinances; and WHEREAS, the City Council adopted an Initial Study/Mitigated Negative Declaration for the project (SCH #2018111054) that addressed impacts related to the AASP amendments including the rezone at its public hearing of February 5, 2019; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council 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 ORDAINED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council hereby finds that this action has been environmentally reviewed pursuant to the provisions of the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”), Ordinance No. 1658 (2019 Series) Page 2 O 1658 the State CEQA Guidelines (California Code of Regulations, Title 14, Sections 15000, et seq.) and the City's local standards. The City prepared an Initial Study/Mitigated Negative Declaration and, based on information contained in the initial study, concluded that there was not substantial evidence, in light of the whole record, that the project as mitigated would have a significant impact on the environment. The City adopted the Initial Study-Mitigated Negative Declaration on February 5, 2019, pursuant to Resolution No. 10980 (2019 Series), made certain CEQA findings, and adopted a Mitigation and Monitoring Program. A Notice of Determination was filed with the San Luis Obispo County Clerk Recorder’s Office on February 6, 2019. SECTION 2. Findings. Based upon all evidence, the City Council makes the following findings: a) The rezone and associated text amendments to the AASP allow the implementation of the 650 Tank Farm Mixed-Use Project by rezoning the site to be consistent with the General Plan as amended. b) The rezone and associated text amendments are consistent with General Plan Land Use Element policies and map as amended related to 650 Tank Farm Road Project, including the land uses and conceptual development envisioned for the area for following reasons: 1) The rezone and text amendments would facilitate the General Plan Land Use map as amended and reflect General Plan development parameters for the area; and 2) the rezone and text amendments would facilitate appropriate infill development and construction of additional housing including affordable housing to meet City housing goals and better balance jobs and housing opportunities. c) An adopted Initial Study/Mitigated Negative Declaration for the project considered and provided appropriate mitigation measures for the project as envisioned that are consistent with the rezone and text amendments. d) The rezone and text amendments will not create non-conforming uses at the site because any existing uses that remain on site would be allowed under the new zoning. SECTION 3 . Action. The City Council of San Luis Obispo hereby 1) approves the rezone and land use map amendment as shown in attached “Exhibit 1,” which is consistent with the land use designations included in the General Plan as amended, and 2) approves amendments of the text of the Airport Area Specific Plan attached hereto marked “Exhibit 2” and included herein by reference to be modified as follows: a) to update the build-out statistics in Table 4.1, b) to include a discussion of the commercial and residential mixed-use redevelopment at the 650 Tank Farm Road site in the narrative of Sub-Section 4.2.2 Service Commercial, and c) to delete the discussion related to the mobile home park in the narrative of Sub-Section 4.2.6 Medium Density Residential. Ordinance No. 1658 (2019 Series) Page 3 SECTION 4. Severability. If any section, subsection, sentence, clause, or phrase of this Ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of any competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this Ordinance, and each and every section, subsection, sentence, clause, or phrase not declared invalid or unconstitutional without regard to whether any portion of the Ordinance would be subsequently declared invalid or unconstitutional. SECTION 5. A summary of this ordinance, together with the names of Council members voting for and against, shall be published at least five (5) days prior to its final passage, in The Tribune, a newspaper published and circulated in this City. This ordinance shall go into effect at the expiration of thirty (30) days after its final passage. INTRODUCED on the 5th day of February, 2019, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the 5th day of March 2019, on the following vote: AYES: Council Members Christianson, Gomez and Stewart, Vice Mayor Pease and Mayor Harmon NOES: None ABSENT: None ATTEST: Teresa Purrington City Clerk VED AS TOIFORM: City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this Zff day of 2019. Teresa Purrington City Clerk 01658 Ordinance No. 1658 (2019 Series) Page 4 EXHIBIT 1 O 1658 Amended Land Use Map and Rezoning Map The portion of Figure 4-1 (Land Use Designations) in the Airport Area Specific Plan that shows the 650 Tank Farm Road project area is amended as follows. Ordinance No. 1658 (2019 Series) Page 5 EXHIBIT 1 O 1658 The portion of Figure 4-4 (Zoning Designations) in the Airport Area Specific Plan that shows the 650 Tank Farm Road project area is amended as follows. Ordinance No. 1658 (2019 Series) Page 6 EXHIBIT 2 O 1658 650 Tank Farm Road Text Amendments to the Airport Area Specific Plan Table 4.1 San Luis Obispo Airport Area Specific Plan Land Use Program and Development Capacities Residential Land Use Designations Acres Units Per Acre Estimated Dwelling Units Undeveloped Land1 Low Density 12.8 7.9 101 Medium Density 20.5 10.9 223 Medium-High/High Di 15.2 21.2 322 Subtotal 55.3 720 Developed Land (Existing Mobile H) 6.7 4.8 32 Total Residential Property 55.2 678 Non-Residential Land Use Acres Floor Area Estimated Building Undeveloped Land Neighborhood 8.4 0.31 115,000 Business Park 126.6 0.20 1,102,939 Service Commercial 155.0 0.24 1,620,432 Manufacturing 101.3 0.17 747,642 Subtotal 384.4 3,586,013 Developed Land 145.2 0.28 1,786,745 Total Non-Residential P 529.6 5,372,758 Other Land Use Di i Acres Agriculture 76.1 Conservation/Open 294.9 Government 292.5 Total Other Property 663.5 Total AASP Acreage2 1,255.1 Ordinance No. 1658 (2019 Series) Page 7 EXHIBIT 2 O 1658 1 The total potential square footage (and associated acreage) includes future development on properties currently under pre- annexation agreements and properties outside of the City’s jurisdiction with alternative fee programs. Since these properties may not be required to pay their fair share of infrastructure costs, the difference will need to be funded by other funding sources (e.g., grants, additional City contributions, etc.). 2 Excludes acreage associated with roads, setbacks, creeks, and other features. Ordinance No. 1658 (2019 Series) Page 8 EXHIBIT 2 O 1658 4.2.2 Service Commercial Areas designated Service Commercial are generally for storage, transportation, and wholesaling type uses, as well as certain retail sales and business services that may be less appropriate in other commercial designations. Refer to Table 4.3 for specific uses permitted on land designated Service Commercial. The redevelopment of the site of the Hidden Hills Mobilodge Mobile Home Park and recreational vehicle storage at 650 Tank Farm Road shall be limited to a commercial and residential mixed-use development with a predominantly residential component. 4.2.6 Medium Density Residential (R-2) The Medium-Density Residential designation is for the new housing in Avila Ranch. Development of R-2 units in the Avila Ranch area will be primarily 4-pack, 6-pack and cluster units that will create small lot detached single family units. Total R-2 development in the Avila Ranch area is projected to be approximately 300 to 310 dwelling units on 34 acres, with maximum potential development of 12 units per net acre pursuant to SLO Zoning Code Chapter 17.26. The R-2 units may be in several different configurations, and development shall comply with the design standards in the Avila Ranch Development Plan. The R-2 portions of the project will be oriented to provide small-lot housing with housing sizes and corresponding initial sales prices aimed at those families with incomes equal to 120 percent to 160 percent of City Median Household income. See Policy 4.2.12.