HomeMy WebLinkAbout02/05/1991, 5 - CONTINUED CONSIDERATION OF THE APPEAL OF THE PLANNING COMMISSION'S ACTION TO DENY AN APPLICATION FOR GENERAL PLAN LAND USE MAP AMENDMENT AND REZONING GP/R 1454 (ORCUTT I), A REQUEST TO AMEND THE LAND USE ELEMENT MAP AND REZONE A 6.5 ACRE P � - ME ING DATE:
^ '�i9IIIIlI city of san tins OBIspo Mf NU
COUNCIL AGENDA REPORTITEM
FROM: Arnold Jonas Community Development Director °
PREPARED BY: Greg Smith, Associate Planner ?
SUBJECT:
Continued consideration of the appeal of the Planning Commission's action to deny
an application for General Plan Land Use Map amendment and rezoning GP/R
1454 (Orcutt 1), a request to amend the land use element map and rezone a 6.5 acre
portion of a 73 acre site from service commercial light industrial to medium high
density residential at the southeast comer of Broad Street and Orcutt Road.
(Continued from November 7, 1990).
CAO RECOMMENDATION:
Deny General Plan and Rezoning Amendment GP/R 1454 (Orcutt I).
REPORT IN BRIEF:
This report summarizes issues evaluated in the previous staff report to the council, and in
the attached, updated initial study of environmental impact. New information ispresented
regarding level of hazard to future residents, and land use patterns which would result in
the absence of residential development on the nearby Orcutt II and Brickyard sites.
Staff concluded that the rezoning would be consistent with applicable policies, and that site
constraints could be adequately mitigated, although a "Special Considerations" overlay zone
for the project site and for the former "Orcutt II" site, in order to implement the mitigation
measures. The Planning Commission concluded that the site would be better suited for
commercial and industrial uses.
GP/R 1454 & 1464
Page 2
DISCUSSION:
Back ound
The Orcutt I and Orcutt II applications were filed in July and October of 1989, respectively.
An expanded initial study of environmental effects was prepared for the two projects.
Analysis of the traffic impacts of the projects was coordinated with application GP/R 1452
'Brickyard Rezoning", 2900 Broad Street, which was withdrawn on October 24, 1990.
The Orcutt II application was denied by the council on November 7, 1990. The Orcutt I
application was continued at the same meeting, with direction to staff to provide additional
information regarding concerns with potential hazards to residents due to fire or hazardous
materials incidents on nearby service commercial and industrial sites.
Data Summary
Address: 761 Orcutt Road
Applicant: Wood Investments
Representative: James T. Wood
Current Zoning: M (Industrial) and C-S-S (Service Commercial - Special Considerations)
Current General Plan: Service Commercial/Light Industrial
Applicant Proposed Zoning: R-3 (Medium High Density Residential) and C-S-S
Applicant Proposed General Plan: Medium High Density Residential and Service
Commercial/Light Industrial
Environmental Status: The Director has filed a negative declaration of environmental
impact, including mitigation measures.
Site Description
The 7.3-acre site is vacant and consists of five lots of record and a 60 foot wide utility
easement which extends from Sacramento Drive to Orcutt Road. Two minor creek
tributaries cross the site which are considered significant riparian corridors by the
Department of Fish and Game. Surrounding land uses include industrial zoned land to the
south and east, and service commercial zoned land to the north and west.
Project Description
The applicants want to amend the land use element map and rezone a 6.5-acre portion of
the site from service commercial/light industrial to medium high density residential (R-3
zoning) and to retain a small portion fronting Broad Street as service commercial (C-S-S
zoning). Under the proposed zoning, as many as 120 dwellings could be built (6.5 acres @
18 units per acre). The applicant has recently suggested that the portion of the site
between Broad Street and the utility easement - approximately one acre - be retained as
an open space easement, which could reduce the number of units significantly.
EVALUATION
As noted in the previous staff report, the most important issues raised by the rezoning
proposal are with regard to land use and housing policies, and with regard to the sites'
suitability for residential use. Staff suggests the council evaluate the applications primarily
GP/R 1454 & 1464
Page 3
in terms of those major policy issues.
In addition to a summary of previous issues, the sections below include new analysis of
potential hazards to future residents due to fire or hazardous material incidents on nearby
service commercial and industrial sites. Those concerns, which were discussed by the Fire
Chief and council at the November 7 council meeting, are evaluated in more detail in this
report and in the attached initial study.
Note that various sections of the staff report and attached initial study have been revised
to more accurately reflect the impact of this project when considered independently of the
other two residential rezoning projects which were formerly proposed nearby (Orcutt II and
Brickyard projects). Environmental mitigation measures have also been revised to
correspond to the reduced scale of the residential neighborhood under consideration.
1. General Plan Consistency - Adopted Policies
Evaluation of city land use decisions must take into account the issue of jobs/housing
balance. The issue is identified in the adopted Housing Element, which includes the
following policies (Housing Element, 1986, pp.7,8)
"New housing production should keep pace with enrollment and employment growth
and help reduce commuting."
The city will discourage activities which would aggravate the imbalance between
residential and employment opportunities among the communities in the housing
market area."
The adopted Land Use Element includes the following policies (Land Use Element, 1977,
as subsequently amended):
"The City should ... seek to balance employment or enrollment distribution changes
with commensurate residential development distribution." (Page 8)
'The City should coordinate residential development with employment, enrollment
or other economic base alterations to assure that persons or families working,
attending schools,or conducting other activities in San Luis Obispo,have appropriate
opportunity to reside here rather than commute." (Page 13)
Excerpts from the General Plan including those policies - as well as those related to service
commercial and medium density residential uses - are attached.
2. General Plan Consistency - Draft Policies
The draft Land Use Element (currently being restudied by the commission at council
direction) includes specific policies regarding jobs/housing balance (Land Use Element -
Planning Commission Draft, April 1990):
"The city should manage its growth and influence regional growth so that ... the gap
between housing demand (due to more jobs and college enrollment and supply is
not increased. (Page 9)
. J
GP/R 1454 & 1464
Page 4
'The city will reconsider rezoning vacant, suitably located office, commercial, and
industrial land for residential use. [Reference to"Special Design Areas".] (Page 17)
i
The Planning Commission is currently restudying the impacts of alternatives to those
policies, at the direction of the council. The project's applicant does not support the mixed-
use concept, questioning its feasibility.
3. Residential Development Constraints and Environmental Impacts
A number of constraints to residential development of the site have been identified by the
environmental review process and during previous hearings. These constraints are
summarized below; refer to the attached initial study for more detailed analysis.
A. Noise. Much of the site is affected by traffic noise which exceeds the levels
considered acceptable for residential use. The initial study concludes that feasible
mitigation measures are available, such as using special glazing in windows, siting
buildings to serve as noise barriers for outdoor use areas, etc. The approach would
be similar to those used in the Edna/Islay Specific Plan area.
B. Circulation and Traffic. Residential or commercial development of the site
would affect - and be affected by-increasing congestion on Broad Street and Orcutt
Road. Mitigation measures are proposed in the initial study, including limiting
driveway access to both streets, intersection improvements, and extension of
Sacramento Drive across the Orcutt H site to connect to Orcutt Road. Development
of the sites under current zoning designations would likely involve similar, although
perhaps less severe, traffic impacts.
C. Creek Preservation and Enhancement. The various creeks crossing the site
provide several acres of existing or potential riparian habitat. The initial study
concludes that the creek environment can be adequately protected if 20-foot buffers
are provided between residential development and the riparian habitat areas.
D. Air Quality. Residential development of the site would generate emissions
associated with auto use by new residents. The level of emissions is not compared
to that which might occur with commercial/industrial development. The initial study
recommends various alternative transportation facilities be analyzed at the time of
development.
E. Archaeological and Historical Value. It is possible that Chumash cultures used
both sites in prehistoric times, although no specific sites with archaeological value
have been identified. The initial study recommends supervision of future
development by a qualified archaeologist.
4. Residential Project Boundaries
As noted in the project description above, the applicant requests that a portion of the
Orcutt I site be retained with service commercial zoning about one quarter mile south of
the Broad/Orcutt intersection. Given the shallowness of the lot, the trees present on the
site and the creek running along the easterly portion, this site will likely be very difficult
GP/R 1454 & 1464
Page 5
to develop with uses allowed under that zoning.
Approximately nine parcels have been developed with residential uses between the
southerly property boundary of the Orcutt I site and the industrial zoned land fronting
Capitolio Way. These dwellings are nonconforming uses, since dwellings are not allowed
by current C-S regulations.
Providing access to the C-S-S remainder of the Orcutt I parcel - or to the adjacent shallow
parcels - via the Orcutt I on-site circulation system would be difficult. Multiple driveways
to Broad Street are likely to remain under either residential or commercial development
scenarios. These lots would also face the same land use compatibility and noise problems
as the Orcutt I and II sites.
5. Relationship of Residential Development to Neighborhood
Planning Commission evaluation of the proposed rezoning addressed the question of
whether a desirable residential or mixed-use neighborhood would be created on the site,
as opposed to an isolated project or projects.
Neighborhoods provide a unique sense of security and familiarity which distinguishes them
from each other and from areas which are clearly not neighborhoods. The Land Use
element does not define "neighborhoods", but offers broad performance criteria which
should be met before land may be devoted to residential use, especially multi-family use
such as the Orcutt I request. These are outlined in the sections of the Land Use Element
attached. In sum, the Land Use Element says that new residential neighborhoods should
be established near existing neighborhoods and should be effectively insulated from
incompatible land uses and major roads.
Several factors should be considered in evaluating the site's potential as a neighborhood:
- Creek amenities. The creek channels crossing the site provide an opportunity for
attractive open space, and may eventually provide an opportunity to create trails
which link up with off-site trails.
- Size. At 80 to 100 units, the project would constitute one of the smallest pockets
of residential use in the city. It would be similar in size to some city residential
developments - such as mobile home parks or "The Meadows" subdivision on South
Higuera Street-which do not have effective pedestrian or vehicular linkages to other
residential developments.
- Buffer/transition areas. The site is large enough to allow open space buffers along
the major street frontages, and the existing creek channel will provide a buffer
between the site and future development to the east. Provision of a buffer area
along the south edge of the site will also be feasible, in staff's judgement.
- Access to neighborhood commercial facilities. The Orcutt I site is closer to
neighborhood shopping facilities than many of the existing residential units in the
city. It is within one quarter mile of the Williams Brothers market at Broad and
Capitolio, which has been approved by the county as the site of a new shopping
center. The Crossroads shopping center - currently under construction on the west
GP/R 1454 & 1464
Page 6
side of Broad/Orcutt intersection - would also be within one quarter mile. The
Laurel Lane shopping center is about one-half mile from the site. Although
pedestrian access to those centers would require crossing busy streets, signals exist
or are planned for major intersections.
The Planning Commission's action to deny the Orcutt I and II rezoning proposals reflected
a concern for lack of potential for creating a desirable, functional neighborhood at the two
sites. The commission concluded that the arterial streets, railroad right-of-way, and
surrounding commercial uses, would be functional and perceptual barriers which would
isolate residential developments from neighborhood services and other residential
neighborhoods. They were also concerned that the Sacramento Drive extension would serve
as a barrier to pedestrians, due to high volumes of auto and truck traffic, and would
introduce non-residential traffic into the Orcutt II residential area.
6. Availability of Multi-family and Industrial Land
The Orcutt I site represents an insignificant portion of remaining vacant C-S and M zoned
land in the city. The proposed rezoning would significantly increase vacant land with R-
3 zoning, however, since only 3 acres with that zoning now exist. Refer to section II.0 of
the attached initial study for more detailed discussion.
7. Fire Safety and Hazardous Materials Exposure
The city's Fire Chief and Fire Marshal have evaluated the safety of the site. Their
evaluation concludes that the site will be more hazardous than many residential
neighborhoods in the city, but comparable to others. Hazards will be within the range
generally judged acceptable by the community and emergency response staff, if one
important mitigation measure is adopted.
Fire Department staff has concluded that the existing petroleum storage facility (950 Orcutt
Road) is far enough from the site to reduce the risk posed by that facility to an acceptable
level. The distance and scale of other commercial developments in the vicinity are likewise
factors which make them relatively unlikely to expose future Orcutt I residents to hazards.
Staff is concerned with the potential for hazards from possible development of the former
Orcutt II site, however. Larger-scale commercial developments - such as those which could
occur on that site - involve a higher potential for incidents involving significant amounts of
highly hazardous materials, in the judgement of the Fire Department staff. In order to
mitigate that potential hazard, staff recommends rezoning of the vacant M-zoned property
to the east of the site (former Orcutt II site) to include a "Special Considerations" overlay
zone. The overlay zone would provide additional controls over uses which would involve
significant quantities of highly toxic materials.
8. Conclusions
The Planning Commission believes that the sites are better suited for commercial and
industrial development than for residential uses. The commission resolution, and minutes
from their most recent hearing, are attached.
Evaluation of the various factors above leads to the following conclusions:
S �
GP/R 1454 & 1464
Page 7
- The various physical characteristics of the site - creeks, sloping topography, utility
easements, etc. - make development of the site for either commercial or residential
use a challenge. These characteristics will pose more of a constraint to commercial
development than to residential, although either would be feasible.
- Commercial development will clearly be more consistent with existing and likely
future land use patterns in the vicinity.
- The site's proximity to arterial streets is a plus for commercial development, a
negative for residential. The site is large enough to provide an adequate buffer for
residential use, however.
- There appears to be on oversupply of vacant commercially zoned land within the
city limits, relative to residentially zoned land. However, the general plan update
will probably designate residential annexation areas which will provide opportunities
for additional multi-family housing development.
- Although surrounding land uses pose some potential for hazards to Orcutt I
residents, the level of hazard is acceptable.
- The site is too small and too isolated to fit the typical concept of a neighborhood.
Staff believes that the factors noted above balance in favor of retaining C-S and/or M
zoning, now that the site will not be a part of a larger residential neighborhood.
CONCURRENCES
The concerns of other departments have been incorporated into this staff report and the
expanded initial study.
FISCAL IMPACT
No significant impact on city costs or revenues are expected as a result of the proposed
rezoning.
ALTERNATIVES
The council may approve or deny the appeal, thus approving or denying the proposed
general plan amendment and rezoning. Action to approve must include specific findings
regarding environmental impacts and mitigation measures.
The Land Use Element may be amended only three times each year. Amendments are
often grouped together to allow flexibility in processing subsequent amendments later in the
year.
GP/R 1454 & 1464
Page 8
RECOMMENDATION
Various factors can be cited in favor of either residential or commercial zoning for the site.
In the long term, however, a more logical pattern of land uses will result from retaining
service commercial and/or industrial zoning for this site. The council should uphold the
action of the Planning Commission and deny the requested rezoning.
Action to Deny
A draft resolution denying application GP/R 1454 is attached.
Action to Approve
If the council determines to approve the rezoning, a negative declaration must first be
approved. If the council approves the mitigated negative declaration and mitigation
requirements filed by the Director, the council must concurrently initiate rezoning of the
former Orcutt II site from M to M-S (required mitigation measure due to potential impacts
from hazardous materials). Draft resolutions and an ordinance implementing these actions
are attached.
The council may modify or delete mitigation measures, based on a determination that
potential impacts cited in the initial study would not be significant. If the council
determines that hazard from development of the adjoining property would not be
significant, the corresponding mitigation measure - "S" zoning on the Orcutt II site - may
be deleted.
If the council decides to revise the initial study and/or mitigation measures, the draft
resolutions should be modified to correspond.
Attachments: draft resolution - denial
draft resolutions and ordinances - approval
summary of mitigation measures
vicinity map (showing rezoning request)
applicant statement and concept plan for GP/R 1454
land use element excerpts - adopted, PC draft
commission resolution - denial
minutes from Sept. 26, 1990 PC hearing
initial study (Note: copies of the traffic consultant's report referenced in
the initial study are available in the Community Development office.)
Enclosed: aerial photograph
gtsd:gpl454cc.wp
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1454, A PROPOSAL TO AMEND
THE GENERAL PLAN LAND USE MAP DESIGNATION AND REZONE A PORTION OF THE
PROPERTY LOCATED AT 761 ORCUTT ROAD (ORCUTT I REZONING) FROM
SERVICE COMMERCIAL/LIGHT INDUSTRIAL TO MEDIUM DENSITY RESIDENTIAL
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has conducted public hearings
on November 7, 1990 and February 5, 1991, and has considered the
testimony and statements of the applicant, and other interested
parties, and the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to deny the appeal
and deny application No. GP/R 1454 based on the following findings:
SECTION 1. Findings.
1. The proposed General Plan land use designation and zoning
classification are not compatible with the surrounding area.
2 . There is a need to provide growth for commercial development
within the city limits.
3 . The proposed amendments do not follow the city's policy of
infilling commercial and light-industrial districts designated
on the map and plan.
On motion of ,
seconded by and on the
following roll call vote:
.s 9
Resolution No. (`1991 Series)
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of 1991.
Mayor --
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
Community Deve o ment Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY APPLICATION NO. GP/R 1454, AND APPROVING
A PROPOSAL TO AMEND THE GENERAL PLAN LAND USE MAP DESIGNATION
FOR A PORTION OF THE PROPERTY LOCATED AT 761 ORCUTT ROAD
(ORCUTT I REZONING) FROM SERVICE COMMERCIAL/LIGHT INDUSTRIAL
TO MEDIUM HIGH DENSITY RESIDENTIAL
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has conducted public hearings
on November 7, 1990 and February 5, 1991, and has considered the
testimony and statements of the applicant, and other interested
parties, and the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to uphold the appeal
and approve application No. GP/R 1454 to amend the General Plan
Land Use Map designation for a portion of the site from Service
Commercial/Light Industrial to Medium Density Residential, as shown
on attached Exhibit A, and based on the following findings:
SECTION 1. Findings.
1. The proposed amendment to the General Plan Land Use Map is
consistent with adopted policies in the Land Use and Housing
Elements of the General Plan.
2 . The resulting pattern of land uses will be appropriate for
this section of the community.
3 . The site is suited for residential uses.
4 . The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
Resolution No. (1991 Series)
Page 2
approved by the council, and the mitigation measures listed
in Initial _ Study ER 47-89 are incorporated herein by
reference.
On motion of ,
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
AL
i t r y
Community Devel p ent Director
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ORDINANCE NO. (1991 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE OFFICIAL MAP TO REZONE A PORTION OF
THE PROPERTY AT 761 ORCUTT ROAD FROM C-S-S AND M TO R-3-S
(APPLICATION GP/R 1454, ORCUTT I REZONING)
WHEREAS, the Planning Commission conducted a public
hearing on application No. GP/R 1454 September 26, 1990, and denied
the application; and
WHEREAS, the applicant has appealed that decision to the
City Council; and
WHEREAS, the City Council has conducted public hearings
on November 7, 1990 and February 5, 1991, and has considered the
testimony and statements of the applicant, and other interested
parties, and the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff;
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The council upholds the appeal and approves
application No. GP/R 1454, thereby amending the Official Zoning Map
designation for a portion of the site from Service Commercial/Light
Industrial to Medium Density Residential - Special Considerations,
as shown on Exhibit A attached, based on the following findings:
SECTION 2 . Findings.
1. The proposed amendment to the Zoning Map is consistent with
adopted policies in the Land Use and Housing Elements of the
General Plan.
2. The resulting pattern of land uses will be appropriate for
this section of the community.
3. The site is suited for residential uses.
4 . The proposed amendment will not have a significant adverse
impact on the environment, if various mitigation measures are
implemented. A mitigated negative declaration is hereby
approved by the council, and the mitigation measures listed
in Initial Study ER 47-89 are incorporated herein by
reference.
Ordinance No. (1991 Series)
GP/R 1454
Page 2
SECTION 3. Special Considerations Overlay Zoning Designation
Review of development proposals at the site shall take into
account the following special considerations:
a. Preservation and enhancement of sensitive creek
environment.
b. Mitigation of noise levels to levels which are acceptable
for residential development.
C. Appropriate limitation of access to arterial streets.
d. Provision of on- and off-site circulation infrastructure
improvements, including payment of appropriate in-lieu
fees for off-site circulation impacts.
e. Provision of appropriate trip reduction programs. I
f. Provision of on- and off-site bicycle and pedestrian
linkages.
SECTION 4. This ordinance, together with the names of council
members voting for and against, shall be published once in full,
at least (3) days prior to its final passage, in the Telegram-
Tribune, a newspaper published and circulated in this city. This
ordinance shall go into effect at the expiration of thirty (3b)
days after its final passage.
INTRODUCED AND PASSED TO PRINT by the Council of the City of
San Luis Obispo at its meeting held on the day of
1991, on motion of , seconded
by and on the following roll call vote:
AYES:
NOES:
ABSENT:
Mayor
S��J/
Ordinance No. (.1991 Series)
GP/R 1454.
Page 3
ATTEST:
City Clerk
APPROVED:.
City A _ inistrative .Officer
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Community Deve1 ment Director
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RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
STATING THE COUNCIL'S INTENTION TO REZONE
PROPERTY LOCATED AT 953 ORCUTT ROAD FROM
INDUSTRIAL (M) TO INDUSTRIAL - SPECIAL CONSIDERATIONS (M-S)
WHEREAS, the council has adopted a mitigated negative
declaration for rezoning of property at 761 Orcutt Road; and
WHEREAS, the negative declaration was based, in part, on
a determination that application of a Special Considerations
overlay zone to property at 953 Orcutt Road is a necesary and
feasible measure required to mitigate potential adverse impacts
which could otherwise result from development of that property,
NOW, THEREFORE, the council resolves to initiate rezoning
of property located at 953 Orcutt Road from Industrial (M) to
Industrial - Special Considerations (M-S) .
On motion of ,
seconded by , and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of 1991. I
Mayor
ATTEST:
City Clerk
I
,S-/8
Resolution No. (1991 series)
Page 2 -
APPROVED:
nstratve Officer
C' -o --- ---
Community Deve ment .Direc-or
SUMMARY OF MITIGATION MEASURES
1. The ordinance approving the proposed rezoning shall include a
requirement to design and implement noise mitigation measures at
the time the site is developed.
2. The ordinance approving the rezoning shall include the following
mitigation requirements, to be met at the time of development:
A. Potential adverse impacts on air quality shall be quantified
using methodology recommended by the San Luis Obispo County
Air Pollution Control District. The study shall recommend
project-specific mitigation which shall be incorporated into
the project.
B. Provision of facilities to enable residents to use public or
alternative transit, such as bus shelters.
C. Provision of bike trails and pedestrian trails to promote
alternate transit modes.
3. The ordinance approving the proposed rezoning shall include a
requirement to provide the following traffic mitigation measures
at the time of development:
Traffic mitigation requirements at time of development:
A. Addition of a west-bound left turn lane on Orcutt Road at
McMillan Avenue.
B. Extend McMillan Avenue south of Orcutt Road as either a public
street or a private driveway entrance, forming a four-way
intersection.
C. Install full frontage improvements along the project's entire
Orcutt Road frontage.
D. Make fair share contributions to intersection improvements at
Laurel Lane and Orcutt Road and at the Orcutt Road railroad
crossing.
4 . The ordinance approving the proposed rezoning shall include a
requirement to provide the following traffic mitigation measures
by 1995 on a fair share contribution basis:
A. Southbound right-turn and northbound left-turn lanes on Broad
Street at South Street.
B. Addition of a second southbound left-turn lane on Broad Street
at Orcutt Road.
C. Widen Orcutt Road to four lanes east of Broad Street.
�"-ten
Mitigation Summary - loge 2
D. Signalization of Orcutt Road/McMillan Avenue intersection.
6. The ordinance approving the proposed rezoning shall include a
requirement to provide the following traffic mitigation measures
by 2000 On A fair Share Contribution Basis:
A. Install a median left-turn lane between McMillan Avenue and
Laurel Lane.
i
7. The ordinance approving the proposed rezoning shall include a
requirement to provide the following traffic mitigation measures
by 2005 On A Fair Share Contribution Basis I
A. Install signal at Duncan Road/Orcutt Road intersection.
B. Addition of a west-bound through lane/right-turn lane on Santa
Barbara Street at Broad Street.
C. Extend Sacramento Drive to Orcutt Road at Duncan Road
intersection.
8. The ordinance approving the proposed rezoning shall include an S
overlay zone which requires preservation and restoration of
creekside habitat areas, at the time of site development.
9. The ordinance approving the proposed rezoning shall establish a
requirement to provide a minimum 20 foot setback from the top of
bank of the creeks or the edge of riparian vegetation, whichever
is greater.
10. The ordinance approving the proposed rezoning shall establish a
requirement to dedicate to the city an open space easement over
creek areas, at the time of development.
11. The ordinance approving the proposed rezoning shall establish a
requirement to provide compensatory planting of trees at the orcutt
Road frontage of the site at the time of development, to mitigate
the removal of existing trees in that location.
12. Rezoning of site will include establishment of a special
Considerations overlay zone designation, specifying the various
mitigation measures noted above.
13 . Adjoining property to the east (former Orcutt II site) will be
rezoned with a Special Considerations overlay zone to address
potential hazards to residents at the project site.
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990 Palm Street/Post Office Box 8100 • San Luis Obispo. CA 93403-8100
APPEAL TO CITY COUNCIL
In accordance with the appeals procedure as authorized by Title 1 . Chapter
1 . 20 of the San Luis Obispo Municipal Code. the undersigned hereby appeals
from the decision of The Planning Comm;aa;nn rendered
on September 26. 1990 which decision consisted of Elie following ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) : Reference: General Plan Amendment and
Rezoning (GP/R 1454)
i
The Planning Commission, on September 26, 1990, by a four (4) to
three (3) vote, recommended against this application of a 6.5 acre General
Plan Amendment and Rezone Request. The basis of Appeal and some of the
specific reasons are given as follows: (See Attached)
The undersigned discussed the declsi.on being appealed from with:
Arnold B. Jonas oil September 27--1990
Community Development Director
Greg Smith Appellant:
Associate Planner Wood InyestmPnrc, Tnr_
Nam Tit�hk4/�/�
Larry . Mitrhpl1
R"
�, Representative
� ��--aa R" E !.s E ! V E D 19700 Fairchild Road, #240
' :)5'y^-~ Irvine. CA 92715
OCT 41990 Address
CITY CLERK (714) 752-1002
SAN LUIS OBISPO.CA Phone
Original for City Clerk
Copy to City Attorney
Calen red for: // Q Copy to City Administrative Officer
Jv') Copy to he follow! department( s ) :
City Clerl
S�3
BASIS FOR APPEAL
WOOD INVESTMENTS
GP/R 1454 APPLICATION
1. This application for a proposed general plan amendment and
rezoning was recommended for approval by the Planning Staff
because it is consistent with existing land use element
policies. (Reference Staff Report)
2. This application for a proposed general plan amendment and
rezoning of the 6.5 acre to R-3 designation is consistent with
the "proposed land use element" recommended by the Planning
Commission which calls for the specific site to be
"substantially residential . "
The open creek preservation and protection of creek
tributaries as sensitive resources can best be utilized by
granting a residential zoning instead of existing (M)
industrial on Parcel B 3 .75 acre.
4. Based upon physical limitation, 12 foot slope and existing 60
foot Pacific Coast Railroad Easement near Broad Street,
any practical consideration of service commercial development
under existing zoning (C-S-S) on Parcel A 2.75 acre portion
is limited. The R-3 zoning would allow the opportunity for
the easement to be utilized as a pedestrian connection to the
other neighborhood service commercial or future bike path.
5. The R-3 land use designation will address the need for more
affordable attached homes. Studies have established that
there is a shortage of residential and a surplus of
commercial/industrial land.
7
2
ORCUTT I
STATEMENT IN SUPPORT OF RE-ZONING AND GENERAL PLAN AMENDMENT
Analysis of the subject property, review of the existing General Plan
and Housing Element , and discussions with members of the City Planning
staff indicated that the proposed change is desirable because:
1 . Studies have established that there is a
shortage of residential and a surplus of
commercial/industrial land.
2 . Discussions with the staff have indicated that
R-3 zoning would be consistent with and better serve
the goals and policies of the City of San Luis
Obispo .
3 . The topography and access to the site would be
better served by residential use .
4 . Utilization of the creeks and natural amenities `
will create an environmentally attractive setting
for residential use .
S . Traffic circulation can be better designed
utilizing existing topography for residential rather
than commercial use.
6. The proposed Airport Area Specific Plan will
generate substantial additional commercial-
industrial use which will further increase the
imbalance.
7 . Additional benefits to the community consistent
with existing and future policies and goals will be
demonstrated.
Respectfully submitted,
James T . Wood
IMOD INVESTMEAS
A Real Estate Development & Management Company cl,tlVt� Principals:
,
James T. Wood
Timothy M. May
FEB 0 9 1990 Nett L Finch
Patricia A. Zaharson
February 7, 1990 Ity 01 S30 Luis Obmpr
Mr. Dave Moran
Associate Planner
City of San Luis Obispo
Post Office Box 8100
San Luis Obispo, CA 93403
RE: ZONING APPLICATION
BROAD STREET
Dear Mr. Moran:
This is to advise you that we wish to amend our zoning application
by deleting the Request for Commercial Retail (C-R) on the
approximately .5 acres adjacent Broad Street and request the
zoning remain Commercial Service (C-S) as presently designated.
Accordingly, our zoning application will now reflect our intent to
amend the sand use element of the General Plan and rezone
approximately 6.8 acres of vacant land from Service
imercial/Light Industial to Medium/High Density R-3 (see
a,,.tached plan) .
Further, please notice on the attached site plan that our intent
is to create a private drive and not a public street to serve the
needs of the proposed R-3 development project and future C-S
development. In 'addition, pursuant to our discussions, concerning
gross/net acres of the site and the impact of open space
designation for creek preservation, our civil engineer provided
the following information:
Gross Acres
Parcel A 3.53 (approx. )
Parcel B 3 .76
Total 7.29 (say 7 .3 Ac. )
*Open Space 2.0
Net 5. 3
*Assumes total creek area plus 201 set backs.
FAIRCHILD ROAD SUITE 240 IRVINE, CALIFORNIA 92715 (714) 752-1002
49P
Mr. Dave Moran
rCity of San Luis Obispo -2- February 7, 1990
We have grave concerns regarding the loss or reduced densities
because of the potential C/OS zoning discussed as an alternative
in the staff recommendations. As noted above, this open space
designation would impact 2 acres of our proposed site. If the
City designates the 2 acres of open space without transferring the
density to the remaining proposed R-3 development, we would lose
30% of our residential density. In effect, we would end up with a
4.8 acre site versus the 6.8 acres that we had assumed we were
buying at the time we negotiated the purchase of the property.
Further, per my understanding of the City's policy, the dedication
of these areas as permanent open space easements conforms to
the City's policy.
We feel the preservation of the creek as open space is as
important to our project as it is to the City, but we cannot
afford to lose the 2 acres of density. Further, the City's goal
of balancing the job/housing ratio and creating more affordable
housing would not be best served if the City elected to implement
the C/OS zoning. In fact, it would cause us to have to reevaluate
our position as to whether the project was even economically
feasible to pursue.
In summary, both the City and ourselves can be best served by
allowing us to proceed with the original densities.
Your assistance in this matter would be greatly appreciated.
Best regards,
� 7--
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JaT. Wood
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Attachment
cc: Dave Ball
Larry Mitchell
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C. GOALS AND POLICIES 1
1. Growth Management Objectives
a. The city of San Luis Obispo should seek to achieve a gradually
reduced rate of population growth, compatible and coordinated with
county growth rate reduction, both aimed at stabilizing and balancing
with that of the state by 1990.
During the 1970's a maximum annual average of four percent will be
continued while initiating employment and enrollment controls to
reduce local economic base expansions.
-- During the 1980's a maximum annual average of two percent will be
considered appropriate, dependent upon the effectiveness of initial
economic base stabilization of employment and enrollment growth.
-- After 1990 a maximum annual average of one percent, coordinated with
the population growth rate of the state, will be maintained.
-- The resultant, anticipated 1997 population is approximately 55,000.
b. The City should encourage and.assist County and State efforts to
monitor and influence significant alterations to local and regional
economic base and seek to balance employment or enrollment
distribution changes with commensurate residential development
distribution.
-- Cal Poly University and Cuesta Community College should not increase
their respective 1980 master-planned enrollments of 15,000 and 5,000
Full Time Equivalent unless coordinated with County and City General
Plan Revisions.
The City should consider adoption of the general, specific and
special plans for Camp San Luis Obispo, El Chorro Regional Park,
Cuesta Community College, California Mens Colony and Cal Poly
facilities adjoining the City's planning area boundary although they
are not an integral part of the San Luis Obispo planning area.
Because of their proximity and important influence upon economic
base, land use composition, circulation and related community
concerns, the City should suggest revisions and consider amendments
to these County and other agency plans to insure that they are
compatible with and complementary to the San Luis Obispo General
.Plan. When adopted by the City as well as the County, these revised
plans would be considered as supplementary specific plans composing
part of the San Luis Obispo General Plan.
-- The city's water demand exceeds its supply at this time. During this
situation, annexations which could significantly increase demands on
water supply through the introduction of more urban scale development
should not occur. However, minor annexations which could help create
a green belt around the city, and/or result in other substantial
public benefits, and which do not significantly increase water demand
may be considered by the city.
8 6--,027
C. Areas designated for interim agriculture/residential expansion and
rural industrial within the urban reserve should be encouraged to
remain in agricultural use. In the event nonagricultural use such as
rural industrial, rural residential, or rural planned development is
pursued, the following policies should be employed:
- The County should consider minimum five- to ten-acre parcelization
or equivalent rural planned development only when it is demonstrated,
prior to land division, that individual on-site water and septic
systems will be adequate to serve the intended rural residential
uses, and that subdivision (or parcel map divisions) are consistent
with an adopted "property development plan". The property
development plan should show an appropriate pattern of present and
future local and collector streets, planned utility system
alignments, and how each separate five- to ten-acre parcel can be
individually used in the future, without cooperation or combination
of individual parcels.
2. Residential Land Use Objectives
The policies outlined as Growth Management Objectives should serve as
general principles in review of residential development proposals. In
addition, the following policies shall guide both new development and
redevelopment:
a. The City should encourage residential development. promoting
efficient urban densities and diversity of design consistent with
prevailing or proposed neighborhood character, to enable adequate
choice of location, type, tenure, design and cost by families and
individuals working in or enrolled near San Luis Obispo.
—The City should coordinate residential development with employment,
enrollment or other economic base alterations to assure that persons
or families working, attending schools, or conducting other
activities in San Luis Obispo, have appropriate opportunity to reside
here rather than commute.
—The City should establish minimum as well as maximum density and
property development standards for all residential land use
classifications:
Low density shall be from 4 to 7 dwelling units per net acre;
Medium density shall be from 7 to 12 dwelling units per net acre;
Medium-high density shall be from 13 to 18 dwelling units per net
acre;
High density shall be from 19 to 24 dwelling units per net acre;
--Residential developments which achieve maximum densities of 7, 12,
18, and 24 dwelling units per net acre in areas designated for low,
medium, medium-high, and high density, respectively, shall be
considered consistent with the General Plan, provided that design and
placement are compatible with prevailing or proposed neighborhood
character and the availability of adequate infrastructure, public
facilities and circulation.
b. Low-density residential development, allowing a maximum of 7 dwelling
units per acre, will be encouraged within neighborhoods clearly
committed to this type of development and within identified expansion
areas at the periphery of the city.
C. Medium-density residential development, allowing a maximum of 12
dwelling units per acre, shall be encouraged in close proximity to
neighborhood and community commercial and public facilities, where
utilities, circulation, and neighborhood character can accommodate
such development. Medium-density projects should be designed to be
compatible with neighboring low-density development.
d. Medium-high-density residential development, allowing a maximum 18
j� dwelling units per acre, shall be encouraged in areas substantially
committed to this type of development, close to community commercial
centers and public facilities.
e. High-density residential development, allowing a maximum 24 dwelling
units per acre, shall be encouraged in areas adjacent to major
concentrations of employment, college enrollment, or business
activity, where existing development of similar character, as well as
utilities, circulation, and public facilities, can accommodate such
intensity. High-density development should be designed to provide a
transition between less intense residential uses and nonresidential
uses.
f. Residential densities are expressed as the number of dwellings per
net acre of site area. Based on unit occupancy characteristics, the
population impact within multifamily areas shall be equalized so far
as possible by relating densities to a "standard dwelling unit" of
two bedrooms. More or fewer units will be allowed according to the
type of units proposed, aiming for population densities of
approximately 25, 40 and 55 persons per acre for medium-,
medium-high- and high-density multifamily residential areas,
respectively.
g. Residential neighborhoods should be separated from incompatible
nonresidential land uses and buffered from major circulation
facilities. New residential developments or redevelopments involving
largescale sites (expansions of existing neighborhoods or major
infill and intensification areas) should be designed to orient
low-density housing to local access streets and medium- or
high-density housing to driveways accessible from collector streets.
Major arterial streets through residential areas shall provide only
limited private access or controlled street intersections, and
adjoining residential use should be spatially separated or otherwise
insulated from adverse noise and other traffic impacts. Residential
areas should be protected from encroachment by detrimental
commercial, industrial or agricultural activities, and existing
incompatible uses should be abated or mitigated. Nonresidential uses
which serve neighborhood needs (convenience shopping, schools, parks,
day care centers, churches, lodges, and similar public or semipublic
facilities) should, however, be considered conditionally compatible
with residential environs, subject to evaluation of site development
plans.
` h. All residential development proposals should be designed to achieve
full use of special site potentials such as natural terrain, views,
vegetation, creek environs or other features, and to mitigate or
avoid special site constraints such as climatic conditions, noise,
flooding, slope instability, or ecologically sensitive surroundings.
They should be compatible with present and potential adjacent land
uses. Designs for residential uses should include: provisions for
privacy and adequate usable open space; orientation and design to
provide shelter from prevailing winds and adverse weather, yet enable
use of natural sunlight, ventilation and shade; provide pleasant
views to and from the development; provide safety, separate vehicular
and pedestrian movements and adequate parking for residents and
guests; and sufficient provision for bulk storage, occasional loading
and service or emergency vehicle access.
3. Commercial and Industrial Land Use Objectives
The policies, goals and implementation measures outlined in Growth
Management Objectives and in the Historical and Architectural Conservation
and Public Facilities Elements related to commercial and industrial land
uses should serve as general principles in the priority and review of
intensity and design of commercial and industrial development proposals.
Commercial and industrial uses should be developed in appropriate areas
where the natural slope of the land is less than 10 percent. Commercial
and industrial uses should have service access from the city's arterial
and collector street system so as to avoid the concentrated use of
residential streets for truck delivery and customer traffic.
a. Neighborhood Convenience Commercial Policies
1. The city should support the concept of neighborhood convenience
centers (2-5 acres depending on neighborhood size) whose service area
will require shorter automotive trip distances and will encourage
nonvehicular convenience shopping.
2. Increased demand for neighborhood commercial facilities created
by infill and intensification of residential areas should be met by
making more efficient use of existing neighborhood centers and by
expansion of existing centers into adjacent nonresiderjjial areas.
15
e. Service Commercial/Light Industrial Policies
1. The allocation of land resources for service commercial/light
industrial uses should be periodically reviewed and revised as
necessary to reflect the realistic needs and opportunities of the
city of San Luis Obispo based on changes in work force and resource
availability.
2. The city should promote the infill and restructuring of existing
service commercial districts designated on the plan and should
discourage the proliferation of scattered service
commercial/industrial manufacturing uses in areas designated for
future conversion to other uses. The county should prevent service
commercial/light industrial uses within the rural industrial area.
3. The city shall prevent the development of water-intensive industries
or those which would significantly degrade or accelerate the
degradation of the area's air or water quality.
4. In designated service commercial/light industrial areas, the city
should support the concept of "planned unit' industrial developments
and subdivisions, where unified landscaping, signing, building
design, service capabilities and adequate circulation can be ensured
and thereby avoid compatibility conflicts created by piecemeal
development.
5. Where possible, access to service commercial areas should be provided
by industrial collector streets to (1) avoid the use of residential
streets or delivery routes which pass through residential areas, and
(2) minimize direct driveway access from individual parcels onto the
city's arterial street system.
6. All service commercial/light industrial areas shall be required to
make connections with the city's water and sewer systems. The
discharge of effluent from these areas into the city's sewer system
shall meet or exceed adopted standards for constituent
concentrations.
7. The city should emphasize the adequacy of landscaping, signing and
building design of service commercial uses which are situated along
entryways into San Luis Obispo. The county should refer and the city
comment on the site planning and design of rural industrial uses
-within the urban reserve along Highway 227, Tank Farm Road or South
Higuera Street.
8. Offices for engineering and industrial design, retail commercial,
convenience commercial and certain commercial recreation uses shall
be conditionally permitted within designated service commercial/light
industrial areas subject to discretionary review and issuance of a
use permit by the Planning Commission or Director.
Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large
professional office buildings which can include multiple tenants but
with no single tenant spaces less than 2,500 square feet may be
established in service commercial/light industrial areas subject to
the approval of a Planned Development (PD) zoning application and
compliance with criteria set forth in the zoning regulations.
f. Rural Industrial Policies
1. Rural industrial activities should (1) be situated on parcels not
less than five to ten acres in area, (2) be adequately served by
private on-site water and sewer systems, (3) be limited to activities
which are not employment-intensive (less than 25 employees each), (4)
be situated on parcels which have 300 feet or more frontage on
present county roads, and (5) not include any commercial or service
commercial/light industrial uses.
2. Residential dwellings should generally be prohibited within rural
industrial areas; rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
3. Owners of property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
acres or larger.
4. The city should consider the eventual discharge of treated effluent
from the city's sewage treatment plant at Prado Road to nearby rural
industrial/agricultural areas to encourage the continuation of
agricultural uses in these areas.
4. Public Facility Land Use Objectives
City Hall will remain at its present location. County courts and legal
and general administrative functions (such as technical services,
assessor, planning, engineering, elections, board of supervisors staff,
clerk) should remain and expand as necessary in the downtown. County
hospital and health department should remain and if necessary expand on
county property on Johnson Avenue.
County Welfare (social Service Department), the California Employment
Development Department, and eventually Social Security should relocate to
a consolidated social services center on South Higuera Street near Prado
Road. Probation should be located near courts or near the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities.
The city will locate its facilities and advocate location of other
agency's facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods.
21
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Land Use Element Update Planning Commission Draft
COMMUNITY GOALS
Goals describe desirable conditions. In this context, they are meant to express the
community's preferences for basic future directions. In the goal statements, "San Luis
Obispo" means the community as a whole, not just the city as a municipal
corporation.
Approach to planning San Luis Obispo should
1. Choose its future, rather than let it happen. San Luis Obispo should be
proactive in implementing its vision of the future, and should work with other
agencies and institutions to create our mutual future.
Environment San Luis Obispo should
2. Protect and enhance the quality of air, water, and open space.
3. Sustain and, where it has been degraded, enhance wildlife habitat on land
surrounding the city, at Laguna Lake, along creeks, and on open hills and
ridges within the city, so that diverse, native plants, fish, and animals can
continue to live within the area.
4. Protect public views of the surrounding hills and mountains.
5. Recognize the importance of farming to the economy of the area and protect
agricultural land from development and from incompatible uses.
6. Protect natural landforms and features in and near the city, such as the
volcanic morros, hillsides, marshes, and creeks.
Society & economy San Luis Obispo should.
7. Provide high quality public services, ensuring that demands do not exceed
resources.
8. Do all it can to assure that increases in employment and college enrollment do
not outpace housing availability.
9. Accommodate residents within all income groups in proportions similar to the
whole county.
10. Preserve existing housing which is affordable to low-income and moderate-
income residents.
gm D: LL;E-OOLS.WP 5 2
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Land Use Element Update Planning Commission Draft
11. Actively seek ways to provide housing which is affordable to low-income and
moderate-income residents, within existing neighborhoods and within expansion
areas.
12. Encourage opportunities for elder care and child care within the city.
13. Enrich community cultural and social life by accommodating people with
various backgrounds, talents, occupations, and int. !sts.
14. Provide a resilient economic base, able to tolera:, changes in its parts wi-'-^ut
overall harm to the community.
15. Have developments bear the costs of resources and services needed to serve
them, except where the community deliberately chooses to help pay in order to
achieve other community goals.
16. Provide for high quality education and access to related services such as
museums, art galleries, public art, and libraries.
17. Be the focus of the county's government, entertainment, cultural, and
specialized .-tail and medical services.
18. Provide a wide range of parks and sports and recreational facilities for all
residents' enjoyment.
19. Retain accessible and responsive local government.
City form San Luis Obispo should:
20. Maintain the town's character as a small, safe, comfortable place to live, and
maintain its rural setting, with extensive open land separating it from other
urban development.
21. Maintain existing neighborhoods and assure that new development occurs as
part of a neighborhood pattern.
22. Keep a clear boundary between the town and the countryside.
23. G-ow gradually outward from its historic center until its ultimate boundaries
a._ reached.
24. Foster an awareness of past residents and ways of life, and preserve our
heritage of historic buildings and places.
25. Develop buildings and places which will contribute to our architectural heritage.
26. Develop buildings and places which complement the natural landscape and the
fabric of neighborhoods.
gmD: LUIrGOLS.WP 6 �-��
Land Use Element Update Planning Commission Draft
GROWTH MANAGEMENT
Introduction
The "Community Goals" state San Luis Obispo's basic positions on the extent, rate,
composition, and financing.of growth. The following policies and programs offer more
specific guidance on these topics. Later sections, dealing with parts of the city and
with land-use categories, give more detailed direction on preserving neighborhoods
and designing new development.
POLICIES
Growth rates and balance
1.1 The city should manage its growth and influence regional growth so that:
A. Adequate facilities and services can be provided in pace with
development.
B. The natural environment will be protected.
C. Residents' opportunities for direct participation in city government.and
their sense of community can continue.
D. The gap between housing demand (due to more jobs and college
enrollment) and supply is not increased.
1.2 The city's housing supply shall grow no faster than one percent per year. The
number of jobs in the city should increase slower than the housing supply, so
jobs and housing approach a closer balance. This element establishes a final
city edge and an ultimate population capacity.
Costs of growth
1.3 New development shall pay for itself. The costs of facilities needed to serve
new development should be borne by the new development, unless the
community chooses to help pay the costs for a certain facility to obtain
community-wide benefits.
gm D: LUE-GP_MN WP 9
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Land Use Element Update Planning Commission Draft
DEVELOPMENT AND CONSERVATION OF
HOUSING AND NEIGHBORHOODS
POLICIES
Neighborhood protection and enhancement
2.1 The city should identify and designate neighborhoods. The city will prepare
neighborhood plans, to facilitate development of a sense of place within
neighborhoods.
2.2 The city should encourage and support the formation and continuation of
neighborhood planning groups, composed of neighborhood residents.
23 Neighborhoods should be protected from intrusive traffic. All street and
circulation improvements should favor the pedestrian and local traffic. Vehicle
traffic on residential streets should be slow.
2.4 All areas should have a street and sidewalk pattern that promotes
neighborhood and community cohesiveness. There should be wide and
continuous sidewalks to provide unbroken pedestrian paths throughout the city.
2.5 The city should view streets, sidewalks, and front setbacks as a continuous open
space that links all areas of the city and all land uses. These features should
be designed as amenities for light, air, social contact, and community identity.
Location and design
2.6 Neighborhoods shall include a mix of uses to serve the daily needs of nearby
residents, including schools, parks, convenience retail stores, and churches.
Neighborhood shopping and services should be available within about one mile
of all dwellings.
2.7 Residential areas should be separated or screened from incompatible,
nonresidential activities, including most commercial and manufacturing
businesses, the freeway, and the railroad. New housing should not be allowed
in areas where aircraft noise exposure and the risk of aircraft accidents are not
acceptable.
2.8 In designing development at the boundary between residential and
nonresidential uses, protection of a residential atmosphere is the first priority.
2.9 All residential development should complement [be integrated with] existing
neighborhoods. Where physical features make this impossible, the new
development should create new neighborhoods.
gm D: LUE-RESVP 23 Q
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Land Use Element Update Planning Commission Dido.
2.10 Where housing can be compatible with offices or other businesses, mixed-use
projects should be encouraged.
2.11 Residential developments should preserve and incorporate as amenities natural
site features, such as views, creeks, and plants. [The commission discussed but
did not decide whether this would be a "should" or "shall" tementl.
2.12 Large parking lots should be avoided. Parking lots should screened from
street views. In general, parking should not be provided between buildings and
the street.
2.13 Housing built within an existing neighborhood should be in scale and in
character with that neighborhood.
A. New buildings should respect existing buildings which contribute to
neighborhood historical or architectural character, in terms of size,
spacing, and variety.
B. New buildings will respect the privacy of neighboring buildings and
outdoor areas, particularly where multistory buildings or additions may
overlook backyards of adjacent dwellings.
2.14 Residential developments shall respect site constraints such as area and shape,
ground slope, access, creeks and wetlands, and significant trees. The allowed
density of residential development shall decrease as slope increases. The city
may require a residential project to have fewer units than generally allowed for
its density category (Table 5), upon finding that the maximum density would
harm the environment or the health, safety, or welfare of future residents of
the site, neighbors, or the public generally.
2.15 Residential projects should provide:
A. Privacy;
B. Adequate usable open space, sheltered from noise and prevailing winds;
C. Use of natural ventilation, sunlight, and shade to make indoor and
outdoor spaces comfortable with minimum mechanical support;
D. Pleasant views from and toward the project;
E. Security and safety;
F. Separate paths for vehicles and for people, and bike paths along
collector streets;
G. Adequate parking and storage space;
gmD: LL'E-RESA P 24
Land Use Element Upaate Planning Commission Draft
H. Noise and visual separation from adjacent roads and commercial uses.
(Walls are not the preferred technique to do this. Where walls are
used, they should help create an attractive pedestrian, residential setting
through features such as setbacks, changes in alignment, detail and
texture, and planting. Walls that surround a project are not desirable.
I. Front yards along streets.
2.16 Residential areas may accommodate limited nonresidential activities which
generally have been compatible, such as child day care, elementary schools,
churches, and certain types of home businesses.
Expansion areas
2.17 Specific plans for residential expansion areas shall include:
A. Desired types and intensities of development, compatible with the
surrounding area;
B. Phasing of development and public facilities, subject to availability of
resources;
C. Measures to protect resources and open land;
D. Desired types of public facilities and the means to provide them, to city
standards, including water supply, sewage collection, storm water
drainage, streets, bikeways, walking paths, and passive and active park
space;
E. Desired levels of public services and the means to provide them,
including fire, police, and schools;
F. A variety of owner and rental housing, including a broad range of prices,
sizes, and types. (See also policy 2.27 below.)
G. Windrows of trees to help reduce wind exposure, and water-frugal
landscaping;
H. Open spaces, including yards and community gardens for multifamily
areas;
I. Dual water systems allowing use of treated wastewater for non-potable
uses.
J. Energy efficient design, utilizing passive and active solar features;
K. Amenities to facilitate public transportation within the area;
gm D: LUE-RES.HP 25
Land Use Element Update Planning Commission Draft
SPECIAL DESIGN AREAS
POLICY
The city has several relatively large, mostly vacant sites, where it is appropriate to
consider a range or mix of uses not encompassed by the open-space, residential,
commercial, industrial, or public designations described elsewhere in this element.
However, a particular use or mix of uses may not be desirable unless it is chosen in
combination with a specific physical design which solves problems of relationships
between activities within the site, and between the site and its neighbors.
In areas designated for special design, the city intends to allow a wider choice of land
uses than normally would be permitted, subject to approval of a physical development
plan, possibly with customized limits on specific activities and requirements for off-
site improvements.
Special design areas are designated by number on the Land Use Element map, and
are indicated on Figure 3. These areas and the guidelines for their development are
listed below.
1. Laurel Lane at Southwood
This site is suitable for development of housing, offices, or a combination of
the two.
2. The Brickyard at Broad Street and Orcutt Road
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could include offices and
service businesses, but not neighborhood or convenience retail stores, which will
be adequately provided at other locations along Broad Street. A completely
residential development, with a generous buffer along Broad Street, would also
be appropriate on this site.
Development should provide convenient walking routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets.
The edges of development should buffer residential uses from the undesirable
effects of the railroad, arterial street traffic, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development.
gnD: LUF.SDAwp 39
Land. Use Element Update Planning Commission Draft
i'
Orcutt Creeks at Broad and Orcutt
This site is suitable for a mixed-use development which would include a
substantial residential component. Nonresidential uses could.include offices, a
campus-like business park, or minor retail businesses having low trip generation.
Neighborhood or convenience retail stores, or restaurants, which have higher
trip generation, should be located at other locations along Broad Street.
The prime objective is to protect the creeks within the site. Avoiding roadways
throughout the site can help do this. Providing a greater separation between
parking and the uses served by the parking than normally occurs, while
allowing necessary fire suppression and emergency access, is a means to limit
roadway encroachments in sensitive areas, and to foster a desirable pedestrian
environment.
i
I
Development should provide convenient walking routes connecting nearby
commercial and recreational uses, and other residential development, possibly
including the former Pacific Coast Railway right-of-way. Before or concurrent
with development of this site, the Broad-Orcutt intersection must guarantee safe
passage for pedestrians crossing these arterial streets. Pedestrian links to the
Williams Brothers center and to the Edna-Islay neighborhood are desired.
f
The edges of development.should buffer residential uses from the undesirable
effects of the railroad, arterial street traffic, trucks serving nearby commercial
uses, and the commercial uses themselves. However, the buffer should not
isolate the residential development.
4. East Orcutt expansion area o
This area may be used for low-density residential development. However, if
owners of the area prefer, there can be established lot-size or density standards
which would result in less intense development, corresponding to the "suburban
residential" or "rural residential" normally developed under county jurisdiction.
The city will prepare a plan of streets, utilities, and drainage for the area.
Once the city adopts this "infrastructure" plan, individual parcels could be
annexed, subdivided, and developed as allowed by whatever zoning has been
adopted by the city. (As in the major, named expansion areas, there must be
enough water and sewer capacity for existing and potential development inside
the city, including the area to be developed, before development could occur.
Also, development of individual parcels would be contingent on there being
provided access, utilities, and drainage to city standards, within the parcel being
developed, as well as between that parcel and the rest of the city.)
I
0: LUESDA.WP 41
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5033-90
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a
proceeding instituted under application No. GP/R 1454 by Wood Investments,
applicant.
GENERAL PLAN AMENDMENT AND REZONING REQUESTED:
To amend the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial, special considerations (M
& C-S-S) to medium-high density residential, special considerations (R-3-S).
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
761 Orcutt Road.
GENERAL PLAN LAND USE ELEMENT:
Service-Commercial/Light Industrial.
PRESENT ZONING:
M and C-S-S.
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and in behalf and of testimonies offered at said hearing,
has established existence of the following circumstances:
1. The proposed zoning is not compatible to the existing area around it.
2. There is a need to provide growth for commercial development within the city
limits.
S-y3
Resolution No. 5033-90
General Plan Amendment & Rezoning GP/R 1454
Page 2
3. The proposed amendments do not follow the city's policy of infilling
commercial and light-industrial districts designated on the map and plan.
NOW, THEREFORE, BE IT RESOLVED that application No. GP/R
1454 is denied.
The foregoing resolution was adopted by the Planning Commission of the City
of San Luis Obispo upon the motion of Commr. Karlesldnt, seconded by Commr.
Kouralds, and upon the following roll call vote:
AYES: Commrs. Karlesldnt, Kouralds, Billington, Hoffman
NOES: Commrs. Gurnee, Peterson, Schmidt
ABSENT. None
Arnold B. Jonas, Secretary
Planning Commission
DATED: September 26, 1990
SAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5034-90
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on September 26, 1990, pursuant to a
proceeding instituted under application No. GP/R 1464 by SLO Partners, applicant.
GENERAL PLAN AMENDMENT AND REZONING REQUESTED:
To amend the Land Use Element map and zoning map to change the
designations from service-commercial/light industrial (M) to medium-high
density residential (R-3).
PROPERTY DESCRIPTION:
On file in the office of Community Development, City Hall.
GENERAL LOCATION:
953 Orcutt Road.
GENERAL PLAN LAND USE ELEMENT-
Service-Commercial/Light Industrial.
PRESENT ZONING:
M.
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and in behalf and of testimonies offered at said hearing,
has established existence of the following circumstances:
1. The proposed zoning is not compatible to the existing area around it.
2. There is a need to provide growth for commercial development within the city
limits.
3. The proposed amendments do not follow the city's policy of infilling
commercial and light-industrial districts designated on the map and plan.
Resolution No. 5033-90
General Plan Amendment & Rezoning GP/R 1464
Page 2
NOW, THEREFORE, BE IT RESOLVED that application No. GP/R
1464 is denied.
The foregoing resolution was adopted by the Planning Commission of the City
of San Luis Obispo upon the motion of Commr. Karlesldnt, seconded by Commr.
Kouralds, and upon the following roll call vote:
AYES: Commrs. Karlesldnt, Kouralds, Billington, Hoffman
NOES: Commrs. Gurnee, Peterson, Schmidt
ABSENT: None
Arnold B. Jonas, Secretary
Planning Commission
DATED: September 26, 1990
city of San LUIS OBISpo
��ii��►�IIIII.liiill II►►=�jjii.l INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION h?le��OilftAPPLICATION NO.
PROJECT DESCRIPTION
u
APPLICANT
STAFF RECOMMENDATION:
xNEGATIVE DECLARATION Z_MITIGATION INCLUDED
-EXPANDED
(INITIAL STUDY�REQUIRfp
ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY ( �^� r � DATESIgn I
COMMUNITY DEVELOPMENT DIRECTOR'S ACTT DATE V
SUMMARY OF INITIAL STUDY FINDINGS
1.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11.POTENTIAL IMPACT REVIEW POSSIBLE ADVF�RSE EFFECTS
A. COMMUNITY PLANS AND GOALS ............................... -
B. POPULATION DISTRIBUTION AND GROWTH.......................................... I i
C. LAND USE ....................................................................... �
D. TRANSPORTATION AND CIRCULATION ..............................................
E. PUBLIC SERVICES ................................................................ �S
F. UTILITIES........................................................................
G. NOISE LEVELS .....................:.............................................
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... 0
1. AIR QUALITY AND WIND CONDITIONS...............................................
J. SURFACE WATER FLOW AND QUALITY ..............................................
KPLANT LIFE...................................................................... ��
L ANIMAL LIFE.....................................................................
M. ARCHAEOLOGICAL/HISTORICAL ................................:..................
N. AESTHETIC ......................................................................
O. ENERGY/RESOURCE USE ..........................................................
P. OTHER ..........................................................................
111.STAFF RECOMMENDATION
'SEE ATTACHED REPORT 5885
- 17
ER 47-89
Page 1
I. DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
The city received three requests to amend the land use element map
and rezone approximately 34 total acres of land near the intersection
of Broad Street and Orcutt Road in 1989. One of the applications
(Orcutt II rezoning, 963 Orcutt Road) was denied by the council on
December 1, 1990, and the other (Brickyard rezoning, 2900 Broad
Street) was withdrawn by the applicant in November, 1990.
This initial study has been revised to address environmental impacts
of the Orcutt I project independently of the others, based on an
initial study previously prepared for the three projects.
Orcutt I
761 Orcutt Road/ER 47-89
Proiect Description
Total Area: 7.30 acres
Current Zoning: M (4 .2 acres) and C-S (3.0. acres)
Current General Plan: Service Commercial/Light Industrial
The existing designation would allow a variety of industrial and heavy
commercial uses. Maximum likely development under the existing
designation would be a commercial/industrial building or buildings
with about 80,000 square feet of floor area and about 200 parking
spaces.
Proposed General Plan: Medium High Density Residential (max. 18
dwellings/acre) , Service Commercial/Light Industrial (0.8
acres)
Proposed Zoning: R-3-S (6.5 acres) ; and C-S (0.8 acre)
The zoning would allow a maximum of about 117 dwelling units, or with
special approval, group housing, churches, schools or meeting
facilities. With Planned Development overlay zoning or affordable
housing bonuses, the site could be entitled to as many as 137 two
bedroom dwellings. Excluding the creek channels and 20 ' setback
areas, and also the frontage along Broad Street where a wide utilities
easement obstructs development, the net buildable R-3 portion of the
site is approximately 4-1/2 acres. Since the net buildable area is
reduced, the evaluations in this initial study assume 100 dwellings
(4.5 acres x 22 units per acre) as a reasonable worst-case scenario.
Setting
The site is vacant and located at the southeast corner of Orcutt Road
at Broad Street. The applicant has not proposed a specific project,
but has submitted a concept plan which shows development of the site
with approximately 75 to 90 dwelling units and a service commercial
center of approximately one half acre, southerly of the Broad
street/Orcutt Road intersection.
-LIS
ER 47-89
Page 2
Two minor creek tributaries cross the site which are lined with
willows, and other riparian species of trees. A stand of large
eucalyptus trees is also present near the confluence of the two creek
tributaries. Surrounding land uses include industrial land to the
north, south and east.
II. POTENTIAL IMPACT REVIEW
A. COMMUNITY PLANS AND GOALS
The proposed project would reduce the commercial/industrial potential
and increase housing opportunities. This would be consistent with
policies in the Land Use Element and Housing Element which favor the
provision of more -multi-family housing as well as balancing housing
opportunities with jobs. (See also part C. Land Use, below)
C. LAND USE
C 1 -Availability Of Service Commercial/Industrial Versus Residential
Land
Table I. below, summarizes the vacant industrial, service commercial
and multi-family zones as of March, 1989. The total vacant industrial
and service commercial land in the city was about 50 acres in March,
1990. The city has absorbed about six acres of service commercial and
industrial zoned land per year for the past five years. At that rate,
the 91 acres remaining if the Orcutt I project were approved would be
about a 15-year supply.
Table I
Total Vacant Dwelling Units/
Zone Acres Acres Units Absorption* Acre
175** 47 -- 1 acre/year --
C-S 297** 50 -- 5 acres/year --
R-2 371 56 3433 180 units/yr. 9/acre
R-3 102 3 2246 30 units/yr. 22/acre
R-4 128 7 3668 20 units/yr. 28/acre
* Estimates based on annual development activity summaries for the
years 1984 through 1988; the total does not include
intensification of underutilized sites.
** Total does not include the Airport Area.
Actual future absorption rates will vary with various economic factors,
city policy decisions, availability of other development sites, and the
desires of the property owner. Under foreseeable conditions, there will
clearly be adequate vacant land with appropriate zoning for anticipated
industrial development demand.
If the Airport Area is annexed to the city and developed with industrial
parks and service commercial uses, the loss of industrial lands from the
Orcutt I application would be even less significant.
• ER 47-89
Page 3
If the project is approved, 6.3 acres of medium high density residential
land would be added to the current supply. This would represent an
increase of 6% to the total R-3-zoned land in the city, but it would
more than triple the amount of vacant R73 land.
Based on historical absorption rates for R-3 land, Orcutt I would
represent about a 3 year supply. Under foreseeable conditions, it is
unlikely that proposed project will contribute to a surplus of vacant
R-3 land.
Evaluation: Not Significant
C.2. Jobs/Housing Balance
Currently, the city has more jobs than housing units for the workers in
those jobs. The 6.5 acres of service commercial land proposed for
conversion to residential use could support a wide range of employment
densities, as noted above. Using the average rate for the surrounding
area, a potential of 150 jobs is assumed. The increase of jobs would
slightly increase the existing jobs/housing imbalance. Conversely, if
the site were developed with the maximum dwelling units allowed under
the proposed R-3 zoning, up to 100 two bedroom dwellings could be built,
which would decrease the jobs/housing imbalance.
The adopted and draft Land Use Elements encourage increasing
availability of housing units in the city.
Evaluation: Not Significant
C.3. Compatibility
The land use element requires new residential areas to be adequately
buffered from potentially incompatible land uses. The question to be
answered with these general plan amendments/rez onings is: Can residences
be accommodated on the Orcutt I site without an adverse impact on people
residing on these sites and without adverse impacts on existing land
uses?
The- principal sources of potential adverse impacts on future residents
are noise, light and glare, traffic, and odors/fumes from the adjacent
industrial businesses and arterials. Refer to Section G. for a
discussion of noise compatibility issues, and to Section E. for
hazardous material impacts.
The site appears to be large enough to accomplish adequate buffering
from the impacts of adverse impacts from nearby commercial uses and
roads.
Evaluation: Not significant.
Mitigation: None recommended at this time. However, noise and land
use compatibility should be used as design criteria for
any residential development of these sites.
ER 47-89
Page 4
D. TRANSPORTATION
Traffic volumes and levels of service in the Broad Street/Orcutt Roa
area are currently approaching unacceptable levels of service (LOS D,
and below) . City policies consider LOS D and below to be generally
unacceptable traffic flow. This situation is expected to worsen as a
result of projects currently being reviewed by the city, including the
former Orcutt II and Brickyard rezoning sites, the Gas Company
Annexation, and the Airport Area Specific Plan, in addition to the
Orcutt I project.
A traffic study was prepared to evaluate the potential cumulative
adverse impacts likely to result from the proposed projects and
surrounding projects. The study (Broad/Orcutt Area General Plan
Amendments, Reith Higgins and Assoc. , 12/89) is incorporated by
reference into this initial study and the results are summarized as
follows:
D. 1 Orcutt I
- Trip Generation. The traffic analysis concludes that 100 residential
units would generate approximately 15% more trips per day than average
service commercial development might. Note however that the range of
trip generation rates for uses allowed in the C-S zone is quite large,
including many uses which would exceed the residential rate.
The Orcutt I project is estimated to generate approximately 1000 trips
per day and about 100 trips during the PM peak hour, assuming 100, twc
bedroom dwellings are constructed within a five year buildout period,
and assuming 2.3 acres of service commercial land is developed. The
actual trips generated by the project will be less because the request
involves a smaller amount of C-S zone land (about 0.8 acre) than was
assumed in the study. The estimated trip generation would increase
existing traffic volumes about one percent.
- Project Access and Internal Circulation. A preliminary development
plan submitted by the applicant shows a private, right-turn-in/right-
turn-out entrance from Broad Street about 1/4 mile south of the Broad
Street/Orcutt Road intersection, with a private drive connected to the
Orcutt Road/McMillan Road intersection (see diagram, attached) . This
access was evaluated by the traffic engineer who concluded that the
proposed access would be acceptable, so long as the uses in the
remaining service commercial area do not attract south-bound cars on
Broad Street who would have to make a U-turn southerly of the concrete
median which extends beyond the site. An alternative would be to provide
access to the site and commercial uses by way of a cul-de-sac extended
southerly of the McMillan Road/Orcutt Road intersection, possibly
without a Broad Street connection.
The proposed project access with a single private driveway serving the
proposed residential and service commercial land would slightly reduce
potential congestion by reducing the number of driveways on Broad
Street, since several existing lots would be combined and would use a
common driveway.
S-S/
ER 47-89
Page 5
- Impacts On Area Streets and Intersections. The study concludes that
the additional trips generated by this project will not reduce levels
of service on the intersections and streets in the study area (see
diagram, attached) . Level Of Service (LOS) is a measure of the ratio
between traffic volumes and street capacity. A LOS of E for the PM peak
hour is considered the minimum allowable level of service for an
intersection. Cumulative impacts from the proposed project, and others
in the vicinity are discussed below.
D.2 Cumulative Impacts
Given the expected development in the area which will contribute traffic
to the Broad Street/Orcutt Road intersection and surrounding street
segments, cumulative impacts are expected to be significant and are
summarized below. Broad Street currently carries about 27,500 average
daily trips (ADT) and Orcutt Road carries about 13,000 ADT.
- Existing Traffic Plus Orcutt I, and Orcutt II and Brickyard Sites.
The following analysis assumes no changes in street segments or
intersections, and assumes traffic generation rates based on the former
residential and commercial mix proposed on the Orcutt II and Brickyard
sites. Actual traffic generation on those two sites may vary by ± 15%
or more, but that level of variation would not cause the recommended
mitigation measures for the Orcutt I site to change significantly.
1. Total trip generation from the three projects is estimated to
be about 5700 trips per day, 535 in the PM peak hour, which
is an increase of about 7% to 10% on Broad Street and between
10% and 20% on Orcutt Road.
2. The Broad Street/Orcutt Road intersection would degrade from
LOS C to LOS D.
3. The Orcutt Road/McMillan Avenue intersection will operate at
LOS C.
4. The Orcutt Road/Duncan Road intersection will operate at LOS
B.
Year 1995 Cumulative Impacts From Area Projects Plus Background Traffic
Level Growth and Assuming No Changes in street segments or
intersections:
1. Traffic on Broad Street is estimated to increase 20%-25% above
existing levels throughout the study area, for an ADT of about
37,000 and a Level Of Service (LOS) E.
2. Traffic on Orcutt Road is expected to increase about 35% for
an ADT of 20, 000 and a Level Of Service F.
3. Santa Barbara Street will experience a decline in LOS to LOS
D.
4 . The Broad Street/South Street/Santa Barbara Street
intersection would operate at LOS F.
S_S�
ER 47-89
Page 6
5. Broad/Orcutt Road intersection will operate at LOS F.
6. Broad Street/Capitolio Way intersection will warrant
signalization.
7. The Broad Street/Industrial Way intersection will probably
warrant signalization, as will the Orcutt Road/Duncan Avenue
intersection.
Year 2000 cumulative impacts:
1. Broad Street is expected to have 34% to 43% more traffic than
existing for an ADT of 35,000, with half of this growth
attributable from background growth (development outside the
study area) . The resulting LOS will be F, in the segment
north of South Street.
2. Orcutt Road will be operating at an ADT of 19,000 and IAS F,
with traffic increases of 50% or more.
3. The Broad Street/South Street/Santa Barbara Street
intersection will continue to operate at LOS D.
4. The Broad Street/Orcutt Road intersection will operate at LOS
F.
5. The Orcutt Road/Duncan Avenue intersection will warrant
signalization if Sacramento Drive has been extended to Orcutt
Road by this time.
Year 2005 cumulative impacts:
1. Broad Street will continue to operate at LOS F north of South
Street and LOS D on the remainder and an ADT of about 41, 000.
Evaluation: Cumulative impact of the Orcutt I project, and other
development in the vicinity, will be to significantly
increase congestion on adjoining arterial streets.
Mitigation:
As a condition of receiving city approvals for specific development
proposals on the site, the developers would be required to
implement various on-site and off-site road improvements. These
requirements should be identified in the ordinance rezoning the
property, through the adoption of a "Special Considerations"
overlay zone.
Recommended As Mitigation At The Time Of Development of Orcutt I
Site
Project proponents should:
1. Add a west-bound left turn lane on Orcutt Road at McMillan
Avenue.
ER 47-89
Page 7
2. Extend McMillan Avenue south of Orcutt Road as either a public
street or a private driveway entrance, forming a four-way
intersection.
3. Install full frontage improvements along the project's entire
Orcutt Road frontage.
4. Make fair share contributions to intersection improvements at
Laurel Lane and Orcutt Road and at the Orcutt Road railroad
crossing.
Mitigation Requirements for Orcutt I and other projects in the
vicinity by 1995 On A Fair Share Contribution Basis:
1. Southbound right-turn and northbound left-turn lanes on Broad
Street at South Street.
2. Addition of a second southbound left-turn lane on Broad Street
at Orcutt Road.
3. Widen Orcutt Road to four lanes east of Broad Street.
4. Signalization of Orcutt Road/McMillan Avenue intersection.
Mitigation Requirements for Orcutt I and other- projects .in the
vicinity by 2000 On A Fair Share Contribution Basis:
1. Install a median left-turn lane between McMillan Avenue and
Laurel Lane.
Mitigation Requirements for Orcutt I and other projects in the
vicinity by 2005 On A Fair Share Contribution Basis:
1. Install signal at Duncan Road/Orcutt Road intersection.
2. Addition of a west-bound through lane/right-turn lane on Santa
Barbara Street at Broad Street.
3. Extend Sacramento Drive to connect to Orcutt Road at Duncan
Road intersection.
NOTE: The adequacy of the mitigation measures recommended above
assume other street segment and intersection improvements are made
in the area which will not be the responsibility of these three
projects. These include improvements to the Capitolio/Broad Street,
Industrial Way/Broad Street, Laurel Lane/Orcutt Road intersections,
the extension of Prado Road to Broad Street through the Airport
Area, and the widening of Santa Barbara Street and Broad Street to
four lanes north of South Street. The latter recommended mitigation
measures would have significant impacts that would have to be
evaluated if implemented; they are not recommended at this time for
these projects.
E. PUBLIC SERVICES
ER 47-89
Page 8
E. 1. Water
Demand for city water currently exceeds the safe yield of supplies. The
city has responded by adopting measures to restrict water use and
development. The council has initiated amendments to further limit
allocation of water to development, so a balance between safe yield and
normal demand can be reached sooner as new water sources are developed.
These measures would apply to any further development or change of use
on any of these sites, and will mitigate potential water-use impacts.
E.2. Sewaae Treatment
The city's sewage treatment plant currently violates water quality
standards and operates at about 86 percent of its hydraulic capacity
(based on average dry weather flow) . A project under consideration (ER
46-89) would improve treatment levels to meet water quality standards .
and increase hydraulic capacity by about five percent. No additional
sewer-treatment mitigation is necessary.
E.3 Emergency 'Services
The project site is within the three-minute response area of Fire
Station No. 3 (Laurel Lane) , and within the three- to four-minute
response area of Station No. 1 (Pismo Street) . The response time from
Station No. 3 would be somewhat longer if a train is passing or stopped
at the Orcutt Road/railroad crossing, but the Station No. 1 response
would still be within acceptable response standards.
Response times could also be increased by congestion at major Orcutt
Road intersections: At Broad, Laurel, and - in the future - possibly at
Duncan and McMillan.
City fire trucks carry remote control traffic signal synchronization
devices ("Opticom devices") to expedite passage through the Broad/Orcutt
intersection. Similar devices will be installed as future signals are
installed along Orcutt Road, and it is likely that the developer of the
project site will be required to make a contribution toward the cost of
the devices. Refer to Section D. of this initial study for mitigation
measures regarding intersection improvements.
Two points of access should be provided when the site is developed, to
facilitate emergency access in the event that one access is blocked.
Although no development plan has been provided, it is clear that it will
be feasible to provide public and/or emergency access from both Orcutt
Road and Broad Street.
The location of the site affects the likelihood that future residents
will be exposed to accidents involving fires or toxic fumes. The level
of hazard is generally highest at transportation interaction points
(such as bulk distribution facilities) and where significant quantities
of hazardous materials are involved in industrial processes. Lesser
hazards occur along transportation routes, including arterial roads and
railroads.
ER 47-89
Page 9
The project site is located close to arterial streets and to the
railroad tracks, and to areas zoned for and developed with service
commercial and industrial uses.
The city Fire Marshal and Fire Chief have evaluated the safety of the
site, based on the following factors:
Proximity to Arterial Streets. Level of hazard is not
significantly higher than that found in established residential
neighborhoods throughout the city (for example, along Broad Street,
Foothill, South Higuera, 101 Freeway) .
-Proximity to Railroad. The railroad is located 500 feet away from
the project site. The level of hazard is not significantly higher
than that found in established neighborhoods throughout the city.
- Proximity to Industrial Development. The project site is
virtually surrounded by service commercial and industrial
development, or land zoned for those uses, including the site of
the "Orcutt II" rezoning proposal, recently withdrawn, east of the
site. Some R-2-zoned land and residential development is located
across Broad Street from the project site.
Again, proximity to service commercial and industrial uses is not
unusual in the community; examples include neighborhoods along
Broad Street, South Higuera Street, and Southwood Drive. Fire
Department staff believe that the risk to residents of the project
site will not be significantly higher than other areas of the
community for several reasons:
- Topography. Much of the nearby commercial/industrial
development is located downhill from the site. Toxic liquid
spills would generally flow away from the site. The exception
is existing development along McMillan Road, north of the
project site.
- Prevailing Winds. Prevailing wind patterns (varying from
northerly to southwesterly, depending on season and weather
patterns) will tend to disperse toxic fumes emanating from
industrial sites in directions away from the project site.
Prevailing wind patterns would not protect the project site
from fumes emanating from sites along McMillan or on the west
side of Broad street.
- Scale of industrial development. Small scale industrial
activities are unlikely to involve significant quantities of
extremely hazardous materials. Most of the existing
development in the vicinity, including the areas along .
McMillan and west of Broad, will accommodate only such small-
scale uses.
The notable exception to the small-scale pattern is the former
Orcutt II site. Since the ultimate development pattern of
that site is not known, there is some potential for larger
scale uses and significant hazards. Rezoning that site to M-
<j�
ER 47-89
Page 10
S (Industrial - Special Considerations Overlay) , to provide
additional controls over potentially hazardous uses, would
reduce the potential for impacts on the Orcutt I site.
- Hazardous Material Emergency Plans. City and State
regulations require each . business which handles hazardous
. materials to prepare plan for responding to emergencies
involving those materials. These regulations are enforced by
the city's fire department staff.
- High Pressure Gas Main. A major natural gas transmission pipe,
operated by Southern California Gas Company, crosses the site in
the utilities easement parallelling the Broad Street frontage of
the site. Although the pipe would create a potentially dangerous
situation if ruptured, Fire Department staff believes the
likelihood of such an incident to be extremely small.
- Incremental Change to Service Calls. Fire Department staff
expects a slight increase in the number of calls for emergency
service (primarily paramedic services) with residential development
instead of commercial.
Evaluation: Hazards to residents of the site will be higher than many
residential neighborhoods in the city, but comparable to others.
Hazards will be within the range. generally judged acceptable by the
community and emergency response staff.
Mitigation: The undeveloped property east of the project site should
be rezoned to M-S (Industrial - Special .Considerations Overlay) to
provide additional controls over hazardous uses which might otherwise
locate there.
G. NOISE
Noise levels generated by traffic on Broad Street and Orcutt Road reach
levels identified by the City's General Plan Noise Element as normally
unacceptable for residential uses.
The state standard for interior noise levels (45 dBA, Ldn) can be
achieved by minimizing window openings, multiple glazing, and use of
thicker or better-insulated walls. These construction techniques will
be required by state building regulations.
The Noise Element standard for noise levels in outdoor use areas (60
dBA, Ldn) can be achieved by interposing barriers between the noise
sources and the use area.
Evaluation: May be significant.
Mitigation: A combination of one or more of the following can reduce
exterior noise levels by as much as 15-20 dB (Ldn) , which
would bring all the site within acceptable levels for
residences as defined by the General Plan Noise Element:
• ER 47-89
Page 11
1. An 8 foot high solid wall running parallel to the noise
source.
2. A densely landscaped buffer of at least 50 feet in depth
(illustrated on attachment) .
3. The use of buildings between the noise source and the receptor
areas. For example, patio areas could be located on the side
of the residence away from the roadway.
4. Set back outdoor use areas 50 to 100 feet from roadways.
A requirement to design and implement outdoor noise mitigation
measures at the time of actual development, and specifically
tailored to the site and proposed development, should be included
in the ordinance rezoning the site. Adoption of a "Special
Considerations" overlay zone could include such a requirement.
The standard for interior noise levels (45 Ldn) can be achieved by
minimizing window openings and by using thicker wall materials and
multiple glazing facing the noise source.
H. SOILS/GEOLOGIC HAZARDS
Soils for the Orcutt I site are composed of alluvial sandy clays. Soils
investigations of surrounding properties have recorded groundwater at
depths between 15-20 feet, which, when combined with sandy alluvial soil
indicates a high potential for liquefaction on the Orcutt I project
site.
Liquefaction occurs in soils when a shock wave, such as from an
earthquake, vibrates the soil particles causing them to compact. As a
result of this consolidation, the void spaces between the soil particles
is reduced and if groundwater is present, the water is forced along the
path of least resistance, usually upward toward building foundations.
When the soil becomes liquified in this manner, its bearing capacity is
reduced to near zero and gravity will pull any structure -- whether it
is a residence or industrial building -- through the liquified soil
resulting in the possibility of the building collapsing.
Liquefaction potential is also a function of the permeability or
cohesiveness of the soils and the soil particle size. In the case of the
Orcutt I site, soils investigations on adjoining properties show that,
while the soils are alluvial because of the creeks which .cross the site,
they also exhibit a relatively high degree of cohesion because of the
clay component. The degree of cohesiveness is greater than that of other
properties investigated specifically for liquefaction potential (Central
Coast Laboratories, 1976) in which the potential for liquefaction was
considered practically zero. Therefore, no mitigation for liquefaction
is considered necessary at this time for the project site to support a
residential versus an industrial land use. A site specific
soils/geotechnical investigation will be required for the project at
the time of development.
Evaluation: Not Significant
ER 47-89
Page 12
I. AIR QUALITY
Air quality will likely be degraded locally and regionally on an
incremental level with the development of the project site and other
sites in the vicinity. Emissions will originate from two primary
sources: mobile sources (cars, trucks, etc) , and stationary sources
(homes, offices, light industrial uses) .
The San Luis Obispo County Air Pollution Control District has
established thresholds for significant adverse impacts on air quality.
Individually, the project will not exceed this threshold, which is 300
dwelling units in a multiple family residential project.
Cumulative emissions from the proposed project and other nearby
development will have an adverse impact on local and, regional air
quality. Impacts are not expected to be significantly different
regardless of residential or commercial development, unless commercial
uses with very high trip generation rates (fast food restaurants, office
developments) are established.
Evaluation: Cumulative effects on air quality from the development
phase of this project may be significant.
Mitigation: The ordinance approving the rezoning should include the
following mitigation requirements to be met at the time
of development:
1. Potential adverse impacts on air quality shall be quantified
using methodology recommended by the San Luis Obispo County
Air Pollution Control District. The study shall recommend
project-specific mitigation which shall be incorporated into
the project.
2. Provision of facilities to enable residents to use public or
alternative transit, such as bus shelters.
3. Provision of bike trails and pedestrian trails to promote
alternate transit modes.
J. DRAINAGE, FLOODING, AND WATER QUALITY
Portions of the Orcutt I site are within flood zone B. which means that
portions of the site have the potential to flood to about one foot of
water depth once every 100 to 500 years. This is a result of the
seasonal creeks which cross the project site. Based on the width and
depth of the creek channels, the 100 year storm will likely be contained
entirely within the banks of the creeks. Nevertheless, the city's .Flood
Damage Prevention Regulations will require that the floors of all
structures within flood zone B to be elevated at least one foot above
the 100 year flood plain. These requirements would apply regardless of
the land use zone. Since the design flood would be largely contained
within the banks of the creek, the number of structures affected by this
potential is considered small and will be further reduced because of the
city's policy of requiring a 20 foot setback for all structures from the
,4� 4� '9
ER 47-89
Page 13
top of bank of a creek.
Evaluation: Not Significant.
K. PLANT AND ANIMAL LIFE
The Orcutt I site is crossed by two minor creeks which support mature
riparian vegetation and are considered important habitat resources. The
creek areas are also important roosting and nesting areas for native
perching birds and provide important habitat for small mammals and
reptiles. No rare or endangered species of plants or animals are known
to inhabit any of these sites.
The Orcutt I site has been grazed with livestock for many years which
has resulted in the gradual deterioration of the habitat.
The proposed change in land use designation could have a beneficial
impact on the protection of the creek habitat and on water quality in
the creeks by eliminating grazing and reducing the potential for
industrial-related runoff to enter the creeks. It is the policy of the
city to require the dedication of open space easements over creek areas
and to require a minimum 20 foot setback from the top of bank of a
creek. It is also the policy of the city to require restoration of
riparian corridors where they have deteriorated. These policies would
apply regardless of the land use designation.
The introduction of residences into the area could have an adverse
impact on the habitat value of the creeks for native bird species. This
could result because dwellings may be occupied at any time during the
day or night and the outdoor areas around the dwellings typically
exhibit a higher frequency of use than industrial land uses. The
potential for day/night use of the dwellings could adversely affect the
birds which use the creek for roosting. In addition, any development of
the Orcutt I site will result in the removal of several mature pepper
trees to accommodate the widening of Orcutt Road between Broad Street
and the railroad tracks.
Evaluation: May be significant.
Mitigation: An S overlay zone should be adopted which requires
preservation of creekside habitat areas. At the time of
development of the site, the following further mitigation
measures may be appropriate:
1. All creeks shall be dedicated as permanent open space
easements.
2 . All new buildings shall observe a minimum 20 foot setback from
the top of bank of the creeks or the edge of riparian
vegetation, whichever is greater.
3. A creek restoration plan shall be submitted for all creek
areas crossing the project site.
4 . Street trees will be required to compensate for the removal
ER 47-89
Page 14
of the trees along Orcutt Road.
M. ARCHAEOLOGICAL AND HISTORIC RESOURCES
The project site probably hosted Chumash native American use before
European settlement. However, natural changes within the flood plains
of the minor creeks in conjunction with soil disturbance from later use
have probably removed or damaged prehistorical artifacts. The site is
not known to be locally or regionally significant or to contain
artifacts.
Evaluation: No significant effect is expected, and no mitigation is
recommended at this time. However, the following condition should be
recommended when a specific development plan has been submitted for the
site:
1. A qualified archaeologist will instruct the project's
construction contractors in how to recognize resources that
my be encountered. If excavations encounter archaeological
resources, construction activities which may affect them shall
cease. The Community Development Director shall be notified
of the extent and location of discovered materials so that
they may be recorded by a qualified archaeologist. Disposition
of artifacts shall comply with state and federal laws. A note
concerning this requirement shall be included on the grading
and construction plans for the project.
III. STAFF RECOMMENDATION
Negative declaration, based on inclusion of the following mitigation
measures in the project description:
1. The ordinance approving the proposed rezoning shall include a
requirement to design and implement noise mitigation measures at
the time the site is developed.
2. The ordinance approving the rezoning shall include the following
mitigation requirements, to be met at the time of development:
A. Potential adverse impacts on air quality shall be quantified
using methodology recommended by the San Luis Obispo County
Air Pollution Control District. The study shall recommend
project-specific mitigation which shall be incorporated into
the project.
B. Provision of facilities to enable residents to use public or
alternative transit, such as bus shelters.
C. Provision of bike trails and pedestrian trails to promote
alternate transit modes.
3 . The ordinance approving the proposed rezoning shall include a
requirement to provide the following traffic mitigation measures
at the time of development:
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TO : All S.L.O. City Council Members ; ;; pay ILINDIR
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FROM: Norman Beko x-On& 4(
RE: The SLO Partners , Orcutt 2
DATE : January 30, 1991
As you know I have actively cooperated with the city the last five
years in order to design a project with the city' s interests best
served.
I am very disturbed that this cooperation has been very detrimental
to my interests.
First of all, I wish to address the fact that a rumor has permeated
City Hall to the effect that I have only been active 'since 1988 .
Please understand that my project began in a City Council meeting
approximately in November 1985 . From 1985-1988 was a period in which
the design criteria was established with myself, Don Stickler,
architects , engineers and city staff members . The process even with
active participation is unbelievable .
I have recently been told by city staff that economic problems are
mine and do not really concern the city. So much for a cooperative
attitude.
At the November 90 council meeting, I became even more concerned when
our former fire chief not only asked for a continuance, but sensa-
tionalized a cloud of doom as a result of Henderson Petroleum' s
dangerous activities . These are obviously unfounded claims and
should be addressed with Henderson Petroleum, who through recent
history has not shown any hazardous conditions .
The next concern was detailed by the current ' staff report which is
now considering our property, Orcutt 2 , to be listed as "S" zoned.
I sincerely can verify that the City has ample reviews and conditions
in place and doesn' t require any further restrictions to this prop-
erty to justify further delays in obtaining permits to build industrial
and/or office buildings .
Should the zoning on the adjacent property, Orcutt 1, have any
effect on my current zoning of Orcutt 2 , I definitely CANNOT support
a zoning to that property other than that which currently exists .
I sincerely regret that I am unable to vociferously explain my
opposition at the Tuesday, February 5 , meeting.
Aj�� V-;A� Z RECEIVE
CC: .john Dunn JAN 3 t 1991
4330 Santa Fe Road •P.O. Box 3459• San Luis Obispo, CA 93403.3459(805)549-WINE(9463) •FAXOit*#0031
SAN LUIS 081SPo.CA