HomeMy WebLinkAbout03/19/1991, 3.C - REQUEST TO CHANGE THE GENERAL PLAN AND ZONING DESIGNATIONS OF A CITY-OWNED PARCEL FRONTING ON LAUREL LANE AND ORCUTT ROAD, FROM SERVICE COMMERCIAL/LIGHT INDUSTRIAL (C-S) TO HIGH-DENSITY RESIDENTIAL (R-4) Original agenda re -t from meeting of 3/5/91 MEETING T :
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�����������I�IIIIII�III�=IIIIIIuIII City of Sal ! Luis OBISPO ITEM NUMBER:
Wan. ilkCOUNCIL AGENDA- REPORT
FROM: Arnold Jonas, Community Developt Director
BY: Judith Lautner, Associate Planner
SUBJECT: Request to change the gene 1 plan and zoning designations
of a city-owned parcel fronting on Laurel Lane and Orcutt
Road, from Service Commercial/Light Industrial (C-S) to
High-density Residential (R-4)
CAO RZC0I4KENDATION
1. Adopt a resolution amending the general plan land use element map from j
Service Commercial/Light Industrial to High-density residential;
and
2. Pass to print an ordinance amending the zoning map from Service
Commercial (C-S) to High-density residential (R-4-S) , with the
"special considerations" to include: 1) buffering the development
from the noise of the adjacent carwash; 2) protection of the creek;
and 3) limiting development to affordable housing.
DISCUSSION
Situation/Previous Review
I
The Housing Authority wants to build apartments on the site for elderly
and disabled people with low incomes. The City Council unanimously
endorsed designating the property "surplus" on November 20, 1990, with
the intent of considering it for affordable housing. A resolution
finalizing that action will be considered by the council after staff has
completed review of all deeds and other constraints on the site.
The current general plan designation is Service Commercial/Light
Industrial, and the zoning is C-S. The Housing Authority (HA) is asking
to change the designations to High-density Residential and R-4. The HA
has not developed plans for the property as yet (except for preliminary
sketches) , preferring to wait until after the general plan and zoning
change are acted upon by the council.
The Planning Commission reviewed this request on February 13, 1991, and
recommended approval, with the addition of the "special considerations"
overlay zone, to assure Planning Commission review of the site plan.
Data summary
Address: 1090 Orcutt Road
Applicant: Housing Authority of San Luis Obispo
Representative: Marvin Sibner
Zoning: C-S
General plan: Service Commercial/Light Industrial
Environmental status: Negative declaration with mitigation granted by
the Community Development Director January 24,
1991.
GP/R 1505
1090 Orcutt Road
Page 2
site description
The site is an irregular-shaped, 0.7-acre parcel with narrow frontage on
two streets: Laurel Lane (approximately 100 feet) and Orcutt Road
(approximately 50 feet) . A creek bisects the property about eighty feet
from Laurel Lane. Significant riparian vegetation (mostly trees) lines
the creek, but there is little vegetation on the site otherwise.
Proiect description
The applicants want to build apartments on the site for low-income
elderly and disabled clients. Since the property is currently in a
commercial (C-S) zone, the applicants have applied for a general plan and
zoning map change to change the designation to High-Density Residential.
EVALUATION
1. Is this a good location for residential development? The site is
adjacent to R-2. R-3 and R-1 zones. Extending residential development
onto this lot would appear consistent with adjacent existing
development. A residential use may also have fewer impacts on the
existing residential neighborhood than a service commercial
development would have. The site is. near a transit stop and a
neighborhood commercial center. Sinsheimer Park is within walking
distance.
The city has a large amount of C-S-zoned land. General plan policies
call for evaluating this land periodically to determine if some of it
might be better used if its zoning were changed. This site appears
appropriate for a rezoning to residential, especially for low-income
housing, for which the demand far exceeds the city's supply. A change
to residential is consistent with general plan policies.
2. What is the right density? The zoning regulations define one dwelling
unit to be a two-bedroom apartment, and 0. 66 unit to be a one-bedroom
apartment. In the R-4 zone, 24 dwelling units (two-bedroom units) are
allowed per acre. In the R-3 zone, 18 dwelling units are allowed per
acre.
what would be allowed if the zone were R-3? If the property were
zoned R-3, the maximum allowed density would be (not counting any
density bonuses) :
0.7 acre X 18 = 12.6 dwelling units
What if the zone were R-4? If the property -were zoned R-4, the
maximum allowed density would be (not counting density bonuses) :
0.7 acre X 24 = 16.8 dwelling units
GP/R 1505
1090 Orcutt Road
Page 3
If density bonuses were allowed? Additional units could be built if
a density bonus were granted. Density bonuses can be granted for
housing that is affordable to households with low or moderate income,
as defined by Government Code. Up to a 25% increase may be approved
over the base density. Therefore, with density bonuses, the R-3 zone
can allow up to 12.6 + (12.6) /4 = 15.75 dwelling units on the site.
The R-4 zone could allow up to 16.8 + (16.8) /4 = 21 dwelling units.
What density already exists in the neighborhood? The adjoining R-1
district includes single-family homes only. The existing density in
that district, then, is consistent with its zoning. The site is
adjacent to an R-3-zoned apartment complex to the north, and to an R-
2-zoned complex on the east.
The six two-bedroom apartments to the north of the site were developed
in 1970-71, in accordance with density standards then in effect. The
density of that 10,769-square-foot site is 24.27 units per acre,
slightly over the maximum now allowed in the R-4 zone.
The apartments to the east of the site have a density of 22 .42
dwelling units per acre, slightly under the maximum allowed in the R-
4 zone.
Therefore, the actual density of dwellings adjacent to the site ranges
from low to high. An R-2, R-3 or R-4 development on the site would
appear to be in character with existing development.
What can reasonably fit on the site? The HA has submitted some
preliminary sketches, which take into account setbacks from the creek
and avoidance of a sewer easement. These sketches indicate the HA
wants to build from 23 to 30 apartments, with about 2/3 of the units
containing one bedroom, and 1/3 two bedrooms.
The density on the site, if it were developed with 30 apartments, 20
one-bedroom and 10 two-bedroom, would be:
(20 X 0. 66) + (10 X 1) = 23.2 dwelling units.
This number is greater than would be allowed in the R-4 zone with a
density bonus.
The density on the site, if developed with 23 apartments, 15 1-
bedroom and 8 2-bedroom, would be:
(15 X .66) + (8 X 1) = 17.9 dwelling units.
This is the amount that would be allowed in the R-4 zone with a 6. 5%
density bonus.
The HA expects to ask for an exception to the parking space
requirements, based on its experience with similar apartment
&3
r
GP/R 1505
1090 Orcutt Road
Page 4
complexes, beyond the reduction allowed by the zoning regulations for
housing restricted to elderly occupants. The reduced parking would
thus allow for greater flexibility in placing buildings.
With a parking reduction, an R-4.development. featuring the relatively
small apartments envisioned by the HA, appears to be possible, even
including setbacks to protect the creek and an existing and proposed
sewer line (the Public Works Department says an existing line near the
northerly property line must be replaced soon, as it is deficient) .
3 . Site planning issues may warrant Planning Commission review. The
Planning Commission felt there were specific design issues that needed
to be addressed by use permit. The commission therefore recommended
the attachment of the "special considerations" overlay zone. The
"special considerations" to be addressed are: 1) buffering the
apartments from noise from the carwash on Orcutt Road; 2) protection
(and possibly enhancement) of the creek; and 3) assurance that the
site will be restricted to affordable housing.
OTHER DEPARTMENT COMMENTS
Other departments had no objections to the request. The Engineering
Department pointed out the sewer line mentioned above, which should not
be built over. The Transit Manager noted that the existing bus stop may
need to be relocated, if a signal is not installed soon at the corner of
Orcutt Road and Laurel Lane (Engineering says that signal is not in the
city's immediate plans) . The Parks and Recreation Department says the
existing parks can accommodate the proposed occupants, because they
include elderly and disabled persons, but that Sinsheimer Park is heavily
used and is nearing capacity.
RECOMMENDATION
1. Adopt a resolution amending the general plan land use element map from
Service Commercial/Light Industrial to High-density residential;
and
2. Pass to print an ordinance amending the zoning map from Service
Commercial (C-S) to High-density Residential (R-4-S) , with the
"special considerations" to include: 1) buffering the development
from the noise of the adjacent carwash; 2) protection of the creek;
and 3) limiting development to affordable housing.
Attached:
Draft resolutions and ordinance
Letters from applicant
Sketches showing different building schemes
Environmental initial study
Draft Planning commission minutes - February 13, 1991
�C��T
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING AN AMENDMENT TO THE GENERAL PLAN MAP, FROM SERVICE
COMMERCIAL/LIGHT INDUSTRIAL TO HIGH-DENSITY RESIDENTIAL, FOR
A CITY-OWNED PARCEL AT 1090 ORCUTT ROAD
(GP/R 1505)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the general plan amendment
request GP 1505, the Planning Commission's recommendation, staff
recommendations and reports thereon, makes the following findings:
1. The proposed general plan amendment and rezoning are
consistent with the general plan.
2 . The proposed general plan amendment and rezoning will not
adversely affect the health, safety and welfare of persons
living or working at the site or in the vicinity.
3 . The proposed general plan amendment and rezoning will
promote general plan policies which encourage preservation
of housing and protection of residential areas from
incompatible commercial uses, and which encourage making
surplus city property available for assisted housing.
4 . The proposed general plan amendment and rezoning has been
evaluated under the provisions of the California
Environmental Quality Act and the city's Environmental
Guidelines, and the Community Development Director' s
negative declaration, with mitigation, on environmental
impact is hereby affirmed.
SECTION 2. The general plan amendment GP 1505 is hereby
approved.
On motion of
seconded by and on the following roll
call vote:
AYES:
Resolution no. (1991 Series)
GP/R 1505
1090 Orcutt Road
Page 2
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1991.
Mayor
ATTEST:
City Clerk
APPROVED:
r
ity A 'nistrative officer
14A-I-e-11--
C ty for y
Community Devel6qent Director
�c�
ORDINANCE NO. (1990 SERIES)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
AMENDING THE ZONING REGULATIONS MAP TO DESIGNATE
A LARGE LOT AT 1090 ORCUTT ROAD AS HIGH-DENSITY RESIDENTIAL,
WITH A SPECIAL CONSIDERATIONS OVERLAY (R-4-S)
(GP/R 1505)
WHEREAS, the City Council has held a hearing to consider
the zoning map amendment requestGP/R 1505; and
WHEREAS, the City Council makes the following findings;
Findings:
1. The proposed zoning map amendment will not adversely affect
the health, safety, or welfare of persons living or working
in the vicinity.
2 . The map amendment is appropriate at the proposed location and
will be compatible with surrounding land uses.
3 . The map amendment conforms to the general plan and meets
zoning ordinance requirements.
4 . The Community Development Director has determined that the
proposed map amendment will not have a significant effect on
the environment and has granted a negative declaration of
environmental impact.
5. The "Special Considerations" overlay zone is to require
Planning Commission review of impacts on the creek, protection
from noise, and affordability of the apartments.
BE IT ORDAINED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. The Zoning map amendment GP/R 1505 is hereby
approved.
SECTION 2 . This ordinance, together with the names of
councilmembers 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 (30) days after its final passage.
Ordinance No. (1991 Series)
GP 1505
1090 Orcutt Road
Page 2
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
ATTEST:
City Clerk
APPROVED: \
City Adm nistrative Officer
pC' y o ey
Community Deve o went Director
RESOLUTION NO. (1991 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A GENERAL PLAN AND ZONING MAP AMENDMENT
FOR PROPERTY AT 1090 ORCUTT ROAD (GP/R 1505)
BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. That this council, after
consideration of public testimony, the general plan and zoning map
amendment application GP/R 1505, the Planning Commission' s
recommendation, staff recommendations and reports thereon, makes
the following finding:
1. The map amendment is inconsistent with the general plan
policies; specifically: (list)
SECTION 2. The request for amendments to change the
property' s designation from Service Commercial/Light Industrial (C-
S) to High-density residential (R-4) is hereby denied.
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.
�C-9
Resolution no. (1991 Series)
GP/R 1505
1090 Orcutt Road
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
City Admi istrative Officer
C' y torp
or ey
Community Devel ent Director
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housinc autho��ty:
OF THE CITY OF SAN LUIS OBISPO
487 Leff Street • P.O.Box 638 San Luis Obispo,CA 93406 (805)543-4478
Esecufive Director-Secretary
George J. Moylan
DeceIIber 17, 1990
Ms. Pam Ricci
Associate Planner
City of San Utz Obispo
P.O. Boat 8100
San Luis Obispo, CA 93403-8100
Dear Pam:
This is written..to support the request previously filed with you for a General
Plan Amendment and Zoning change for the property at 1090 Orcutt Road.
As you know the City Council, by unanimous us action at their November 20th
meetlIng, suppottethis the classification of s property as suplus to the City's
needs. City staff was directed to return to council with a final resolution
after required property history research and deed restriction analysis had been
corpleted.
Staff was further directed to negotiate a land lease with Housing Authority
staff and the Authority was directed to submit appropriate application materials.
to your Department to amend the Land Use Element and Zoning Maps. (See Enclosed
CAD's recommendation from Council Agenda, Page C-7-5) Councilor Pinard added to
the recommendation suggesting that R-4 zoning should be considered for the
Ply
The Housing Authority and it's affiliate, San Iiiis Obispo Non-Profit Housing
Corporation, intern to develop the site in keeping with my enclosed letter of
July 5, 1990 to John Dunn, the City's Chief Administrative Officer. Program
considerations might necessitate a change in the funding mechanism of the
develE but the City can be assured that occupancy,, of the development will
be limited to elderly, disabled and handicapped persons whose ins does not
ameed 80% of the County's median in=me.
Sincerely,
George J. Moylan
for the Housing Authority
of the City of San Luis Obispo
and San Luis Obispo Non-Profit
Housing Cagxraticn.
muu eomnc `✓`/
OVVOPTOIIIT /�
RECEIVED
housing authority
OF THE CITY OF SAN LUIS OBISPO
487 Leff Street P.O.Boa 638 • San Luis Obispo,CA 93406 (805)543-4478
Executive Director-Secretary
A.RicilABDCHUBON
July 5, 1990
Mr. John Dunn
Chief Administrative Officer
City of San Luis Obispo
P.O. Banc 8100
San Luis Obispo, 01.93403-8100
Dear John:
It has been suggested that a brief outline of the proposed plans for the
developrerrt of the City awned site at Orautt Road and laurel Lane (I believe
your parcel 04-961-47) may be appropriate at this time.
Marvin Sibner, whose item was placed on the June 19 agenda by Councilor Rappa,
has been working with our San Luis Obispo Non-Profit Housing Carporaticn for
some time. The exact role Mr. Sibner would play in the develcpmprrt of this site
has yet to be worked out with the non-profit. Bowyer, both parties have agreed
that Mr. Sibner would help guide the proposed development through it's infancy.
With that in mind Mr. Sibner has worked closely with me in developing concept,
attemrgting to secure City approval for use of the land, etc.
The enclosed initial renderings have been prepared for us by Paul Wolff, a
registered architect who teats at Cal Poly. The sketches are admittedly rough
and were done without benefit of a property survey. we are reluctant to expend
funds on a more formal presentatum without some indication that the City
Council will give support to the art we have suggested. The sketches show a
split development, preserving the creek that divides the site, as a
sitting/passive recreatonal area, •withbuildings cry either side. One of the
buildings would be used to hoarse senior citizens while the sem building would
be used to house clients of the non-profit Friendship School. we feel the
unique orientation of the site, with direct access to Orcutt Road and Laurel
Lane, makes this type of split develcpn=:t possible.
The site would undoubtedly be developed through the tax credit program
authorized by the Internal Revenue Service Act of 1986. Occupancy would be
limited to persons whose annual =anes would be less than $16,000 per year.
Maximum rents would be less than $400 per month, including all utilities. The
aver would be a limited partnership created by the San Luis Obispo Non-Profit
Housing Corporation. Since the land would not be acquired with Com unIty
Develcprermt funis, as happened with our Poinsettia Street units, a land lease
payment would be negotiated with the City. I would caution that because of the
economics of rental developments we would hope that such a lease could be
negotiated at a rymunal amount during the first few years of operation,
increasing in later years as the development became more self-sufficient.
As with Poinsettia Street the Housing Authority would manage the units for
S.L.O. Non-Profit thus assuring local control of the units for their useful
life.
Also, given the Poinsettia Street illustration, we would expect to raise most of
the ccnstrnxct3.m cost of the dL-vejcpxerrt through the sale of the tax credits,
with the remainder of the cost coming from a small mortgage which would be
repaid via tenant rents. rite reserves of the Housing Authority, which by Federal
regulation can be used for any approved low-ismre housing use, mould be
available to assist the development in any manner approved by the Housing
Authority. Those reserves now exceed $500,000.
Why this deveL prem ? In short it is surplus City land which appears to
be limited in it's reuse and thus in value to the City. A residential
development at that location, particularly the projected occupancy, would
be nam-inIzusive to a neighborhood that is currently a mixture of cam ercial
and higher density resider iai units. It is within walking distance to
shopping, it is serviced by the City bus, it is near to the =m unity gardens
and a southern exposure is available to take advantage of passive, and
perhaps active, solar possibilities.
`
In short we think it could be an attractive residential development
camunity needs while at the same time providing sone income for they
while ownership of the land would rest with the City at all times.
Sincerely,
George J. Moylan
for San Iuis Obispo
Non-Profit Housing
Corparatiou
cc: Marvin Sibner
Dave Singleton
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`'�'i !!li;i;;; ;!;►i INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 1090 Orcutt Road APPLICATIONNO.47-90
PROJECT DESCRIPTIONGeneral plan and zoning map change from Service
commercial/light industrial (C-S) to High-density residential (R-4) , and
construction of apartments for low-income elderly and disabled persons.
APPLICANT Housing Authority of San Luis Obispo
STAFF RECOMMENDATION:
% NEGATIVE DECLARATION X MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY Judith Lautner, Associate Planner DATE Jan. 24, 1991
COMMUNITY DEVELOPMENT DIRECTOR'S ACTION: DATESAW• 24- V�Sj
Am(-Am
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
11.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ...................................................NONE*
B. POPULATION DISTRIBUTION AND GROWTH..........................................NONE*
C. LAND USE ..........................................................................NONE
D. TRANSPORTATION AND CIRCULATION ..............................................NONE*
E. PUBLIC SERVICES ................................................................NONE*
F. UTILITIES.........................................................................NONE*
G. NOISE LEVELS ..................................................... NONE
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS ....................NONE
I. AIR QUALITY AND WIND CONDITIONS................................................NONE*
J. SURFACE WATER FLOW AND QUALITY ..............................................NONE*
K PLANT LIFE.........................................................................NONE*
LANIMALLIFE....................:................................................NONE*
M. ARCHAEOLOGICALIHISTORICAL ...................:...............................NONE*
N. AESTHETIC ......................................................................NONE
O. ENERGY/RESOURCEUSE ..........................................................NONE
P. OTHER ..........................................................................NONE
111.STAFF RECOMMENDATION
NEGATIVE DECLARATION, WITH MITIGATION
'SEE ATTACHED REPORT saes
SUMMARY OF RECOMMENDED MITIGATION MEASURES
1. The city shall install a bus shelter in place of the existing
benches at the Orcutt Road bus stop, approximately across from
the site. Since the project is small, funding shall be
provided in part by the applicants (1/2) , and part by the city
(1/2) •
2. The Mass Transportation Committee shall review the project
proposal when designs are submitted, and if determined
appropriate, a bus stop relocation shall be made to serve the.
project residents and others nearby.
3. Future project design shall adhere to a 20 ' setback for all
structures from the top of bank of the creek on the project
site. Other appropriate agencies, such as the Department of
Fish and Game, should be called in if necessary to assure
adequate protection of the existing creek habitat. The
applicant will be responsible for any additional costs
associated with such review.
4. A qualified archaeologist shall be hired by the applicant to
conduct a surface survey of the construction site, prior to
building permit issuance. The archaeologist shall be approved j
by the Community Development Director. All survey costs shall
be borne by applicants. Survey results shall be submitted to
the department in writing, in a form consistent with Community
Development Department standards (report format is available
upon request) .
If the surface survey results conclude that archaeological
resources may exist, the project archaeologist shall
recommend, in a separate cover letter, specific mitigation
measures. These measures shall be reviewed by the director
or, upon referral, the Cultural Heritage Committee for
possible inclusion into the description of the project.
5. If archaeological resources are found during construction of
the project, work shall be temporarily halted until a
qualified archaeologist can review the resources and suggest
specific mitigation. The Community Development Director shall
be informed of the find, and shall review suggested
mitigations.
pe-al 0
Environmental Initial Study
ER 47-90
1090 Orcutt Road
PROJECT DESCRIPTION AND ENVIRONMENTAL SETTING
The site is an irregular-shaped, 0.7-acre parcel with narrow
frontage on two streets: Laurel Lane (approximately 100 feet) and
orcutt Road (approximately 50 feet) . A creek bisects the property
about eighty feet from Laurel Lane. Significant riparian
vegetation lines the creek, but there is little vegetation on the
site otherwise.
The applicants want to develop the site with housing for elderly
and disabled persons whose income does not exceed 80% of the
county's median income. The request involves several steps:
1. Have the property, which is city-owned, be declared surplus.
The City Council unanimously supported this action on November
20, 1990. _, ?urther research on deed restrictions is necessary
before a formal resolution declaring the property surplus can
be brought to the council.
2. . Request a general plan and zoning change to change the
designation from Service Commercial/Light Industrial (C-S) to
High-density Residential (R-4) . The Housing Authority, the
applicant, has submitted such an application to the city.
3 . Develop plans and submit them to the city for Architectural
Review. If the land use designations are changed, the
applicant must submit architectural plans for development of
the property with up to the maximum number of dwellings
appropriate for the zone, including any density bonuses
requested.
4. Obtain building permits and construct the project.
Other applications may be needed, if any exceptions to the
regulations are requested.
The site is adjacent to three different residential zones: R-1,
R-2, and R-3, and borders a manual carwash (completed in 1990) and
a small office building (currently vacant) . The Orcutt Road
frontage is across the street from the Oceanaire Mobile Home Park,
while the Laurel Lane frontage is across the street from an office
zone, containing state and private offices.
POTENTIAL IMPACTS
Community Plans and Goals:
General plan land use element. Objectives of the land use
element that relate to this request include:
ER 47 - 90
1090 Orcutt Road
Page 2
C.2.a: . . .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.
C.2 .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.
C.2.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.
The proposal appears to be consistent with the first two
objectives, and future plans will be reviewed for consistency
with the third.
Conclusion: No significant impacts
R
General plan (GP) Housing element. The Housing element
contains the following goals, which relate to this request:
4 . Maintenance of a stock of housing types to meet the needs
of renters and buyers at all income levels;
5. . Assistance programs to meet the housing needs of those
unable to obtain any type of housing in . the market due
to circumstances beyond their control .
6. Variety in the location, tenure, cost, style, and age of
0 -a�-
ER 47 - 90
1090 Orcutt Road
Page 3
dwellings to accommodate the wide range of households
desiring to live within the city. f
Housing policies, "statements of city intent", include: li
II. Housing assistance
i
Governmental housing assistance will be available to
those area residents who are unable to obtain any type
of housing at market rates due to circumstances beyond
their control. Housing assistance should not be an
incentive for those living outside the housing market
area to move to San Luis Obispo.
Implementation of goals and policies is through programs.
Housing programs include:
6. The city will make available for assisted housing
suitably located surplus city land. Such property may
be sold or leased at or below market rates. If made i
available at less than market rates, the city may obtain
equity participation in the project, to be recouped if
the site is transferred. Property exchanges involving
sites which are not suitable for housing may be
considered.
The request appears to be consistent with the policy and
program above.
conclusion: No significant impacts.
GP Noise element. The noise element sets standards for levels
of noise allowed in different zones. The change from service
commercial to residential means the maximum noise levels will
be lower. The proposed apartment use is expected to be able
to meet those standards.
The change of use to apartments may have some effect on
neighboring uses, however. The maximum noise levels -allowed
to emanate from adjacent commercial uses onto the site, will
be lower than previously. Office uses typically generate
noise at about the same rate as residences, and less noise at
night. Manual carwashes tend to be quieter than mechanical
carwashes, and there is a block wall between the carwash and
the site. This carwash use is not expected to create
significant noise problems for residents of the site.
conclusion: No significant impacts.
Flood management policy. At the time of this review, there
�c-�3
ER 47 - 90
1090 Orcutt Road
Page 4
are no plans to build in the creek or to alter the creek in
any way. The property is not in a flood zone.
Conclusion: No significant impacts.
POPULATION DISTRIBUTION AND GROWTH
Population increase estimate: The project is the creation of
apartments to serve populations currently existing in the
community, that are unable to find appropriate low-cost housing at
this time. The proposed zoning designation, R-4, allows up to 17
dwelling units to be built on the site. The zoning regulations
define one dwelling unit as one two-bedroom dwelling, and . 66
dwelling unit as a one-bedroom dwelling. If a 25% density bonus
were granted, based on the provision of low-cost housing, the
maximum number of dwelling units that could be built on the site
would be 21.
The applicants intend that about 2/3 of the apartments will be one-
bedroom apartments, with about 1/3 of the units containing two-
bedrooms. Based on the zoning regulations definitions, then, 21
"dwelling units" translates to 18 one-bedroom and 9 two-bedroom
units.
According to the Housing Authority, . assisted housing is typically
99% occupied at any time. Two-bedroom apartments are expected to
house a maximum of four disabled or elderly people, or an average
of three. One-bedroom apartments, which are intended for the
elderly and a few disabled clients, will typically house 1.2
persons, according to the Housing Authority. Therefore, if the
maximum number is permitted, the site will house:
18 X 1.2 = 21. 6 = 22 persons
+ 9 X 3 .0 = 27 persons
TOTAL: 49 persons
This number is about 1/10 of one percent of the number of persons
currently living in San Luis Obispo. The project should not have
a significant effect on the population of the city.
Conclusion: No significant impacts
Change in land use patterns: The project would introduce R-4
zoning into an area that previously had none. However, it is
adjacent to R-3 zoning, and additional R-3 zoning exists across
Orcutt Road. The slightly higher density of R-4 zoning does not
constitute a new land use pattern for the area.
Conclusion: No significant impacts.
ER 47 - 90
1090 Orcutt Road
Page 5
TRANSPORTATION AND CIRCULATION
Increase in traffic: If the maximum number of dwellings permitted
in the R-4 zone, plus a 25% density bonus, are constructed on the
site, then approximately 50 persons would be expected to live at
the site, in 27 apartments (18 one-bedroom and 9 two-bedroom) .
According to the Institute of Transportation Engineers' Trip
Generation, the average number of daily automobile trips per
apartment is 6.595, ranging from 5. 103 to 9.236. (One daily trip
is an automobile trip either starting or ending at the site. )
Local studies of apartment complexes housing the elderly indicate
that traffic generation is about average for this group. To be
conservative, staff has used the above figure (6.595 per apartment)
to estimate the number of trips expected from the entire complex.
Therefore, the average number of automobile trips anticipated, if
the site is developed with 27 apartments, is:
27 X 6.595 = 178 trips.
Because of the creek dividing the site, staff and the applicants
anticipate that access will be from Orcutt Road only. Traffic
counts on Orcutt Road taken in April 1989 indicate that traffic on
Orcutt Road is heavy (approximately 13,900 trips per day, both
directions) . The project would increase the existing levels by
about one percent. This amount is not considered significant.
Conclusion: No significant impacts.
On-site circulation and intersection effects: No formal site plan
has been submitted as part of the general plan change request.
However, because of the number of parking spaces that will be
required (more than six) , parking spaces must be designed so that
vehicles can exit in a forward direction (Parking and Driveway
Standards, 1990 revision) . Left turns onto Orcutt may be difficult
at peak hours, but the majority of traffic is expected to turn
right, as present traffic on this street does. The increase in
traffic from the site does not warrant consideration of left turn
lanes at this time.
Conclusion: No significant impacts.
Effect on mass transit: The elderly and disabled typically use the
bus more often than do average citizens. The project is expected
to add passengers to routes one and three, at the bus stop
approximately across Orcutt Road from*the project site. Currently,
there is extra capacity on these buses during most times of the
day. However, getting across the street may prove difficult for
the elderly and handicapped, because of the amount and speed of
traffic on Orcutt Road. The.Public Works Department notes that a
ER 47 - 90
1090 Orcutt Road
Page 6
crosswalk won't work in this location, because of the speed of
traffic, and that a signal at this intersection is probably some
years off.
Additionally, since many of the project residents will need to rely
on mass transit, comfortable facilities should be available for
them while they are waiting.
If transit use increases or is expected to increase, the Mass
Transit Committee may consider adding more buses to affected
routes. This change would be consistent with the circulation
elements's goal of increasing ridership on the buses, and would
have a positive impact on automobile traffic.
Conclusion: May be significant.
Recommended mitigation:
1. The city shall install a bus shelter in place of the existing
benches at the Orcutt Road bus stop, approximately across from
the site. Since the project is small, funding shall be
provided in part by the applicants (1/2) , and part by the city
(1/2) .
2 . The Mass Transportation Committee shall review the project
proposal when designs are submitted, and if determined
appropriate, a bus stop relocation shall be made to serve the
project residents and others nearby.
PUBLIC SERVICES
Schools: The clients are to be elderly and disabled. The elderly
do not use the educational system to a great extent. Most of the
disabled clients are students at Friendship School, and would
continue to attend that school.
Conclusion: No significant impacts.
Parks and Recreation: The project is close to Sinsheimer Park, a
community park. This park contains tennis courts, picnic areas,
a baseball stadium, and play areas for children. It is adjacent
to Sinsheimer Swim Center, which contains two pools, showers, and
changing rooms. An additional small pool is currently in the
planning process. This new pool will be used primarily for warm
water exercise classes, which are presently being held daily in the
shallow end of the main pool. A large percentage of the students
in these classes are elderly people. Many elderly and disabled
persons also take advantage of lap swimming opportunities.
h
ER 47 - 90
1090 Orcutt Road
Page 7
The nearness of Sinsheimer Park and swim center will enable
residents of the project to take advantage of recreational
opportunities. The expected number of residents is not expected
to have a significant effect on operation of the classes or use of
the facilities.
Conclusion: No significant impacts.
UTILITIES
Water: The city is currently in a drought situation, and has
adopted an ordinance to control water use, both in existing
projects and in new development. The ordinance ensures that no
projects are built that worsen the load on the city's water supply.
The regulations will also limit issuance of building permits after
the drought period is passed, and are expected to mitigate water-
use impacts at that time.
Water use at the site is expected to increase as a result of this
request. The site is currently vacant, and has no water meters.
If the maximum number of apartments is built, plus a 25% density
•bonus, then the 27 apartments would use approximately 5.94 acre-
feet of water per year. (City regulations requiring plumbing
fixtures in new apartments to be water-saving may reduce the total
to less than the estimate, especially if a minimum amount of water
is used for irrigation of landscaping. ) This amount is about 0. 08%
of the "safe annual yield" (the amount of water which can be
withdrawn from reservoirs year after year, without running out of
water during a drought) for the city.
The developers of the project may build the project at this time
if they can provide water for it, either by an independent source
(possibly a well) , or by retrofitting existing plumbing fixtures
to save approximately twice the amount of water the project would
use. Because the water regulations do not permit development that
will increase demand beyond the safe annual yield, the project will
not have a significant effect on water supplies.
Conclusion: No significant impacts.
AIR QUALITY AND WIND CONDITIONS
The project is expected to generate about 90 trips per day, if
built out at maximum density plus a 25% density bonus. Automobile
use generates pollutants, which affect the air quality. Air
quality is expected to be degraded locally and regionally on an
incremental level with the development of the site. . Emissions will
originate from mobile and stationary sources, primarily from
vehicles. The net increase in air pollutants is expected to be
insignificant.
4&
ER 47 - 90
1090 Orcutt Road
Page 8
Conclusion: No significant impacts.
SURFACE WATER FLOW AND QUALITY, PLANTS AND ANIMALS
The site is divided by a tributary of Acacia creek, a "significant
waterway" according to the 1974 Waterways Inventory (City of San
Luis Obispo) . The creek in this location appears to be a habitat
for riparian plants and animals (especially birds) ., containing
large trees which shade the creek, but limited understory. The
creek banks are higher near Laurel Lane, and almost nonexistent on
the Orcutt side. Slopes are fairly gentle, easy to negotiate on
foot, but access from the Laurel Lane (northerly) side to the
Orcutt Road (southerly) side is essentially prevented by dead
trees, and low branches on live trees, on the southerly bank.
The proposal includes construction of a pedestrian bridge over this
creek, to allow easy foot traffic to both streets and to allow
access to apartments from the parking areas and from other
apartments.
The construction of homes near the creek will increase human and
pet intrusion into this sensitive area. A footbridge should reduce
the amount of access to the creek itself that might result without
a bridge. However, given the many constraints of this site
(existing sewer line, two streetyards, awkward, elongated shape of
the parcel, among others) , there may be a temptation to build
apartments right up to, and possibly over, the creek bank.
The city's administrative policy for development near creeks says
that buildings and parking areas should be set back at least twenty
feet from the top of bank. However, this policy is a guideline,
and setbacks have been modified in the past, depending on
circumstances. Future building plans need to be reviewed to assure
that no harm comes to the creek environment.
Conclusion: May be significant.
Recommended mitigation:
3 . Future project design shall adhere to a 20' setback for all
structures from the top of bank of the creek on the project
site. Other appropriate agencies, such as the Department of
Fish and Game, should be called in if necessary to assure
adequate protection of the existing creek habitat. The
applicant will be responsible for any additional costs
associated with such review.
ARCHAEOLOGICAL/HISTORICAL
ER 47 - 90
1090 Orcutt Road
Page 9
Staff has located no evidence of any construction on the site in
the past. Archeological maps do not indicate any studies completed
in the immediate vicinity. However, because a viable creek passes
through the site, there is a possibility that early civilizations
made use of the site.
Conclusion: May be significant.
Recommended mitigation:
4. A qualified archaeologist shall be hired by the applicant to
conduct a surface survey of the construction site, prior to
building permit issuance. The archaeologist shall be approved
by the Community Development Director. All survey costs shall
be borne by applicants. Survey results shall be submitted to
the department in writing, in a form consistent with Community
Development Department standards (report format is available
upon request) .
If the surface survey results conclude that archaeological
resources may exist, the project archaeologist shall
recommend, in a separate cover letter, specific mitigation
measures. These measures shall be reviewed by the director
or, upon referral, the Cultural Heritage Committee for
possible inclusion into the description of the project.
5. If archaeological resources are found during construction of
the project, work shall be temporarily halted until a
qualified archaeologist can review the resources and suggest
specific mitigation. The Community Development Director shall
be informed of the find, and shall review suggested
mitigations.
RECOMMENDATION
Grant a negative declaration of environmental impact, with the
following
Mitigation measures:
1. The city shall install a bus shelter in place of the existing
benches at the Orcutt Road bus stop, approximately across from
the site. Since the project is small, funding shall be
provided in part by the applicants (1/2) , and part by the city
(1/2) .
2. The Mass Transportation Committee shall review the project
proposal when designs are submitted, and if determined
appropriate, a bus stop relocation shall be made to serve the
project residents and others nearby.
ER 47 - 90
1090 Orcutt Road
Page 10
3. Future project design shall adhere to a 20' setback for all
structures from the top of bank of the creek on the project
site. Other appropriate agencies, such as the Department of
Fish and Game, should be called in if necessary to assure
adequate protection of the existing creek habitat. The
applicant will be responsible for any additional costs
associated with such review.
4. A qualified archaeologist shall be hired by the applicant to
conduct a surface survey of the construction site, prior to
building permit issuance. The archaeologist shall be approved
by the Community Development Director. All survey costs shall
be borne by applicants. Survey results shall be submitted to
the department in writing, in a form consistent with Community
Development Department standards (report format is available
upon request) .
If the surface survey results conclude that archaeological
resources may exist, the project archaeologist shall
recommend, in a separate cover letter, specific mitigation
measures. These measures shall be reviewed by the director
or, upon referral, the Cultural Heritage Committee for
possible inclusion into the description of the project.
5. If archaeological resources are found during construction of
the project, work shall be temporarily halted until a
qualified archaeologist can review the resources and suggest
specific mitigation. The Community Development Director shall
be informed of the find, and shall review suggested
mitigations.
- 3a
Draft P.C. Minutes E C 0 ',STING AGENDA
February 13, 1991 MAR 5 1991vATEITEM #
61T4 ciLdRK
SAN LUI'-0 OBISPO,C
Commr . Schmidt equested the site be �ooked at in regard to the
esthetic section of the EIR .
Commr . Kourakis a reed too Commr . Schmidt ' s suggestion.
Commr . Karleskint s conded the motion .
VOTING: AYES - Co s . Kourakis, Karleskint, Gurnee, Schmidt,
Pet rson, Williams and Hoffman .
NOES - None
ABSENT - No
.
The motion passed.
-------------------------------------------- Con-
Item 8 .
sideration of amending the Land Use Element map and
zoning map to change the designations from service-
commercial (C-S ) to high density residential 1R-4 ) ;
1090 Orcutt Road; City Housing Authority, app
(Continued from January 30, 1991) ------
------------------------------------------
Judith Lautner presented the staff report and recommended the
Commission recommend approval of amending the LUE map and
zoning map to the City Council . She said findings were prepared
that afternoon for the Commission's consideration .
Answering a question by Commr . Schmidt, Judith Lautner said the
site was recommended to be R-4 because it was what the housing
authority asked for and is what the housing authority may need .
She said it provides a buffer area between low-density residential and
commercial development which is what R-4 is intended to do.
Chairman Hoffman opened the public hearing .
George Moylan, 2684 Johnson Avenue, applicant ' s representative
said he would respond to any questions of the Commission. In
answer to a question of Commr . Kourakis, he said an S designation
would be all right, and believed an R-4 designation would be compatible
because all the units would be occupied by one person
except the handicapped two-bedroom units which could be occupied
by two people . Answering Commr . Schmidt ' s concern about 2-story
buildings for elderly and handicapped, Moylan explained the
buildings will have elevator service . He also explained the car
wash would be screened with vegetation and the housing authority
was working with Friendship School for the handicapped units but
those units will not be reserved for people at Friendship School .
In answer to Commr . Gurnee 's question on when the project would
proceed, Moylan said it depends on how quickly the City moves,
how soon it rains.
He added that the project will not be federally
subsidized and probably not state subsidized . In answer to
Commr . Hoffman's question, Moylan said separate buildings are
Draft PC Minutes
Page 2
proposed for the elderly and handicapped because the needs and
lifestyles of the two are extremely different, as a handicapped
person can be younger than 20 .
Jules Rogoff, 540 Broad street, questioned whether some of the
project would front Laurel Lane and was told it would by staff .
He said did not object to changing the zoning from commercial to
residential but believed R-4 might be too dense because of the
crek setback and
from. wanted
ation along
lights .
Brett Cross, 1217 Mariners Cove, requested the Commission and
staff to look at access to bus routes because residents would
have to walk across Laurel Lane or Orcutt Road to catch buses .
Ray Reed, 1130 Woodside, was concerned about noise from
teesaid that
development and a potential loss in his property
beeper noises from the car wash are so noisy he can hear them inside
his house with the windows closed . He said R-2 units nearby are
In very poor condition and he thought adding this development
would degrade the neighborhood and he preferred office use for
the site .
Marvin Sibner, 75 Benton way, housing authority representative,
said elderly tenants are generally quieter than most other
tenants and the housing authority keeps up their projects . He
said benches and possibly a walking area would be put near the
would� beesomethingfelt rthesa great neighborhooddfor wouldtbespproudect and it
of .
Jim Ferrell f 522 Kentucky, was concerned over the access to
the project and thought a left turn lane off Orcutt Road
might be needed .
Jason MCCory , said he believed this development would help to
buffer the noise generated at the car wash for adjacent
residents .
chairman Hoffman closed the public hearing .
Commr . Gurnee believed this to be an ideal place for R-4 to act
as a buffer between R-3 and commercial . He believed these
structures will buffer the noise from the car wash to the
adjaent apoving the
itemcwith san4Sedesignation family gbecause dof the fcreek dandprthe noise.
fulfiladfor
withrnee felt the project
would
Commr . Kourakis said she favored btdihe project and was sur
eignation entout in
crthe s-
creek protection. She believed the noise would be buffered to
the adjacent residential neighborhood by this development . she
said the San Luis Housing Authority has exceptionally designed
Draft PC MInutes
Page 3
and maintained their housing projects .
Commr . Schmidt said he favored the rezoning but would like to see
an S designation to preserve the creek and site planning .
Commr . Karleskint agreed- with Commr . Schmidt but felt the water
use should be addressed under resource use .
Commr . Gurnee moved to approve the environmental determination
and recommend the City Council rezone this property from C-S to
R-4-S with the S designation keyed to concerns over site
planning, buffering against the car wash, creek protection, and
assuring this site be reserved for affordable housing; including
findings .
Commr . Peterson seconded the motion.
VOTING: AYES - Commrs . Gurnee, Peterson, Schmidt, Williams,
Hoffman, Karleskint, and Kourakis .
NOES - None .
ABSENT - None .
The motion passed .
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Item 4 . General Plan Amendment GP 1497 . Consideration of
amending the Land Use element map to remove "elemen-
tary school" designation from the public/semi-private
designation; 1341 Nipomo Street; City of San Luis
Obispo, applicant .
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Judith Laut er presented the staff report and recommended the
Commission r commend to the City Council the amendment of .the
General Plan and Use Element Map to remove the "elementary
school" desig tion.
Commr . Schmidt uestioned if the neighbors were noticed because
they weren' t th last time this item was on the agenda. A letter
to neighbors was in the packet .
Chairman Hoffman o ened the public hearing .
There were no publi comments .
Chairman Hoffman clo d the public hearing.
Commr . Gurnee moved to approve the removal of the "elementary
school designation" .
Commr . Kourakis seconded the motion.
Commr . Schmidt commented at the General Plan should address
school location because st dents are bussed a long way and this
school would be a lot close for those students .
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