HomeMy WebLinkAboutO-1708 approving a Rezone for property at 600 Tank Farm Road (PR-0005-2021, GENP-0814-2019, SPEC-0407-2020, EID-0608-2020))O 1708
ORDINANCE NO. 1708 (2022 SERIES)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A REZONE FOR PROPERTY
AT 600 TANK FARM ROAD. THE PROJECT INCLUDES AMENDING
THE ZONING MAP TO CHANGE THE ZONING DESIGNATION OF
THE ASSOCIATED PROPERTIES FROM BUSINESS PARK (BP-SP)
TO COMMERCIAL SERVICES (C-S-SP), RESPECTIVELY, AND
MAKING ASSOCIATED TEXT AMENDMENTS TO THE AIRPORT
AREA SPECIFIC PLAN TO BE CONSISTENT WITH THE 600 TANK
FARM MIXED-USE DEVELOPMENT PLAN IN ACCORDANCE WITH
THE ADOPTED FINAL ENVIRONMENTAL IMPACT REPORT, AS
REPRESENTED IN THE CITY COUNCIL STAFF REPORT AND
ATTACHMENTS DATED MARCH 1, 2022 (600 TANK FARM: PR-
0005-2021, GENP-0814-2019, SPEC-0407-2020, EID-0608-2020)
WHEREAS, the City Council of the City San Luis Obispo conducted a web based
teleconference hearing on April 21, 2020, authorizing the initiation of the project and
issuance of a request for proposals for preparation of an Environmental Impact Report
for the project, pursuant to a proceeding instituted under GENP-0814-2019, Covelop Inc.,
applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based teleconference hearing on July 14, 2021, received public testimony and
provided input on the Draft Environmental Impact Report (EIR), pursuant to a proceeding
instituted under ARCH-0406-2021, SBDV-0407-2021, GENP-0814-2019, SPEC-0407-
2020, and EID-0608-2020, Covelop Inc., applicant; and
WHEREAS, the Airport Land Use Commission of the County of San Luis Obispo,
upon receipt of a formal referral from the City of San Luis Obispo, conducted a web based
teleconference hearing on August 18, 2021, and determined consistency with the San
Luis Obispo County Regional Airport Land Use Plan subject to conditions, pursuant to a
proceeding instituted under PR-0005-2020, Covelop Inc., applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
web based teleconference hearing on November 17, 2021, and recommended findings
of consistency to the City Council regarding the proposed rezoning application; pursuant
to a proceeding instituted under GENP-0814-2019, SPEC-0407-2020, and EID-0608-
2020, Covelop Inc., applicant; and
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WHEREAS, the City Council of the City of San Luis Obispo conducted web based
teleconference hearing, on February 1, 2022, for the purposes of adopting Resolution No.
11304 (2022 Series) for the certification of the Final EIR and approval of the General Plan
Map Amendment and development plan of the project (including a minor subdivision),
and adopt Resolution No. 11305 (2022 Series) approving the reimbursement agreement.
The City Council introduced Ordinance No. 1708 (2022 Series) for the rezone of the
property and associated text amendments to the Airport Area Specific Plan (AASP),
pursuant to a proceeding instituted under GENP-0814-2019, SPEC-0407-2020, and EID-
0608-2020, Covelop Inc., applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted web based
teleconference hearing, on March 1, 2022, for the purposes of adopting an Ordinance for
the rezone of the property and associated text amendments to the AASP, pursuant to a
proceeding instituted under GENP-0814-2019, SPEC-0407-2020, and EID-0608-2020,
Covelop Inc., applicant; and
WHEREAS, the City Council of the City of San Luis Obispo has duly considered
all evidence, including the written and oral testimony of the applicant, interested parties,
and evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
NOW, THEREFORE, the City Council of the City of San Luis Obispo does hereby
ordain as follows:
SECTION 1. Findings. Based upon all the evidence in the record, the Council
makes the following findings:
1. The rezone and associated text amendments to the AASP allow the
implementation of the 600 Tank Farm Mixed Use Project by rezoning the site
to be consistent with the General Plan as amended.
2. The rezone and associated text amendments are consistent with General Plan
Land Use Element policies and map as amended related to 600 Tank Farm
Road Project, including the land uses and 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, because the project provides
additional housing opportunities at a location close to major employers,
commercial services and multimodal transportation facilities.
3. A Final Environmental Impact Report has been adopted for the project
consistent with the rezone and AASP text amendments.
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4. 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 2. California Environmental Quality Act (CEQA) Findings, Mitigation
Measures, and Mitigation Monitoring Program. Based upon all the evidence, The City
Council adopted the Final Environmental Impact Report (FEIR) (State Clearing House
#2020110426), subject to the following CEQA findings in support of all entitlements
related to the 600 Tank Farm Mixed-Use project as outlined in Resolution 11304 (2022
Series).
SECTION 3. Action. The City Council of San Luis Obispo hereby approves the
rezone as shown in attached “Exhibit A”, 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 B” and
included herein by reference to be modified as follows:
a) Change the site’s land use designation from Business Park (BP-SP) to
Service Commercial (C-S-SP) within the Specific Plan Overlay, which is
necessary to allow the proposed mixed-use development;
b) Amendments to allow a mixed-use development specific to the property at
600 Tank Farm Road within the C-S-SP zone;
c) Amend all AASP tables and text to reflect the zone change and addition of
280 residential units, and 12,500 square feet of commercial-service/office
space for the project site;
d) Modify the road section figures to reflect modifications to Tank Farm Road
and Santa Fe Road consistent with traffic projections and full buildout of the
circulation system;
e) Describe necessary setback of improvements and buildings to delineated
wetland areas in conformance with project Biological Assessments; and
f) Updated applicable figures and graphics to reflect the changes in land use
designations, and circulations systems.
SECTION 4. Severability. If any subdivision, paragraph, sentence, clause, or
phrase of this Ordinance is, for any reason, held to be invalid or unenforceable by a court
of competent jurisdiction, such invalidity or unenforceability shall not affect the validity or
enforcement of the remaining portions of this Ordinance, or any other provisions of the
city' s rules and regulations. It is the city' s express intent that each remaining portion
would have been adopted irrespective of the fact that any one or more subdivisions,
paragraphs, sentences, clauses, or phrases be declared invalid or unenforceable.
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SECTION 5. Publication. 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 New Times, 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 1st day of February 2022, AND FINALLY ADOPTED by the
Council of the City of San Luis Obispo on the 1st day of March 2022, on the following vote:
AYES: Council Member Marx, Council Member Pease, Council Member
Shoresman, Vice Mayor Christianson, and Mayor Stewart
NOES: None
ABSENT: None
___________________________
Mayor Erica A. Stewart
ATTEST:
__________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
__________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the
City of San Luis Obispo, California, on _______________________.
____________________________
Teresa Purrington
City Clerk
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3/4/2022 | 10:45 AM PST
BROADSANTA FETA N K F A R M
HOOVERIN D U S TR IA LCLARION
EXHIBIT - A GENP-0814-2019
Existing Zone - BP-SP (Left)Proposed Zone - C-S-SP (Right)¯BROADSANTA FETA N K F A R M
HOOVERIN D U S TR IA LCLARION
Legend
Project Site
Zoning
General Zoning
BP
C-C
C-R
C-S
C/OS
M
PF
R-1
R-2
R-3
600 Tank Farm Road
AASP Policy, Text and Graphic
Amendments
Chapter 1—Introduction
I. None.
Chapter 2—Planning Area Description
II. None.
Chapter 3—Conservation and Resource Management
III. Add the following to the description of aircraft operations on Page 3‐12 under Aircraft Operations:
“The Airport Land Use Commission has completed a major amendment of the Airport Land Use
Plan which was adopted on May 26, 2021. The amended ALUP provides for noise contours that
are tied to aircraft and airport activity that is based on adopted federal Terminal Area Forecasts,
and on safety zones that are based on and consistent with those described in the Caltrans Airport
Land Use Planning Handbook.“
Chapter 4—Land Use
IV. Modify the paragraph on Page 4‐2 to read as follows:
“The land use plan was developed to ensure compatibility with airport operations. Uses that have
high concentrations of people or are sensitive to airport noise (e.g., low density residential,
schools, hospitals, etc.) are not included in the planning area. The designated AASP land uses
(Figure 4‐1) are consistent with the permitted and conditionally permitted land uses respond to
the in the flight patterns and land use criteria associated with the airport safety areas in the San
Luis Obispo County Regional Airport Land Use Plan (ALUP), as amended. Generally, the critical
areas in line with the runways will be maintained as open space. Lower intensity warehousing,
manufacturing, service, business park and residential uses are designated for the less sensitive
zones to the sides of the runways, and further out from the ends of the runways.”
Modify the last sentence on paragraph 7 on page 4‐2 to read as follows:
“In addition, by designating lands along the Broad Street and Tank Farm Road corridor as
Business Park, Services and Manufacturing, and Community Commercial, the plan is encouraging
higher quality development that is in keeping with this important entry to the City from the Edna
Valley.”
V. Amend the first sentence of the Land Use Program description on page v to read as follows:
“The land use program for the Airport Area plans for the development of up to 1,255.1617.6 acres
with a mixture of Services and Manufacturing, Business Park, Government Facilities, and public
facilities that may be developed with recreation or public services. Residential development of a
total of up to 62 91 acres is planned, consisting of 48.568.2 acres within the Avila Ranch area,
and 22.8 acres along Tank Farm Road as identified in AASP Section 4.2.2 providing for mixed‐use
developmentan existing mobile home park (6.7 acres) that will be retained. The balance of the
area is to be preserved as Open Space and Agriculture (371 acres). Table 4‐1 shows the amount
of land within each land‐use designation, as well as the estimated development potential at full
development of the AASP area.”
VI. Amend Table 4‐1 as follows:
Table 4-1
San Luis Obispo Airport Area Specific Plan
Land Use Program and Development Capacities
Residential Land Use Acres Units Per
Acre
Estimated Dwelling Units
Undeveloped Land1
Low Density 17.512.8 7.9 1051
Medium Density 3520.5 10.9 306223
Medium-High Density 11.0415.2 21.2 184322
High Density 4.7 24 125
Mixed-Use (AASP 4.2.2) 22.8 24 547
Subtotal 48.59171.3 1,267720
Developed Land (Existing Mobile
Homes
6.7 4.8 32
Total Residential Property 55.29171.3 6781,267
Non-Residential Land Use
Designations
Acres Floor Area
Ratio
Estimated Building
Undeveloped Land
Neighborhood Commercial 8.4 0.31 115,000
Community Commercial 9.66 0.44 185,147
Business Park 116.94107 0.21 1978,800
Service Commercial 155.0 0.24 1,620,432
Manufacturing 101.3 0.17 747,642
Subtotal 384.4381.4 3,647,021
Developed Land 145.2 0.28 1,786,745
Total Non-Residential Property 5269.6 5,433,7667,474
Other Land Use Designations Acres
Agriculture 76.1
Conservation / Open Space/Parks 294.9
Government 292.5
Total Other Property 663.5
Total AASP Acreage2 1,281.155.1
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.
VII. Amend Figure 4‐1 to show the project site as C‐S.
VIII. Amend Figure 4‐4 to show the project site as C‐S.
IX. Amend the description of Service Commercial land use Page 4‐15 as follows:
“The redevelopment of the site of 650 Tank Farm Road (the Hidden Hills Mobilodge Mobile
Home Park and recreational vehicle storage) at 650 Tank Farm Road and the development of
600 Tank Farm (APNs 053‐421‐002 and 053‐421‐006) under the Service Commercial (C‐S) zoning
designation shall be limited to a commercial and residential mixed‐use development with a
predominantly residential component.”
X. Amend Policy 4.3.7 as follows:
“According to updated traffic projections, traffic on Tank Farm Road can be adequately and
safely accommodated with a two‐lane, limited access configuration. Prior to development of
the Chevron Tank Farm site, Chevron, or its successor in interest, must provide a tentative map
with preliminary design plans for improvements to Tank Farm Road adjacent to its property that
are consistent with traffic projections and full buildout of the circulation system. The design plans
will address roadway design standards provided in Chapter 6, including the roadway design,
median and parkway landscaping, re‐grading of the berms, re‐location and replacement of chain
link fencing with a more visually compatible solution, and alignment and design of on‐street and
off‐street pedestrian and bicycle connections as shown in the circulation section, chapter 6.”
XI. Modify the Parking Requirements text as follows:
4.4.5 Parking Requirements
“The parking requirements for development in the Specific Plan area are shown in Table 4‐8. The
table includes minimum and maximum parking rates. The design of parking areas is discussed in
detail in Chapter 5. The Avila Ranch Development Plan prescribes parking standards that shall
apply in the Avila Ranch Subarea. If the parking standards are not otherwise stated herein, the
zoning ordinance parking standards shall apply.”
XII. Delete the reference to and text associated with Medium Density Residential in Table 4‐4, as
follows:
Table 4-4
San Luis Obispo Airport Area Specific Plan
PARCEL DIMENSIONS
Land Use
Designation
Minimum
Area
Minimum
Width
Minimum
Depth
Maximum
Depth:
Width Ratio
Minimum
Frontage
Open Space 40 ac 660 ft 660 ft None None
(b)
Business Park 0.5 ac (a) 100 ft 100 ft 3:1 50 ft
Service
Commercial 9,000 sf 60 ft 100 ft 3:1 40 ft
Manufacturing 9,000 sf 60 ft 100 ft 3:1 40 ft
Airport Facility Subdivision and lease parcels are subject to approval by the County.
Medium density
Residential
Minimum dimensions are as provided in the Subdivision Regulations.
The mobile-home park has been recognized as a long-established use.
It may be converted to resident-ownership, but redevelopment of the
site at an increased density is not permitted by the Airport Land Use
Plan.
Notes: (a) Guideline: The Business Park zone should include a range
of parcel sizes above the minimum.
(b) Each parcel must have access from a public road, or an access
easement from a public road acceptable to the City.
(c) Common Interest Subdivisions are permitted, subject to the
requirements of the Subdivision Regulations.
Chapter 5—Community Design
XIII. None.
Chapter 6—Circulation
XIV. Modify the introductory paragraph for Circulation and Transportation on Page 6‐2 as follows:
“The transportation and circulation system for the Airport Area should provide safe and
convenient mobility and access to all modes of transportation. The transportation system should
be balanced with interconnected streets, transit routes, bicycle and pedestrian facilities, and
open space recreational areas with limited gaps or barriers. The transportation system should
encourage the use of, and provide facilities for, alternatives to the single‐occupant vehicle. The
2014 Circulation Element Update has established significant new modal split objectives for
buildout of the City and the AASP is consistent with those goals. The City has also re‐calibrated
its traffic model to reflect the scope and quantity of major community development projects
(e.g., Avila Ranch, San Luis Ranch, Froom Ranch, Orcutt Area Specific Plan), and trip generation
factors. These items, combined, have resulted in reconsideration of the extent of facilities to
accommodate vehicle traffic. At the same time, the Specific Plan must recognize the need to
serve regional and citywide traffic and freight on its street system.”
XV. Modify all reference to bike facilities and bike planning to be consistent with the Active
Transportation Plan.
“The Bicycle Transportation Plan, illustrated in Figure 6‐2, is comprised of the following three
types of bicycle facilities:
A. “Off‐street Class I multi‐use paths that parallel creeks and riparian corridors as well as major
streets consistent with the Active Transportation Plan;
B. On‐street Class II bicycle lanes on arterial (separated where feasible), and collector streets
consistent with the Active Transportation Plan;
C. Off‐street Class IV bicycle lanes on arterial and collector streets consistent with the Active
Transportation Plan; and
C.D. A combination of off‐street paths adjacent to streets and on‐street bicycle lanes.”
XVI. Modify Figure 6‐1 to show two different segments and design standards for Tank Farm Road. The
portion between Windmill/Chevron Collector and Santa Fe should be shown as a 2‐lane limited
access arterial. East of Santa Fe is 4 lanes and west of Windmill/Chevron Collector is 4 lanes.
XVII. Modify Program 6.3.7 on Creek Setbacks on page 6‐17 to read as follows:
“Where possible, Class I bicycle paths adjacent to riparian corridors should be located outside of
setbacks required by the City’s Creek Setback Ordinance (SLO Municipal Code 17.16.025) to
protect creekbanks and riparian vegetation. A vegetative buffer shall be provided on the creek
side of paths and berms to ensure visual access to riparian corridors while controlling pedestrian
and bicycle access. Lesser setbacks may be provided if a finding is made that there will not be a
significant impact on riparian vegetation, wildlife migration or other biological resources.”
XVIII. Modify Figure 6‐4 to show Tank Farm with two separate road types‐‐a 4‐lane east of Santa Fe and
west of the “Chevron Collector”—and a 2‐lane limited access section between Santa Fe and the
Chevron Collector.
XIX. Modify Standard 6.4.2.2 to read as follows:
6.4.1.2 Tank Farm Road is designated a parkway arterial and will have a continuous, four‐lane,
urban cross‐section easterly of Santa Fe and westerly of Windmill/Chevron Collector. Between
Santa Fe and Windmill/Chevron Collector, it shall be a two‐lane, limited access arterial.
XX. Add Figure 6.4.3 to show the two‐lane configuration for Tank Farm.
XXI. Add Standard 6.4.4.4 on Page 6‐24 as follows:
6.4.4.4 Santa Fe Road between Prado & Tank Farm shall be consistent with Figure 6‐4.5.
XXII. Modify referenced 6‐4.5 to be consistent with Figure 3 of the initiation package for 600 Tank Farm.
Total future cross section as follows:
Figure Interim cross section as follows:
Chapter 7—Utilities and Services
XXIII. None.
Chapter 8‐‐Finance
XXIV. None.
Chapter 9—Implementation
XXV. None.