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03/24/1992, 1 - CONCEPT PLAN FOR THE MARGARITA EXPANSION AREA, BETWEEN SOUTH HIGUERA STREET AND BROAD STREET, SOUTH OF THE SOUTH STREET HILLS
lllll�ll��llln� I MEETING DATE: city of Z san suis oBIspo - Z4 - Waiis COUNCIL AGENDA REPORT ITEM NUMBER: FROM: Arnold Jonas, Community Development Director n0 BY: Glen Matteson, Associate Planner SUBJECT: Concept Plan for the Margarita expansion area, between South Higuera Street and Broad Street, south of the South Street Hills CAO RECOMMENDATION Review the enclosed concept plan and identify (1) any features which clearly are not desired, so they can be deleted before an environmental impact report is started and (2) any desired features which are not included but should be, so they can be covered by the environmental impact report (EIR) . DISCUSSION Data Summary Owners: J. E. King, et. al. ; Sierra Gardens of S.L.O. Limited; L. J. Martinelli, trustee, et. al . ; D. Garcia, et. al. ; I. Brughelli, trustee, et. al. Representatives: RRM Design Group (Eric Justesen) Land Use Element map: interim conservation/open space; conservation/open space; rural industrial Environmental status: Environmental impact report (EIR) to be prepared. Action deadline: None for general-plan amendment or specific- plan adoption. Situation The City's general plan says a specific plan must be prepared for each of several large areas that may be annexed and developed as resources are made available. A 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. In May 1990 the City Council approved guidelines for a team, comprised of City staff and RRM Design Group consultants, to prepare a specific plan for the Margarita major expansion area. The guidelines called for City staff approval of a concept plan, which would be the project description for an EIR, by July 1990. The concept plan is being brought to the Council now because: Refinement of the concept plan was delayed by RRM' s need to make financial arrangements with the land owners and to /- I ���N�»�►IIIVIIIIIIIIIIIIUIII city of San tins OBISp0 COUNCIL AGENDA REPORT prepare sketch plans incorporating ideas from the owners, City staff, and RRM designers. The concept plan, while apparently following recent City direction, is quite different from RRM's draft specific plan previously submitted to the Planning Commission and the City Council. The concept plan takes in more area, proposes more development, and emphasizes "neotraditional" neighborhood concepts. Several generations of sketch plans (and written proposals) have been prepared by RRM planners and reviewed by City staff over the last year. Some issues raised by the concept plan still need more definite answers. City team members and RRM team members have several different concerns about details of the plan. However, the whole team is comfortable presenting the concept plan now, so time will not be spent working out details if the City Council think basic features should be different. City staff are using the concept plan's type, location, and quantity of development to flesh out the project description for the Land Use Element Update EIR. Staff did so thinking that at least a fairly detailed worst-case assessment could be made using this approach, and any subsequent EIR on the specific plan itself could be abbreviated. Commission, staff, and public comments The attached list summarizes comments on the concept plan, including those from the Planning Commission study session of January 28, 1992 , neighborhood workshops on February 26 and 27, and routing to all City departments and some other agencies. SIGNIFICANT IMPACTS The proposal involves many potentially significant impacts on the environment, public services, and city finances. Staff thinks that trying to quantify these impacts now would be premature, but believes that none are so severe or so far beyond feasible mitigation that they should prevent continued planning efforts. Attachments: Summary of comments received through 2/28/92 and responses Written comments recieved after 2/28/92 gmD:MARGCC92.WP I -� Margarita Concept Plan Planning Commission, staff, and public comments received through February 28, 1992 Planning team responses are in italics. Sources of comments are identified in brackets. Overall intent and development capacity 1. The Planning Commission did not reject any of the basic features of the concept plan, or call for including significant additional features. The Commission generally supported the division into open space and development areas, the range of housing types, the intended neighborhood character, and the grid street system with alleys. [Planning Commission] 2. Does increasing the capacity from 500 dwellings (adopted general plan) to 1,100 dwellings (concept plan) cause additional citywide impacts? [Planning Commission] Team response. Not if the January 1992 draft Land Use Element update is carried out. It would reduce the planned residential capacity of the Dalidio area by about 700 dwellings, while increasing the capacity of the Margarita area by about 600 dwellings, for a net decrease of about 100. 3. Who will build the project? [Planning Commission] Team response. We intend to write the specific plan's performance standards so that the desired result will be achieved regardless of builder. We expect there will be opportunities for both tract builders and those buying individual lots and building their own houses, throughout the range of lot sizes and densities. 4. The project will disrupt the lives of people who chose to live in San Luis Obispo because it was a beautiful, healthy place. The best planning for the area would be to leave it the way it is. [Citizens] Team response. Residents, through their Council representatives or by direct vote, establish a general plan for the community. Since the City's first comprehensive plan in 1961, a major residential expansion and some_commercial.development have been shown for this area Once the general plan allows a certain part of anticipated statewide growth to occur at San Luis Obispo, the role of the specific plan is to accommodate that growth with as little disruption as possible. See also item #2 above. 5. A. This plan is better than the last one (Margarita Riviera Draft Specific Plan, September 1988), especially the location of the neighborhood park (where users from outside the neighborhood will not affect existing residents) and the roles for Margarita Avenue and Prado Road. [Citizens] I -3 B. This plan is worse than the last one (1988 draft); it has more dwellings ( so more traffic) and that traffic would have connections with the existing El Camino Estates local streets. The previously proposed park location was more convenient for existing residents. [Citizens] 6. Rather than adopting development standards for each specific plan area which are different from zoning, we should consider creating new zones that could be applied consistently anywhere in the city that the standards are appropriate. [Planning Commission] Team response: Any new approaches emerging from this specific plan can be included in the Zoning Regulations for use in other expansion areas, or elsewhere in the city. 7. The plan should promote alternate forms of transportation, including the extensive use of public transit. [Transit Manager] Team response: Agree. Drainage 8. Rancho San Luis mobile home park and several houses in El Camino Estates are flooded during storms because the existing drainage system is not adequate. The slope of drainage pipes is too low; when the creeks are full, drainage pipes back up; water runs directly off the hill in addition to flow in defined channels. More development will cause more runoff. To avoid problems for downstream properties, drainage must be handled all the way from the development area to San Luis Obispo Creek. [Citizens] Team response: Existing problems are recognized Runoff will be faster from new streets and buildings. Drainage solutions for the area will be proposed and checked by engineers. To reduce and avoid flooding the concept plan proposes. - Clearing obstructions from, and possibly enlarging existing drain pipes and non-natural channels, - Directing some drainage which now flows toward the eastern part of El Camino estates around that area, to the south; - Providing detention basins to hold peak flows and release them gradually. - Intercepting drainage from the hillside at the development limit line. 9. Drainage concerns. [All City Engineer] A- Storm drainage needs additional thought. Drainage ways must be provided for the storm water flowing out of the project site to a point where the flow can j - 4 be handled. B. Status of regional detention basins needs to be addressed. Who will own and maintain them? Can and will they be used for multiple purposes? The concept plan shows several small detention basins. Fewer, larger basins are generally easier to maintain, more effective, and better suited to multiple use. C. Figure E-23 inaccurately shows where drainage systems should be installed. Each Swale coming off the hill should be met with a drainage way or structure. D. The seeps on and near the hill are substantial. The one by the City water tank flows year round. The design must provide drainage ways for the seeps other than streets or sidewalks, where the resulting moss would be a nuisance or hazard. Team response. All noted Street system and traffic 10. A. There will be more traffic on Calle Malva, Calle Lupita, and Calle Jazmin, which are now quiet streets. [Citizens] Team response: Yes, but the higher traffic levels, while undesirable for current residents, should be acceptable for a low-density residential area and would be similar to traffic levels on residential streets such as Meadow Street, Diablo Drive, or Flora Street. B. There will be more traffic on Margarita Avenue. [Citizens] Team response: Yes, but the higher traffic levels, while undesirable for current residents, should be acceptable for a low-density residential area and would be similar to traffic levels on residential collector streets such as Royal Way, Patricia Drive, or Southwood Drive east of Laurel Lane. C. Traffic levels on Prado will increase significantly. There will be more trucks (noise and vibration). It's already hard to get out onto Prado from Rancho San Luis mobile home park. Prado Road approaching South Higuera Street from the east should have lane markings and a posted, enforced speed limit now. [Citizens] Team response: Yes, Prado Road will be more like Foothill Boulevard South Street, or Los Osos Valley Road It probably will not be as heavily travelled as Santa Rosa Street, Madonna Road or Broad Street from Orcutt Road to South Street. We do not propose noise mitigation for Rancho San Luis in addition to the wall constructed when Higuera Commerce Park was developed. A higher traffic volume will probably result in lower speeds approaching South Higuera Street. The suggestions for lane markings and a speed zone have been referred to City traffic engineering and police staff. INow 5 11. There appears to be a conflict in having the collector streets divide the pedestrian-oriented green at each neighborhood commercial center. It might be better to have the street divide, going around a square with commercial frontage outside and green space inside the square. [Planning Commission] Team response: We will explore alternate designs. 12. The construction of Prado Road should be phased with development to minimize traffic impacts on Margarita Avenue. [Citizens] Team response: Agree. Prado Road at least as a two-lane street, will be available from the construction area to Higuera Street. 13. How much of this proposed development, if any, can happen before Prado Road is extended to Madonna Road? [Citizens] Team response. Phasing has not been worked out. Probably, the development will be able to start before the full extension but the extension will have to be completed before the last half of the development. 14. A. There should be connections into the Chumash Village Mobile Home Park, and possibly the Villa Fontana residential development, for emergency access, since they each have just one point of access, on South Higuera Street. [Citizens] Team response: Additional access for emergency response and evacuation would be desirable. However, providing a road connection to Villa Fontana would require grading above the development limit line, and removal of a dwelling. Roadway access into Chumash Village would require elimination of yards for two units, if not a mobile home. A roadway could have a knock-down gate allowing emergency access, but not regular traffic. A pedestrian path connection to both developments is more easily accomplished We will evaluate detailed site plans with adjacent owners and with police and fire staff, to see what can be done. B. There should be a road for regular traffic access through the Villa Fontana area. [Citizens] Team response: We do not support a regular street through that area, since adequate access will be provided by Margarita Avenue and Prado Road and a third road would unnecessarily disrupt the existing Villa Fontana or Chumash Village residential areas. 15. Circulation goals should include access to Highway 101. Development of a Prado Road interchange should be a high priority if development in the southern part of the city is to continue. [Caltrans] Team response: Noted See also # 13 above. 16. The EIR should address traffic impacts at the following intersections: Madonna Road and Higuera Street; Higuera Street and South Street; Highway 101 and Madonna Road. Three alternatives should be evaluated: existing configuration; overcrossing only at Prado and 101; full interchange at Prado and 101. [Caltrans] Team response: Noted 17. If Prado Road is to be dedicated to the State (as Route 227), a full interchange with Highway 101 should be provided. Caltrans may have additional comments on the proposed alignment, cross section, and intersections of Prado Road if it is to serve as Route 227. [Caltrans] Team response: Noted (A recent Caltrans document says that responsibility for Route 227 may be transferred from the State to local agencies.) 18. The Specific Plan should include traffic control features recommended by a traffic engineer. [City Engineer] Team response: Noted Affordable housing 19. The required number of dwellings affordable to low- and moderate-income residents should be higher, to keep future residents' income distribution more like it is now. The plan should include a number of dwellings for very-low-income residents. [Planning Commission] Team response. Vie specific plan must be consistent with the adopted Housing Element (which calls for a larger number of affordable dwellings), or whatever update of the Housing Element is adopted in July. 20. The plan should say how continued affordability will be assured. [Planning Commission] Team response: The plan will say how long affordability will be assured, and will offer several mechanisms, such as resale controls or shared equity with an affordable- housing agency. 21. The Housing Authority sites should be offered with ten-year purchase options, following the date building permits could first be issued (as done in Edna-Islay), rather than just a first refusal right. [Planning Commission] Team response: Agree. 22. Will different kinds of dwellings be built continuously, or will only one kind be built at a certain time? [Citizen] Team response. Phasing has not been worked out yet, but we expect that different kinds of dwellings will be built throughout the whole area's development period 1�7 Design features/neighborhood character 23. We may try to work out a way for the building profiles along Prado Road to reflect the profile of the hills, with a pattern of lower and higher buildings, rather than a uniform height as shown in the preliminary illustrations. [Planning Team] 24. You can not add 1,100 dwellings and still have small town character. The high- density housing/mixed use area is more like a large eastern city than San Luis Obispo. [Citizens] Team response: Any additional development will reduce any remaining rural or small town character. The high density area is similar to pans of downtown San Luis Obispo. We have questioned whether San Luis Obispo can retain its character while having, in a sense, two downtowns. The Land Use Element update environmental impact report will evaluate alternatives for this area, including rural residential development. The supplemental environmental review for this specific plan area will probably consider the alternative of conventional post-1950's low- density development See also item #4 above 25. High-density housing along Prado Road may not be the most desirable approach to traffic noise mitigation; consider lowering the roadway or increasing berms and setbacks. [Planning Commission] Team response. The form and location of the high-density housing is central to the concept plan's "old town" (as opposed to modern, suburban) character, and is not primarily noise mitigation for lower density housing (though it serves that purpose). The team will explore lowering the roadway (consistent with drainage needs) and other features to further mitigate noise Residential buildings adjacent to Prado Road will need dual-glaze, f xed windows, with any usable outdoor areas on the opposite side 26. Allowing lots smaller than normally allowed, along with the normally allowed building heights and coverage limits, may make the neighborhood feel very tight in comparison with existing areas. [Planning Commission] Team response: Yes, some of the low-density areas will feel more like Old Town, for example, than the 1960's Laguna Lake neighborhood The plan will set standards so the development next door to existing El Camino Estates houses will have the same character as El Camino Estates. 27. Even with smaller lots, we should consider making them wider but not as deep. [Planning Commission] Team response: We will propose having a range of lot widths in some areas, but compactness and walkability may require narrower lots than in most recent single- family subdivisioru 28. For the street character to be successful, there must be enough space --maybe more than shown— for trees along the parkways. [Planning Commission] Team response. The planting space requirements of the appropriate tree species will be checked, and the planters and tree wells designed accordingly. 29. It would be ideal to have transit stops located within 10 minutes walking distance or 1/8th mile, whichever is less, of houses and businesses (ref. p. 18, item 6.1.4.c). [Transit Manager] Team response: Agree, but this ideal will be hard to achieve given the extent of the planned neighborhood and the anticipated City route network The City may have to provide smaller busses on more routes to achieve the 118th-mile standard, or more strictly limit new development to transit corridors 30. Bus pullouts should be provided whenever anticipated traffic volumes warrant, and passenger shelters should be provided at all but lightly used stops. [Transit Manager] Team response: Agree. 31. If the plan designates bus stops, there should be a note that they may be revised in response to better information about traffic flows and bus routes at the time of development (ref. Exhibit E-14). [Transit Manager] Team response: Agree. 32. There should be more pleasant routes for trails than under the high-voltage power lines. [Planning Commission] Team response. Since the power line easement is available for trails, they should be provided; other proposed trails will allow alternate routes. 33. The ground-floor spaces in the high-density housing area should be designed to accommodate businesses or dwellings, including handicap access requirements. [Planning Commission] Team response. Agree. 34. If the alleys are to be used by trash trucks or fire trucks, intersection comers will need adequate turning radii. [Planning Commission] Team response. Agree. 35. There should be a path connecting the new housing to the Williams Brothers store. [Citizen] Team response. Agree A path near Acacia Creek may lead to a crosswalk at � — l Broad Street, at the intersection with Capitolio, which is to have a signal 36. What will be the sequence of development? Will it start at both ends at once (Broad Street and South Higuera Street)? [Citizen] Tenm response. Phasing has not been worked out yet. Development probably would start at the western end of the planning area - 37. Street design details. [All City Engineer] A. Detached sidewalks on primary and secondary local streets should be four feet wide (not five feet), with six-foot parkways, which are better for street trees. B. Prado Road "break-down" lanes should instead be called "shoulders." C. Caltrans proposes widening Broad Street by 10 feet to accommodate six lanes, a median, and wider parkways. D. If Prado Road becomes Route 227, it may need wider lanes adjacent to medians, widening the right-of-way, and/or reducing median width. Caltrans has not allowed trees within medians. E. Use and design of "hillside local streets" should be determined by "Subdivision Regulations," not "Engineering Specifications." Team response: All noted 38. Standards for street and alley lighting should be included. The City has a street lighting standard, but it may not be appropriate for alleys. [City Engineer] Team response: Noted 39. The concepts are interesting but there are some discrepancies between various exhibits which must be resolved to avoid future misunderstandings. [City Engineer] Team response: Noted Impacts on neighbors (in addition to those listed elsewhere). 40. The yards of some existing houses in El Camino Estates are lower than the existing ground surface in the proposed development area. New houses may block views of the hills. Even if the new houses don't block views or look into back yards, existing residents would need a 12-foot tall wall for backyard privacy. [Citizen] Team response: We will propose height and setback standards so overlook and privacy relationships between the existing and new development will be the same as �-10 between typical existing houses in El Camino Estates. We will check ground elevations and plan grading so the difference in levels can be minimized, consistent with good drainage. 41. Will the proposed development make it more likely for Rancho San Luis mobile home park to be replaced by another type of development? [Citizen] Team response: Probably not. The new development would not necessarily make the land more or less valuable, nor would it lead to incompatible neighboring uses. Change to a nonresidential use would require a rezoning. Change to another type of residential development (apartments or condominiums, for example) would require deliberate approvals by the City; however, the City has limited authority to mandate continued use as a mobile home park Cooperative ownership by tenants is probably the best long-term security. 42. Irrigating this area (parks and yards) may increase soil saturation or groundwater levels, causing petroleum contamination of the Union Oil Tank Farm area soils to move south and west. [City Engineer] Team response: This is a concern which will be addressed in the EIR and through further work with the Regional Water Quality Control Board Q12en space 43. The desired community character depends on not making exceptions to the development limit line. [Planning Commission] Team response: Agree. Any "adjustments" upward or downward when subdivisions are approved would be minor and dependent on specific topographic features. It may be preferable to survey and stake the development limit line before the specific plan is adopted, to avoid misunderstanding. 44. The area shown as public open space may in fact be unavailable for public access if its edges are lined with houses. Some or all of the hillside street should be open to the hillside open space. [Planning Commission] Team response: Along the hillside street, the hill will be accessible and open to view at: the western, riparian habitat protection site; the elementary school; the intersection of the linear (power line) open space and the hillside. It will also be visible and accessible from the community park Wildlife habitat 45. What does the state Department of Fish and Game (DFG) say about the swales running through the northwest part of the site? [Planning Commission] Team response: Since the Planning Commission meeting, we have asked DFG to comment on this aspect of the plan. A local DFG representative has said: All six creeks on the property are flowing after recent rains. Heavy grazing has eliminated riparian plants that must have grown along them at one time. Such creeks are important for several wildlife species, even if they do not support fish. Even small corridors with plants are important for wildlife needing to move through largely developed areas. - Culverting these creeks should be avoided wherever possible. Riparian plants should be restored along all creeks. Development should be set back at least 20 feet, preferably more. While small creeks may appear to be expendable, we cannot afford to continue losing them. Detention basins should have riparian plants, so they can serve also as wildlife habitat. Botanical surveys are needed to identify sensitive species, which should be avoided by development. A site visit with DFG staff is scheduled for March 12. We will provide an oral update based on that visit. The planning team will reevaluate the concept plan, considering DFG comments. While connections of new streets to existing streets will remain as proposed (requiring extensions of some existing culverts) the proposed street alignments, schematic lot layout, and possibly some existing channel alignments will be adjusted to minimize additional culverts. Channels in existing or adjusted alignments will generally have natural soil or rock sides and bottoms, and native riparian plants will be restored To solve the drainage problems noted above, it may be necessary to divert flood flows from some creeks to drain pipes, leaving non-peak flows in the natural channels. Also, it may be necessary to intercept some of the hillside drainage which now contributes to certain creek Bows and divert the water to pipes or to channels different from those it seeks now. - Considering all wildlife we anticipate that the project will• Reduce the populations or species which are dependent primarily on open grassland, since most of that area will be built on. Not change or somewhat benefit the populations or species which are dependent primarily on the hill/serpentine rock, since that area will be kept open and grazing probably will be reduced Benefit the populations or species which are dependent primarily on creeks I- �a and other wetlands, since they will be restored and protected from erosion and contamination by livestock- Public ivestockPublic services - water and sewer 46. Don't give water to this project until the City has enough-water for those who live here now. [Citizens] Team response. The general plan says the City must have enough reliable water supply to meet the normal demands of all existing and potential development within the City, plus any major expansion area to be developed 47. Plans for reclaimed water use in this area must fit with the citywide program. [Planning Commission] Team response: Yes, they are being coordinated with the Utility Department's proposal. 48. The proposed approach to sewer service is generally not acceptable. The City is trying to eliminate lift stations and avoid adding new ones. A gravity sewer along Tank Farm Road is being considered to serve this area. [Utilities Department] Team response. The sewer service scheme will be revised as needed to fit City plans for the area. 49. Additional sewage flows must be handled so they don't cause back-ups into existing houses. [Citizens] Team response: Agree. 50. Water supply and wastewater treatment demands of the proposed Martinelli business park should be included. [City Engineer] Team response: Agree. 51. Proposed manholes ("maintenance holes") are not adequate; delete them entirely - until final design. [City Engineer] Team response. Agree. Public services - fire and police 52. Based on a resident population of about 2,700, annual calls for service will increase by about 170. [City police and fire] Team response: Noted I r13 53. This area is close to airport flight paths. A downed aircraft would strain emergency response capability. It would be desirable to have a cache of emergency supplies (MASH casualty packs, back boards) within the area, possibly at the school site. Team response: Noted We will discuss details with emergency services and the school district. Public services - solid waste 54. How will this project affect landfill capacity? [Planning Commission] Team response. At any given level of recycling, more people living within the land fills'service area will cause its capacity to be used sooner. We favor addressing source reduction and recycling through citywide and countywide efforts, which is happening. We don't see a need for separate solid waste features within this specific plan Financing 55. The specific plan should address reimbursement for the traffic signal at South Higuera Street and Margarita Avenue and a proposed signal at Broad Street and Industrial Way/Prado Road. [City Engineer] Team response. Noted Eneraw conservation 56. The specific plan should include policies and standards for solar energy use, consistent with the Energy Element. [Planning Commission] Team response. Agree. gmD: MARG-COM.WP _ I - II i 111►i11 iiia Ohl ii!j�i........... iil jll�i i,, io san WIS OBISPO DEPARTMENT Post Office Box 1328— San Luis Obispo, CA 93406.1328— 805/5497310 TO: Glenn Matteson, Associate Planner RECEIVED FROM: James M. Gardiner, Chief of Police''- "� MAR 0 3 IW2 c U&mSAN' S g � Mr DATE: February 27, 1992 SUBJECT: MARGARITA AREA CONCEPT PLAN Thank you for the opportunity to review the concept plan. After review by our staff,we would offer the following comments and observations. Circulation For our Department, the circulation patterns and emergency response considerations should provide adequate access for our vehicles. Housint Mix While the mix of housing types has its merits, it will create more calls for service than a single type development. Somewhat less clear is the impact of the proposed commercial uses. The overall mix seems to indicate an equally diverse population. We can anticipate similar problems to those we are currently experiencing with the mix in R-1 & R-2 zones. These would primarily include noise complaints, minor crimes, and parking problems. Use of Alleys Based on this plan, it appears that alleys will not be wide enough to allow for emergency fire access and parking. As parking will be prohibited, we will have to deal with violations and possibly towing. From a crime prevention perspective, alleys are out of sight from normal street traffic. This will make normal patrol more difficult. Also with alleys directly adjacent to garages, we can expect an increase in thefts from unlocked garages. Personnel Requirements Again,while plans are in a very preliminary stage, projections at build out are for ah increase on approximately 2,700 residents in the area. This does not include any traffic generated by any of the commercial uses. This reflects an increase of 6.35% over current population. Because of the mix of uses, we would anticipate that this would mean at least a similar increase in calls for service. _ I-IS MARGARITA AREA CONCEPT PLAN Page 2 February 27, 1992 In order to maintain the same levels of service and response time, the Department believes that this will mean a necessary increase of 4 sworn officers and one non- sworn position, most probably in the Records section. These increases would have the following financial impacts in 1992 dollars: Annual Personnel Costs: 4 Sworn Officers = $2259000 1 Non-sworn = $ 25,000 Total $250,000 Initial Equipment Costs: 4 Sworn Officers = $ 12,000 1 Non-sworn = $ 500 Total $ 12,500 Recurring Capital Cost- 1 Patrol unit = $ 15,000 Conclusion The development has some exciting possibilities. It will also generate its fair share of demands for police services. Based on the concepts of policy 4.1.6., note 1 under 7.0, and policy 7.6.1, the Department recommends that annual budget augmentations include these staffing levels and equipment. As the scope and development of the project becomes more defined, these recommendations may be changed either up or down. In either case, we believe that these resources must keep pace with the development. 1-1(0 I(rr I� ��'1 �h '3.�r�'N-L lc��1RT.�`..f,�lp3nky 'r!`� l.•4I� � i^� l,� i k�,i y..+l w I \,•� � c i v. l;�i I'�� � r47�3�!L.SI��+L�.7+Irr F� � \\,� y Id �\. ��If a✓r�� � ..yy��3 2 1�rI �����yy.{j���] �-1 plf .lka■�i't '�`�t"n�.j�L�J_ �n 1 i� _ u' r �� l�•r � ��( t �� $�11 (dry }i,s- 7 �Fv r..� 1�'t i! l.♦ � ^��Li�� �1�'Z•�I��',\`\p�w ,�' 1'I .4'�..,(`���,ry�W , � C�. � � �'; –�.Ay .■ �—.r`., r�,� �� '"Ir. trlLvl:!ST��. � �, !■�1� ! ti ',1��a �r 'W/!P `~, .W, /- �11 ;■yam' � 'rV ♦ 11-. � ��� \�� � �'�� `���S- ~.i i �:> - f a ! t r r ::.�w'..r.{.y'R , a 1 ^'� T� 4 ��L11■3•�IV',+ `l n\\ ?Jl�.a� r I 1�� Z.y�d. �.�y' .`..t. � �. ♦ �`: � rel` 1:.-,%F ��'AfI 1�� 511]'1{,'j�r^�1 / - J �♦� V. '/ �� \ � . -r+dln 1 /I-sa ■ 1 "..� :ul�� I-/.� o%'t�i.r; IL 4121 . ; 1. '..- ���! rr+ `�� r� 11 ,4 ?11 � `\ _ ^�• y \\�. I I I40 d , I • 1 MARGARITA AREA CONCEPT PLAN ' TABLE OF CONTENTS Page 1.0 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 ' 2.0 Concept Plan Introduction and Overview . . . . . . . . . . . . . . . . . . . . . . . . . 3 3.0 Concept Plan Issues, Opportunities, and Constraints . . . . . . . . . . . . . . . . . 4 ' 3.1 Circulation and Transportation Issues ' 3.2 Land Uses 3.3 Recreation, Open Space, and Parks 3.4 Public Facilities and Infrastructure ' 3.5 Noise and Airport Influence 3.6 Drainage 3.7 Visual and Aesthetic Concerns ' 3.8 Financing 3.9 Phasing and Growth Management ' 4.0 Concept Plan Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 4.1 Policies 5.0 Housing Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 ' 5.1 Housing Policies ' 6.0 Circulation Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 6.1 Circulation Policies 7.0 Public Services and Utilities Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19 ' 7.1 Water Supply and Distribution Policies 7.2 Wastewater Collection and Treatment Policies 7.3 Storm Water Drainage and Detention Policies 7.4 Fire Protection Policies 7.5 Solid Waste, Recycling, and Utilities Policies 7.6 Police Protection Policies 7.7 Schools / Education Policies ' 8.0 Growth Phasing Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 ' MARGARITA AREA CONCEPT PLAN ' LIST OF EXIIBITS ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Exhibit # Regional Location Map E-1 Concept Plan Contextual Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-2 ' Slope Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-3 Hydrology Map . . E-4 SodsMap . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-5 Ownership, Easements, and Major Utilities . . . . . . . . . . . . . . . . . . . . . . E-6 Existing City Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-7 City General Plan Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-8 ' County Land Use and Airport Map . . . . . . . . . . . . . . . . . . . . . . . . . . . E-9 Noise Contours Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-10 Planning Area Map . . . . . . . ' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-11 Concept Plan Land Use Map E-12 Parks, Open Space, and Trails Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . E-13 Circulation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-14 Circulation Street Sections E-15 - E-18 Conceptual Water Distribution Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . E-19 1 Conceptual Sanitary Sewer . . . . . . . . . . . . E-20 . . . . . . . . . . . Conceptual Wastewater Reclamation Plan .'. . . . . . . E-21 Conceptual Storm Drainage and Detention Plan . . . . . . . . . . . . . . . . . . E-22 Existing Drainage Basins . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-23 Illustrated Exhibits Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IE-1 Site Plan Concept . . . . . . . . . . . . . . . . . . . . . . . . . . • - - • • • - . . . . . . IE-2 Section / Elevation IR-3 Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IE-4 1 Perspective. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IE-5 Oblique . IE-6 Single Family Axonometric . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . IE-7 1 Multi-Family Axonometric . . . . . . . . . . . . . . . . . . . . . . . . . . . o . . . . . • IE-8 Airport Area Specific Plan • IE-9 ' Tables Land Use Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T-1 Allowable Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T-2 Utility Demand Table . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T-3 1 t 1.0 INTRODUCTION This concept plan presents a vision for meeting community desires, through preserving open space and developing other land within the 430-acre Margarita Specific Plan Area (Fig --). This vision may be refined over the next year or so as the City's general plan Land Use Element update and the specific plan proceed through public hearings to adoption. This report is meant to help provide a project ' description for an environmental impact report (EIR) on the general plan update and for any supplemental EIR that may be needed for the specific plan itself. The specific plan area is outside the city limits; annexation will be an early step in its ' development. However, construction will not begin until the City has enough water for all customers inside the city limits, plus the new area to be developed. The neighborhood envisioned now would include several features of small towns or city neighborhoods developed during World War H era, aiming for affordability, compactness, and variety, while avoiding dominance by cars: ♦ A village green, flanked by small stores and a church; 1 ♦ Detached houses on a range of lot sizes; ' ♦ A neighborhood park and elementary school; ♦ Open hills, with hiking trails; ' ♦ A community park; ♦ Attached dwellings with "old town" character, including some with small businesses on the ground floor and living quarters above. ' ♦ A business park similar to Higuera Commerce Park is proposed for the southwest corner of the area. 1 The specific plan will lay out areas for different types of development, set standards for various kinds of streets and paths, and indicate major water, sewer, and storm ' drainage pipes. A key feature will be using reclaimed water to irrigate school grounds, parks, and some roadside landscaping. The northern one-third of the site is the southern facing slopes of the South Street Hills, while the southern two-thirds of the area is relatively level, undulating lands stretching from Broad Street (Highway 227) on the east to the ends of Margarita ' Avenue and Prado Road on the west. Small groups of trees grow on the western portion of the site, close to existing or former ranch house sites. Large concentrations of trees and brush occur in the east, along Acacia Creek. Significant ' features of the site include: 1 A. The South Street Hills, a backdrop to the developable area. , B. Acacia Creek, located along the eastern boundary of the plan area adjacent to Broad Street (Highway 227)- C. A tallow rendering plant in the northeast comer of the business park site. D. The Garcia Ranch compound on the small knoll near the middle of the area, the Bruegelli residence located off Broad Street adjacent to Acacia Creek, and another ranch residence in the western part of the site. E. An 80 foot wide PG&E power line easement running east-west in the middle ' of the area. F. Several drainage swales running southerly from the base of the South Street Hills and dispersing into the level, alluvial soils. G. A quarried hill with steep slopes at the southeastern boundary of the planning area. 1 1 r ' SPS E LOCATION MAP ' J✓. �'`�a'ya 1 �� ^' �'' "',\• 1 - _ _ .+n `•' -- SAN LUIS OBISPO v l lzll .... ��' \�^\V; � 3 Tn �• ' �` +�O"yy� d. d-• 1 I L 2 Ijll��y J a1^ PY-o • Ct Site 101 /\ / I.a. 411Y •rl � • QnT4 IYIY 11010 TANK IaRY t /y • , — r SAN LUIS OBISPO C.OUN17�f�.n I p AIRPORT r ) .'/ . aro. Ir my Local oe ro � �, `.,+ •, � ., I�,. ...oma \' 77 — - —^- O ISP.0 ARMS As R a►..rww.ut. � a' .\ �l� dl axs+ :Him.: ..�. •. a r t-"" nay RaQ fes' !• .'F•F/ RROTO� r b ORANDI ' ` OCF•f.Y n n.l .�G`�� Regional orf a Margarita Area Concept Plan City of San Luis Obispo, California, USA. ' SITE CONTEXT MAP 1 0p ` S D o q ' I <� o 0 4TS e ` �p \ e B.. a 0 Power. 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' PARCEL D: o APN:76.341-I1 20.0 ACRES SIERRA GARDENS OF i�. c UI' p SAN LUIS OBISPO,LTD. J ' PARCEL E: APN:76.341.04 a ' t 13.0 ACRES �� Q J/ , r, � • 6. ',, O� 1 LJ.MARTINELLI TR ETAL V ' PARCEL F: '~ • d • �\ APN:m6-391-04 ; V •�••• ; . �, 157.95 ACRES � •• •• DOLLY GARCIA ETAL I ' J3Q 0 •••�• �% Ir_ � - ... a . • .. ' PARCEL G: . `� •• ••• :•• / 7 o 1 IREBRUGFJI7IJ 7R.ETAL � f. O f� PARCEL H: �j / • 5 _ • ••i APN:m6-391-06 ' -, � h� ••� ' zL A[RFC a - T.T. parcel F 2-05 . CPJY OF / areal G Tf Co � ,-' o 0 ' �♦ SAN LUIS OBISPO ••••.••• EASEMENT PARCEL CITY Li VM BOUNDARY ' SBOUNDARY PECIFIC PLAN EASEMENT I' vim' I.D.TAG ' SOURCES: SAN LUIS OBISPO COUNTY ASSESSOR FLEMMING SURVEYS t Margarita Area Concept Plan City of San Luis Obispo, California,' USA_ • 6ol 10 MIN 11p111�■ \ o UN . � r ` r w d � • i •r � 1 • : • i • it 0i • • 1, MY som F�I}'r ♦• • :< ••• t O••s •••1 •• it 114,'.•.•... �!` ',•••.,....,•.•v ,r q �. I�.❖.•.,.,.{ .rhe ,� •.� q �- `.:�:.%,.;•,.••.�•.•••;.:.`. 1. r••.• •. 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AIRPORT OPERATIONS 1 4 2. CLEAR ZONES II 16 : 3. APPROACH AND CLIMBOUT e / 4. HIGH NOISE&SAFETY IMPACT 5. MODERATE NOISE&SAFETY IMPACT LOW NOISE&SAFETY IMPACT O Y \ Grp II u o tea" a o ••::: (i �, o •.: •.....:.':; �• •:� ^ ^�rim /��. , � I • .. :•:. . .., •• •...•• •• ^A A h •.• .. 0 0 .....•• •. ... .. : - �- - : •• ::: •.. ..1.111 ^ISA��•• A _n ^^ T— 1..•..• 1 �•�h_ a. ..:. ... 1 ..... .... . ._: . .. . .. .. ..:. ....... . .. . . ......... ...... ..:. .... . . ... .... .......... . . . ... ..... ....... \ � :. .$'X1 .. ............ .. .... .... ... .... .:y � . ... . ., .. . :. .... ..... ..... .. .. . . . .. .... .. . ...... .. .... . .. .. . .... ...:`.. . ... ...... ... . ... .. . ..... .:i :... ... .�4_. ..J .... ... .... .... X. 1.:::•.• • :-: •1 1 •Y • .:.. .•.•.. ..1• .Y 1.• ••Y ..... •. •.. •. • . • •• .• ...... ..... ••.. •..Y • • ••.•:.Iz 0 1:: •.• .. 1 • :. :. .....\:1•:: me RURALS�% AGRICULTURE ��� SAN LUIS OBISPO ' RESIDENTIAL r' CITY LIMITS 4 FAUMILYN SINGLE SPECrFIC':. INDUSTRIAL i BOUNDARY ' SOURCE: SAN LUIS OBISPO COUNTY LAND USE ELEMENT AIRPORT AREA BOUNDARY 1 i Margarita Area Concept Plan Cl ty of San Luis Obispo, California, USA. � lk MIA t♦ I PAIN Ink, WK INN ,� .: . r .OWNS Fit gyp\ \ • 1 r ` /�® � _ Jird:-i�®io,e � ♦. • • '' ••• • 71 • • 71 • 71 71 171 ' 10 CONCEPT PLAN OVERVIEW ' The Margarita Planning Area lies adjacent to urban development in the City. Access to the plan area is provided by Margarita Avenue extending east from South Higuera Street. ' This plan tries to create a comfortable neighborhood where an elementary school, convenience shopping, parks and bus stops are within walling distance of residences, ' and where open space remains a part of the environment. To further enhance this concept, auto-dominance of the streets will be lessened by providing alleys with garage access to the rear of the detached single family lots or through greater setbacks to garages using common driveways where feasible, allowing the street character to be set by the dwellings and their yards. ' Open space is a key element for the appearance and walkability of the neighborhood. There will be neighborhood greens connected with a linear park, the elementary school, and the hillside. Trails will link the plan area recreational spaces to each other and to recreational facilities in other parts of the City. ' Prado Road will be the primary traffic route. It will be a boulevard-like arterial, with an urban-style street character, and ample trees. The high density residential buildings will be designed to look and function like 'brownstones" and will ' accommodate a mix of dwellings above small, ground-floor businesses operated by the occupants. Residential will be the predominate use with limited commercial occupying the ground floor only. Buildings along Prado Road would mitigate noise ' impacts on the lower density dwellings north of Prado Road.' Local streets would form a grid, to diffuse local traffic throughout the neighborhood, minimizing the ' need for collector streets that may conflict with the intended quiet residential neighborhood. 1 3.0 CONCEPT PLAN ISSUES OPPORTUNITIES. AND CONSTRAINTSt During 1990 and 1991, many planning-area opportunities and constraints were ' identified through: ♦ Research by planners employed by the property owners; 1 ♦ Discussions between those planners and city staff; ♦ Study sessions by the City Planning Commission and the City Council; t ♦ Neighborhood workshops. ' Some topics were investigated sufficiently to allow preliminary proposals for basic land-use and circulation features; others will require more work as the EIR is ' prepared and public hearings are held. Most of the issues are also concerns of the general plan Land Use Element update, which is proceeding slightly ahead of the ' specific plan effort. The following issues were identified and will be addressed as the specific plan ' evolves from concept to adopted document. 1. What should the planning area boundaries be? ' 2. How much of the planning area should be available for urban development, , and how much for open space and rural uses, considering the desired ultimate capacity of the city and factors such as airport compatibility? 3. What should be the capacities for residential vs. commercial and industrial ' uses, considering the desired relationship betwecn additional housing opportunities and additional employment opportunities? ' 3.1 Circulation and Transportation Issues , 1. What are the best alignment and form for a road to link South Higuera Street with Broad Street? ' 2. How can Margarita Avenue provide convenient access for nearby residents, without becoming a primary route through the ' neighborhood? 3. What is a fair share contribution to paying for major off-site road changes needed for the project, such as a full interchange at Prado Road and Highwav 101, and how much development can occur before 4 ' the changes are made? 4. How can trails and bike paths connect with nearby parks, shopping centers, and industrial developments? What are the best bus routes and locations for stops, balancing convenient access with reasonable trip times? ' Should existing local streets be extended into the area? 3.2 Land Uses ' 1. What is a desirable range of housing types, costs, and densities? 2. How can the Neighborhood foster contact among its occupants and create a sense of place?. ' 3. Where are the most sensitive natural habitats, which should be protected even though most surrounding areas will be developed? ' 4. What rules for development next door to existing houses are needed to protect current residents' privacy and significant views? ' 5. What commercial uses are appropriate, and where should they be located? ' 33 Recreation Open Space, and Parks t1. Should there be exceptions to the prohibition of development above the hillside planning limit line; can the line be adjusted? ' 2. How can the neighborhood park be designed to serve the whole area without becoming a major destination for people from outside the neighborhood? 3.4 Public Facilities and Infrastructure ' 1. Should there be an elementary school, and if so, where? ' 3.5 Noise and Airport Influence 1. Can urban uses be consistent with the Airport Land Use Plan?. 1 5 1 3.6 Drainage 1. How can the project help reduce rather than increase flooding problems for existing development? 2. How can storm water detention facilities accommodate recreational ' amenities? 3.7 Visual and Aesthetic Concerns , 1. How can design rules or examples produce the desired character, considering economic changes which may occur over the development , period? 3.8 Financing ' 1. How can the needed public facilities be paid for without burdening existing tax payers? ' 3.9 Phasing and Growth Management , 1. How can the rate of development in this area be made consistent with city-wide growth objectives,while allowing enough construction to fund ' major initial costs? 1 1 6 1 ' 4.0 CONCEPT PLAN GOALS ' The Margarita Area Concept Plan has been prepared to implement the goals and objectives of the San Luis Obispo General Plan, in response to the issues presented in Section 3.0. ' The following are the Concept Plan Goals: f1. Integrate residential,neighborhood commercial,recreational,and educational uses. ' 2 Provide walking and bus-riding opportunities. ' 3. Create a land use pattern which is compatible with surrounding land uses and provides for an effective transition between urban and rural land uses. 4. Provide housing which meets the needs and desires of a range of consumers by offering a variety of housing types and densities, emphasizing modest size dwellings. 5. Develop roads, walkways, and trails which meet the goals and objectives of the San Luis Obispo Circulation Element. ' 6. Provide natural and modified open space throughout the planning area, to create scenic and environmentally sensitive living areas. 4.1 Policies ' 4.1.1 No building construction can begin until water supply and treatment, and sewage collection and treatment needs can be met for the annexation area. 4.1.2 The land use maps accompanying this text prescribe the type, intensity, and distribution of land uses. The general location and pattern of arterial and collector streets within the plan area shall comply with the circulation map. The network of local streets and specific road and trail alignments shall be subject to approval of the City through development plans. 4.1.3 A grid circulation pattern (Exhibit IE-2) provides for the dispersion of local traffic throughout the plan area, rather than concentrating it on a few collector streets. Where the grid street pattern abuts the development limit line, development and local streets shall be sensitive to hillside slopes and natural drainage features. 7 i 1 4.1.4 The habitat and aesthetic qualities of the hillside area and riparian ' corridor along Acacia Creek shall be protected. 4.1.5 Land use designations and design standards will avoid conflicts with t the San Luis Obispo Airport, so its operations can continue. 4.1.6 Costs of public improvements and facilities required to support development in the plan area, including off-site improvements reasonably connected to development in the plan area, shall be fully funded by such development. The property owners and the City may use a development agreement or other means to assure that those who benefit from the construction of public facilities and the maintenance ' of public services pay only their fair share, and that those making initial investments beyond their degree of benefit will be reimbursed by those who benefit later. , 4.1.7 Blocks designated for high density residential development, adjacent to Prado Road, should accommodate small, ground-floor businesses whose operators or employees live in the associated dwellings above. High density uses shall be developed following the plan standards ' created by area policies allowing home occupation, limited home business office uses, or limited commercial uses. Proposed uses may be approved with conditions subject to the Administrative Use Permit ' review process except where Planning Commission review/approval is required. Uses will be allowed by right or conditionally, as shown in Table T-2. 4.1.8 Commercial development shall be limited to those areas designated as business park, neighborhood commercial, high density residential, ' and recreation commercial. Allowable uses are identified in Table T- 4.1.9 Recreation commercial may accommodate affordable overnight facilities (such as recreational vehicle park,tent camping,youth hostel), including minor retail sales for the convenience of travelers, commercial sports (such as miniature golf or skate-board parks), or a fire station if one is needed to serve the general area, and the City determines this location is preferred over a consolidated station at the airport. 4.1.10 The neighborhood park shown in Exhibit E-13 will include facilities i consistent with the City Parks and Recreation Element. In addition, this neighborhood park should contain a multi-use community center and day care facility. ti i 4.1.11 Recreational open space shall include a neighborhood park adjacent to the school site, a community park east of the residential ' development, and a community park for day use only south of the high-density residential area. 4.1.12 All drainage detention areas shall be designed to accommodate recreational uses. 4.1.13 Bicycle paths shall link residential areas to present and proposed circulation routes, commercial areas, recreational spaces, and the school site. ' 4.1.14 Pedestrian trails shall be provided, as generally shown in Exhibit E- 13, to link the specific plan development to the South Street Hills ' open space area, Prado Road, Broad Street, and Margarita Avenue. 4.1.15 Development will not occur above the development limit line shown in the City's Hillside Planning maps, and shown approximately in Exhibit E-2. As the specific plan area is subdivided, the development ' limit line may be adjusted where justified by site-specific conditions and where development will: a. Avoid slopes over 25% b. Provide effective emergency access from a City street C. Be on geologically stable slopes d. Have adequate water supply for domestic use and fire suppression 1 e. Not be located in a high fire hazard area f Avoid significant visual impacts ' 4.1.16 The specific plan shall delineate the development limit line, indicating its relationship to proposed development Subsequent tract maps will ' precisely locate the development limit line. 4.1.17 The school site should be bordered by public streets or open space, ' rather than private residential yards. 4.1.18 The area will.accommodate not fewer than 950 nor more than 1,120 ' dwellings. This maximum number of dwellings reflects all transfers of development potential from areas to remain open and all density ' bonuses for affordable housing. 9 1 4.1.19 Residential densities expressed in gross acres include the development 1 parcels as well as local streets. 4.1.20 Low-density residential development means single-family detached ' houses at 4 to 7 dwellings per gross acre, translating to minimum lot sizes of 4,000 to 6,000 square feet in the level areas and 5,000 to 8,000 square-feet along the toe of the hills. , 4.1.21 Medium-density residential development means single-family houses (attached or detached) or townhouses, at 7 to 12 dwellings per gross acre. Los sizes range from 3,500 to 4,000 square-feet. 4.1.22 Medium-high-density residential development means townhouses at 12 ' to 18 dwellings per acre. 4.1.23 High-density residential development means apartments or row houses, , with ground-floor businesses (each not exceeding about 2,000 square- feet), at 18 to 24 dwellings per acre. t 4.1.24 Two sites, each able to accommodate about 20 dwellings, will be reserved for purchase by the City Housing Authority. ' 4.1.25 Ten net acres will be designated for an elementary school site. , 4.1.26 The hillside open space as shown on Exhibit E-13 will be dedicated in fee to the City. ' 4.1.27 A pedestrian trail system will be provided through the open space areas, as shown in Exhibit E-13. ' 4.1.28 Two areas, each with approximately one acre of neighborhood commercial land, will be located one block north of Prado Road, as ' shown on the land use plan and Exhibits E-12, IE-2, and IE-6. Development of these small-scale neighborhood centers will include the following elements: ' a. A green or commons between two half-acre commercial nodes. b. Little or no off-street parking. , C. A mix of neighborhood-serving commercial uses (such as local grocery-deli, laundromat, video rentals, day care facilities.) ' d. Apartments above the ground floor commercial uses. 4.1.29 An open space corridor shall be created for the 80' wide PG&E , easement across the middle part of the plan area. The corridor shall be landscaped. Pedestrian and bicycle paths will be provided within 10 the easement linking the existing Margarita Avenue neighborhoods with a neighborhood park, the South Street Hills open space, and the ' elementary school, as shown in Exhibit E-13. 4.1.30 The roadway, sidewalks, landscaping, and facing buildings on each block should provide a comfortable, interesting place to walk. Features which will help do so include parkways between the curb and the sidewalk, street trees, buildings with ground-floor windows, ' porches, and setbacks generally not exceeding 20 feet and not used for parking. In high-density residential and neighborhood commercial ' areas, buildings should be close to or at the sidewalk. Textured building materials and variety of details, planter boxes, benches, and well crafted signs will make the street a desirable place for.residents ' and visitors to socialize. 4.1.31 Prado Road shall be improved to arterial standards as specified in ' Exhibits E-14 through E-16. Access points shall be provided from Prado Road, providing connections to internal local streets as shown in Exhibit E-14. 4.132 All other public roads constructed shall meet local street standards specified in Exhibits E-14 through E-18. 4.1.33 A community/district park shall be located along Acacia Creek as ' shown on the land use map, Exhibit E-12, to buffer residential development in the western portion of the Planning Area from Broad Street. Facilities appropriate for such a park may include: lighted tennis courts, lighted softball fields, indoor gym and exercise facility, tot play area, picnic area, bicycle and pedestrian trails, exercise course, volley ball courts, basketball, horse shoes, shuffle board, lawn bowling, ' and general use sports fields. 4.1.34 Land for a day use recreation area south of Prado Road as shown on the land use map, Exhibit E-12, shall be provided, expanding the availability of soccer/softball fields in the City. Sports fields in this location shall be unlighted and are intended for day use only. This recreation area shall also be used as a detention facility as described in Section 7.0 and shown in Exhibit 23. ' 4.1.35 Approximately five acres of land located north of Prado Road between Acacia Creek and Broad Street, as shown on Exhibit E-12 designated as recreation may include any of the following uses: Recreational vehicle and tent campground; minor retail sales for the convenience of travelers: bed and breakfast inn; residential care facility; nursery ' school/day care, skating rink, natural history museum, indoor swimming 11 pool, church, convalescent hospital, bowling alley, athletic .game fieWcouits, fire station. 41.36 :Approximately 60 acres located south, of.Prado Road occupying the land where the San Luis Tallow Worksis shall be designated for business park uses as shown on &Mbit E-12. 1 i 12 1 ' 5.0 HOUSING GOALS ' A primary objective of the Margarita Area Plan is to provide for a variety of modest housing. The land use pattern is intended to provide moderately priced housing. In addition to this general orientation towards moderate housing, the following ' housing policies address affordable housing as described in State guidelines. 1. Provide for market rate housing in a variety of types. ' 2. Provide affordable housing in which cost is related to income of residents ' rather than market prices alone. 3. Affordable housing will include attached and detached units, and provide for ' both owner and renter occupants. The following percentage of affordable housing out of total housing represents a range to be considered. The precise number of affordable housing units will be.based upon the results of a financial analysis prepared by the City, considering the full range of ' developer's costs and revenues. ' PERCENTAGE OF TYPE OF APPROXMUTE ' TOTAL UNITS AFFORDABLE HOUSING # OF UMTS 5 - 10% Low Income 56 - 112 1 (50-80% of the County medium income Housing Types • Apartments, housing authority sites ' 10 - 20% Moderate Income 112 - 224 (80-120% of the County medium income 1 Housing Types • Apartments, townhomes, single family detached on small lots. 15 - 3001,o 168 - 336 ' 13 5.1 Housing Policies 5.1.1 The City or Housing Authority shall be given the right of first refusal to purchase at market value land adequate to construct 40 units within the specific plan area. No less than two sites shall be included within the specific plan area. , 5.1.2 Group housing as specified in the General Plan, including housing for handicapped people, transitional care or residential treatment homes, , or elderly board and care homes, is allowed in the medium density, medium-high density, or high density areas in the Specific Plan as shown in Exhibit E-12. , 5.13 Each phase must have provided its share of affordable dwellings, or paid in-lieu fees, before development of the next phase can begin. ' 5.1.4 Rather than actually constructing dwellings affordable to low-income and moderate-income residents, developers may pay fees which would , allow the City Housing Authority to develop an equivalent number of affordable dwellings. 5.1.5 Part of the moderate income housing component may be projects in ' which owner-occupants invest their labor to reduce cash costs. All , such self-help housing shall conform with the standards of the Specific Plan. 5.1.6 Group housing may be located in medium density, medium-high density, and high density residential areas and may provide for handicapped, elderly, transitional care, or boarding houses. , 5.1.7 Any in-'.?eu . affordable housing fees charged to nonresidential development shall not apply to the small neighborhood commercial ' centers or the commercial uses associated with high-density residential areas. Any such fees will apply to the business park. 1 14 �� � � 1•� t wl I ��iil�l� All � �11��V�� � i `SA Lt, �7ti.;Sita `� \\ , Amok two loollabil"w \1�1 \\\ 0 A00, • . . . - , E-11. i RM . . 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('.UMMUN I Y PARK r•;`;., South Street VEI(iHROItll(1OI)PARK �. = Hills Trail HILLSIDI:OI?L-ti SPACE PRC-.SE:RVb. r... ^ �^ Y+t'�` �`•�- � CLASS i BIKE &PEDESTRIAN TRAIL SYSTEM NOTE:REFER TO EXHIBIT E-14 r3 K FOR CIRCULATION SYSTEM Acacla Creek Trail xs "� � .. � ❑: iia.. ` _acIN ,..: Margarita Area Concept Plan City of San Luis Obispo, California, USA_ eoo® 1 TABLE 2 ' MARGARITA AREA CONCEPT PLAN ' HIGH DENSITY NEIGHBORHOOD COMMERCIAL ALLOWABLE USES RESIDENTIAL COMMERCIAL REC. 'R-4/CR 'C-N CT/PF Advertising and related services (graphic design, writing, mailing ' addressing, etc.) A Athletic and health clubs, fitness and tanning centers, gymnasiums A A ' Bars, taverns, etc PC PC Barbers, hairstylists, manicurists, tanning centers PC PC PC ' Branch Bank & Savings and Loans D Churches, synagogues, temples, etc. A Computer services A ' Credit reporting and collection A Credit unions and finance companies D Delivery and private postal service A ' Detective and security services A Dwellings A A Employment agencies A Florists A A Government agency offices and meeting rooms D Insurance service-local A Laundry: pickup point, self service A A Libraries A ' Light manufacturing: jewelry, musical instruments D Museums A PC ' Offices (contractors): all types of general and special building A contractors offices ' Offices (engineering): engineers and industrial design A Offices (professional): attorneys, ' architects, counselors, medical services, accountants, investment A brokers, realtors, appraisers ' Parks D Pharmacies D A• Photocopy services, quick printers A A A printing and microfilming services Photographic studios A Police and fire stations and substations PC ' Pool halls, billiard parlors, etc. PC PC Post office subfacilities D D A Printing and publishing PC PC Public assembly facilities (community ' meeting rooms) D A Recreational vehicle park/ tent campground limit to 100 spaces PC ' Repair services: household appliances, locksmiths, shoe repair D Residential care facilities (six or ' fewer residents) D Restaurants, sandwich shops, takeout food, etc. D D ' Retail sales: musical instruments, data processing equipment, business office A D and medical equipment stores ' Retail sales and repair of bicycles A A Retail sales: groceries, liquor and specialized foods D A ' Retail sales: general merchandise (drug, discount,-and variety stores) 8,000 sq. ft. or less gross A A ' area per establishment Schools: Nursery schools, child day care ' Schools for the disabled/handicapped D Business, trade, recreational, or other specialized schools Secretarial and related services (court reporting, stenography, telephone A D answering, typing, etc.) ' Skating rinks Social services and charitable agencies D ' Swimming pools (public) A Telegram office D Theatres D A Ticket/travel agencies A Utility companies Customer account services Engineering and administration A A offices Payment drop points ' Vending machines A A Mailorder houses D Zoos D ' 'Allowable uses on the ground floor only. Uses above ground floor shall be residential only. CODE: A = Allowed use ' D = Planning Directors Review and Approval PC = Planning Commission Review and Approval ' 6.0 CIRCULATION GOALS ' Exhibit E-14 illustrates the location and type of vehicular and non-vehicular circulation systems which are proposed. The proposed circulation concept responds to the following goals: ' 1. The Specific Plan should be designed to assist future residents in acquiring basic neighborhood services within walking distance of a neighborhood ' commercial center. Walking distance is defined as approximately 1/4 mile or a ten minute walk. ' 2. A local grid street pattern should be employed as shown in Exhibit IE-2 to allow for the dispersion of vehicular traffic throughout the plan area rather than concentrating traffic on a few collector streets. This approach provides ' alternative routes within the neighborhood. ' 3. High density housing should be located close to the Prado Road extension to minimize the number of trips through the interior of the specific plan area. ' 4. Provide bicycle paths throughout the specific plan area, linking residential neighborhoods with open space within the project area and to destinations outside the Specific Plan. Bicycle paths will be separate lanes on roadways, ' or separated paths, depending upon their location. ' 5. Pedestrian paths and trails should link trails exterior to the specific plan area with the residential neighborhood and open space network. Trail connections should be made from the South Street Hills open space to the Prado Road ' extension `in several locations. 6. Establish a linear park within the 80 foot wide PG&E easement which ' connects pedestrian and bicycle trails to residential neighborhoods and open space. ' 6.1 Circulation Policies 6.1.1 Vehicular Circulation There are five types of streets to serve the specific plan area, each accommodating different types of traffic and responding to different ' neighboring uses. Exhibits E-14 through E-18 illustrate the required design of each street. The following vehicular circulation policies shall apply to the entire specific plan area. 1 ' 15 6.1.2 General Circulation Policies , a. Arterial Parkway/Prado Road Extension. An east-west arterial parkway shall connect from South Higuera Street at the Prado , Road intersection east to an intersection at Broad Street and Industrial Way. This arterial will be located as shown in Exhibit E-14 and shall be designed as specified in Exhibit E-15. The , following are specific recommendations for the design of this roadway: , 1. The roadway shall vary from area to area per Exhibit E-14 in response to various building forms and locations ' in different portions of the planning area. 2. This roadway shall provide for an 8' bicycle/break-down , lane and two 12' travel lanes in each direction, and a 14' median with left hand turn pockets. 3. No parking shall be permitted along Prado Road. 4. Intersections shall be provided as necessary with ' appropriate traffic control systems as identified in Exhibit E-14 and the traffic analysis section of the Specific Plan ' Environmental Impact Report. b. The Extension of Margarita Avenue. Margarita Avenue shall , be extended to connect with the primary local street as shown in Exhibit E-14 and shall be designed to meet the existing street configuration in the El Camino Estates area. The extension of , Margarita Avenue shall follow the PG&E 80' power easement to its point of termination with the primary local street. C. Primate Local Streets. Several "primary local streets" are , expected to accommodate slightly more traffic than other local streets within the planning area. The primary local street , system is identified in Exhibit E-14 and shall be designed as specified in Exhibit E-18. The primary local street would have a 60' right-of-way, providing a 5' sidewalk and 5' landscaped , strip, 8' parking areas, and two 12' travel lanes. d. Secondary Local Streets. Local streets will provide adequate , access, while supporting the circulation and land use goals through all residential neighborhoods as they are developed. ' The local streets shall be desianed as specified in Exhibit E- 17. All local streets in the planning area shall be 16 ' ' accommodated within a 56' right-of-way providing for a 5' landscaped strip and 5' sidewalk, 8' wide area for parking, and two 10' travel lanes. e. Hillside Local Streets. Hillside local streets may be utilized ' where reduced roadway widths would alleviate excessive grading impacts to the hillside areas. Hillside local streets shall be designed as specified in the San Luis Obispo City Engineering ' Specifications. f. Alleys. Public alleys shall be utilized in all residential areas ' where dwellings are attached, and where detached single family lots are 5,000 s.f. or smaller. Alleys shall be a public right-of- way located behind the rear yard. They shall be a minimum ' of 24'wide with no parking permitted. All garages and parking areas shall be set back a minimum of 2' from the alley. ' 6.1.3 Non-Vehicular Circulation The non-vehicular circulation component of this document is important ' to support the previously mentioned open space and circulation goals. The precise design of proposed trails within the planning area may vary from place to place. Further design standards will be developed ' with the specific plan preparation following the EIR. a. Bicycle and Pedestrian Circulation. ' 1. A Class 2 bikeway along the entire length of the Prado ' Road extension shall be provided on each side of the roadway as shown on Exhibit E-14. This bike path shall be designed to an 8' width as shown in Exhibit E-15 & ' E-16. 2. A bicycle and pedestrian pathway shall be provided as ' shown on Exhibit E-13. This pathway shall be provided in order to facilitate non-vehicular traffic throughout the open space portions of the plan area with connections ' to adjacent parks and recreational facilities. 3. Safe and convenient bicycle and pedestrian crossings shall ' be provided at major intersections across Prado Road and Broad Street as necessary. to provide convenient access between planning areas and across major roadways. ' 4. Adequate bicycle parking shall be provided at all schools, 17 t 1 parks, public plazas, commercial sites, and public service 1 areas within the specific plan area. 6.1.4 Bus Transit Policies a. Bus routes shall be located as shown on Exhibit E-14. Changes 1 to this route may be appropriate as further definition of the physical plan is developed. b. Bus stops should be located as shown on Exhibit E-14. Stops 1 should include the community park, neighborhood commercial and common green areas, day care and community center, and 1 major intersections along Prado Road. More precise. locations of these stops shall be identified as further definition of the physical plan is developed. 1 C. _ All bus stops shall be safely and conveniently located at public places. Location of transit stops within a 10 minute walking 1 distance of residential areas and service centers is ideal. 1 1 1 i i 1 1 1 1 1 1 ' 7.0 PUBLIC SERVICES AND UTILITIES GOALS 1. Adequate water resources, wastewater treatment facility improvements, and other public services such as fire, police, and schools, must be provided concurrent with development. 7.1 Water Supply and Distribution Policies 7.1.1 Domestic water distribution for the specific plan area can be supplied by three primary distribution loops: L-1, L-2, and L-3, as shown on Exhibit E-19. These loops provide system reliability so service to the ' community can be maintained should flow through one of the lines be disrupted. The distribution loops are formed by tying in with existing water mains at the Points of Connection (POC) as shown on Exhibit ' E-19. The three primary loops will supply the secondary and tertiary loops forming a grid system to serve the concept plan area. ' 7.1.2 A four million gallon reservoir shown on Exhibit E-19 should be sufficient for storage requirements for the development area. The annual domestic water demand for the planned development is 319 ' AFY from Table T-3 (excluding business park). Additional water storage requirements will be evaluated through the Environmental ' Impact Report for this plan area, ascertaining if additional tanks are needed to provide for water supply and fire flow requirements. ' 7.2 Wastewater Collection and Treatment Policies 7.2.1 Development within this Specific Plan will require connection to and ' service by the City's wastewater treatment facilities. Table T-3 shows the anticipated daily sanitary sewage volume that the development will ' produce (excluding buslaess park). Eighty percent of the development's wastewater should be routed to Margarita Avenue and then to the existing 24 gravity trunk line in South Higuera Street. The existing 8" line in Margarita Street will have to be upsized from ' the project boundary to South Higuera Street to accommodate the flow increase. To accomplish this route, a lift station and 6" forced ' main will be necessary as shown on Exhibit E-20. An 8" line flowing east will handle the sewage from the most easterly portion of the plan area. This line will connect with an existing 8" line in Highway 227 ' which flows south to a lift station at Tank Farm Road. ' 7.2.2 To minimize the amount of potable water used for irrigating large open space areas, community green spaces and elementary school yard, ' a dual water system shall be established using reclaimed water from 19 the City's wastewater treatment facility as shown in Exhibit E-21. The ' reclaimed water main should run along Prado Road, with the pipe size to be determined when the City determines the overall reclaimed water system features. Table T-3 shows the yearly volume of reclaimed water necessary to irrigate the proposed irrigation areas shown in Exhibit E-21. Irrigation shall conform to California , Department of Health Services requirements for publicly accessible areas. 73 Storm Rater Drainage and Detention Policies , 7.3.1 Development within the concept plan area should comply with the ' Draft Airport Area Specific Plan Master Drainage Plan of November 1986. This Master Drainage Plan bases storage volume and outflow rate on developed areas only, specifying on-site or regional basins to ' have a storage volume of 0.13 ac. ft. per acre of developed area, and an outflow rate of 0.6 cfs per acre of developed area. 7.3.2 Exhibit E-22 shows the existing drainage basins and the directions of ' runoff generally north to south. Basin U1 does not drain through the , proposed development area. Basin U3 has a well defined drainage swale the entire length of the concept area. Basins U2 and U4 have defined swales in the steeper northern portions, but have no defined ' channel in the flat southern most portions. The entire area of basin U5 flows into Acacia Creek. 7.3.3 Exhibit E-23 shows the existing storm drainage facilities in the vicinity ' of Margarita Avenue and along the southwestern boundary of the concept plan area. These facilities consist of 36 inch and 42 inch ' storm lines, a concrete channel, a road crossing, and existing improved earth channel. The existing storm lines and road crossings may require upgrading and upsizing to incorporate them into the overall drainage ' system. The existing earth channel and Acacia Creek should be cleared of debris, brush, and upgraded within the concept plan area ' as recommended in the Airport Area Master Drainage Plan. 73).4 Flow control should be provided along the northern development ' boundary with channelization and catch basins. Drainage trunk lines in zones Z-1 and Z-2 provide the major skeletal drainage system in the developed areas. These trunk lines flow predominately from north ' to south, releasing runoff into regional drainage basins as shown on Exhibit E-23. Streets in the developed areas will convey water with a depth not to exceed the top of curb to inlets and smaller lateral ' storm lines connected to the trunk lines. 1 ^_cl 7.3.5 Two regional detention basins in zones Z-1 and Z-2 as shown on Exhibit E-23 should be located at the southern boundaries of the Concept Plan area. The detention basin north of Pardo Road could alternatively be located in the business park area south of Prado Road. The largest basin in zone Z-2 may have a depth of 4 feet. The basins in zone Z-3 will be site specific for each developed sub-area. Basin outflows will be released into the existing earth drainage channels and Acacia Creek at the southern boundaries of the Concept Plan area. Runoff from undeveloped areas shall be allowed to be released outside of the Concept Plan area at a historical rate in addition to the allowed metered outflow for the developed area. 7.4 Fire Protection Policies 7.4.1 Adequate fire suppression services shall be required to be in place prior to construction of improvements for any phase within the concept plan area. 7.4.2 Loop water systems and water storage facilities necessary to provide fire flow protection shall be required for all development with the concept plan area. 7.4.3 During all phases of construction, two access points should be provided for emergency and tactical access to construction sites. 7.4.4 Before starting the phase of development which would include the recreation area at Prado Road and Broad Street, the City Fire Department and California Department of Forestry will evaluate the desirability of combining fire stations to serve the southeastern part of the community, including the airport area. If an individual station or combined facilities are determined to be needed at this location, the property owner and the City will negotiate a purchase option agreement which would reserve a suitable site throughout that phase of development. 7.5 Solid Waste Recycling and Utilities Policies ' 7.5.1 Solid waste disposal services will be provided by the approved waste contractor for this area of San Luis Obispo. Curbside recycling shall be required within the concept plan area and may be provided by any approved recycling contractor. a. All land uses located in the planning area shall participate in recycling programs as approved by the City. �l i b. Convenient and safe recycling depositories shall be required in all commercial and recreational development areas. These shall be identified on development applications and approved by the City. 7.5.2 Telephone line installations within the specific plan area shall be under-ground. Support communication facilities will be underground or screened from view. 7.5.3 Southern California Gas Company will provide natural gas service to the specific plan area. 7.5.4 Pacific Gas and Electric Company will provide electric service to the plan area with underground distribution lines. Existing above ground utility poles/lines in the plan area shall be removed and replaced underground, except for the high power transmission lines, pursuant to PUC regulations, concurrent with tract improvements or building construction. 7.5.5 Cable television service will be provided under contract service to the City. All line installations and equipment shall be underground. 7.6 Police Protection Policies 7.6.1 Development plans shall provide adequate access for police officers to assure the security of residents, workers, and visitors. Development plans will be reviewed by the Police Department. 7.7 School Policies 7.7.1 Development within the specific plan area shall provide for an elementary school site of approximately 10 acres. The school site is , shown in Exhibit E-12. 7.7.2 San Luis Obispo Coastal Unified School District's preliminary review indicates that the elementary school may appropriately be located adjacent to the South Street Hills open space preserve and situated central to the plan area. Further review of such school site locations will be a necessary part of the EIR process. Proposed school facility locations shall be approved by the School District office for facility planning. 22 1 1 8.0 GROWTH PHASING POLICIES Residential City-wide population growth is not to exceed one percent per year, on average. Development of this area is expected to begin no sooner than 1996 or 1997, when the city can fust obtain a major, permanent supplemental water source. Assuming that this expansion area will be the first to develop, and that development inside the 1991 city limits will use about one-third of the allowed city-wide increase, this area will accommodate about 120 new dwellings per year. Multi-year growth benchmarks will be set, to provide flexibility in dealing with short-term economic conditions and ' in funding major public facilities. The following are approximations for the maximum number of dwellings at each benchmark date in the Margarita area. This approximation will be refined by a more detailed fiscal analysis prior to specific plan adoption. 1996 - 1999 360 2000 - 2002 720 2003 - 2005 1080 2006 - 2008 1120 Nonresidential The two small neighborhood-commercial centers and the limited commercial uses within the high-density residential development will be exempt from city-wide nonresidential growth limits. The business park will be phased so that development in that area plus the rest of the city will not exceed the building-area limits at certain benchmark dates in the Land Use Element. Such phasing will be set when the specific plan is adopted. • • • • • IL SO WINNER IOWA �w`4Lilr' SOON`• \'C� ....r n,�, d 'S•F` eP.?vy C MIN M$ MA �I., _Lt il6k, nAiiti°�i:•• ` `,111` �.' � WM ,��,], • � � ��nib r��`I I Ip 1�I�i,T +6 �. 1 s �,1 IrIIIn 1Ir1 I 1 ••e�� ••••••i • ••.. • •1a •••••.r •••• � 1 •\�� \�1 Iry CyI/'�I�li I!'`�� •a I • \ 1 ��\� �� III j .{.I An • �C�1F .!•`•�n:. � `moi'?: 1✓f r U a • . . . . E-14 STREET SECTIONS 1 Emergency 14' Wide Median 10' Sidewalk Parking(typ.1/ with Left Fronta a Road 81 Bike Lane Turn Lanes tr High Density High Density Residen tial n a Residential 12' 8' 20' P5081. 24' 14' 24' 8 51 20' 8' 12' 40'RO.W. PRADO ROAD SEGMENT A (SEE EXHIBIT E-14) Alley with 4--min. 14' Wide Median with 21' Bermed Parkway with 6' ' Building Setback Left Turn Lanes Wide Pedestrian Trail High Density Nigh. Density g y Residential a Residential • 6 Mm 41 24' 21' 8' 24' '14' 24' 8' 21' 24F 120' R.O.W. PRADO ROAD SEGMENT B (SEE EXHIBIT' E-14) Margarita Area Concept Plan City of San Luis Obispo, California, USA. STREET SECTIONS ' CommunPark with Meanderinityg Trail Business Park 14' Wide Median with Left Turn Lanes a a 0 d 1 Emergency Parking(typjl Bike Lane Bike Lane 1 5' 8' 24' 14' 24' 8' 5 6' 94' R.O.W. PRADO ROAD SEGMENT C (SEE Exmmrr E-14J Emergency Parking/ Median with Bike Lane Left Turn Lanes Business Park Medium Density , 3 ' Residential Pedestrian Trail a Alley h 24' 121 .61 12' 5 8' 24' 14' 24' 8' .5# 6' ' 28' 124' R.O.W. PRADO ROAD SEGMENT D (SEE i@x=rr E-14) Margarita Area Concept Plan City of San Luis Obispo, California, USA. ' STREET SECTION 1 Property Line 10' Setback Porch or Entryway 15' Main Building Setback 5'Parkway Planter & ' Side walk 1 a 20'Setback to s' 6• Street Facing Garage 1 I lb' 10' 8' 201. 8' 15' _66'...R.0.W. TYPICAL SECONDARY LOCAL STREET SECTION Margarita Area Concept Plan City of San Luis Obispo, California, USA_ STREET SECTIONS ' 10' Porch or Entryway Setback ' Property Line 5' Parkway Planter & 15' Main Building Setback 5' Sidewalk 1 044 111,111MIJUI'1111 ' s, 20' Setback to Street Facing Garage 10' 10j.8 24' 8' 10 10' 60'R.O.W. TYPICAL PRIMARY LOCAL STREET SECTION 1 2' min. Building Setback fromAlle o ert Lines ublic Alleyway e . v ' 1 1 � �' 12' 12' 2' 2 4' TYPICAL ALLEY SECTION i Margarita Area Concept Plan. City of San Luis Obispo, California,.,- USA. 1 ISI . � •` c,WI • �•j 1 �� ' CONCEPTUAL SANITARY SEWER EXISTING MAINTENANCE HOLE .} 1 PROPOSED MAINTENANCE HOLE PROPOSED FORCED MAIN ;� G0 . \ PROPOSED SEWER LINE ' EXISTING SEWER LINE dd d O ° Q I I LIFT STATION � ^\ ED I, n UNK O o 0 0o O c. c •r. opoo p opo d �J SEWER FAR D c iJR tp an o Margarita Area Concept Plan 0 � City of San Luis Obispo, California, USA_ 1000 CC i fl .- _ > > • 11 /, ' W-9MM MOM II WN ter. ' CONCEPTUAL DRAINAGE PLAN EXISTING UNDEVELOPED DRAINAGE BASIN ✓ UNDEVELOPED pp ACACIA O EK ®' DRAINAGE BASIN D ®� EXISTING MAJOR DRAINAGE us OQ� SWALE 63 0 u� AREA DESCRIPTION ' ioo ACRES �♦ Q / o 1 0 � 0 ,o \. oa � U4 ♦�� 110 \ — _ ja 1:10 ' J O �UI � � v j 0 p U (] LL�j d g �A� 0 o f a U P O� OQ O Margarita Area Concept Plan City of San Luis Obispo, California, USA. 0 ,00c= 1 1 � ' � � :• � � I � d •�a� �. . ��� � �I ©� � ` � . 1 1 . - .. ® � � � � JIB z.� . � �� � � � � ,;. i F.® ' ��. � � �����ei 1� /.� �'� I.����til � .� �►®.��.��. ,� .. _ r ,,� ;,, � ����ii�� �� .� � �� � � �� � � -� ,,:t- 1 ! 1 • � , ` III1 1�` - � `' I 1� � _ �� I A 'c /.��. I' � / / \ ��� / ,� _ ' • • �r ��� � •• �/� � � � � � _ � � i � � 1 �f _ G' W a ati.yK a zYY i r ?r: r � r i yfJ J' �'�. r• P n� 1 rPPP �rAR !e'� _N ` r�kc�•,N:it a"T. J�• y !sem 1 i �'rT'��''��'.. r IJa�,,s 4S r ti\ ►�' .µre .�/ �•.� 2'i i F r.1.. Lel ltre..�r.:. \ `• Ifs �3Y,t}},�� ::� �{ � �}..�.yr. WWW�?aa l �f�.l. • tlf I�ili(es. 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