HomeMy WebLinkAbout01/13/1992, 1 - GENRAL PLAN USE ELEMENT_.' san las QBispo
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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
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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
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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
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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
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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.
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<reserved for illustration>
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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.
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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.
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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.
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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.
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Land Use Element Update Hearing Draft
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FIGURE 1 _
SAN LUIS OBISPO PLANNING AREA
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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.
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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.
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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.
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Land Use Element Lpdate
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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.
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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.
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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
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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.
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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.
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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
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Hearing Draft
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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
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LX-
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Hearing Draft
FIGURE 4
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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
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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
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(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
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FIGURE 7
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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
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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
-------------
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FIGURE 9
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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