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HomeMy WebLinkAbout01/13/1992, 1 - GENRAL PLAN USE ELEMENT_.' san las QBispo My GENERAL PLAN HEARING FOR CITY COUNCIL LAND USE ELEMENT JANUARY 1992 The City's General Plan is made up of sections called "elements." Each element focuses on certain topics as required or allowed by State law. According to State law, each element carries equal weight in defining City policies. In October 1991, the following elements comprised the City's General Plan: Ti le Adoption or last Most recently major revision date amended Urban Land Use & Growth January 1977 July 1991 Management Housing June 1986 March 1987 Circulation March 1982 Open Space 1973 Conservation 1973 Parks and Recreation June 1982 February 1987 Noise September 1975 Seismic Safety September 1975 Safety August 1978 Scenic Highway September 1983 Energy Conservation April 1981 March 1982 Water & Wastewater Management February 1987 September 1989 The City is updating its General Plan A revised Housing Element is scheduled to be adopted by July 1992 Revised land use, circulation, open space, and noise elements are to be adopted by Janumy 1993. In the future, some elements may be combined. The City intends to have a current, concise general plan published as a series of maps and loose -leaf chapters, all in a consistent format. City of San Luis Obispo - Community Development Department 990 Palm Street - P.O. Box 8100 San Luis Obispo, CA 93403 -8100 805 781 -7171 gm5: gplistwp CITY COUNCIL Ron Dunin - Mayor Peg Pinard Penny Rappa Jerry Reiss William Roalman PLANNING COMMISSION Janet Kouralds Keith Gurnee Gilbert Hoffman Barry Karlesldnt Fred Peterson Richard Schmidt Dodie Williams ADMINISTRATION John Dunn, City Administrative Officer Ken Hampian, Assistant City Administrative Officer COMMUNITY DEVELOPMENT DEPARTMENT Arnold Jonas, Director Glen Matteson, Project Planner Land Use Element Update CONTENTS INTRODUCTION VISION STATEMENT COMMUNITY GOALS GROWTH MANAGEMENT Policies Planning area and setting Overall intent Regional planning City size and expansion Greenbelt Rural areas and open -space planning Air quality Jobs /housing relationship Residential growth management Nonresidential growth management Government agencies near the City Annexation and services Costs of growth 1 3 5 9 9 10 11 11 14 15 15 15 16 18 19 21 CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS Policies Neighborhood protection and enhancement Location and design Expansion areas Density categories Affordable housing Residential land protection Student housing Group housing Old Town gmD:LUE-NAMEWP i 23 23 25 26 27 28 28 29 29 29 Hearing Draft Land Use Element Update COMMERCIAL & INDUSTRIAL DEVELOPMENT Policies General retail 31 Neighborhood retail 31 Offices 32 Tourist commercial 33 Services and manufacturing 33 Vehicles sales 34 Overall 35 Programs 35 DOWNTOWN 37 PUBLIC & CULTURAL FACILITIES Policies 41 Programs 44 RESOURCE PROTECTION Open space 45 Hillside development 47 Creeks and flooding 53 Community heritage 57 AIRPORT AREA 59 SPECIAL DESIGN AREAS Foothill Creek 63 Marsh & Johnson Center 63 Maino - Madonna 63 Mid - Higuera .64 Drive -in Theater 64 Los Osos Valley Gap 64 REVIEW AND AMENDMENT 67 IMPLEMENTATION 69 DEFINTIIONS 71 INDEX gmD:LUE- NAME.WP ii Hearing Draft Land Use Element Update FIGURES Number Title Page 1 Planning Area 8 2 Urban Reserve Line & Principal 3 Nonresidential Growth Limits 17 Expansion Areas 12 3 Downtown Planning Areas 38 4 Public Facility Areas 42 5 Hillside Planning Areas 46 6 Woodland Drive Specific Plan Area 49 7 Creeks and Floodplains 53 8 Airport Area 60 9 Special Design Areas 62 TABLES 1 Residential Clustering for Open Space Protection 13 2 City Population Growth 16 3 Nonresidential Growth Limits 17 4 Major Residential Expansion Areas 26 5 Residential Densities 27 gmD:LUE- NYAMEWP 111 Hearing Draft Land Use Element Upuate INTRODUCTION Purpose Hearing Draft The City's General Plan guides the use and protection of various resources to meet community purposes. It reflects consensus and compromise among the wide diversity of citizens' preferences, within a framework set by State law. The General Plan is published in separately adopted sections, called elements, which address various topics. The Land Use Element, perhaps the most basic section, describes the City's desired character and size. It shows which areas in and around the City should be kept open and how the other areas may be built on. The Land Use Element is coordinated in particular with the other elements addressing circulation, housing, and open space. History The City's first General Plan, including land use and other elements, was adopted in 1961. A revised plan was adopted in 1966, following the County's first adoption of a plan for the San Luis Obispo area in 1965. The City adopted major revisions of its land use element in 1972 and in 1977. The current element is a revision of the 1977 version. Public Participation Before adopting or revising any General Plan element, the Planning Commission and the City Council hold public hearings. The City publishes notices in the local newspaper to let citizens know about the hearings at least ten days before they are held. Also, the City prepares environmental documents to help citizens understand the expected consequences of its planning policies before the hearings are held. The City introduced the most recent Land Use Element update with a series of public workshops. Also, the City took a public opinion survey and established committees to give advice on the City's future. The City intends to re- evaluate this element about every ten years. Parts of it may be updated more often. Anyone may suggest or apply for an amendment to the General Plan at any time. This draft of the Land Use Element was endorsed by the City Council on - - - -- - -, 1992, following several work sessions and public hearings held over the previous eighteen months. It has not been adopted. After the environmental impact report (EIR) on the element has been reviewed by the public and made ready for certification, the draft element will proceed through hearings at the Planning Commission and City Council These hearings are expected to lead to adoption of a revised element, possibly by the end of 1992. gmD: LUB -M.WP 1 Land Use Element i' 'ate <reserved for illustration> gmD: LLTE-INT.WP 2 Hearing Draft Land Use Element Upuate Hearing Draft SAN LUIS OBISPO'S VISION San Luis Obispo will maintain its healthy and attractive natural environment, its prosperity, and its sense of safety and community. Our community will have a comprehensible scale, where people know each other and where their participation in government is welcome and effective. The general plan outlines basic features of the city needed to sustain our livelihoods, our natural and historical heritage, and our needs for interaction and expression. The general plan is a benchmark in the continuing planning process, reflecting the desires of diverse citizens to sustain the community's qualities for themselves and for future generations. gmD: LUE•CVIS.wP Land Use Element IT' '3te Hearing Draft <reser%ed for illustration> Land Use Element Lpdate COMMUNITY GOALS Hearing Draft 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. gaD: LU&GOLSMP 5 Land Use Element LT- -iate Hearing 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 interests. 14. Provide a resilient economic base, able to tolerate changes in its parts without 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 retail 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. Grow gradually outward from its historic center until its ultimate boundaries are 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: LUE.GOLS.WP 6 Land Use Element Lrdate Hearing Draft 27. Focus its government and cultural facilities downtown, and provide a variety of business services and housing there. 28. Be a safe and pleasant place to walk and ride a bicycle, for recreation as well as for commuting and doing daily errands. gmD: LUF.GOUWP 7 Land Use Element Update Hearing Draft 1 .:"� "l� ��r '��5. V'�� ',�t� . <,E.S�",n•.'',, .7.:i'i4�(:�'. ;� `' .tea. }' •\: I c .�.4+1 'j �i.�. ..v $ • n � %.7 '1. 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''* .i -'rL `'` / •'� .y �\ vi.•. w SCALE FIGURE 1 _ SAN LUIS OBISPO PLANNING AREA 8 ,z-a Land Use Element Upaate GROWTH MANAGEMENT Introduction Hearing Draft 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. 1.1 Planning area and setting A. The City's planning area coincides with the County's San Luis Obispo planning area (Figure 1), and can be generally described as extending to: The ridge of the Santa Lucias (Cuesta Ridge) on the north and east; The southerly end of the Edna Valley (northern Arroyo Grande Creek watershed boundary) on the southeast; The ridge of the Davenport Hills on the southwest, and the ridge of the Irish Hills on the west; Turri Road in the Los Osos Valley and Cuesta College in the Chorro Valley. B. Broad open spaces should separate the City from nearby urban areas. The boundary between San Luis Obispo's urban development and surrounding open land should be clear. Development just inside the boundary shall provide measures to avoid a stark - appearing edge between buildings and open land. Such measures include: using new or existing groves or windrows of trees, or hills or other landforms, to set the edge of development; increasing the required side -yard and rear -yard setbacks. 1.2 Overall intent A. The City should manage its growth and influence regional growth so that: (1) Adequate facilities and services can be provided in pace with development. (2) The natural environment will be protected. (3) Residents' opportunities for direct participation in City government and their sense of community can continue. gmD: LUE- GRMN.WP 9 Land Use Element i ite Hearing Draft (4) The gap between housing demand (due to more jobs and college enrollment) and supply is not increased. B. This element establishes a final City.edge and an ultimate population capacity. 1.3 Regional planning The City will encourage regional planning and growth management throughout the County. The City will take the following steps to do so. A. Monitor reports of the County "resource management system" and advocate adherence to that system's principle of assuring that there will be adequate resources and environmental protection before development is approved. B. Help arrange, and participate in, periodic meetings among decision - makers, to discuss regional issues. C. Help keep up to date a summary of the land -use plans of all agencies in the County, showing areas designated for urban, rural, and open -space uses, and tabulating the capacities for various kinds of uses. D. Discuss with other jurisdictions the desirability of forming a countywide planning group. This group would be composed of representatives of the County and each city. It could establish a regional plan, to define urban and rural areas and approximate capacities for different types of uses. D. Help establish a procedure for all jurisdictions in the County to formally review local projects and general -plan amendments that could have countywide impact. E. Advocate a regional growth- management program, which should include: (1) Population growth no faster than the statewide average growth rate for the preceding year, and no faster than can be sustained by available resources and services, whichever is less. (2) No significant deterioration in air quality, due to development activities for which local government has approval. (3) Voter approval for any change in designation or significant increase in development potential for land in the unincorporated area designated sensitive, open space, agriculture, or rural. (4) Plans for large residential developments to include a range of housing types to provide opportunities for low- and moderate - income residents. piD: LUE- GRMN.wP 10 Land Use Element Lrdate Hearing Draft F. Seek County Board of Supervisors approval amending the County Land Use Element to make it consistent with this element, within San Luis Obispo's planning area. The City will work with the County during updates of the County's plan for the San Luis Obispo planning area. G. Pursue a memorandum of understanding between the City and County governments, assuring that neither agency will approve a substantial amendment to its plan for San Luis Obispo's planning area without the concurrence of the other. The key feature of the agreement would be the City's acceptance of the planned amount of growth and the County's agreement to not allow urban development within the planning area but outside the City. 1.4 City size and expansion A. The City shall have an urban reserve line containing the area around the City where urban development might occur. Land within this line should be developed with urban uses according to City- approved plans, consistent with this element. B. Expansion areas adequate for growth consistent with these policies should be designated within the urban reserve line (Figure 2). C. Expansion areas should be kept in agriculture or other open -space uses until urban development occurs, unless a City- approved specific plan provides for other interim uses. 1.5 Greenbelt A. Within the City's planning area and outside the urban reserve line, undeveloped land should be kept open and prime agricultural land, and potentially productive agricultural land, should be protected for farming. Scenic lands, sensitive wildlife habitat, and undeveloped prime agricultural land should be permanently protected as open space. Appropriate open space uses include: watershed; wildlife habitat; grazing; cultivated crops; parks and outdoor recreation, not involving so much building, lighting, paving, or use of vehicles on -site that rural character is lost; and home sites surrounded by land of sufficient size and appropriately located with respect to topography and vegetation to maintain the open character. gmD: LU &GRMN.WP 11 Land Use Element Lpdate Hearing Draft Allowed parcel sizes should be no smaller, and the number of dwellings allowed on a parcel should be no more, than designated by the 1989 San Luis Obispo County Land Use Element, with this exception: When (1) all new dwellings will be clustered in accordance with Table 1, (2) the area outside the cluster is permanently protected as open space', and (3) agricultural easements are placed on prime agricultural lands outside the cluster. ' Open space is to be preserved either by dedication of permanent easements or transfer of fee ownership to the City, the County, or a responsible, nonprofit conservation organization. Areas in preserves should include public access, controlled to protect the natural resources, to assure reasonable security and privacy of dwellings, and to allow continuing agricultural operations. TABLE 1 RESIDENTIAL CLUSTERING FOR OPEN SPACE PROTECTION Minimum non - Minimum site area to Minimum overall Minimum cluster parcel be open space, outside site area per lot area size (acres) cluster (percent) dwelling (acres) (acres) 20 80 10 1 30 80 15 1 40 85 20 1 80 90 25 1 160 95 40 2.5 320 or more 95 60 2.5 B. Cluster development shall: (1) Be set back at least 150 feet from public roads; (2) Be screened from public views by landforms or landscaping; (3) Be located on other than prime agricultural land and be situated to allow continued agricultural use; (4) Prohibit building sites and roads within stream corridors and other wetlands, on ridge lines, rock outcrops, or visually prominent or steep hillsides, or in the habitat of rare or endangered plants or animals; (5) Preserve historic or archaeological resources. C. Commercial development shall not occur, unless it is clearly incidental to and supportive of agriculture or other open -space uses. gmD: LUE- GRMN.WP 13 Land Use Element UI a Hearing Draft D. All new buildings and structures should be subordinate to and in harmony with the surrounding landscape. E. Continuous wildlife habitat — corridors free of human disruption -- shall be preserved and, where necessary, created. F. Significant trees, particularly native species, shall be preserved. 1.6 Rural areas and open -space planning A The City will pursue a wide range of means to protect the surrounding open lands, including: agreements with the County; annexations; zoning; acquisition of fee title, open space easements, or development rights; agricultural preserve contracts with tax reductions; transfer of development credits; and cluster development. B. The City will aggressively pursue sources of revenue for open space purchase and protection. Such revenue will augment and extend the effectiveness of traditional tools for open space protection (such as zoning) and deal with some of the equity issues of land -owner compensation. The City will explore all potential funding sources, including general obligation bonds, sales tax increase, property transfer tax, assessment districts, tax incentives, and state and federal loans and grants. The City will advocate countywide planning -and funding for open space protection. C. The City will prepare, incorporate into the general plan, and seek County concurrence for a refined land -use map applying to the City's planning area outside the urban reserve. The map will show: (1) Areas to be kept in permanent open space, including scenic lands, sensitive wildlife habitat, and undeveloped prime agricultural land. (2) Existing uses other than open space, relatively far from the City's urban reserve line, which may be maintained but which should not be expanded or made more intense, including institutional uses such as California Men's Colony, Camp San Luis Obispo, and Cuesta College, and scattered residential and commercial developments. (3) Existing uses other than open space which may be considered for inclusion within the urban reserve line during the ten -year updates of this element, such as nearby groups of rural homesites; (4) Any existing uses other than open space which should be changed, relocated, or removed to allow restoration of the natural landscape or agricultural uses. ten: r uE- GRMN.we 14 Land Use Element L,,.,ate 1.7 Air quality Hearing Draft A. The City will be a model of pollution control efforts. It will manage its own operations and educate citizens in ways to prevent air pollution. B. The City will help the Air Pollution Control District update and implement the County Clean Air Plan. The City will help implement programs to reduce the number of single- occupant trips in gasoline and diesel- fueled vehicles, including restrictions on, and alternatives to, car access for Cal Poly and Cuesta College. C. If planned measures to offset significant air -quality impacts of growth prove not to be effective, the City will amend this Land Use Element to reduce its development capacity and will encourage other jurisdictions to reduce theirs, so that air quality will not deteriorate unacceptably because of growth. The City would consider raising planned capacities only if measures effective in protecting air quality are carried out. D. The City shall consult with the Air Pollution Control District on all significant development. L8 Jobs/housing relationship The City's housing supply should grow no faster than one percent per year on average. The number of jobs in the City should increase slower than the housing supply, so. jobs and housing approach a closer balance. 19 Residential growth management Table 2 shows the approximate number of dwellings and residents which would result from the one percent maximum average annual growth rate over the planning period. Citywide, the number of dwellings should increase by not more than three percent during any three -year period. Before a residential expansion area is developed, the City must have adopted a specific plan or a development plan for it. Such plans for residential expansion projects will provide for phased development, consistent with the population growth outlined in Table 2, and taking into account expected residential development within the 1992 City limits. The rate of residential development inside the 1992 City limits will not be directly controlled. The urban reserve capacity probably will be fully used about the year 2020. Though the periods of development of the major residential expansion areas may overlap, the City prefers to complete one neighborhood before beginning another. The sequence of development of the areas will be decided based on the affordability of dwellings, and other public benefits, primarily open space. The area committing to gmD: LU&GRMN.WP is Land Use Element U• e Hearing Draft development of the largest number of dwellings affordable to low- income or moderate - income residents would be developed first, with open space dedication or other public benefits used to decide the order if two or three areas offer substantially the same housing affordability. The anticipated intervals for the major expansion areas' development are: first area, 1993 - 2000; second area, 2001 - 2007; third area, 2008 - 2017. TABLE 2 CITY POPULATION GROWTH 1.10 Nonresidential growth management A. San Luis Obispo wants to balance additional job opportunities with additional housing opportunities. It also wants to accommodate moderate expansion of activities which meet residents' shopping demands and which help fund public services, while not stimulating excessive growth or exceeding the selected rate of change for the community. Therefore, the City will aim for expansion of trade and services not to exceed an average of one percent per year during the planning period. B. The City will continuously monitor applications for annexation, use - permit, rezoning, and subdivision that would lead to creation of nonresidential space, in relation to the allowed cumulative addition for each benchmark date, as shown in Table 3 . If the projects waiting for City approval would cause the limit to be exceeded, any approval of such applications will include an earliest date to start construction, or phasing, to assure that the total floor area limits at each benchmark date will not be exceeded. All nonresidential building space to be built within, or annexed to, the City will be included in the determinations of whether the limits are met, whether or not the City has building- permit authority over the space, with the following exceptions. gmD: LUE- GRMN.WP 16 Approximate maximum Anticipated Year number of dwellings Number of people 1992 18,200 42,800 1997 19,100 45,000 2002 20,100 47,300 2007 21,000 49,700 2012 22,200 52,200 2017 23,300 54,900 1.10 Nonresidential growth management A. San Luis Obispo wants to balance additional job opportunities with additional housing opportunities. It also wants to accommodate moderate expansion of activities which meet residents' shopping demands and which help fund public services, while not stimulating excessive growth or exceeding the selected rate of change for the community. Therefore, the City will aim for expansion of trade and services not to exceed an average of one percent per year during the planning period. B. The City will continuously monitor applications for annexation, use - permit, rezoning, and subdivision that would lead to creation of nonresidential space, in relation to the allowed cumulative addition for each benchmark date, as shown in Table 3 . If the projects waiting for City approval would cause the limit to be exceeded, any approval of such applications will include an earliest date to start construction, or phasing, to assure that the total floor area limits at each benchmark date will not be exceeded. All nonresidential building space to be built within, or annexed to, the City will be included in the determinations of whether the limits are met, whether or not the City has building- permit authority over the space, with the following exceptions. gmD: LUE- GRMN.WP 16 Land Use Element Ly%late Hearing Draft (1) Department stores which are integrated with other comparison shopping centers, so the City can accommodate, downtown and at Madonna Road, major retailers which will provide comparison shopping opportunities which San Luis Obispo area shoppers have left the area to obtain; (2) Public schools, which are not included in the inventory of nonresidential space; (3) The net increase in nonresidential floor area equal to the net increase in residential floor area, within any mixed -use project on land which was zoned for nonresidential use in 1992; I (4) Buildings existing in 1992, but annexed to the City following that year. (Amounts in Table 3 will be revised as the base amount of nonresidential building area increases with annexation of buildings.) � C. Downtown and the Madonna Road shopping area are the preferred locations for new nonresidential development, particularly comparison retail stores. An increment is reserved for the downtown core (Figure 3) j so that area can at least maintain its share of citywide nonresidential building space. The floor area of all approved developments will be compared with the amount allowed excluding the reserve, until that limit is reached. After that limit is reached, downtown core projects may be approved up to the amount reserved for the core. TABLE 3 NONRESIDENTIAL GROWTH LIMITS (square -feet gross floor area) Benchmark Total Cumulative Added in Cumulative addition Core Date Floor Area Addition Interval excluding, core reserve Reserve 1992 7,6009000 - - - - 1997 8,020,000 4209000 420,000 353,000 67,000 2002 8,440,000 840,000 420,000 706,000 134,000 2007 8,860,000 1,260,000 420,000 1,058,000 202,000 J 2012 9,280,000 1,680,000 420,000 1,412,000 268,000 2017 9,700,000 2,100,000 420,000 1,765,000 335,000 gmD: LUE- GRMN.WP 17 Land Use Element U, x Hearing Draft D. To better manage the relationship between residential and nonresidential land use capacities, the City may do the following: (1) Redesignate vacant, suitably located office, commercial, and industrial land for residential use. Such action would be considered in response to any private application, or any significant update of this element. (2) Require residential uses to be combined with nonresidential uses in certain projects, where appropriate (mixed -use development). (3) Change its zoning standards for office, commercial, and industrial land to reduce allowed intensities of development, except for certain parts of the downtown. These changes will be considered before the next comprehensive update, anticipated by the year 2002. 1.11 Government agencies near the City The capacities of the three major public institutions near the City directly influence the City's ability to manage growth. Cooperation between the City and those institutions is important. A. The City favors a Cal Poly enrollment ceiling of 19,200. This ceiling may be reached, if campus and community resources allow, about 2005. The City favors additional on- campus housing, enhanced transit service, and other measures to minimize any adverse impacts of added enrollment. California State University system plans call for Cal Poly enrollment and employment to remain on a plateau during the 1990's, then increase between the years 2000 and 2010, when Cal Poly's ultimate size would be reached. An increase from the approximately 17,000 students enrolled in 1991 to about 19,200 in 2005 would correspond to about one percent annual growth over that period. B. The City supports having no more California Men's Colony inmates than were housed in 1991. The numbers of inmates and employees are expected to remain about the same during the planning period, as increases in the statewide prison population are accommodated by new facilities in other counties. C. The City favors satellite campuses, enhanced transit service, and other measures to avoid local impacts of increasing enrollment at Cuesta College. Cuesta College employment and enrollment are expected to increase at about the same rate as County population growth. Cuesta College attracts students from throughout the County and the State. gmD: LU&GR AN.WP 18 Land Use Element . , .fate 1.12 Annexation and services Hearing Draft A. The City shall not provide City water or sewer services to new areas: (1) Outside the City limits; (2) Outside the urban reserve line; (3) Above elevations reliably served by gravity-flow in the City water - system; (4) Below elevations reliably served by gravity-flow or pumps in the City sewer system. However, the City should continue to serve those parties having valid previous contracts with the City. B. Annexation should be used as a growth management tool, both to enable appropriate urban development and to protect open space. Areas within the urban reserve line which are to be developed with urban uses should be annexed before urban development occurs. The City may annex an area long before such development is to occur, and the City may annex areas which are to remain permanently as open space. A major expansion area may be annexed in phases, consistent with the city- approved specific plan for the area. C. Before land is annexed for anticipated development, the City should adopt a plan for land uses, roads, utilities, the overall pattern of subdivision, and financing of public facilities for the area to be annexed. For each expansion area where a major annexation should occur, a specific plan should be adopted for the whole area before any part of it is annexed. For each minor annexation, the plan may be a specific plan, development plan under TD" zoning, or similar development plan covering the entire area. D. Actual development in an annexed area may be approved only when the City can provide adequate services for the annexed area as well as for existing and potential development elsewhere within the City, except as explained in part E below. E. The City may approve a minor annexation even if the City cannot provide adequate water and sewer service to all existing and potential development within the City, if the minor annexation meets criteria A through F below. The principal purpose for allowing such annexations is to establish a permanent greenbelt surrounding the City. Such an annexation must: (1) Be adjacent to already developed land which is inside the City; (2) Be outside major expansion areas; (3) Have fewer than 25 acres for urban development, including building gmD: LUFrGRMN.WP 19 Land Use Element U- 'te Hearing Draft lots, roads, parking and other paved areas, and setbacks required by zoning; (4) Have fewer than 40 dwellings; (5) Conform with hillside planning standards (see page `� ); (6) Permanently preserve open space which is each of the following: (a) equal to at least four times the area to be developed; (b) within the annexed territory or elsewhere; (c) consistent with this element; (d) dedicated in fee or perpetual easement. Note: The City may require more than the indicated amount of open space if doing so would meet the intent. of this policy. For example, a more logical edge to the greenbelt may be achieved by protecting a larger open space area, by extending the open space to a ridge line or other feature. (7) Avoid increased demand for City water supplies, either by using an on -site source proven to supply at least twice the expected water use of the proposed development, or by making water -use reductions within developed areas of the City equal to twice the expected water use of the proposed development. F. The City Council may exempt a minor annexation from meeting one or more of criteria 1 through 7 above, if it determines that the annexation would provide other, compensating public benefits which would outweigh the inability to meet the criteria. Examples of such compensating benefits are listed below. If the City has adopted a development moratorium due to water supply limits, a minor annexation cannot be exempted from requirement G (to not increase water demand or to offset water demand). (1) Provides open space at least six times the developed area; (2) Provides open space smaller than four times the developed area, but of exceptionally high value to the community, such as archaeological sites, high - quality wildlife habitat, natural landmarks, places with outstanding recreational potential, or other open lands which the community desires to preserve and which are vulnerable to imminent development; (3) Provides at least one -half the number of proposed dwellings at prices affordable to low- income people, and managed by a public or nonprofit agency; gmD: LUE- GRMN.wP 20 Land Use Element Update 1.13 Costs of growth Hearing Draft 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. The City will adopt a development -fee program and other appropriate financing measures, so that new development pays its share of the costs of new services and facilities needed to serve it. gmD: LUE- GRMN.WP . 21 w ginD: L.UE-GR N WP .22 Land Use Element Lyuate CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS POLICIES Neighborhood protection and enhancement Hearing Draft 2.1 The City should help residents identify and plan for their neighborhoods, so they will have a sense of place. 2.2 The City should encourage and support the formation and continuation of neighborhood groups, composed of neighborhood residents. 2.3 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 continuous sidewalks or paths of adequate width, connecting neighborhoods with each other and with public and commercial services. (See also the Circulation Element) 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 be integrated with existing neighborhoods. Where physical features make this impossible, the new development should create new neighborhoods. pnD: SUE -M.wP 23 Land Use Element U, a Hearing Draft 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. 2.12 Large parking lots should be avoided. Parking lots should be 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 CY 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; gmn: LUE- RBS.wP 24 Land Use Element Update Hearing 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. I Energy efficient design, utilizing passive and active solar features; K Amenities to facilitate public transportation within the area; gmD: LU&PM.wP 25 Land Use Element Update Hearing Draft L. Gpportunities for individuals or small groups, other than the specific plan developer, to build homes or to create living environments suited to small groups or to special needs. 2.18 Within the major expansion areas, bicycle and walking paths which are separate from roadways should connect residential areas with neighborhood commercial centers, schools, parks and, where feasible, other areas of the City. 2.19 Each major residential expansion area is shown as a residential neighborhood on the large map. A residential neighborhood should accommodate a wide range of housing types and costs, consistent with the Housing Element, along with supporting uses such as small parks, elementary schools, and convenience shopping. The estimated residential capacities of the major expansion areas are shown in Table 4: These capacities are based on the total amount of land area designated residential neighborhood, the part expected to be used for housing sites, and average densities on the housing sites in the range of eight to ten dwellings per acre. TABLE 4 MAJOR RESIDENTIAL EXPANSION AREAS Name of area Irish Hills Margarita Orcutt Density categories Approximate number of dwellings 700 1,100 500 2.20 The following residential density categories are established (Table 5). Residential density is expressed as the number of dwellings per acre of net site area within the designation. In determining net area, only land dedicated in fee to the public for streets and neighborhood parks is excluded. For the categories other than "low density," densities are expressed in terms of a standard two- bedroom dwelling. This approach is intended to achieve population densities approximately like those indicated. More or fewer dwellings having different bedroom counts may be built depending on the number of people expected to live in a project, as indicated by the number of bedrooms. The population- density standards also apply to group residential facilities. gmD: LUE -RESMP 26 Land Use Element Lr,late TABLE 5 RESIDENTIAL DENSITIES Category Average Maximum Population Density dwelling density (people per acre) (units per acre) Law 20 7 Medium 25 12 Medium -high 40 18 High 55 24 Hearing Draft 2.21 The City may approve a density bonus for a project which will, as a result, provide exceptional affordability for low- income or moderate - income residents. 2.22 Low - density residential development should generally consist of detached, one- or two -story dwellings with substantial private yards. Low - density development is appropriate within and next to neighborhoods committed to this type of development. 2.23 Medium- density residential development should generally consist of detached or attached dwellings in one- or two -story buildings, with private yards. Medium - density development is particularly appropriate within Old Town, as a transition from low- density development to other uses, and for manufactured- housing developments. 2.24 Medium -high density residential development should generally consist of attached dwellings in two- or three -story buildings, with private outdoor spaces and common outdoor areas. It is appropriate near employment centers and major public facilities. 2.25 High - density residential development should generally consist of attached dwellings in two- or three -story buildings, with private outdoor spaces and common outdoor areas. It is appropriate near the college campus and major concentrations of employment. 2.26 All multifamily development and large group -living facilities should be compatible with any nearby, lower density development. Affordable housing 2.27 The City will help conserve and increase residential opportunities for residents with low or moderate incomes. As explained more fully in the Housing Element, each development project should contribute in some way to the conservation or production of affordable housing, considering the opportunities and limitations for gmD: LUE- RES.WP 27 Land Use Element U- . -te Hearing Draft the project. The major residential expansion areas, in particular, should include a wide range of housing types and costs to meet the needs of various income levels and housing preferences. Projects which increase the number of workers in the City should help provide housing affordable to their workers. Residential land protection 2.28 Substantial areas designated for residential use should not be changed to nonresidential designations. 229 The City may adjust land -use boundaries in a way that would reduce land designated as residential, but only if: A A significant, long -term neighborhood or citywide need, which outweighs the preference to retain residential capacity, will be met, and; B. The need is best met at the proposed location and no comparable alternative exists. Student housing 2.30 A. California Polytechnic State University campus should provide housing opportunities for students. Existing on- campus housing should be retained. On- campus housing should increase at least as fast as enrollment, so the proportion of students living on campus can remain the same as in 1992. B. The City should encourage Cuesta College to provide on- campus housing. C. Multifamily housing likely to be occupied by students should .provide the amenities which students seek in single - family areas, to provide an attractive alternative. 2.31 Fraternities and sororities should be located, in order of preference, (1) on campus, (2) in medium -high and high- density residential areas near the campus. Group housing 2.32 Large group housing other than fraternities and sororities, such as retirement homes or homes for handicapped, should not be located in low- density residential areas. They may be located, but not concentrated, in medium - density residential areas. They may be concentrated in medium -high or high- density residential areas, or in suitable commercial or light - industrial areas, where services are convenient. Each large group housing proposal shall be evaluated through use - permit review. 2.33 Small residential care facilities should be treated the same as individual houses. gmD: LLJLRES.WP 28 Land Use Element Liptiate Old Town Hearing Draft 2.34 In downtown residential areas (Figure 3), the City should encourage the rehabilitation and maintenance of existing housing. Additional dwellings may be permitted, in keeping with density limits, provided that the existing character of the area is not significantly changed. Demolition of structurally sound dwellings shall be strongly discouraged. PROGRAMS 2.1 The City will review, revise if deemed desirable, and enforce noise, parking, and property- development and property - maintenance standards. Staff to adequately enforce these standards will be provided. 2.2 The City will adopt and implement property- maintenance regulations, focused on proper enclosure of trash, appearance of yards and buildings from the street, and storage of vehicles. The regulations will be periodically reviewed and updated. 2.3 The City will evaluate student housing preferences and consider revising development standards to better meet them in multifamily housing near campus. 2.4 The City will review, and revise if deemed desirable, its standards for multifamily housing so that apartments will provide usable open space and storage similar to the requirements for condominiums. 2.5 The City will consider adopting special development standards to guide addition of dwellings within downtown residential areas, to implement policy 2.36. The following should be included when evaluating new standards for this area: A. A new density category between the current low- density (R -1) and medium - density (R -2) designations; B. Requirements that new dwellings on lots with existing houses be above or behind the existing houses, and that the added building area be modestly sized and of similar architecture in comparison with the principle residences on the site and in the surrounding area; C. Requiring new buildings to reflect the mass and spacing of existing, nearby buildings; D. Requiring special parking and coverage standards; E. Requiring minimum amounts of usable open space. gmD:LUE -PM.WP 29 Land Use Element U to Hearing Draft 2.6 The City will adopt inclusionary- housing and development -fee ordinances consistent with the policies above. 2.7 The City will consider new regulations, for low- density areas, to require special review for (1) incompatibly large houses, (2) replacement or infill homes in existing neighborhoods, and (3) accessory buildings with plumbing facilities allowing easy conversion to illegal second dwellings. 2.8 The City will consider allowing group -care homes by right within certain zones, with requirements for minimum separation between such homes, and possibly with different size thresholds for each residential density category. 2.9 To help residents preserve and enhance their neighborhoods, the City will: A Help identify neighborhoods and their problems, and undertake a wide range of focused development - review, capital- improvement, and code - enforcement efforts; B. Encourage the formation of voluntary neighborhood groups; C. Involve residents early in reviewing proposed public and private projects that could have neighborhood impacts, by notifying residents and property owners and holding meetings at convenient times and places within the neighborhoods. D. Provide appropriate staff support, possibly including a single staff contact for neighborhood issues, and train all staff to be sensitive to issues of neighborhood protection and enhancement. Land Use Element L, .ate Hearing Draft COMMERCIAL & INDUSTRIAL DEVELOPMENT POLICIES General retail 3.1 The City should have areas for general retail uses adequate to meet most demands of City and nearby County residents. General retail includes specialty stores as well as department stores, restaurants, and services such as banks. However, as explained in the following policies, not all areas designated general retail are appropriate for the full range of uses. 3.2 The City should focus its retailing with regional draw in two locations: downtown and the area around the intersection of Madonna Road and Highway 101. 3.3 No land should be added to the commercial area near Madonna Road and Highway 101 until a detailed plan for the retail expansion has been adopted by the City. The plan should describe the limits of commercial expansion, acceptable uses, phasing, and circulation improvements. Any permitted expansion should be aesthetically and functionally compatible with existing development in the area. Further, the plan must follow an analysis demonstrating that the projected commercial expansion is not likely to significantly impact existing retail areas or the balance between jobs and housing in San Luis Obispo, and that the major components of the expansion cannot likely be accommodated in the existing retail areas. 3.4 Most specialty retail stores should locate downtown; some may be located in neighborhood shopping centers so long as they are a minor part of the centers and they primarily serve a neighborhood rather than a citywide or regional market. Neighborhood retail 3.5 The City should have areas for neighborhood retail uses to meet the frequent shopping demands of people living nearby. Neighborhood retail uses include grocery stores, laundromats, and drug and hardware stores. Neighborhood retail centers should be available within about one mile of all residences. These centers should not exceed about five acres, unless the neighborhood to be served includes a significant amount of high density residential development. Specialty stores may be located in neighborhood centers as long as they will not be a major citywide attraction or displace more general, convenience uses. 3.6 New or expanded neighborhood commercial centers should: A. Be created within, or extended into, adjacent nonresidential areas; vaa LUE- COMIMP 31 Land Use Element Ur'-te Hearing Draft B. Provide uses to serve nearby residents, not the whole City; C. Have access from arterial streets, and not increase traffic on local residential streets; D. Have safe and pleasant pedestrian access from the surrounding service area, as well as good internal circulation; E. Provide landscaped areas with public seating; F. Provide indoor or outdoor space for public use, designed to provide a focus for some neighborhood activities. 3.7 The City should evaluate the need for and desirability of additions to existing neighborhood commercial centers only when specific development proposals are made, and not in response to rezoning requests which do no incorporate a development plan. 3.8 Small, individual stores within established residential areas may be retained when they are compatible with surrounding uses. Other isolated commercial uses which are not compatible with residential surroundings eventually should be replaced with compatible uses. Offices 3.9 The City should have sufficient land for office development to meet the demands of City residents and the specialized needs of County residents. Office development includes professional and financial services (such as doctors, architects, and insurance companies and banks) and government agencies. However, not all types of offices are appropriate in all locations, as explained in the following policies. (The Public Facilities section, page 41, also offers guidance on development of g m overnent offices.) 3.10 All types of offices are appropriate in the downtown commercial area. Also, all types of office activities are appropriate in the surrounding office district, though offices needing very large buildings or generating substantial traffic may not be appropriate within that district, which provides a transition to residential neighborhoods. Some types of offices may be accommodated in locations other than downtown: A Medical services should be near the hospitals; B. Government offices emphasizing social services should be near South Higuera Street and Prado Road; C.. Large offices having no substantial public visitation or need for access to downtown government services may be in service - commercial or industrial areas. gmD: LUE- COMIMP 32 Land Use Element Lr..ate Hearing Draft 3.11 Existing office buildings outside the areas described in policy 3.10 may continue to be used and may have minor expansions if they: A. Have access directly from collectors or arterials, not local residential streets; B. Will not significantly increase traffic in residential areas; C. Will not have significant adverse impacts on nearby uses. 3.12 Historic or architecturally significant buildings located in office districts should be conserved, not replaced. Tourist commercial 3.13 The City should accommodate tourist commercial uses, those which primarily serve the travelling public, where such uses have already concentrated: along upper Monterey Street; at the Madonna Road area; at certain freeway interchanges; and in the downtown. 3.14 Tourist commercial areas should accommodate motels, restaurants, service stations, and minor retail sales for the convenience of travellers. These areas should not include offices, general retail stores, auto repair, or business services. 3.15 Site planning, building design, and types of activities for new tourist - commercial development adjacent to residential areas should be carefully reviewed to assure compatibility. Services and manufacturing 3.16 The City should have sufficient land designated for services and manufacturing to meet most demands of the City, and some demands of the region, for activities such as wholesaling, building contractors, utility company yards, auto repair, printing, bakeries, and retail sales of large items and those often stored outdoors (vehicles, building materials, plants). Areas reserved for these uses may also accommodate convenience restaurants and other activities primarily serving area workers. 3.17 The City's general plan previously designated "service- commercial /light- industrial" areas. A "service commercial" (C -S) zone and a "manufacturing" (M) zone have been applied to these areas. Each zone allowed a wide range of uses, which are sometimes incompatible. The land -use map should be refined to show where one or more of the following categories of uses would be appropriate. A. Wholesaling, warehousing, storage, and retail sales which do not have many employees and do not generate significant customer traffic; gnD: LUE- COMIMP 33 Land Use Element U• - 'te B. Vehicle sales and rental; Hearing Draft C. Retail sales of products which require outdoor areas or large floor areas for display and storage, such as lumber and building materials, home improvement items, furniture and appliances, and plant nurseries, and which have many employees or generate substantial customer traffic; D. Service centers for a variety of uses not generally suitable for other commercial districts, including small outlets for items in category C above, repair shops, printing services, laundries, animal hospitals, sporting goods, auto parts, and some recreation facilities, having relatively many employees and generating significant traffic; E. Light manufacturing and laboratories. 3.18 Auto sales should be encouraged near Auto Park Way. (See also policies 3.23 and 324). 3.19 New, general - retail stores or neighborhood shopping centers should not be developed in service and manufacturing areas. However, existing uses such as supermarkets and drugstores may be retained or expanded if: A. They are compatible with nearby uses; B. The expanded use will not divert trade from other general- retail or neighborhood - commercial areas which are better located to serve the expected market area 320 Access to service - and - manufacturing areas should be provided by commercial collector streets, to avoid customer traffic on residential streets or delivery routes which pass through residential areas. Driveway access onto arterial streets should be minimi ed. 3.21 Industries which would degrade air or water quality should not locate or expand within San Luis Obispo or its airshed or watershed. 322 Service and manufacturing uses should connect to the City water and sewer systems, unless other means of providing service are identified in a City- adopted plan- Vehicle Sales 323 The City intends to create around Auto Park Way an easily accessible auto sales and service center. The City will reserve enough space around Auto Park Way to accommodate the expansion of vehicle dealerships approximately in proportion to projected countywide population growth through the year 2020, plus the relocation of vehicle dealers from other areas of the City (about 50 acres total, including dealers at Auto Park Way in 1991). gmD: LUE- COMIMP 34 Land Use Element L r,Late Hearing Draft The areas shown for vehicle sales should be reserved for that use at least until the anticipated year 2002 update of this element, when the amount of reserved land may be reconsidered. 3.24 Auto sales in areas of the City other than Auto Park Way should be minimized, in order to reinforce the auto sales center and to maximize space for other uses in other locations. Overall r 3.24 New, major employers should contribute to provision of child care and elder care for their employees. 3.25 Convenience facilities serving daily needs, such as small food stores, branch banks, and child and elder care, and amenities such as picnic areas, may be allowed in centers of employment. They may be required within large commercial and industrial developments. PROGRAMS 3.1 The City will amend the Zoning Regulations so the "planned development" approach can be used on any size parcel, in any commercial or industrial zone. 3.2 The City will evaluate its regulations for the C -S and M zones to determine appropriate uses in each zone. The City will consider rezoning C -S and M areas to refine the types of uses seen as appropriate in each location. Factors to be evaluated include employee and traffic intensity, access, proximity to regional transportation facilities, lot size and shape, compatibility with nearby uses (including housing), the market to be served, and existing land -use patterns. 33 The City will rezone to neighborhood commercial existing C -S sites which have become neighborhood convenience centers, if: (1) they primarily serve a neighborhood rather than citywide market; and (2) they are appropriately located considering access and compatibility with other nearby uses. 3.4 The City will consider establishing tourist information facilities near highway entries to the City, to reduce demands for on -site and off -site advertising by tourist- and general - retail uses. 3.5 The City will amend its Zoning Regulations to implement the commercial and industrial policies. grnD: tuE-cornwP 35 Land Use Element U. :e Hearing Draft 3.6 The City will investigate a program linking major new commercial and industrial development to provision of child care and elder care for workers, through on- site facilities or payment of fees to be used off -site. 3.7 The City will study the potential need for neighborhood commercial expansion and establish ultimate boundaries before considering requests for new or expanded neighborhood centers. 3.8 The City will analyze the urban form and architectural character of downtown areas zoned 'office" and "residential- office" to help determine limits on physical changes within those areas so the character and fabric of existing neighborhoods will be protected. VmD: LuE -COMI wP 36 Land Use Element L ."ate DOWNTOWN Introduction Hearing Draft Downtown is the area generally bounded by Highway 101, the railroad, and High Street (Figure 4). It embraces residential neighborhoods, including "Old Town," as well as the commercial core, a civic area, and less intensely developed commercial and office areas. POLICIES 4.1 Downtown residential uses contribute to the character of the area, allow a 24- hour presence which enhances security, and help the balance between jobs and housing in the community. Existing residential uses within and around the commercial core should be protected, and new ones should be developed. Dwellings should be provided for a variety of households, including singles, couples, and groups. Dwellings should be interspersed with commercial uses. All new, large commercial projects should include dwellings. 4.2 Residential uses within some downtown areas designated for office use prior to this element's 1990 update should be maintained, or. replaced as new offices are developed. The city should identify areas which are predominantly residential, and redesignate them for residential use. It should designate for office use the areas which are completely or almost completely developed with offices. For the areas which are a mix of residential and office' uses, the city should apply a "residential /office" mixed -use designation. This designation would allow existing offices to be maintained and replaced. However, enlarging an office, or replacing a residential use with office, would require replacement dwellings to be built on site or somewhere within the "residential /office" zone, or in the downtown office or commercial zones. 4.3 Downtown should provide a wide variety of professional and government services, serving the region as well as the city. The, commercial core is a preferred location for retail uses that are suitable for pedestrian access, off -site parking, and compact building spaces. 4.4 Cultural facilities, such as museums, galleries, and public theaters should be downtown. Entertainment facilities, such as nightclubs and private theaters should be in the downtown, too. Locations outside downtown may be more appropriate for facilities that would be out of character or too big for downtown to accommodate comfortably, such as the major performing arts center planned for the Cal Poly campus. 4.5 Downtown should have spaces to accommodate public meetings, seminars, classes, and similar activities in conjunction with other uses. gmD:LUE-DOWN.WF 37 Land Use Element Update Lj ti t . ......... ....... So Hearing Draft A 1777 -1- 77- �I n F-7 I---] F--7- F\ -\-7- --I N SCALE. r=800' J1111 CORE N RAC"EL 7c—r FIGURE 3 DOWNTOWN PLANNING AREA 38 72-8 Land Use Element 1, ,.,ate Hearing Draft 4.6 Downtown should provide safe, exciting places for walking and pleasant places for sitting. To invite exploration, mid -block walkways, courtyards, and interior malls should be integrated with new and remodelled buildings, while preserving continuous building faces on most blocks. 4.7 Indoor and outdoor public spaces should be observable from frequently occupied or travelled places, to enhance public safety. 4.8 Downtown should include many carefully located open places where people can rest and enjoy views of the surrounding hills. Downtown should include some outdoor spaces where people are completely separated from vehicle traffic, in addition to Mission Plaza. Opportunities include extensions of Mission Plaza, a few new plazas, and selected street closures. 4.9 Downtown residential areas should be protected from through traffic. 4.10 Street widening and realignment should be avoided. 4.11 There should be a diversity of parking opportunities. Any major increments in parking supply should take the form of structures, located at the edges of the commercial core, so people will walk rather than drive between points within the core. Retail uses outside the core, and professional office developments, may have on -site parking for customers and clients. 4.12 San Luis Obispo Creek should be protected and enhanced. Opportunities to open covered sections of the creek should be pursued. Walking paths along the creeks should be provided as links in an urban trail system. 4.13 Architecturally and historically significant buildings should be preserved and restored. New buildings should be compatible with architecturally and historically significant buildings, but not necessarily the same style. 4.14 New downtown development should respect views of the hills, framing rather than obscuring them. 4.15 Obtrusive sounds, including traffic noises and loud music, should be minimized. Desired activities which are noisy should be timed to avoid conflict with other desired activities which need a quiet setting. 4.16 To keep the commercial core's sense of place and appeal for walking, it should remain compact and be the city's most intensely developed area. 4.17 The following principles should guide construction and changes of use within the commercial core: A. Stores and restaurants should occupy the street level. Also, offices with frequent client visits are appropriate on the street level (examples: utility company billing, financial services, some government services). Offices not having frequent client visits should be located above the street level. gmD:LUE- DOWN.WP 39 Land Use Element U ate Hearing Draft B. Existing residential uses shall be preserved and new ones encouraged above the street level. C. There should be a continuous storefront along sidewalks, at the back of the sidewalk, except for the Courthouse and City Hall blocks, plazas, and recessed building entries. D. New buildings should fit within the existing vertical scale. They should respect street -level views of the hills, allow sunlight to reach public open spaces, and defer to a few tall, "landmark" buildings. Generally, new buildings should not exceed two or three stories (about 35 to 50 feet). Where necessary to protect significant views, sunlight, and street character, new buildings should be limited to one or two stories, or about 25 to 35 feet tall. A few taller, landmark buildings (about five stories or 75 feet) may be developed where they will not obstruct views or sunlight for public spaces. These taller buildings would be more appropriate at mid -block than at corners, and their floors above the second or third level should be set back to maintain a lower street facade. The tall buildings should include publicly accessible, open viewing spaces at the upper levels. E. New buildings should maintain the historic pattern of storefront widths. F. Street facades, particularly at the street level, should include windows, signs, and architectural details which can be appreciated by people on the sidewalks. 4.18 City Hall and the County Government Center should remain at their present locations. Additional administrative office space which cannot be accommodated within the County Government Center should be developed nearby within the downtown. (See also Public and Cultural Facilities policies, beginning on page 41.) 4.19 In retail areas beyond the commercial core, the pattern of buildings in relation to the street should become more like the core, with few driveways and parking lots serving individual developments, and no street or side -yard setbacks (except for recessed entries and courtyards). However, buildings should not exceed two stories (about 35 feet in height). gmD:LUE- DOWN.WP 40 Land Use Element Lpuate Hearing Draft PUBLIC & CULTURAL FACILITIES Introduction As the County seat and a cultural center for the region, San Luis Obispo plans to accommodate several types of facilities to support government and cultural services. This section describes preferred locations for various types of facilities. POLICIES Public facilities 5.1 Government offices that provide similar types of services should be grouped for efficient service delivery. Within any area shown as a preferred location for public facilities, there may be compatible private businesses, so long as they do not displace the preferred public agencies. 5.2 Government agencies should cooperatively plan for new or expanded facilities. They should consider joint projects when mutual objectives can be met. 5.3 There should be a downtown civic center (Figure 4). The following functions should be located in the civic center, along with compatible businesses: A. City council offices and meeting rooms, clerk, administration, finance, attorney, personnel, community development, utilities, and public works administration and engineering. Any additional space for these functions should be in or close to City Hall. B. County supervisors offices and meeting rooms, administration, courts, jury commissioner, clerk, auditor, assessor, counsel, district attorney, personnel, engineering, planning and building, environmental coordinator, and voter registration. Any additional space for these functions should be provided in or close to the County Government Center (Courthouse block). 5.4 There should be a health -care area on Johnson Avenue near Bishop Street (Figure 4). The following functions should be located in the health -care area: A. Public Health Department; General Hospital; Mental Health Services. B. Other public or private offices or health facilities found to support the continued viability of General Hospital. gmD: LUE -PUBMP 41 Land Use Element Update - -------- - - - --` 1 i LX- CAL PW Hearing Draft FIGURE 4 c CIVIC CENTER ! CULTURAL FACILITIES AREA HEALTH CARE AREA LAGUNA LAKE � e ILA Ir 1 i CIAL SERV E :f. ;. AREA 1/ unwm \� N wor M SCALE �nJ CITY OMIT UNE - - - -- PUBLIC FACILITIES AREAS 42 72.8E Land Use Element L,. -Late Hearing Draft 5.5 There should be a social- services area on South Higuera Street near Prado Road (Figure 4). The following functions should be located in the social services area: County Social Services; California Employment Development and Rehabilitation; federal Social Security Administration. This area should have sufficient space to accommodate government offices besides social services, other than those listed in policies 5.3 and 5.4. 5.6 A. Public offices not named in policies 5.4,.5.5, and 5.6, but functionally related to them, should be located in the appropriate area. B. Public offices not named in policies 5.4, 5.5, and 5.6, and not functionally related to the named offices, should be consolidated at the social services area, or they may be expanded at their present locations or within designated office areas. C. Government and private activities of types not listed in policies 5.4, 5.5, and 5.6 may be established in these identified areas, so long as they are compatible with and do not displace the government functions which should be located in the areas. D. It would be desirable to consolidate government agencies dealing with environmental quality, such as the Regional Water Quality Control Board and the County Air Pollution Control District. 5.7 Some government functions which have been provided at certain locations in the City should be located close to related activities, though they should not be bound to any one of the identified centers. Such functions include: A. Probation - suitable for the civic center (courts) or the County operational center on Highway 1 (sheriff); B. Alcohol and drug treatment programs - suitable for the social - services area or the health -care area. Cultural facilities 5.8 The City should cooperate with other agencies and with community groups to help provide facilities for a library, and for arts and sciences which meet broad community cultural needs. 5.9 An appropriate area for cultural facilities is the vicinity of Mission Plaza (Figure 4). gmD: LUE- PUB.wP 43 Land Use Element Ur ',te Hearing Draft PROGRAMS 5.1 The City and County will jointly develop a plan for meeting their additional downtown space needs. They will coordinate site selection, building design, circulation and utility services, paridng, means to reduce vehicle trips, and funding. 5.2 The City, Cal Poly, and the Performing Arts Foundation will jointly develop a large performing arts theater on the Cal Poly campus. 5.3 The City will continue to support community arts programs through a variety of means, such as loans, grants, and help in obtaining sites. 5.4 The City will attempt to acquire land for cultural facilities or Mission Plaza extension as sites become available. gmD: LUH- PURVVP 44 Land Use Element Lr. ate RESOURCE PROTECTION OPEN SPACE Policies Hearing Draft 6.1 The City should designate as conservation /open space those areas which are not well suited to urban uses due to: infeasibility of providing proper access or utilities; excessive slope or slope instability; wildland fire hazard; noise exposure; flood hazard; scenic value; wildlife habitat value; agricultural value; and recreational value. Laguna Lake and its marsh, most hillsides, and major creeks should be designated conservation /open space. 6.2 Lands designated conservation /open space should be used, depending on their characteristics, for activities which do not need urban services, major structures, or extensive landform changes. Such uses include: watershed; wildlife habitat; grazing; cultivated crops; parks and outdoor recreation (without such substantial structures, lighting, paving, or use of vehicles on -site that the open character is lost); homesites surrounded by land of sufficient size, and appropriately located with respect to topography and vegetation, to maintain the open character. 6.3 Parcels within conservation /open space areas should not be further divided. 6.4 The Land Use Element map shows desired future uses for most of the land within major and minor expansion areas. However, the City has not decided the best eventual use for some largely vacant land within expansion areas or within the City. Such areas may be designated as interim open space, indicating that they will be suitable for urban development when certain conditions are satisfied. (Some are also special design areas; see page ). Examples of such conditions include provision of proper access and utility service, and environmentally acceptable reduction of flood hazards. The interim open space designation is to be changed only when the conditions necessary for development can be satisfied and a specific type of development is to be approved. 6.5 Uses within interim open space areas should be the same as in conservation /open space areas (policies 6.1 and 6.2). Interim open space areas should not be further subdivided until a development plan or a specific plan is approved (pursuant to policy 1.12), except to separate land to be dedicated in fee to the City, or other responsible public or nonprofit agency, for permanent open space. 6.6 This element identifies intended uses for each area designated interim open space. With the following exception, such areas are discussed under "Spacial Design Areas" and "Hillside Planning." A. About 11 acres between Los Verdes Park and San Luis Obispo Creek, which may be used for residential development if the flood hazard is mitigated without significant harm to the creek. gmD: LuPros.wP 45 Land Use Element Update -------- -- - - -` Hearing Dra IRISH HILLS G Q : CAL _E,' • JOAOUI s ^N SCALE,'.0000' .0 �,KK�•• MCITY LIMIT LINE - - - -- •• JURIMOM HILLSIDE PLANNING AREAS 46 7x-M FIGURE 5 A - -- - - -- • CAL POLY- CAL POLY CUESTA PARK a r � c •• 0000 \ • � L •r LUNETA •• •' : ' .09 ••r',' 000 Goe••NNM•N•• .. :a-- •••••••••••••• t • C G • I 1 • HIGH SCHOOL/ HOSPITAL •00.0••••••000.0000000.0•• , .i 00 •• �c[c 00 •' so 0000••••••°• •: • • GOLDTREE ? �• ! '�� • • �" MAINO /MADONNA • .' LACUNA LAKE r 00 ,� 000o.'" '.•� sees \ � .•1 �� i _: ~; . •••••••1 •••••may ••.••'••• • I ° 0• L ••• STONERIDGE /•oa i • ''' S �• 00 00'•• ; P REFU •• • • J� i 2 - °•0•� - --- I • ORCUTT • s••• �AT ILLYGO • •�IAARGARITA °f 0'000 ACRES •0• I•• •.... �. • �. - -- - - - -- .. r•• H f IRISH HILLS G Q : CAL _E,' • JOAOUI s ^N SCALE,'.0000' .0 �,KK�•• MCITY LIMIT LINE - - - -- •• JURIMOM HILLSIDE PLANNING AREAS 46 7x-M Land Use Element L. _ate HILLSIDE DEVELOPMENT Introduction Hearing Draft As discussed in the open space section, San Luis Obispo wants to keep open its steeper, higher, and most visible hillsides. Some of the lower and less steep hillside areas, however, are seen as suitable for development, particularly where development is coupled with permanent open space protection of the more sensitive areas. This section focuses on where and how some hillsides may be developed. Policies 7.1 In hillsides planning areas there should be a carefully chosen limit for areas which can be developed. Special development standards should apply to these areas. The location of the development limit and the standards should avoid public health and safety problems related to utility service, access, wildland fire hazard, erosion, flooding, and landslides and other geologic hazards. Also, they should help protect the City's scenic setting. (Locations of hillside planning areas are shown in Figure 6.) 7.2 Within the urban reserve line, a development limit line should designate hillside areas which are not suitable for development. The development limit line is the boundary between places that shall be protected as conservation /open space and other places where urban uses may be acceptable. (More precise locations of the development limit line and the urban reserve line are shown on large -scale aerial photographs on file at the Community Development Department; these are part of the Land Use Element.) 7.3 Development — including buildings, driveways, and graded yard areas— on hillside parcels shall: A. Be entirely within the urban reserve line or development limit line, whichever is more restrictive (though parcel boundaries may extend beyond these lines when necessary to meet minimum parcel -size standards); B. Keep a low profile and moderate -scale building elements, and conform to the natural slopes; C. Avoid large, continuous walls or roof surfaces, or prominent foundation walls, poles, or columns; D. Minimize grading of roads, driveways, and other outdoor surfaces which would be visible from off the site; E. Include planting which is compatible with native hillside vegetation and which provides a visual transition from developed to open areas; gmD: LUE- HLS.WP 47 Land Use Element U- ' ,te Hearing Draft F. Use materials, colors, and textures which blend with the natural landscape and avoid high contrasts. 7.4 Before development occurs on any parcel which crosses the urban reserve or development limit lines, the part outside the lines shall be protected as permanent open space. 7.5 Any residential development potential allowed in conservation /open space designations outside the urban reserve line or development limit line should be transferred to land inside the lines. 7.6 Where homesites are to be developed outside the urban reserve or development limit lines, and beyond the City's jurisdiction, they should: A. Be on land sloping less than 15 percent; B. Have effective emergency - vehicle access from a City street or County road; C. Be on a geologically stable site; D. Have adequate water supply for domestic service and fire suppression; E. Avoid areas with high wildland fire hazard; F. Be next to existing development; G. Avoid significant visual impacts. 7.7 Hillside policies apply to all hills in and around the City. Specific concerns have been identified for some areas, listed below. A. The Cal Poly - Cuesta Park area includes the hill east of Cal Poly and north of Highway 101 near Cuesta Park Development should be separated or protected from highway traffic noise and should have adequate fire protection. Architectural review should be required for development of lots fronting Loomis Street. B. The high school - hospital area includes vacant land where residential development may occur in the vicinity of the high school and residential or medical -care facilities may occur in the vicinity of the hospital. Before further subdivision or development of any of certain vacant land near Woodland Drive (Figure 7) a specific plan or development plan should be approved. Besides the usual contents, this plan should address: (1) The location and design of new public streets and private drives serving several owners, and any necessary changes to existing streets in the area; gmD: LUE- M.S.WP . 48 Land Use Element UpdLr FIGURE 6 J` T �t 4 �16 P S4 . f \C Hearing Draft WOODLAND DRIVE SPECIFIC PLANNING AREA 3y J `�T h b V f ,r N SCALE 1-=8W + E� J' v 9� ~7 9 y s ` Y \ �J S` nQ •0.00••• • SPECIFIC PLANNING AREA BOUNDARY .. L4 P.- _ Z 1 J . V I� SPECIFIC PLANNING I AREA v I I 1 L- JO �J J` O} 1 Land Use Element U :e Hearing Draft (2) Water and sewer systems, including new storage tanks, pumps, main pipes, and access roads, and changes to existing facilities necessary for adequate service to the area; (3) New parcels and existing parcels to be changed or combined; (4) Location of building sites on parcels next to or crossing the urban reserve line; (5) Areas to be kept open through easements or dedication of fee ownership; (6) A program for transferring development potential, consistent with these hillside planning policies; (7) Location of creek easements to provide flood protection and to protect existing creekside vegetation; (8) Phasing of development and public improvements. C. The Goldtree area extends up the hill from the Alrita Street neighborhood. This is a minor expansion area which can accommodate single - family houses. Besides meeting the usual criteria for approving minor annexations, this area should: (1) Provide a gravity -flow water system giving standard levels of service to all developed parts of the expansion area and correcting water - service deficiencies in the Alrita Street neighborhood; (2) Correct downslope drainage problems which development within the expansion area would contribute to. A development plan or specific plan for the whole expansion area should be adopted before any part of it is annexed, subdivided, or developed. (Existing houses inside the urban reserve line need not be annexed along with any new subdivision.) All new houses and major additions to houses should be subject to architectural review. D. The Orcutt area includes land on the western flanks of the Santa Lucia foothills east of the Southwood Drive neighborhood and Orcutt Road. Before further subdivision or development of land between the 320 -foot and 460 -foot elevations, land above the 460 -foot elevation should be secured as permanent open space. All building sites should be below the 460 -foot elevation. gmD: LU &HLS.WP 50 Land Use Element L. _ate Hearing Draft E. The Margarita area includes the southern slopes of the South Street Hills. No building sites should be located above the development limit line. F. The Stoneridge area includes land on the northern slopes of South Street Hills. Development west of the end of Lawrence Drive should be subject to architectural review and to measures assuring that building sites will be stable. G. The Calle Joaquin area should allow the continuation of a commercial use for the existing building on the hill, but no further development. H. The Irish Hills area should secure permanent open space with no building sites above the 150 -foot elevation, in conjunction with any subdivision or development of the lower areas. I. The Billygoat acres area extends into the Irish Hills above Prefumo Creek. No further development should occur beyond the urban reserve line. J. The Prefumo Creek area may accommodate clustered dwellings west of Prefumo Creek, in exchange for permanent open space protection of the creek and the upper hillsides (see policy 1.9). K The Maino- Madonna area includes land west of Highway 101 on the lower slopes of San Luis Mountain and the northeast slopes of the foothill bordering Laguna Lake Park. A specific plan or development plan for the whole area should be adopted before any part of it is annexed, subdivided, or further developed. (See also Special Design Areas, policy 11.3.) Land southwest of the Bianchi ranch house driveway, designated interim open space, may accommodate a generously landscaped, low- intensity extension of the existing tourist facilities. Development locations and building forms should respect natural slopes and maintain views of the mountain from the highway and nearby neighborhoods. Before this area is developed, the road cut on the east and south faces of San Luis Mountain should be restored to a natural slope and replanted. Land near the Bianchi ranch house driveway, designated interim open space, may accommodate carefully located and designed houses, visitor accommodations or a restaurant, specialized housing, or offices. The foreground immediately west of Highway 101 should be retained as open space. Any further development in this area depends on reconfiguration of the Marsh Street interchange and extension of a frontage road, as shown in the Circulation Element, to provide adequate access. L. The Luneta Drive area includes parcels which may be used for houses, so long as new construction and major additions to the houses are approved by the Architectural Review Commission. gmD: LUE- HLS.WP 51 Land Use Element U to Hearing Draft Programs 7.1 Subdivision approval in hillside planning areas will include designation of "sensitive sites," which are subject to architectural review. 72 The City will add a "development transfer" section in its Zoning Regulations, to encourage the transfer of residential development allowed on land outside the urban reserve line to suitable land within the line, regardless of land ownership. 73 Through architectural review guidelines, the City will establish the presumption that all hillside development occurs on sensitive sites, where architectural review is required. The Community Development Director will screen all proposals to identify any which do not need architectural review. gnD: LUE- HIS.wP 52 Land Use Element Upuate CREEKS AND FLOODING Introduction Hearing Draft San Luis Obispo's creeks provide wildlife habitat and viewing and hiking pleasures, in addition to carrying stormwater runoff. When some creeks overflow during major storms, they flood wide areas beyond their channels. San Luis Obispo wants to avoid injury or substantial property losses from flooding, while keeping or improving the creek's scenic, recreation, and fish and wildlife habitat. Policies 8.1 The City should manage its lake, creeks, wetlands, and floodplains to achieve the multiple objectives of: A. Maintaining and restoring natural conditions and fish and wildlife habitat; B. Preventing loss of life and minimizing property damage from flooding; C. Providing recreational opportunities which are compatible with fish and wildlife habitat, flood protection, and use of adjacent private properties. 8.2 The lake, creeks, and wetlands should be part of a citywide and regional network of open space, parks, and trails, all fostering understanding, enjoyment, and protection of the natural landscape and wildlife. 8.3 The City should allow flood waters to move through natural channels. New development should not encroach into or displace water from flood -prone areas. .Flow should be accommodated by removing debris and man-made obstructions. 8.4 New public or private developments adjacent to the lake, creeks, and wetlands should respect the natural environment and incorporate the natural features as project amenities. Developments should include public access across the development site to the water feature and along the water feature, where wildlife habitat, public safety, and reasonable privacy and security of the development can be maintained. 8.5 All open channels should be kept open and clear of structures in or over their banks. The City may approve bridges giving access to permitted development, and measures necessary for flood protection or erosion control, where there are no feasible alternatives to such structures. Such structures should be designed to minimize disturbance of wildlife habitat and the natural appearance of creeks and wetlands. gmD: LUE- CRK&WP 53 Land Use Element Upd Hearing Draft r-------- - - - - -I i FIGURE 7 = - - -- - -- cftpw �6�6� MAJOR CREEK 54 100-YEAR FLOODPLAIN CREEKS & FLOODPLAINS 72-86 Land Use Element Lr�ate Hearing Draft 8.6 A. The City should establish creek setback lines. The lines should include: the first 20 feet from the edge of the wetland or the top of the creek bank; the 100 -year flood area; significant riparian plants or wildlife habitat; space for paths called for by any City- adopted plan. B. The following items should be no closer to the wetland or creek than the setback line: buildings, streets, driveways, parking lots, above - ground utilities, and outdoor commercial storage or work areas. C. Development approvals should respect the separation from creek banks and protection of floodways and natural features identified in part A above, whether or not the setback line has been established. D. The features which normally would be outside the creek setback may be permitted to encroach when, and to the extent that, a narrower setback is necessary to allow a small lot to be developed in a pattern similar to adjacent lots along the creek- Programs 8.1 The City will obtain fee ownership, or easements, for drainage, maintenance, and appropriate public access, .for wetlands and creek channels. 8.2 The City will maintain the creeks free of man-made obstructions. 8.3 The City will require protection and restoration of wetlands and creek channels for fish and wildlife habitat within development sites. 8.4 The City will administer the National Flood Insurance Program standards. 8.5 The City will work with the U. S. Army Corps of Engineers, U. S. Fish and Wildlife Service, California Department of Fish and Game, Regional Water Quality Control Board, County Flood Control District, the County Land Conservancy, and other interested groups and individuals to assure that its own activities and the development it regulates conform with flood - control and habitat - protection objectives. 8.6 In maintaining creek channels to accommodate flood waters, the City will notify owners of creeks and adjacent properties in advance of work, and use care in any needed removal of vegetation. 8.7 The City will foster public awareness and appreciation of wetlands and creeks through such activities as tours and clean-up events. 8.8 The City will work with other affected agencies, community groups, and property owners to prepare an inventory of, and a management plan for, all waterways. The plan will describe and set priorities for acquisition, habitat restoration, and development of public access. gmD: LVE -CRUMP 55 Land Use Element U `e Hearing Draft [reserved for illustration] gmD: LUB- HISr.WP 56 Land Use Element L, ,ate COMMUNITY HERITAGE Introduction Hearing Draft Before Europeans arrived on the central coast, Native Chumash and Salinan had lived in the area for centuries. While many reminders of these people have been destroyed, some evidence of their presence remains, and should be respectfully studied and preserved. San Luis Obispo began with the founding of the Mission in 1772. Over the last two centuries, the community has experienced many changes. The many older buildings and historic sites which remain help us appreciate these changes today. The City wants to preserve these tangible reminders of earlier days in the community's life. Policies 9.1 Historical resources should be identified, preserved, and where necessary and possible, restored. 9.2 Historically or architecturally significant buildings should not be demolished or substantially changed in outward appearance, unless doing so is necessary to remove a threat to health and safety and other means to avoid the threat are infeasible. The street appearance of buildings which contribute to a neighborhood's architectural character should be maintained. 9.3 Changes or additions to historically or architecturally significant buildings should be consistent with the original structure. New buildings in historical districts, or on historically significant sites, should reflect the form, spacing, and materials of nearby historic structures. 9.4 Archaeological resources should be preserved in a manner consistent with professional standards. Programs 9.1 The City will maintain its Cultural Heritage Committee to help identify, and advise on suitable treatment for, archaeological and historical resources. 9.2 The Cultural Heritage Committee will continue to develop information on historic resources and provide guidance to owners to help restoration efforts. 9.3 The City will continue a financial assistance program which encourages owners to maintain and restore historic properties. 9.4 The City will expand its Architectural Review Guidelines to offer more specific guidance on the construction of new buildings within historic areas. gmD: LUE- HIST.WP 57 Land Use Element U to Hearing Draft 9.5 The City will foster public appreciation of historic resources by sponsoring educational programs. 9.6 The Cultural Heritage Committee will prepare standards concerning when and how to conduct archaeological surveys, and the preferred methods of preserving artifacts. 9.7 The Cultural Heritage Committee and the County Archaeological Society will help display artifacts which illuminate past cultures. OD: LUE_=.WP 58 Land Use Element Lik._ate AIRPORT AREA Introduction Hearing Draft The City and the County have been concerned especially with resolving consistent policies for the airport area (Figure 8). POLICIES 10.1 The airport will continue to serve the region, as provided in the approved Airport Master Plan. 102 Development should be permitted only if it is consistent with the San Luis Obispo County Airport Land Use Plan. Prospective buyers of property which is subject to airport influence should be so informed. 10.3 The City intends to annex airport area land which is inside the urban reserve, during the planning period (1993 to about 2017). The County should not approve urban development in the airport area. Urban development should be within the City limits. The City may annex areas which are not planned to be developed, and it may annex potential development areas before it has adequate water and sewer treatment capacity to serve them. However, urban development should occur only when adequate City water and sewer service are available. Special districts should not be formed or enlarged to provide water or sewer service within the airport area. 10.4 Areas which are designated for eventual urban development may be developed during the interim with rural residential or rural commercial uses. In such areas, County development standards and discretionary review should assure that projects will not preclude options for future urban development consistent with the City's planning policies and standards. Before any discretionary County land - use or land- division approval for such areas, a development plan for the site should be prepared, showing that circulation, utility, and drainage proposals will be compatible with future annexation and urban development. 10.5 If the City has not made substantial progress toward annexing and providing services for urban development in designated parts of the airport area by the year 2000, the City and County should reconsider planning policies and land -use designations to permit increased development intensities under County jurisdiction. 10.6 Rural development may continue under County jurisdiction, with land uses that can be supported by on -site water - supply and waste disposal systems. All such systems should by designed to facilitate future connection to and integration with the City's water and sewer systems. pd): LUF -AM.WP 59 Land Use Element Update Hearing Draft ,`�. I ^.: ,:Ra S ,y �... me r I 'a+ ' •.r• s,.+�,'.•' •,.' !•:. .N. ,�\ ( •.' ` � ::..:. , ..", /�;. 1 ` ..':: :.• pit �, 1 1 Meadow �:,, : �.:+ 1%% +. •::. • • •r^� -/l/, r %r'� `ti ��i _ raNer Park +'.'A( *•'ParksOh'�: •.r . 711.1 -- �_ f,, I 1 i b''l �' "\l .j:= ar� oRadio Tower.",, i .__$1p,,— .1-,-.7J-� �\ i(. it4 (Km. Tj ,- ;insfie' w er Pa �T 'q` ♦.. •�i 1 1 _ Water .. J y Dr "Tank ■ •s MO •err o ar , —s as W. � _ I Des Sch 1 • � .. . •>Pw Ufa �(`�, r —� +,..�/, •'+., • ^• .:_ .... 1� ■ �, 1' —_— • I I1y`I\ Jo-�� .a'•'' •�••'+r..�j w ��•I •I i U. 'LJ1 O ` \'`• c •• ••1••, V•uTT. I • NOAD!•• 7777. •" / ��.\,\_tt _ /i�`•`I"'�`,'' •., I BM 221• Trailer ( • "1:00. I 'I Park 2118[. �"1Neu I j2ieater � \ °cb'. -, , .._) ,� I '.4}•'. _ •,t. �.. C�y� J • a, I � . . - - 3 _ _�_ 7 2ller --•_ _ ,ti • :n. �. _ •, ' _ J. / Park - -\ a . jv N r '- - d �,� Sewage ,I. r� •_•, \._,\ l .',� �` "���a�a r91 /, v ��MtiOsposa' e�. I- 771 /. 'I• 11�. n•;I- '00'70- Well �/ `' ■ I r. 9M\ a� a96 1 '/;' Trailer• Y r,0 �/ qq 1 101/ V,�''`'.. ■ I, Gln el �' _ —— — — — — _ OI■ O po i 727 J Trailer ■ • �� •.7 • .: Grave Trailer -�� �;• 101 ���1 _ e 53 Luis 10b15 ( Park Purnpmg- ark - n CoR .. ........ r I :ice ' e; .,'' all 8DP Yr� 161 t. 11-, L'7 / /� / /�i] ; �_ Ill i J i't-'. �..� in '�• `�. d--Ago-* ■ of ,\ IP _ - ■ /� \ � � COUNTY AIRP FA" Santa Fe r ■i I \ p Sch 209 I e \ 100 fee I op FIGURE 8 AIRPORT AREA 60 72.1,6 Land Use Element L. _ate Hearing Draft 10.7 Transit service linking development sites with the rest of the community should be provided concurrent with any additional urban development in the airport area. 10.8 All new development within the urban reserve should comply with the San Luis Obispo Community Design Plan, which is to be adopted by the County. This plan establishes standards for roadway cross - sections, bus stops, walking and bicycle paths, landscaping, view protection, setbacks, preferred site layouts, and architectural character. 10.9 The City and County may prepare a specific plan or a plan for roads, utilities, and drainage within the airport area. 10.10 Business parks may be developed in areas designated for them. Business parks are to accommodate urban commercial uses in a campus like setting. They should provide high quality design of public and private facilities, similar to Higuera Commerce Park. Land designated for business parks should not be further divided until the City approves a master plan for, and annexation of, the business park. 10.11 The large recreation space shown in the airport area is to be a golf course, irrigated with nonpotable (probably reclaimed) water. 10.12 The large services and manufacturing area north of the recreation area is to remain a petroleum tank farm during the planning period. Any more intense use or commercial development would require an amendment to this element. pol LUUARPT.wP 61 Land Use Element Update Hearing Draft ------------- � I FIGURE 9 I CAL KXY I 1 I I I 3 uauw� b go FIVE r� I I N SCALE 7' = 3900'/ SPECIAL DESIGN AREAS I _7 it I ' I �II I _ I I - luarom� o cc _ 1 62 72-89 Land Use Element L ate SPECIAL DESIGN AREAS Introduction Hearing Draft In and near the City there are several relatively large, vacant or partially developed sites where it is appropriate to consider a range or mix of uses which are not allowed by any one open- space, residential, commercial, or public designation 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 special design areas, the City intends to allow a wider choice of land uses than normally would be permitted, subject to approval of a development plan, possibly with customized limits on specific activities and requirements for off -site improvements or dedications. Special design areas are designated by number on the Land Use Element map, and are indicated on Figure 9. These areas and the guidelines for their development are listed below. (The number following the decimal point corresponds to the map number.) POLICIES 11.1 Foothill Creek This 5.7 -acre site is suitable for a neighborhood park, development of high - density housing, or a combination of the two. Traffic noise must be mitigated and the creek corridor must be protected. 112 Marsh and Johnson Center This 55 -acre site is suitable for a neighborhood commercial center. A major food store is a desired use. Small stores and services, offices, and dwellings are suitable uses. The creek corridor and neighborhood character must be protected. 113 Maino - Madonna Area This 70 -acre area may be developed further only if surrounding hillsides are permanently protected as open space. Land southwest of the Bianchi ranch house driveway, designated interim open space, may accommodate a generously landscaped, low - intensity extension of the existing tourist facilities. Development locations and building forms should respect natural slopes and maintain views of the mountain from the highway and nearby neighborhoods. Before this area is developed, the road cut on the east and south faces of San Luis Mountain should be restored to a natural slope and replanted. gmD:LUE -Mn.wP 63 Land Use Element U to Hearing Draft Land near the Bianchi ranch house driveway, designated interim open space, may accommodate carefully located and designed houses or specialized group -living facilities, visitor accommodations or a restaurant, offices, or a combination of these uses. The foreground immediately west of Highway 101 should be retained as open space. Any further development in this area depends on reconfiguration of the Marsh Street interchange and extension of a frontage road, as shown in the Circulation Element, to provide adequate access. 11.4 Mid- Higuera area The City will prepare and adopt a plan for this multi -block commercial area showing any desired street and driveway changes, and flood mitigation measures. The plan could also serve as a "conceptual redevelopment plan," guiding private construction on sites affected by any widening of Higuera Street or San Luis Obispo Creek. 11.5 Drive -in Theater Area This 39 -acre area should be further developed only if flooding can be mitigated without significant harm to San Luis Obispo Creek. Until flood hazards are mitigated, continued agricultural use and low - intensity recreational use are appropriate. Any use drawing substantial regional traffic also depends on providing a full interchange at Prado Road and extending Prado Road to connect with Madonna Road. Once flooding and access issues are resolved, the area would be suitable for one or more of the following: Commercial recreation (such as a skating rink or a bowling alley); Large, free - standing retail outlets such as discount department stores, factory outlets, or home improvement stores; If sufficient land is not available elsewhere in the social services area, government agencies' regional offices (see also policy 5.5). 11.6 Los Osos Valley Gap This 16 -acre site should be developed if land in common ownership to the east is permanently preserved as open space. The following are possible uses for the area designated interim open space. p0:LLTE-SDA.WP 64 Land Use Element 'L - .ate Hearing Draft For about one -half the area, additional vehicle sales area; For about one -half of the area, an elementary school, if not provided within the Irish Hills expansion area, and neighborhood park; Multifamily housing. gmD:LUESDA.WP 65 Land Use Element U °te v Hearing Draft [reserved 'for illiustration] Land Use Element L. .ate REVIEW & AMENDMENT Policies Hearing Draft 12.1 The City should conduct a comprehensive review of this element at least every ten years, and at other times deemed necessary by the City Council, considering possible changes in citizen's preferences, technology, population characteristics, and regional plans. 12.2 Amendments to this element, requested by citizens or deemed useful by the Planning Commission or the City Council, will be considered by the City. Such amendments should be considered in groups, not more than four times each year. 12.3 The City should prepare an annual report on the status of the general plan, to include the following: A. A summary of private development activity and a brief analysis of how it helped meet general plan goals; B. A summary of major public projects and a brief analysis of how they contributed to meeting general plan goals; C. An overview of programs, and recommendations on any new approaches that may be necessary. D. A status report for each general plan program scheduled to be worked on 'during that year: completed programs would be noted and deleted from the element; delayed programs should be reevaluated to see if they are still necessary or appropriate (if not, they would be deleted; if still considered valuable, the programs' schedules should be adjusted); E. Updated population or other information deemed important for the plan. Program 12.1 The City will prepare an annual review of the general plan as outlined in policy 12.3, during the first quarter of each calendar year. gmD: LUE -IlAF.WP 67 Land Use Element L to Hearing Draft [reserved for illustration] gmD: LLT IW.WP 68 Land Use Element Lr. ate Hearing Draft IMPLEMENTATION "Implementation' refers to all the City's actions to carry out the general plan. Besides the programs described in previous sections, the City uses the following means of implementing the Land Use Element. The City's actions under the following headings are to be consistent with the general plan. Zoning Regulations consist of the zoning map, lists of uses allowed in certain zones, property- development standards such as maximum building height and minimum parking, and procedures intended to give the interests of development applicants and other citizens fair consideration. Subdivision Regulations cover the division of land into parcels which can be sold, and set basic standards for streets and utilities. Architectural review applies to the layout and outdoor appearance of new housing tracts, multifamily developments, stores, offices, and manufacturing buildings, and remodeling of some downtown buildings and historical buildings. Grading regulations limit the amount and methods of reshaping the ground to accommodate development. Budgets spell out how City funds will be obtained and spent, particularly the capital improvement program, a multiyear list of major facilities and equipment which the City will buy or build. The capital improvement program includes water sources and sewage treatment equipment, water and sewer lines, and streets and bridges. The Planning Commission reviews this program for conformity with the general plan. Property management covers buying land for new City facilities and for public open space, and selling or leasing land no longer needed for a City government function. Development plans and specific plans bridge between general policies and actual construction plans. Environmental review is a formal way to inform the public and decision - makers of the expected consequences of their actions. Two common types of environmental documents are environmental impacts reports and "initial studies." Before considering private proposals for a major development, such as a specific plan or special- design area, the City should conduct an evaluation of environmental opportunities and constraints, to which a private proposal can respond. Features to be examined would include toxic contamination, airport operations, ground slopes, seismic hazards, soil and groundwater characteristics, significant wildlife habitats, road and rail traffic noise, water and sewer service limits, access and circulation, and historic and archaeological resources. Communication, ranging from informal staff discussions to letters from the City Council, lets other agencies know the City's position based on the general plan. gmD: LuF uEIAF wP 69 Land Use Element U, a Hearing Draft [reserved for illustration] gmD: LUEIlviP.WP 70 Land Use Element by late Hearing Draft DEFINITIONS The City tries to avoid using specialized words in its plan, to help make it easily understood. However, some terms unique to the general plan or city planning activities are necessary. They are defined below. The first time each of these terms appears in the text, it is printed in italics. Annexation is the extension of the City limits, to increase the area which is subject to City laws and, sometimes, eligible for City utilities and services. Annexations are acted on by the Local Agency Formation Commission, according procedures and standards in State law. This commission is made up of two members of the County Board of Supervisors, two members of councils of the cities within the County, and a public member. Arterial street is a major road (often four to six lanes) "connecting different areas of the City with each other and with highways. Driveway access is usually limited. See also the Circulation Element. Civic center is a part of downtown where certain types of City and County government offices are to be concentrated. Collector street is a street serving a neighborhood or subarea of the City, usually having only two lanes. See also the Circulation Element. Commercial core is the part of downtown where buildings generally cover whole parcels and there is little or no on -site parking. See Figure 3. Conservation /open space is a land -use category for areas that are to have little or no development. Creek setback lines establish how close development can be to creek banks. Density describes how many things of a certain kind occupy an area of land. Density is often expressed as the number of residents, dwellings, or employees per acre. Development limit line is a boundary, inside the urban reserve, between land to remain open and land which can be developed. It has been applied to certain hillsides. Development plan is a plan for development of a certain site which has been rezoned under the "planned development" section of the City's Zoning Regulations. A development plan shows land uses, roads, utilities, building outlines, and development timing in more detail than the general plan, but not so precisely as construction plans. Downtown is the central part of the City, generally bounded by Highway 101, the railroad, and High Street. gmD: LUE- DEF.WP 71 Land Use Element Ur'nte Hearing Draft Expansion areas are places that the City has decided will be appropriate for urban development, generally next to and extending beyond the City limits at the time the plan was adopted. The relatively large major expansion areas are shown and named on the plan map. Some smaller minor expansion areas are also shown; others may be designated as the City identifies additional places which meet certain standards that make them appropriate for urban development. General retail is a commercial land -use category which includes specialty stores as well as department stores, restaurants, and some services such as banks. Greenbelt is the open land beyond the permanent edge to the City's urban area, which maintains the City's rural setting by preserving hillsides, agricultural land, and other open space. Health -care area is a district on Johnson Avenue where County and related private health -care facilities are to be located. High- density residential is a land -use category for attached or closely spaced dwellings, usually in multistory buildings, for group housing, and for other uses that are supportive of and compatible with residential neighborhoods. Hillside planning areas are places at the City's edges where a relatively precise boundary between potential development areas and open space has been drawn, and where special development standards apply. Historical resources are places, buildings, or artifacts which represent periods in local history. Interim open space is a land -use category for areas which may be suitable for development someday but which should be kept open until certain constraints to development are overcome. Local street is a street providing access to all or part of a neighborhood, and not carrying through traffic. See also the Circulation Element. Low- density residential is a land -use category for dwellings with substantial yards, and for other uses that are supportive of and compatible with residential neighborhoods. Major annexation is the annexation of land within a major expansion area (see "expansion area "). Major expansion area -- see "expansion area." Medium - density residential is a land -use category for dwellings with small yards, and for other uses that are supportive of and compatible with residential neighborhoods. Medium - high - density residential is a land -use category for attached or closely spaced dwellings, usually in multistory buildings, for group housing, and for other uses that are supportive of and compatible with residential neighborhoods. MD: LUE-DEF.WP 72 Land Use Element Upaate Hearing Draft Minor annexation is the annexation of land within a minor expansion area (see "expansion area "). Minor expansion area -- see "expansion area." Neighborhood retail is a commercial land -use category for businesses which primarily meet the frequent shopping demands of people who live nearby, such as supermarkets and drug stores. Office is a land -use category for professional and financial services, and related, supporting businesses. Old Town means the part of downtown which includes the residential areas around the commercial core, where most original houses were built before 1940. Park is a land -use category for publicly owned parks. Planning area is the land within the City limits where the City can control development as well as the area outside the City limits where the City is particularly concerned with land use. See Figure 1. Prime agricultural land means land which the U. S. Soil Conservation Service considers to be Class I or Class 11. These soils have few or no limitations for growing crops due to slope, depth, texture, drainage, or inherent fertility. Programs are actions which the City intends to take in pursuit of its goals and policies. Public is a land -use category for government facilities, such as schools, offices, meeting rooms, police and fire stations, and maintenance yards. Recreation is a land -use category for publicly or privately owned recreation facilities, either outdoors or buildings within a park -like setting. Residential neighborhood is a designation for the major residential expansion areas, which are to accommodate a wide range of housing types and costs, consistent with the Housing Element, along with supporting uses such as small parks, elementary schools, and convenience shopping. Residential /office is a potential land -use category for downtown neighborhoods which have started to make the transition from residential to office uses, where the City wants to assure than housing is protected or replaced as office development occurs. Riparian means characteristic of streams or their edges. Rural commercial is an intensity of land -use within in the airport area. It includes development of less than 30 percent of the allowed building coverage within the "services and manufacturing" category or the airport area's "business park" or "tourist commercial" areas. Rural commercial may include farming as well as businesses which need a lot of space, which can be supported by on -site water supply and waste disposal gnD: LUE-DEF.WP 73 Land Use Element U, a Hearing Draft rather than City water and sewer service, and which do not concentrate substantial numbers of employees or customers. Rural residential is a land -use category for one or fewer dwellings per ten acres, where City water and sewer services are not available. Small residential care facility means a home for not more than six people who need supervision or help with daily activities. Services and manufacturing is a land -use category including repair and maintenance services, retailing of items such as vehicles and building materials, and light manufacturing. Social services area is a district on South Higuera Street near Prado Road where government agencies providing income- maintenance and employment services are to be located. Special design areas are sites where the general plan anticipates a broader range or mix of uses than would be allowed by the named land -use categories, and where those uses can be developed only as part of a development plan which solves certain problems. Specific plan is a document adopted by the City to show land uses, roads, utilities, other public facilities, and development timing in more detail than the general plan, but not so precisely as subdivision maps or construction plans. Suburban residential is a land -use category for not more than one dwelling per acre, where City water and sewer services are not available. Tourist commercial is a land -use category for businesses which primarily serve visitors and the travelling public, such as motels, gas stations, and restaurants. Urban reserve line is the boundary between areas which the City has decided will be appropriate for urban development and land that is to remain in open -space and rural uses. Urban use is a relatively intensive use of land which normally requires City water and sewer service; urban uses are nearly all the types of development accommodated in the following categories of this element: low -, medium -, medium -high, and high - density residential; neighborhood, tourist, and general - retail commercial; offices; services and manufacturing; and most public buildings. In the airport area "urban commercial' means development of 30 percent or more of the allowed building coverage within businesses parks, services and manufacturing, or tourist - commercial area. ginD: LUE-DEF.wP 74 Land Use Element i ate INDEX Affordable housing: 5, 27 Agricultural land: 5, 10, 11, 13, 14, 73 Airport area: 59 - 61 Air quality- 5, 15, 34 Annexation: 19 - 20, 59, 71 Amendment: 69 Archaeological resources: 13 ,57 - 58 Architectural resources: 57 - 58 Architectural review: 69 Arterial street: 32, 33, 71 Auto sales - see vehicle sales Billygoat acres area: 51 Business parks designation: 61 California Men's Colony: 14, 18 Calle Joaquin area: 51 Cal Poly: 18, 28, 44, 48 Capital improvement program: 69 Civic center: 7, 37 - 40, 71 Cluster development, residential: 13 Collector street: 33, 71 Commercial core: 37 - 40, 71 Commercial, neighborhood - see neighborhood retail Commercial, retail - see general retail Conservation /open space designation: 45, 71 County of San Luis Obispo: 10, 41, 44, 59 Creeks: 39, 53 - 55 Creek setback lines: 55, 57 Cuesta College: 14, 18 Cultural diversity: 3, 5, 6 Cultural facilities: 37, 41, 43 Density, residential: 26 - 27, 71 Department stores: 17, 31 Development limit line: 47, 71 Downtown: 7, 29, 31, 37 - 43 Drive -in theater special design area: 62, 64 Economic development, goals: 5 Economic development, growth management: 16 - 18 Environmental goals: 5 Environmental review: 69 Expansion areas: 11, 19 - 20, 26 - 26 grnD:tuE-nvoxwP Hearing Draft Land Use Element U. e Foothill Creek special design area: 62, 63 General retail: 31, 72 Goals: 5 Goldtree area: 50 Government agencies: 18, 41 - 43 Grading regulations: 69 Greenbelt: 11, 14, 72 Group housing: 28 Growth management, general: 3, 5 - 7, 9 - 21 Growth management, nonresidential: 16 - 18 Growth management, residential: 15 - 16 Growth rates: 16, 17 Health -care area: 41, 42, 72 High- density residential: 26 - 27 High school - hospital area: 48 Hillside planning: 47 - 52 Historical resources: 57 - 58 History of general plan: 1 Housing - see "residential" Implementation: 69 Industrial - see "services and manufacturing" Interim open space designation: 45, 72 Irish Hills area: 26, 51 Jobs /housing balance: 5, 10, 15, 16 Local street: 72 Los Osos Valley Road special design area: 62, 64 Low - density residential: 26 - 27, 72 Luneta Drive area: 51 Maino - Madonna hillside /special design area: 51, 62, 63 Major annexation: 19, 72 Marsh and Johnson special design area: 62, 63 Margarita area: 26, 51 Mid- Higuera special design area: 62, 64 Medium - density residential:- 26 - 27, 72 Medium- high - density residential: 26 - 27, 72 Minor annexation: 19 - 20, 73 Mission Plaza: 39 Mixed use: 24, 37 grnD:LUE-tNDXWP Hearing Draft Land Use Element L,. ate Neighborhood conservation: 23, 28 Neighborhood development: 23 26 Neighborhood retail designation: 31, 73 Noise: 24 Office designation: 32, 73 Offices, private: 32 - 33 Offices, government: 41 - 43 Old town: 29, 73 Open space: 5, 6, 9, 11 - 15, 19 - 20, 24, 25, 39, 45 Orcutt area: 26, 50 Parks designation: 73 Parking: 24, 29, 39 Planning area: 8 - 9, 73 Population projection: 16 Programs, defined: 73 Programs, commercial: 35 Programs, growth management: 10, 14 Programs, hillsides: 52 Programs, historical: 57 Programs, open space: 55 Programs, public facility and cultural: 44 Programs, residential: 29 Public designation: 73 Public participation, as goal: 3, 6 Public participation, process: 1, 10, 30 Recreation designation: 73 Regional planning: 5, 8, 10 - 11 Residential care facility, small: 28, 74 Residential density: 26 - 27, 71 Residential neighborhood designation: 23, 25, 73 Residential development,. generally: 25 - 30, 37 Residential /office designation: 37, 73 Riparian areas: 73; see also "creeks" Rural areas: 14 Rural commercial: 73 Rural residential: 74 Schools: 73 Services and manufacturing, designation: 33 - 34, 74 Services, water and sewer: 5, 9, 19 - 20, 34 Social services area: 42, 43, 74 Special design areas: 63 - 65, 74 Specific plan: 15, 19, 25, 48 - 49, 74 Stoneridge area: 51 grnD:LUE- INDXWP Hearing Draft Land Use Element U- ' -te Student housing: 28 Subdivision regulations: 69 Suburban residential: 74 Sustainability: 3, 6 Tourist commercial: 33, 74 Transit: 15, 25, 61 Urban design: 6, 9, 37, 39, 40 Urban reserve: 11, 19, 74 Urban use: 59, 61, 74 Vehicle sales: 34 Views: 5, 13, 24, 39, 47 Vision statement: 3 Water and sewer service: 5, 9, 19 - 20, 34 Wildlife: 5, 13, 14, 45, 53 Woodland Drive area: 49 Zoning regulations: 69 gmD:LU E- INDXWP Hearing Draft