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HomeMy WebLinkAbout03/16/1993, 3 - TENTATIVE MAP FOR TRACT 2112, A TEN-UNIT RESIDENTIAL CONDOMINIUM PROJECT LOCATED ON THE NORTH SIDE OF FOOTHILL BLVD., WEST OF FERRINI ROAD. IIIN�I�►IuuIII�IIi���IIIIIUMEETING DATE: city of san s osispo COUNCIL AGENDA REPORT ITEM NUMBER: FROM: Arnold Jonas, ommunity Development Director PREPARED BY: Greg Smith, Associate Planner(f I SUBJECT: Tentative map for Tract 2112, a ten-unit residential condominium project located on the north side of Foothill Blvd., west of Ferrini Road. CAO RECOMMENDATION: Adopt a resolution denying the tentative map for Tract 2112, if appropriate findings as are incorporated as required by State law. DISCUSSION: Background At the Council hearing on March 2, the Council denied the tentative map with direction to staff to draft appropriate language which incorporates the Council's findings. Council members cited concerns with density, parking, congestion, neighborhood compatibility, traffic, and building massing on the site. Data Summaa Address: 680 Foothill Blvd. Applicant: Richard H. Porter Representative: APS Architects - Randy Rea Zoning: R-4 General Plan: High Density Residential Environmental Status: Mitigated negative declaration approved by Director Project Action Deadline: March 2, 1993 (for Council consideration of tentative map) March 18, 1993 (for ARC final approval) Site Description The site is a rectangular lot with 99 feet of frontage on Foothill Blvd., and 20,690 square feet of area. A house and triplex, with paved parking, are located on the.site. Several mature trees are located on the site, which slopes up from Foothill Blvd. at approximately 2%. The project site is surrounded by houses and apartments, as shown on the attached vicinity map. 3- ! Tract 2112 Page 2 EVALUATION As noted above, the Council referred the matter back to staff for preparation of a draft resolution incorporating the Council's findings. State regulations establish special requirements for appropriate findings. Several of these are summarized below, and copies are attached. In addition to the general principle that findings must be supported by evidence in the record of the hearing process, the following requirements apply: - A housing project which complies with City codes and policies may be denied or reduced in density only if the project would have a specific adverse impact on public health or safety, and if there is no other way of mitigating the adverse impact (Government Code 65589.50)). - A tentative map shall be denied if various findings from the Subdivision Map Act are made (Subdivision Map Act 66474). - No project may be approved which might have a significant adverse impact on the environment, unless an EIR is prepared and specified findings regarding overriding concerns are made (California Environmental Quality Act 21002). To be consistent with the laws noted above, Council action to deny must based on failure to comply with Zoning or other regulations, inconsistency with the General Plan, adverse effect on public health or safety, and/or potentially significant adverse environmental effects. The attached resolution addresses the concerns noted by the Council at the March 2, 1993, hearing, in terms which are consistent with the State requirements. Land Use Element policies are attached which are relevant to the issue of General Plan consistency. In making findings 3 and 4, the Council should identify substantial evidence in the record which supports the findings. ALTERNATIVES If the Council determines it cannot make the required findings, it may reconsider its action on March 2, 1993 by rescinding Resolution 8136, and adopting a resolution approving the tentative map as set forth in the attached draft resolution for approval. Attachments: Draft Resolutions - Denial, Approval Excerpts - Government Code, Map Act, CEQA, Condo Regulations Excerpts - Land Use Element GTSL:TR2112DN.WP r� .'A RESOLUTION NO. (1993 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO DENYING TENTATIVE TRACT NO. 2112 LOCATED AT 680 FOOTHILL BOULEVARD BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of the tentative map of Tract 2112 and the Planning Commission's recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The density and massing of the subdivision are not consistent with neighborhood design policies of the General Plan Land Use Element, and are not compatible with existing development patterns in the vicinity. 2 . The site is not physically suited for the type and density of development proposed. 3 . The design of the subdivision may cause significant adverse environmental effects, and would adversely affect public safety, by increasing traffic congestion and hazards. 4. There is no feasible method to satisfactorily mitigate traffic congestion and hazards, other than disapproval of the proposed project, or approval of the project at a reduced density. 5. Chapter 4. 5 of the California Government Code establishes time limits for processing of development projects, which prevent the Council from granting a continuance to consider approval at a reduced density. 6. The proposed project would not comply with Municipal Code Section 17 . 82 . 140 (H) , Condominium Regulations - Energy Conservation. SECTION 2 . Denial. The Council therefore resolves to deny without prejudice the tentative map for proposed Tract 2112 . On motion of , seconded by and on the following roll call vote: ' 3-3 Resolution No. (1993 Series) Tract 2112 Page 2 AYES: NOES: ABSENT: the foregoing resolution was passed and adopted this day of , 1993 . Mayor Peg Pinard ATTEST: City Clerk Diane Gladwell APPROVED: Ci Admi ist ative fficer t t ne Community Develle ent Director 3-� RESOLUTION NO. (1993 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO GRANTING APPROVAL OF TENTATIVE TRACT NO. 2112 LOCATED AT 680 FOOTHILL BOULEVARD BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. Findings. That this council, after consideration of the tentative map of Tract 2112 and the Planning Commission's recommendations, staff recommendations, and reports thereof, makes the following findings: 1. The design of the subdivision is consistent with the general plan. 2 . The site is physically suited for the type and density of development allowed in the R-4 zone. 3 . The design of the subdivision is not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat. 4 . The design of the subdivision will not conflict with easements for access through (or usage of property within) the proposed subdivision. 5. The Council has determined that the proposed subdivision will not have a significant effect on the environment, and approves the negative declaration filed by the Community Development Director. SECTION 2 . Exception. The following exception to Section 17. 140 (H) of the Condominium Development and Conversion Regulations is hereby approved, based on the following special findings: A. The subdivider shall not be required to provide solar water heating facilities for each unit. 1. The shape of the site makes it infeasible to provide individual solar collectors for water heating systems. 3-5 Resolution No. (1993 Series) Tract 2112 Page 2 2 . The exception will not constitute a grant of special privilege, because the applicant will be required to provide alternative energy conservation measures. 3 . No feasible alternative to authorizing the requested exception would satisfy the intent of City policies. SECTION 3 . Conditions. The approval of the tentative map for Tract 2112 be subject to the following conditions: 1. Subdivider shall mitigate potential noise impacts on future residents of the project by constructing all units in accordance with State standards for maximum interior noise levels, as recommended by Initial Study ER 118-92 . 2 . The project's overall energy efficiency shall exceed applicable State standards by an amount equal to or greater than the energy savings which would be attributed to provision of solar water heating. 3 . Subdivider shall submit a final map to the city for review, approval and recordation. 4 . Subdivider shall provide individual water services and other utilities for each unit. Water meters shall be clustered in the public sidewalk, to the approval of the City Engineer. 5 . Final map shall note a blanket easement over the common lot area, except under structures, for underground public utilities serving the site, to the approval of the City .Engineer and affected utility companies. 6 . Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved by the City Attorney and Community Development Director prior to final map approval. CC&R's shall contain the following provisions: a. Creation of a homeowners' association to enforce the CC&R's and provide for professional, perpetual maintenance of all common areas including private driveways, drainage, parking lot areas, walls and fences, lighting, and landscaping. b. Grant to the city the right to maintain common areas if the homeowners' association fails to perform, and to assess the homeowners' association for expenses incurred, and the right of the city to inspect the site 3-� Resolution No. (1993 Series) Tract 2112 Page 3 at mutually agreed times to assure conditions of CC&R's and final map are being met. C. No parking except in approved, designated spaces. d. Grant to the city the right to tow away vehicles on a complaint basis which are parked in unauthorized places. e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of inoperable vehicles. f. No outdoor storage by individual units except in designated storage areas. g. No change in city-required provisions of the CC&R's without prior City Council approval. h. Homeowners' association shall file with the City Clerk the names and addresses of all officers of the homeowners' association within 15 days of any change in officers of the association. i. Provision of appropriate "no parking" signs and red-curbing along interior roadways as required by the City Fire Department. j . CC&R's shall not prohibit location of solar clothes drying facilities in private yards which are substantially screened from view. 7. Subdivider shall install a unit identification plan with directory at the project's entrance, to the approval of the Community Development Director. SECTION 4 . Resolution No. 8136, dated March 2 , 1993 , is hereby rescinded. On motion of , seconded by and on the following roll call vote: AYES: NOES: ABSENT: 3- 7 Resolution No. (1993 Series) Tract 2112 Page 4 ti the foregoing resolution was passed and adopted this day of , 1993 . Mayor Peg Pinard ATTEST: City Clerk Diane Gladwell APPROVED: i nib-(-ratXve Of er *ito ne OI /1n6�0 VO��} Co unity evelopment Director 3-8 moderate income,; ined in Section 50093 of the Health and S Code. Housing units targeted for lower income households shall be made available at a monthly housing-cost that does not exceed 30 percent of 60 percent of area median income with adjustments for household size made in accordance with the adjustment factors on which the lower income eligibility limits are based.Housing units targeted for persons and families of moderate income shall be made available at a monthly housing cost that does not exceed 30 percent of 100 percent of area median income with adjustments for household size made in accordance with Ek adjustment factors on which the moderate income eligibility limits are based. (3)"Area median income"shall mean area median income as periodically established by the Department of Housing and Community Development pursuant to Section 50093 of the Health and Safety Code.The developer shall provide sufficient legal commitments to ensure continued availability of units for the lower income households in accordance with the provisions of this subdivision for 30 years. (4) "Neighborhood" means a planning area commonly identified as such in a community's planning documents,and identified as a neighborhood by the individuals residing and working within the neighbor- hood.Documentation demonstrating that the area meets the definition of neighborhood may include a map prepared for planning purposes which lists the name and boundaries of the neighborhood. Burden of proof (i)If any city,county,or city and county denies approval or imposes restrictions,including a reduction of allowable densities or the percentage of a lot which may be occupied by a building or structure under the applicable planning and zoning in force at the time the application is deemed complete pursuant to Section 65943,which have a substantial adverse effect on the viability or affordability of a housing development affordable to low-and moderate-income households,and the denial of the development or the imposition of restrictions on the development is the subject of a court action which challenges the denial,then the burden of proof shall be on the local legislative body to show that its decision is consistent with the findings as described in subdivision'•' (d). 0)When a proposed housing development proiect complies with the applicable general plan,zoning,and development policies in effect at the time that the housing development project's application is determined to be complete,but the local agency proposes to disapprove the project or to approve it upon the contrition that the project be developed ata lower density,the local agency shall base its decision regarding the proposed housing development project upon written find:ngs supported by substantial evidence on the record that both of the following conditions exist: (1)Tice housing development project would have a specific,adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. (2)There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph(1),other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. (Added by Stats.1982,Ch. 1438;Amended by Stats.1990,Ch. 1439;Amended by Stars. 1991,Ch.100. Effective June 30,1991.) Action toehaUenge 65589.6. In any action taken to challenge the validity of a decision by a city,county,or city and county to validity of project disapprove a project or approve a project upon the condition that it be developed at a lower density pursuant approvaUdisapproPal to Section 65589.5, the city,county,or city and county shall bear the burden of proof that its decision has conformed to all of the conditions specified in Section 65589.5. (Added by Stats. 1984, Ch. 1104.) Delivery to special 65589.7.The housing element adopted by the legislative body and any amendments made to that element districts shall be delivered to all special districts that provide water services at retail or sewer services and to other private entities that provide water services at retail or sewer services within the territory of the legislative body.When allocating or making plans for the allocation of available and future resources or services designated for residential use, each special district providing water services at retail or sewer services and other private entities providing water services at retail or sewer services,shall grant a priority for the provision of these available and future resources or services to proposed housing developments which help meet the city's,county's,or city and county's share of the regional housing need for lower income households as identified in the housing element adopted by the legislative body and any amendments made to that element.This section is intended to neither enlarge nor diminish the existing authority of a city, county or city and county in adopting a housing element. Failure to deliver a housing element adopted by the legislative body or amendments made to that element,to a special district or private entity providing W21ter services at retail or sewer services shall not invalidate any action or approval of development project.The special districts which provide water services at retail or sewer services related to development, as defined in subdivision (e) of Section 56426, are included within this section. 44 1992 Planning,Zoning,and Development Laws 3�"/ A nc J uoairaIan m tip Act consideration shall be given to to imate,to contour,to configuration of the pa o be divided,and to other design and improvement requirements, and such provision shall not result in reducing allowable densities or the percentage of a lot which may be occupied by a building or structure under appl icable planning and zoning in force at the time the tentative map is filed. The requirements of this section do not apply to condominium projects which consist of the subdivision of airspace in an existing building when no new structures are added. For the purposes of this section,"feasible"means capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic,environmental,social and technological factors. (Added by Stats. 1978, Ch. 1154.) 66473 The legislative body of achy orcounty may,by ordinance,require the design of a subdivision for which Telephone service a tentative map is required pursuant to Section 66426 to provide for the availability of individual household telephone service to each residential parcel in the subdivision. (Added by Stau.1980, Ch.870.) 66473.37be legislativebody of acity orcounty may,by ordinance,require the design of a subdivision forwhich Cable television a tentative map or parcel map is required pursuant to Section 66426 to provide one or more appropriate cable systems ta!evision systems an opportunity to construct, inst_!1, and maintain, on land identified on the map as dedicated or to be dedicated to public utility use,any equipment necessary to extend cable television services to each residential parcel in the subdivision. "Appropriate cable television systems,"as used in this section,means those franchised or licensed to serve the geographical area in which the subdivision is located. This section shall not apply to the conversion of existing dwelling units to condominiums,community apartments,or stock cooperatives. (Added by Stats.1985,Ch. 917.) 664733.No local agency shall approve a tentative map,or a parcel map for which a tentative map was not Findings: required.,unless the legislative body funds that the proposed subdivision,together with the provisions for its consiuency with design and improvement,is consistent with the general plan required by Article 5(commencing with Section general and specife 65300)of Chapter 3 of Division 1,or any specific plan adopted pursuant to Article 8 (commencing with pians Section 65450)of Chapter 3 of Division 1. A proposed subdivision shall be consistent with a general plan or a specific plan only if the local agency has officially adopted such a pian and the proposed subdivision or land use is compatible with the objectives, policies,general land uses,and programs specified in such a plan. (Amended by Stats.1983,Ch.101.) 66473.6.Whenever a city or county imposes as a condition to its approval of a tentative map or a parcel map Telephone or cable a requirement that necessitates replacing,undergrounding,or permanendy or temporarily relocating existing TV replacement facilities of a telephone corporation or cable television system,the developer or subdivider shall reimburse undergrounding, the telephone corporation or cable television system for all costs for the replacement,undergrounding,or and relocation:cost relocation.All these costs shall be billed after they-are incurred,and shall include a credit for any required reimbursement advance payments and for the salvage value of any facilities replaced. In no event shah the telephone corporation or cable television system be reimbursed for costs incurred in excess of the cost to replace the facilities with substantially similar facilities. (Added by Stats. 1985,Ch.865.) r 66474.A legislative body of a city or county shall deny approval of a tentative map,or a parcel map for which Findings:grounds a tentative map was not required,if it makes any of the following findings: for denial (a)That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451. (b)That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. (c)That the site is not physically suitable for the type of development. (d)That the site is not physically suitable for the proposed density of development. (e) That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. (f) That the design of the subdivision or type of improvements is likely to cause serious public health problems (g)That the design of the subdivision or the type of improvements will conflict with easements,acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection,the governing body may approve a map if it finds that alternate easements,for access or for use, will be provided.and that these will be substantially equivaicnt to oncs previously acquired by the public.'Mis ^_lO 1992 Planning,Zoning,and Development Laws 141 CEQA: CALIFORNIA ENVIRONMENTAL QUALITY ACT and technical faciors and long-term benefits and costs,in addition to short-term benefits and costs and to consider alternatives to proposed actions affecting the environment. (Amended: Chapter.947, Statutes of 1979) 21001.1 Review of Public The Legislature further finds and declares that it is the policy of the state that projects to be carried Agency Projects out by public agencies be subject to the same level of review and consideration under this division as that of private projects required to be approved by public agencies. yam. (Added: Chapter 1514, Statutes of 1984) 21002. Approval of The Legislature finds and declares that it is the policy of the state that public agencies should not Project- approve projects as proposed if there are feasible alternatives or feasible mitigation measures available which would substantially lessen the significant environmental effects of such projects, and that the procedures required by this division are intended to assist public agencies in systematically idend&irg both the significant effects of proposed projects and the feasible alternatives or feasible mitigation measures which will avoid or substantially lessen such significant effects.The Legislature further fords and declares that in the event specific economic, social,or other conditions make infeasible such project alternatives or such mitigation measures, individual projects may be approved in spite of one or more significant effects thereof. (Amended: Chapter 676, Statutes of 1980) 21002.1. Use of In order to achieve the objectives set fbm''I in Section 21002,the Legislature finds and declares that Environmental the following policy shall apply to the use of environmental impact reports prepared pursuant to Impact Reports this division: (a) The purpose of an environmental impactreport is to identity the significant effects of a project on the environment,to identify alternatives to the project,and to indicate the manner in which those significant effects can be mitigated or avoided. (b) Each public agency shall mitigate or avoid the significant effects on the environment of projects it approves or carries out whenever it is feasible to do so. (c) in the event that economic, social, or other conditions make it infeasible to mitigate one or more significant effects of a project on the environment, such project may nonetheless be approved or carried out at the discretion of a public agency, provided that the project is otherwise permissible under applicable laws and regulations. (d) In applying the policies of subdivisions (b) and (c) to individual projects, the responsibility of a public agency which is functioning as a lead agency shall differ from that of a public agency which is functioning as a responsible agency. A public agency functioning as a lead agency shall have responsibility for considering the effects, both individual and collective, of all activities involved in a project A public agency functioning as a responsible agency shall have responsbiliry for considering only the effects of those amviries involved in a project, which it is required by law to carry out or approve. This subdivision applies only to decisions by a public agency to carry out or approve a project and does not otherwise affect the scope of the comments the agency may wish to make pursuant to Section 21104 or 21153. (Amended: Chapter 1514, Statutes of 1984) 21003. Additional The Legislature further finds and declares that it is the policy of the state than. Policies (a) Local agencies integrate the requirements of this division with planning and environmental review procedures otherwise required by law or by local practice so that all such procedures, to the maximum feasible extent,run concurrently, rather than consecutively. (b) Documents prepared pursuant to this division be organized and written in such a manner that they will be meaningful and useful to decision-makers and to the public (c) Environmental impact reports omit unnecessary descriptions of projects and emphasize feasible mitigation measures and alternatives to projects. (d) Information developed in individual environmental impact reports be incorporated into a database which can be used to reduce delay and duplication in preparation of subsequent environmental impact reports. �— I 6 STATVTES 6V`M 9ZIS - 1 -7,a2.140 17.82.150-17.84.010 F. Storage. Each dwelling unit shall have Chapter 17.84 provision for at least two hundred cubic feet of enclosed, weatherproof and lockable private FLOOD DAMAGE PREVENTION storage space, exclusive of cabinets and closets REGULATIONS within the unit. This space shall be for the sole use of the unit owner. The minimum opening Sections: shall be two and one-half feet by four feet and the 17.84.010 Purpose. minimum height shall be four feet. 17.84.020 Methods and provisions for G. Laundry Facilities.A laundry area shall be reducing flood losses. provided in each unit, or in common laundry 17.84.030 Definitions. space. Common facilities shall consist of at least 17.84.040 Applicability. one washer and deer for each ten units or frac- 17.84.050 Basis for establishing the area tion thereof. of special flood hazard. H. Energy Conservation. Solar water heating 17.84.060 Areas of special flood hazard shall be provided for each unit, and appropriate and their insurance criteria. easements shall be provided for collector loca- 17.84.070 Source of designations and local tions. Tenants shall not be prohibited from exceptions. installing clotheslines in private open areas 17.84.080 Compliance. which are substantially screened from common 17.84.085 Abrogation and greater view. (Ord. 984 § 2 (pan), 1983: prior code § restrictions. _9854.1) 17.84.090 Interpretation. 17.84.100 Warning and disclaimer of 17.82.150 Exceptions to property liability. improvement standards. 17.84.105 Severability. Unon request by a subdivider.the council may 17.84.110 Development permit= approve exceptions to property improvement Required—Information standards for new or conversion projects. The required. nature of the exception shall be described in pub- 17.84.120 Development permit--City lic notices for council hearing on the condomin- engineer's authority to grant or ium map. The council may act on the request deny. only after a public nearing. In order to approve 17.84.130 Duties and responsibilities of an exception. the council must find that: city engineer. A. There are circumstances of the site,such as 17.84.140 variance procedure. size, shape or topography. distinct from land in 17.84.150 General standards for flood the same zoning, or compliance would not be hazard reduction. practical because of the location or site design: 17.84.160 Special standards. B. The variance will not constitute a grant of 17.84.170 Floodways—applicable special priyilege: an entitlement inconsistent provisions. with the limitations upon other properties in the vicinity with the same zoning; and 17.84.010 Purpose. C. No feasible alternative to authorizing the It is the purpose of this chapter to promote the exception would satisfy the intent of city policies public health, safety and general welfare, and to and regulations. (Ord. 105' § 2. 1985: Ord. 984 § minimize public and private losses due to flood conditions in specific areas by r 2(pan). 1983: prior code § 9855) sP provisions desig- nated: A. To protect human life and health; ;19 (San Luis Obispo'•881 3-�z e. Areas designated for interim agriculture/residential expansion and rural industrial within the urban reserve should be encouraged to remain in agricultural use. In the event nonagricultural use such as rural industrial, rural residential, or rural planned development is pursued, the following policies should be employed: - The County should consider minimum five- to ten-acre parcelization or equivalent rural planned development only when it is demonstrated, prior to land division, that individual on-site water and septic systems will be adequate to serve the intended rural residential uses, and that subdivision (or parcel map divisions) are consistent with an adopted "property development plan". The property development plan should show an appropriate pattern of present and future local and collector streets, planned utility system alignments, and 'now each separate five- to ten-acre parcel can be individually used in the future, without cooperation or combination of individual parcels. 2- Residential Land Use Objectives as The policies outlined as Growth Management Objectives should serve as .:,.general principles in review of residential development proposals. In - - - .addition, the following policies shall guide both new development and redevelopment: a. The City should encourage residential development, promoting efficient urban densities and diversity of design consistent with prevailing or proposed neighborhood character, to enable adequate choice of location, type, tenure, design and cost by families and individuals working in or enrolled near San Luis Obispo. --The City should coordinate residential development with employment, .enrollment or other economic base alterations to assure that persons or families working, attending schools, or conducting other activities in San Luis Obispo, have appropriate opportunity to reside here rather than commute. —The City should establish minimum as well as maximum density and property development standards for all residential land use classifications: Low density shall be from 4 to 7 dwelling units per net acre; Medium density shall be from 7 to 12 dwelling units per net acre; Medium-high density shall be from 13 to 18 dwelling units per net acre; High density shall be from 19 to 24 dwelling units per net acre; 13 KENT 3-/3 --Residential developments which achieve maximum densities of 7, 12, 18, and 24 dwelling units per net acre in areas designated for low, medium, medium-high, and high density, respectively, shall be considered consistent with the General Plan, provided that design and placement are compatible with prevailing or proposed neighborhood character and the availability of adequate infrastructure, public facilities and circulation. b. Low-density residential development;allowing a maximum of 7 dwelling units per acre, will be encouraged within neighborhoods clearly committed to this type of development and within identified expansion areas at the periphery of the city. C. Medium-density residential development, allowing a maximum of 12 dwelling units per acre, shall be encouraged in close proximity to neighborhood and community commercial and public facilities, where utilities, circulation, and neighborhood character can accommodate such development. Medium-density projects should be designed to be compatible with neighboring low-density development. d. Medium-high-density residential development, allowing a maximum 18 ..dwelling units per acre, shall be encouraged in areas substantially committed to this type of development, close to community commercial centers and public facilities. C.- High-density residential development, allowing a maximum 24 dwelling units per acre, shall be encouraged in areas adjacent to major concentrations of employment, college enrollment, or business activity, where existing development of similar character, as well as utilities, circulation, and public facilities, can accommodate such intensity. High-density development should be designed to provide a transition between less intense residential uses and nonresidential uses. f. Residential densities are expressed as the number of dwellings per net acre of site area. Based on unit occupancy characteristics, the population impact within multifamily areas shall be equalized so far as possible by relating densities to a "standard dwelling unit" of two bedrooms. More or fewer units will be allowed according to the type of units proposed, aiming for population densities of approximately 25, 40 and 55 persons per acre for medium-, medium-high- and high-density multifamily residential areas, respectively. g. Residential neighborhoods should be separated from incompatible nonresidential land uses and buffered from major circulation facilities. New residential developments or redevelopments involving largescale sites (expansions of existing neighborhoods or major Will and intensification areas) should be designed to orient low-density housing to local access streets and medium- or high-density housing to driveways accessible from collector streets. .�.. .yr a :al•a_ Major arterial streets through residential areas shall provide only limited private access or controlled street intersections, and adjoining residential use should be spatially separated or otherwise insulated from adverse noise and other traffic impacts. Residential areas should be protected from encroachment by detrimental commercial, industrial or agricultural activities, and existing incompatible uses should be abated or mitigated. Nonresidential uses which serve neighborhood needs (convenience shopping, schools, parks, day care centers, churches, lodges, and similar public or semipublic facilities) should, however, be considered conditionally compatible with residential environs, subject to evaluation of site development plans. h. All residential development proposals should be designed to achieve full use of special site potentials such as natural terrain, views, vegetation, creek environs or other features, and to mitigate or avoid special site constraints such as climatic conditions, noise, flooding, slope instability, or ecologically sensitive surroundings. They should be compatible with present and potential adjacent land uses esigns ror residential uses should include: provisions for . - privacy and adequate usable open space; orientation and design to provide shelter from prevailing winds and adverse weather, yet enable use of natural sunlight, ventilation and shade; provide pleasant _...._ _ views to and from the development; provide safety, separate vehicular and pedestrian movements and adequate parking for residents and guests; and sufficient provision for bulk storage, occasional loading and service or emergency vehicle access. 3. Commercial and Industrial Land Use Objectives The policies, goals and implementation measures outlined in Growth Management Objectives and in the Historical and Architectural Conservation and Public Facilities Elements related to commercial and industrial land uses should serve as general principles in the priority and review of intensity and design of commercial and industrial development proposals. Commercial and industrial uses should be developed in appropriate areas where the natural slope of the land is less than 10 percent. Commercial and industrial uses should have service access from the city's arterial and collector street system so as to avoid the concentrated use of residential streets for truck delivery and customer traffic. a. Neighborhood Convenience Commercial Policies 1. The city should support the concept of neighborhood convenience centers (2-5 acres depending on neighborhood size) whose service area will require shorter automotive trip distances and will encourage nonvehicular convenience shopping. _. 2. Increased demand for neighborhood commercial facilities created by infill and intensification of residential areas should be met by making more efficient use of existing neighborhood centers and by expansion of existing centers into adjacent nonresidential areas. 15 LgID Je� ELF 3-15 MFFTING AGENDA TEM # II � S OBISPO Cit 0 S lolly 990 Palm Street/Post Office Box 8100 • San Luis Obispo,CA 93403-8100 MEMORANDUM TO: John Dunn, City Administrative Officer FROM: Arnold Jonas, Community Development Director ° DATE: March 16, 1993 SUBJECT: Findings for Tract 2112 Mayor Pinard has requested modification of the proposed findings for denial of this subdivision to incorporate language relating the mass of the buildings to the size of the dwelling units, and not necessarily only to the number of units proposed. The following language is provided in response to that request. It would modify Finding #1 in the draft resolution included in the March 16 staff report at page 3-3, 1. The density and massing of the subdivision are not consistent with neighborhood design policies of the General Plan Land Use Element, and are not compatible :.:: ..........:.:.... .............. with existing development patterns in the vicinityaI""ro #I';` 5ufro far>:'efl'# the"., ''a" «::,< >',>' ..,.: Y . .............. Strike-outs indicate words eliminated, shading indicates words added. In my opinion, this language results in a different emphasis on the reasons for denial than that included in the Council discussion at the March 2 meeting. At that time, specific comments were clearly made indicating a direct connection between the undesirability of the project and it's included number of units, even so far as saying that 8 units rather than 10 would be acceptable. Therefore, I recommend that the finding as proposed in the staff report continue to be used if the project is denied. c: Jeff Jorgenson ?I;s To:Acro„ >:,, 1993 CDDDIR �'Ii�.�� ` ❑ FIN.DIQRg 'T CC!, VEY ❑ FIN CLcMM/ORIG• ❑ 1'O1ICECH ❑ MGMT.T�+M ❑ r.EC DIR pf/ ❑ UTlL DIPS The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. V Telecommunications Device for the Deaf(805) 781.7410.