HomeMy WebLinkAboutR-5217 - Scenic Highway Element of General Plan 1983RESOLUTION NO 5217 (1983 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN.LUIS OBISPO
ADOPTING A SCENIC HIGHWAY ELEMENT OF THE GENERAL PLAN
WHEREAS, Section 65302(h) of the California Government Code directs all
cities and counties to prepare a General Plan Scenic Highway Element; and
WHEREAS, the Community Development Director reviewed the draft Scenic
Highway Element, determined that its adoption and implementation will not have a
significant adverse effect on the environment, and on July 13, 1983 granted it
a negative declaration; and
WHEREAS, in accordance with the provisions'--of state law, the Planning Commission
held an advertised public hearing on July 27, 1983 to review and consider the
Director's environmental determination and the draft Scenic Highway Element; and
WHEREAS, after receiving public testimony, the Planning Commission approved
the negative declaration for the project, reviewed the content of the draft Scenic
Highway Element, andforwarded the element to the City Council with a recommendation
for adoption; and
WHEREAS, at_an_,advertsed: ;_public hearing the City Council reviewed the draft
Scenic Highway Element recommended by the Planning Commission and found that its
adoption is both timely and necessary to complete the city's General Plan.
NOW THEREFORE BE IT RESOLVED BY the Council of the City of San Luis Obispo
as follows:
(1) The Scenic Highway Element of the City of San Luis Obispo General Plan,
as required by California Government Code Section 65302(h) is adopted.
The text of the said adopted element is attached hereto as Exhibit "A ".
(2) Adoption and implementation of the Scenic Highway Element will not have
an adverse effect on the environment.:
(3) The Community Development Department shall publish and make available to
the public the element and shall distribute copies to appropriate agencies
and local libraries.
R 5217
ME
! J
Resolution No. 5217 (1983 Series).
Page 2
(3) The adoption of this element shall take effect thirty (30) days ffom
the date of adoption of this resolution.
On motion of Councilman Settle
and on the following roll call vote:
seconded by Councilman Griiffin ,
AYES: Councilmembers Settle, Griffin, Dunin and Mayor Billig
NOES: Councilwoman Dovey
ABSENT: None
the foregoing resolution was passed and adopted this 6th day of September
IQR4_
AVYkLUVtU'
ive Officer
Community Development Director
SCENIC HIGHWAY ELEMENT
of the General Plan
Adopted
September
i t Cl O San lUl S OBISPO � � p 1983
Department of Community Development, 990 Palm Street / Post Office Box 321, San Luis Obispo, CA 93406 72-83
CREDITS
DECISION MAKERS
City Council
Planning Commission
Melanie Billig, Mayor Randy Bullock, Chairman
Ron Dunin Jerry Reiss
Robert Griffin Penny Rappa
GlennaDeane Dovey Sylvia Drucker
Allen Settle Patrick Gerety
Mark Bailey
William Howard
STAFF
Paul Lansperry, CAO
Toby Ross, CDD Director
Terry Sanville, Principal Planner
Bill Shipsey, Planning Aide
TABLE OF CONTENTS
A. AUTHORITY AND PURPOSE ..................some................. 1
Be INTRODUCTION ................... a..&.... as.... em............. 1
1. The Setting......................me............... 1
2. Definitions ....... ..... .e... 9............. Go.@ ... a 1
3. Relationships to Other General Plan Elements ...... 2
C. THE SCENIC HIGHWAY SURVEY ........... so-so .... a ... ...so...s.m 3
MAP OF SCENIC HIGHWAYS ............... .....seem..... e...e.... 4
D. BASIC GOAL ..................... so.o....
..................... 5
E. POLICIES AND PROGRAMS ............ see .... ..s................. 6
1. Private Area Development 6
2. Use of Scenic Highway Corridors 7
3. State Designation of Official Scenic Routes ....... 7
4. Protection of Scenic Highways in Adjoining County
Areas . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . e . . . e . . . . . . . 8
P-IAP OF THE SAN LUIS OBISPO REGION ........................... 9
F. ADMINISTRATION AND INTERPRETATION 10
G. APPENDIX...........eo... ..... ...................a ... a .... 0. 11
He RESOLUTION .................. me ... ......e... ....e.... seem... 22
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Panorama of Morros from Foothill Boulevard
A. AUTHORITY AND PURPOSE
Since 1971, Section 65302(h) of the California Government Code requires all
cities and counties in the state to prepare and adopt:
A scenic highway element for the development, establishment,
and protection of scenic highways pursuant to the provisions
of Article 2.5 (commencing with section 260) of Chapter 2 of
Division 1 of the Streets and Highways Code.
The initial purpose of the state law was to ensure that community plans
identified segments of state highways that met criteria for becoming official
scenic routes. (To gain official scenic highway status, a request must be
submitted by the local agency to the Director of the Department of Transporta-
tion for approval.)
However, many communities do not have state highways that meet the criteria
for official designation. Therefore, this Scenic Highways Element, like many
others, focuses on the scenic importance of local roads and spells out
policies and programs that can preserve or improve their scenic qualities.
This Scenic Highways Element is one of the 9 required parts of the San Luis
Obispo General Plan.
B. INTRODUCTION
1. The Setting
San Luis Obispo is located mid -way between the Los Angeles and San
Francisco metropolitan areas. It is the County Seat and the focus of
government employment within the county. California Polytechnic
State University, adjoining the city to the north, is the community's
largest employer with retail trades and tourism making up other
important parts of the city's economic base.
Three State Highways bisect San Luis Obispo: Highway 1 begins in the
City and provides access to the City of Morro Bay, Hearst Castle, and
the Big Sur coastline; to the southeast, Highway 227 connects San
Luis Obispo with the City of Arroyo Grande via the Edna Valley;
US Highway 101 is the principal coastal freeway route, dividing the
City and providing access north over the Cuesta Grade.
2. Definitions
The following terms, as used in this element, are defined below:
a. Scenic Highway: A major street or segment of a street that pro-
vides people --primarily traveling in motor vehicles --with views of
important scenic resources.
b. Major Street: Highway 101, Highway 1, Highway 227 and all thor-
oughfares and arterial streets shown on the San Luis Obispo
Circulation Element Map (as amended).
1
c. Important Scenic Resources: Laguna Lake, San Luis Obispo and
Stenner Creeks, the Santa Lucia, Davenport, and Irish Foothills,
Cuesta Ridge, the Morros (including Bishop Peak, Cerro San Luis
Obispo and Islay Hill) and South Street Hill.
d. Vista: a point from which several important scenic resources can
be viewed.
e. View: the ability to see an important scenic resource from a
moving vehicle on a major street.
f. Viewshed: the area that can be seen from a scenic highway.
3. Relationship to Other General Plan Elements
The Scenic Highway Element is most closely related to the Land Use
and Circulation Elements. The Land Use Element establishes policies
and programs which protect the important scenic resources mentioned
above. The Hillside Planning section of the Land Use Element
(section D) specifically addresses preservation issues.
The Circulation Element spells out how city streets should be used
within the urban reserve --the maximum extent of future community
growth. It provides a classification system for all major streets.
Highways, thoroughfares, or arterial streets either pass people
through the community or allow people to travel from one .part of town
to another. It is views from these types of streets that this
element focuses on.
Santa Lucia Mountains create a natural backdrop around the city.
2
C. THE SCENIC HIGHWAY SURVEY
Scenic Highways are shown on the mAp on the following page. Segments of the
city's arterial street system are included along with parts of Highway 101 and
Highway 227.
To prepare these maps city planners conducted extensive field studies. Three
primary factors were analyzed:
First, the value of each scenic resource was determined. This required
judgement, however, most people would agree that some parts of the land-
scape are more scenic --or "valuable" --than others. For example, the rock
face of Bishop Peak is more dramatic than the smooth -textured slopes of
South Street Hill.
Second, the extent of views from each major street segment was mapped.
For example, there are areas that offer panoramic views of the City (such
as Johnson Avenue at Bishop Street looking north) while others offer
views of only a small paid of the landscape (such as Chorro Street north
of Highway 101).
Third, the length of time that a view is available was determined.
Remember, the Scenic Highways Element is generally concerned with views
from moving vehicles. Some last only a few seconds (a glimpse) while
others are of longer duration and allow more enjoyment.
It was the evaluation of these three factors that resulted in the designation
of certain streets as scenic highways. (For a more detailed explanation of
survey techniques and rating systems, see the appendix of this report.)
Parks and open spaces enhance and protect dramatic views along major
city streets.
3
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k Frod
uckley Road
DES I Grii.ATED SCEH I C H I GHWAYS
city of ��r V 1 STA
/ ROADS
OF HIGH OR MODERATE SCENIC VALUE
OUTSIDE THE SAN
IS
PO
USCITY LIMIT
san tUI J C BI PO I� 1� �1 ROADS OF MODERATESCENIICVALUE
DEPARTMENT OF COMMUNITY DEVELOPMENT
990 Palm St. / P.O. Box 321, San Luis Obispo, CA 93406 SEEN ROADS OF HIGH SCENIC VALUE
(805) 541-1000
D. BASIC GOAL
Views of important scenic resourses from major streets should be pre-
served and improved to the maximum extent possible.
101111111�11!11111T-77
Vistas, like this from Los Osos Valley Road at U.S. Highway 101,
provide travelers interesting and unique views in many directions.
r'Y�'..-
5
POLICIES & PROGRAMS
E. POLICIES AND PROGRAMS
To reach the overall goal of preserving views from Scenic Highways, the
city will pursue the following:
1. Policy: Private Area Development
Development along Scenic Highways should not block views or detract
from the quality of the views.
Programs:
a. Sensitive Sites: The Community Development Director may designate
land in the viewshed of a Scenic Highway as "sensitive" and
require architectural review of the development.
b. Development Review: The Architectural Review Commission or Plan-
ning Commission should not approve projects which wall off Scenic
Highways and block views. When reviewing the plans of individual
projects, the ARC or Planning Commission should review adjoining
projects to ensure that key views are maintained.
c. Environmental Review: The City may consider the total or partial
blocking of a view along a Scenic Highway as a "significant envi-
ronmental impact". Mitigation measures, in the form of
alternative site plans or building designs, will be required when
visual impacts are judged to be significant.
d. Sig_n Controls: All freestanding signs on properties adjoining
Scenic Highways, that are allowed by the city's sign regulations,
must be approved by the Architectural Review Commission. Low -
profile and low -contrast signs will be considered more appropriate
in these areas.
Hillsides should not be "walled off" from view by large-scale
development near the street.
0
2. Policy: Use of Scenic Highway Corridors
The City and other public and semi-public agencies will avoid
cluttering Scenic Highways with utility and circulation -related
equipment and facilities.
Programs:
a. Sign Consolidation: Whenever possible, signs should be attached to
a single low -profile standard or to related facilities such as bus
shelters. Key scenic routes should be signed.
b. Utility Undergroundinz: As part of any new development project
along a Scenic Highway, utilities (such as telephone, electric and
cable TV lines) should be installed underground.
When other factors are equal, undergrounding districts should
first be established along Scenic Highways. The City will reeval-
uate its district priorities to determine whether changes need to
be made.
c. Street Landsca in : The placement of landscaping and street trees
should not block views from Scenic Highways. Clustering of trees
or allowing them to be planted farther back in front yards should
be considered as an alternative to uniform spacing. The street
landscaping should add to the Scenic Highway experiences.
d. Street Lights ' : Street lights should be low scale and focus light
at intersectons where it is most needed. Tall, "cobra type,"
light standards should be avoided. Street lighting should be
integrated with other street furniture at locations where views
are least disturbed. However, safety priorities should remain
superior to scenic concerns.
e. Traffic Signals: Low -profile signals with integrated switching
devices should be used. Mast arms for hanging signals over inter-
sections should be avoided. However, safety priorities should
remain superior to scenic concerns.
3. Policy: State Designation of Official Scenic Routes
Highway 101 within San Luis Obispo should be designated as an offi-
cial Scenic Highway by the California Department of Transportation
(CalTrans). It is an entry -way to the community and exposes
travelers to broad scenic vistas.
Programs:
a. Corridor Enhancement: The city will carry out a program to protect
and enhance the Highway 101 corridor. Parts of this program are
described in the preceeding policy sections. Other parts are
included in the city's sign regulations and architectural review
procedures and guidelines. Key parts of the program include the
following:
7
(1) Regulation of land use (Land Use Element and ARC Guidelines).
(2) Review of all site plans of new projects (ARC Guidelines).
(3) Control to the legal extent possible the location and design
of outdoor advertising (Sign Regulations and ARC Guidelines).
(4) Control of grading and landscaping (Grading Regulations and
ARC Guidelines).
(5) Control the design of structures and equipment (ARC
Guidelines)
b. Application for _Designation: The City will apply to the California
Department of Transportation (CalTrans) for official designation
of Highway 101 as a scenic route.
4. Policy: Protection of Scenic Highways in Adjoining County Areas
The county government should protect and enhance Scenic Highways that
connect San Luis Obispo with other communities and recreation areas.
Programs:
a. Ado t Element: The county should adopt a Scenic Highways Element
following the provisions of the California Government Code.
b. Designation of Scenic HighwaXs: The county should designate the
following routes as Scenic Highways:
(1) Highway 101 from Cuesta Ridge to the Avila Hot Springs off
ramp.
(2) Highway 1 from Highland Drive to the South Bay Boulevard off
ramp.
(3) Highway 227 from Buckley Road to the City of Arroyo Grande.
(4) Orcutt Road from Johnson Avenue to Lopez Canyon Road.
(5) Los Osos Valley Road from San Luis Obispo to the Los Osos
Urban Reserve Line.
(6) Foothill Boulevard from San Luis Obispo west to Los Osos
Valley Road.
(7) Buckley Road from South Higuera Street to Highway 227.
(8) Biddle Ranch Road from Highway 227 to Orcutt Road.
c. Official State Designation: The county should take the necessary
actions to request the designation of portions of Highways 101,1,
and 227 as Official Scenic Routes.
P
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Department of Community Development
990 Palm Street/Post Office Box 321, San Luis Obispo, CA 93406
d. City Advocacy: The city staff and City Council will promote the
creation of Scenic Highways in adjoining county areas. This
support can happen when:
(1) Reviewing draft county general plan elements or major revisions
to them.
(2) Reviewing changes to the Regional Transportation Plan (RTP) as a
member agency of the San Luis Obispo County Council of Govern-
ments.
(3) Reviewing development projects that are refered to the city that
are located along routes listed in section 4.b. of this element.
F. ADMINISTRATION AND INTERPRETATION
The San Luis Obispo Community Development Department is reponsible for
administering the provisions of this element. The Community Development
Director is responsible for interpreting all policies, programs and map
designations contained in this element. Appeals of the Director's actions can
be made to the Planning Commission.
This element can be amended three times each year consistent with section
9606.1 of the San Luis Obispo municipal code. Deadlines for General Plan
Amendment applications are March 15, July 15, and November 15 each year.
10
APPENDIX
Exerpt from: "Th, Jcenic Route --A Guide for the 0 cial Designation
of Scenic Highways." California Department of Transportation, no date.
DETAILS OF PROCEDURES
1. Master Plan
Routes were originally included in the Master
Plan as a result of public hearings being held
throughout the State. New routes can be added
to the Master Plan by action of the State Legislature.
The Scenic Highway Advisory Committee shall be
requested to review the proposed route and to
make a recommendation for its inclusion into the
Master Plan prior to having the Legislature include
the route into the Master Plan.
2. Corridor Survey and Highway Facility Study_
Following the request by the local jurisdiction,
the District Scenic Highway Coordinator will coor-
dinate and conduct the survey and study. The two
will be combined into the Scenic Highway Report.
The Report will contain maps, photographs, and
descriptions showing:
a. Suggested scenic highway corridor boundaries;
(The corridor is defined as the area of land
generally adjacent to and visible from the
highway which requires protective measures to
insure perpetuation of its scenic qualities.).
11
b. Scenic elements within the suggested corridor.
c. The relationship of the roadway to its surround-
ing environment.
d. Proposed realignments or improvements of the
route.
e. Potential locations of roadside rests, vista
points, and areas for public -or commercial infor-
mation sites.
The Scenic Highway Report will be prepared in coop-
eration with the local jurisdiction. The local
jurisdiction, at the earliest possible time, should
solicit the help and advice of local citizens'
committees, affected property owners, conservation
groups, and anyone else who might be interested in
the proposed designation. With the input from these
groups, the local jurisdiction and the District
Scenic Highway Coordinator should review the route
in the field and establish mutually acceptable
corridor boundaries. It is very important to involve
the previously mentioned groups as early as possible
in order to afford them ample time for review and
comment before official action is taken. This will
12
result in not only a corridor which meets the desires
of the local residents but could reduce the possi-
bility of any last minute controversy.
In instances where the Division of Iighways proposes
to realign or relocate a State highway that is an
eligible scenic route, the District Director will
have responsibility for initiating a preliminary
corridor survey as part of the normal route study
required for the realigned section. Eligibility
for designation will then transfer to the new
alignment at which time the jurisdiction may proceed
with its planning studies that will result in
designation of the new route as an Official Scenic
Highway.
3. Local Jurisdiction's Plan and Program
The procedure for achieving official designation of
scenic highways includes the requirement that local
jurisdictions adopt a plan and program to protect
and enhance the scenic appearance of the corridor.
The minimum requirements which must be met by the
local jurisdiction include, but are not limited to
(1) regulation of land use which may include density
and/or the intensity of development; (2) detailed
land and site planning; (3) control of outdoor
13
advertising; (4) careful attention to and control
of earthmoving and landscaping; and (5) the design
and appearance of structures and equipment. The
involvement of local citizens in determining the
above five items is very important if the program
is to have popular support.
See Appendix A for an example of a local jurisdiction's
program. It should be emphasized that this plan
and program is a guideonl , and portions of it may
not apply to all jurisdictions.
4. DesiEMatjon by Director of the Department ❑f
Transportation
Whenever the Department determines that the corridor
protection program for any State highway in the
State Scenic Highway System has been implemented
by the local governmental agency, and upon written
request of the local jurisdiction for designation,
and upon review and recommendation of the Scenic
Highway Advisory Committee, the Department shall
designate the highway as an official State Scenic
Highway and shall so indicate the highway in any
publications of the Department or in any maps which
14
are issued by the Department to the public.
The Department shall cause appropriate signs to be
placed and maintained along the portions of the
State Scenic Highway System which the Department
has designated as Official State Scenic Highways
that indicated that the highways are Official State
Scenic Highways.
t
The local jurisdiction's request for designation
should be in the form of a written communication
containing a brief descriptive report of the adopted
measures or policies for plan implementation together
with a zone map of this corridor area. The request
will be reviewed by the Scenic Highway Advisory
Committee for their recommendation prior to being
submitted to the Director for his approval.
15
SIR-IMARY OF METHODOLOGY
Preparing the Scenic Highway Element started with identifying the community's
scenic resources. These include the surrounding hillsides and the Morros,
which control the form of the city and provide San Luis Obispo with a scenic
landscape backdrop, and major creeks, such as San Luis Obispo, Stenner and Old
Garden Creek which add a unique quality to the city's neighborhoods and
downtown commercial areas.
After the key scenic resources were identified, views of the hillsides and
creeks from the city's major streets were mapped. All arterial streets and
thoroughfares, as shown on the city's Circulation Element Map, were studied.
These streets handle the most traffic and therefore afford the greatest number
of people driving cars views of the surrounding hillsides, the Chorro, Los
Osos and Edna Valleys and the creeks.
Once the field observations were completed, a numeric ranking was given to
each location. This number was then translated into the High, Moderate and
Low quality of view classifications used throughout this element.
16
CAL POLY
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DESIGNATED SCENIC HIGHYYAYS
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VISTA
ROADS OF
OUTSIDE
ROADS OF
HIGH OR MODERATE SCENIC VALUc
THE SAN LUIS OBISPO CITY LIMIT
MODERATE SCENIC VALUE
DEPARTMENT OF COMMUNITY DEVELOPMENT
990 Palm St. / P.O. Box 321, San Luis Obispo, CA 93406
43-63■ ■ ■ 0
ROADS OF
I
H 1 GH SCENIC VALUE
(805) 541-1000
17
MAP OF VISUAL RESOURCES
1. Identify the visual resources.
2. Conduct field investigations:
A. identify thoroughfares and arterial streets (Circulation Element);
B. designate points of view along each street;
C. record observations.
3. Transfer field observations onto a worksheet and assign valences to each
visual unit.
4. Multiply good or fair or poor (3,2,1) views by major or minor (2,1)
assessments.
GOOD �3� MAJOR visual unit (2)
FAIR 2 X or = 1-6
POOR (1) MINOR visual unit (1)
5. Sum the products for each point to determine a visual index value at each
point.
6. Calculate the statistical mean, median, and mode.
7. Categorize the visual quality index numbers into HIGH, MODERATE, and LOW
classifications.
8. Map the Scenic Highways with a HIGH or MODERATE classification.
a
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37
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6
J
FIELD OBSERVA11 ON LOCA71 ONS
Numbers . refer to
the
location of
the field
observation noted
on
the opposite
page.
E
RESOLUTION NO 5217 (1983 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
ADOPTING A SCENIC HIGHWAY ELEMENT OF THE GENERAL PLAN
WHEREAS, Section 65302(h) of the California Government Code directs all
cities and counties to prepare a General Plan Scenic Highway Element; and
WHEREAS, the Community Development Director reviewed the draft Scenic
Highway Element, determined that its adoption and implementation will not have a
significant adverse effect on the environment, and on July 13, 1983 granted it
a negative declaration; and
WHEREAS, in accordance with the provisions of state law, the Planning Commission
held an advertised public hearing on July 27, 1983 to review and consider the
Director's environmental determination and the draft Scenic Highway Element; and
WHEREAS, after receiving public testimony, the Planning Commission approved
the negative declaration for the project, reviewed the content of the draft Scenic
Highway Element, andf-orwarded the element to the City Council with a recommendation
for adoption; and
WHEREAS, at an advertised:public hearing the City Council reviewed the draft
Scenic Highway Element recommended by the Planning Commission and found that its
adoption is both timely and necessary to complete the city's General Plan.
NOW THEREFORE BE IT RESOLVED BY the Council of the City of San Luis Obispo
as follows:
(1) The Scenic Highway Element of the City of San Luis Obispo General Plan,
as required by California Government Code Section 65302(V is adopted.
The text of the said adopted element is attached hereto as Exhibit "A".
(2) Adoption and implementation of the Scenic Highway Element will not have
an adverse effect on the environment.
(3) The Community Development Department shall publish and make available to
the public the element and shall distribute copies to appropriate agencies
and local libraries. 21
R 5217
Resolution No. 5217 (1983 Series)
Page 2
(3) The adoption of this element shall take effect thirty (30) days from
the date of adoption of this resolution.
On motion of Councilman Settle seconded by Councilman Griffin ,
and on the following roll call vote:
AYES: Councilmembers Settle, Griffin, Dunin and Mayor Billig
NOES: Councilwoman Dovey
ABSENT: None
the foregoing resolution was passed and adopted this 6th day of Se tember
1983. %,
A /h le ■A •
ATTEST:
City ClerkIPamela Voges /1
APPROVED: (�%!
ff"ative Officer
N'City Attorney
Community Development Director
r Velanie C. Billig
22 R 5217