HomeMy WebLinkAbout11/19/1991, 2 - CONCEPTUAL REVIEW OF DEVELOPMENT OF PROPERTY AT 953 ORCUTT ROAD. 11111�►�III ill city of san suis ompo MEETING
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A RWCOUNCIL AGENDA REPORT
FROM: Arnold Jonas, Community Development Director
PREPARED BY: Greg Smith, Associate Planne
SUBJECT: Conceptual review of development of property at 953 Orcutt
Road.
CAO RECOMMENDATION:
Discuss the issues identified in the staff report, and give
direction to staff and/or the property owner regarding future
consideration.
DISCUSSION:
Background
The owner has requested that the Council conceptually review issues
related to development of property south of Orcutt Road and west of
the Southern Pacific Railroad right-of-way. The site was the subject
. of the "Orcutt- II" residential rezoning request, which was denied by
the Council (GP%R 1464, denied 11/7/90) .
Prior to the Orcutt II rezoning application, the site was the subject
of tentative tract map application for an industrial subdivision
(Tract 1633, July, 1988) . That application was withdrawn by the owner
before any City action was taken, to pursue the residential rezoning.
Data Summary
Address: 861-953 Orcutt Road
Owner: SLO Partners
Representative: Norman Beko
Zoning: M
General Plan: Service Commercial/Light Industrial
Environmental Status: Categorically exempt from review (Conceptual
study with no legally binding effect on future actions)
Project Action Deadline: None (No formal application has been filed. )
Site Description
The 11.8 acre site is occupied by a wood frame house estimated to be
50 or more years old; the remainder of the site is used for livestock
grazing on a seasonal basis.
The site is bounded by Orcutt Road to the north, railroad right-of-
way to the east, and creek/drainage channels to the south and west.
Two of the creek channels have little or no flow during summer
months, but support extensive riparian vegetation. A third minor
drainage swale which crosses a portion of the site does not support
significant riparian .vegetation.
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953 Orcutt
Page 2
Uses surrounding the site include apartments (across the tracks to
the east) , service commercial/light industrial development, and.
undeveloped commercial/industrial property (Orcutt I rezoning site
to the west, R-3 rezoning application pending) .
EVALUATION
The owner has asked the Council to consider land use and circulation
issues affecting development of the site, prior to filing a formal
request for City action. Staff has prepared a brief summary of
relevant material, after reviewing various EIR's and other studies
done for this site and others in the vicinity.
1. Land Use
The owner has proposed two alternatives:
A. Mixed use Center (similar to Crossroads Center) . Land Use
Element policies are not specific on appropriate locations
for that type of facility. That use would be questionable,
given the proximity of the Crossroads and Laurel Lane
centers, and the likelihood of a shopping center on the
Williams Brothers site at Broad and Capitolio. Rezoning to
C-S (Service Commercial) would be required.
B. Office buildings on the west portion of the site, warehouse
buildings near the railroad tracks. Sacramento Drive, if
it is extended across the property, would provide a possible
division between the two uses. The Land Use Element allows
office facilities which accommodate large tenants (2500
square feet or more) in the M zone, subject to approval of
a planned development rezoning (M-PD or C-S-PD) . Warehouse
use would be allowed without any rezoning or conditional
use permit requirement.
It appears that either option could be considered consistent with City
land use policies. Option B seems to create a more desirable pattern
of land uses.
2. Circulation
The most important circulation issue is whether Sacramento Drive will
be extended across the site, from its present terminus at the
southerly property line to connect to Orcutt Road.
Extension to Orcutt is proposed in the draft Circulation Element
recently reviewed by the Planning Commission. Analysis by City Staff
and various traffic consultants has concluded that the extension is
the best way to reduce future congestion at the Broad/Orcutt,
Broad/Capitolio and Broad/Industrial Way. intersections. The extension
would also greatly improve emergency access to the area between Broad
Street and the railroad right-of-way.
The approximate alignment of the extension. is shown on the exhibit
enclosed in Council packets.
,2-2�
953 Orcutt Road
Page 3
Widening of Orcutt Road is another significant circulation issue. The
City is working on preliminary studies of alternatives for widening
to four lanes between Broad Street and Laurel Lane, and including bike
lanes and a landscaped median. The City Engineer will report back to
the Council with specific recommendations in the near future.
Although the City has also approved preliminary designs for an Orcutt
Road railroad overcrossing, it seems unlikely that the necessary State
funding will be available for a number of years.
The City has already acquired most of the land needed for the interim
four-lane extension, and is in the process of buying the wedge of land
ultimately needed for the overcrossing, along the northeast corner of
this site; the final payment is scheduled to be made to the site owner
in May 1992 . Depending on the width and alignment chosen by the city
for the interim project, an additional ten to twenty-foot strip at the
northwest corner of the site will be needed.
Acquisition of the additional right-of-way, and allocation of the road
construction costs, will have to be negotiated between the City and
the owner. These negotiations would take place when the City decides
to proceed with the widening and/or extension projects, or when the
owner develops the site.
Current policies for arterial streets with adopted plan lines (such
. as Orcutt Road) call for the developer to dedicate right-of-way,
construct curb, gutter and sidewalk, and pave out the widened roadway.
If the city decides to widen beyond the adopted plan line - as seems
likely in this case - it may be appropriate to consider additional
compensation to the developer. That could involve direct payments for
right-of-way, and/or City participation in improvement costs normally
borne by the developer.
Similar considerations will arise with regard to Sacramento Drive
extension. Current policies call for the developer to bear all the
costs of extending local streets. The Sacramento Drive extension will
be a collector street, however, with substantial benefit to other
properties in the vicinity. In addition, the cost of the extension
will be unusually high, because of the need to bridge or culvert the
creek along the southern edge of the site.
City regulations are not specific as to how the costs should be
distributed, nor as to how reimbursement from other benefitting
properties might be handled. Those issues would be worked out as the
various development projects and annexations occurred, since they
would depend, in part, on the amount of traffic generated by each
project.
3. Riparian Habitat Preservation
Review of the tentative map for the industrial subdivision proposed
in 1988 identified preservation of the creek areas as a major issue.
Preliminary analysis by the State Department of Fish and Game
concluded that the smallest of the creeks could be culverted, if a
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953 Orcutt
Page 4
suitable on-site mitigation plan were provided. This means that a
significant portion of the site will be needed for preservation and.
mitigation areas; these areas may extend beyond the 20-foot riparian
buffer area normally required at the top of creek banks by City
policy.
.The City is currently studying the feasibility of extending part of
the city-wide trail system through the Margarita Specific Plan area
to Broad Street. The creek corridor along the southerly boundary of
the Beko site might provide an opportunity to link that trail to the
railroad right-of-way trail.
4. Other Issues
It appears that noise levels at the site will be acceptable for
commercial, office or industrial uses.
Concerns about safety of the site's occupants during emergencies such
as toxic material spills or fire hazard from uses located north of the
site were an important factor in the Council's decision to deny the
earlier residential rezoning request. The level of hazard to non-
residential uses would be somewhat less, because they could be more
easily evacuated.
CONCURRENCES
.Public Works staff was consulted regarding circulation issues, and
Fire Department staff was consulted regarding safety issues. Comments
above incorporate the results of those discussions.
FISCAL IMPACT
Fiscal impacts of development alternatives will be analyzed when
specific project applications are processed.
PROCEDURAL ALTERNATIVES
At a conceptual review hearing, the Council may not take nor give any
indication of any formal action to approve or deny proposals made by
the developer. The Council may request that the developer and/or City
staff provide additional information, or conduct further studies.
RECOMMENDATION
The Council should discuss the issues identified in the staff report,
and give direction to staff and/or the property owner regarding future
consideration.
Attachments: Vicinity Map
Letter from Owner
Aerial photo showing Sacramento Drive extension
is enclosed in Council packets.
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Go*L'4wo
Vineyard & Winery
8 November 1991
NOV 0 8199.1
Misters Arnold Jonas/Greg Smith M San iris
City of San Luis Obispo
990 Palm Street
San Luis Obispo, Ca 93403-8100
Gentleman:
In accordance with my conversation with Greg recently, this letter
will confirm some of my concerns on the development of our family
property on Orcutt Avenue.
Our intent is to develop an office/industrial park utilizing the
environment of the trees and creeks to design a project of the
quality equal to the high architectural standards of the best parks
of Irvine and San Jose.
Our specific questions are:
1.) Access to Orcutt
2) Widening of Orcutt
3) Our original agreement with the City included a cost
sharing if Sacremento was extended,and we would not be responsible
for any of the cost for widening Orcutt nor for any traffic lights
in exchange for selling some of the right of way below cost and
donating some of the property, both of which have been done by us.
4) The elimination of the small swale. Our original
agreement with staff included extending the drainage line under
Orcutt with an extension to the creek. This would have allowed us
to build an access road without restrictions.
5) The detail requirements for noise abatement issues in
this industrial park, if any.
6) Any other issue that must be addressed by our
partnership to obtain an approved subdivision.
Thanks for your assistance in coordinating the development of our
property.
SincKnBeko
Norm
The rt
4330 Santa Fe Road • P.O. Box 3459 • San Luis Obispo, CA 93403-3459(805)549-WINE(9463) • FAX(805) 546-5031
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