HomeMy WebLinkAbout12/07/1993, 3 - GP/R ANNX 54-93: CONSIDERATION OF A GENERAL PLAN AMENDMENT/PREZONING IN CONJUNCTION WITH THE ANNEXATION OF A 22.05 ACRE SITE ON THE EAST SIDE OF SOUTH HIGUERA STREET BETWEEN TANK FARM ROAD AND SUBURBAN ROAD. ���H��rlilllllllll�►�I►j�IIII11 city Of San LUIS OBISPO MEETING DATE:
COUNCIL AGENDA REPORT ITEM NUMBER: ,J
1 From: Arnold Jonas, Community Development Director (;o
Prepared by: Whitney McIlvaine, Associate Planner
SUBJECT: GP/R ANNX 54-93: Consideration of a General Plan Amendment/Prezoning
in conjunction with the annexation of a 22.05 acre site on the east side of South Higuera
Street between Tank Farm Road and Suburban Road.
CAO RECOMMENDATION
Continue review of the proposed general plan amendment, prezoning, and annexation until
the next round of general plan amendment hearings to allow the applicant time to explore
ways to comply with City policies regarding provision of open space.
DISCUSSION
Data Summary
Applicant: M. Timm Development, Inc. and Larry Kreutzkampf, a partner
Representative: Dean Benedix, RRM
General Plan: Rural Industrial
Environmental Status: A draft initial environmental study was approved for publication by
the Director on November 12, 1993.
Project Action Deadline: Legislative actions are not subject to processing deadlines.
Project Scope
The applicant is requesting that the 22.05 acre site be annexed into the City with
approximately 12 acres fronting on South Higuera Street zoned Neighborhood-Commercial
and the remaining land area zoned Service-Commercial. Roughly 3.5 acres of the site is
currently developed with ministorage warehouse buildings; the remaining area is vacant. No
site development is proposed at this time in conjunction with the annexation and prezoning
request.
Typically the City has required a detailed development plan as part of an annexation
request. In lieu of a development plan, the applicant is requesting a Special Consideration
overlay zoning, which would allow the Planning Commission to review all future site
development proposals. The applicant has also submitted a conceptual subdivision plan for
pre-application review and feedback. Staff anticipates that a tract map application will be
submitted if the annexation is approved.
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COUNCIL AGENDA REPORT
Planning Commission Review
On November 17, the Planning Commission reviewed the annexation and prezoning request
and is recommending: 1) the Council ultimately approve the annexation; 2) the project
comply with City annexation policy requiring provision of open space; and 3) the entire site
be prezoned Service-Commercial, with a Special Consideration overlay applied to the
portions of the site not yet developed. The Commission noted that C-S zoning is consistent
with the Land Use Element update which designates this site as appropriate for service-
commercial uses. Commissioners indicated that C-N zoning, as requested by the applicant,
would be better considered with a subdivision and specific development plan application.
Six members of the public commented on the project. Most of the public discussion
centered around the appropriateness of developing a shopping center along South Higuera
between Tank Farm Road and Suburban Road. Two people spoke in favor of the project
and four people spoke against it. The primary objections to a possible shopping center
development were increased traffic and related problems such as noise and reduced air
quality. Those objecting indicated that development similar to the new Telegram-Tribune
building and the Hind building at South Higuera Street and Granada Drive would be more
compatible with existing residential neighborhoods.
Annexation
1. Process
The San Luis Obispo Local Agency Formation Commission(LAFCo)authorizes annexation.
In this case, LAFCo proceedings were initiated by the applicant. City and LAFCo policies
require that the Planning Commission and City Council determine the appropriate general
plan land use designation and zoning for the site to be annexed. LAFCo review will resume
once Council acts on the general plan amendment and prezoning. Final Council action is
taken on the annexation after LAFCo review. Preliminary discussions with LAFCo staff
indicate they plan to support the annexation because of the project's location and availability
of utilities and services, providing City Council approves the general plan amendment and
prezoning, and agrees to commence negotiations for tax revenue.
2. Timing
The Planning Commission concurred with staffs recommendation that this annexation
request be considered now rather than at a later date in conjunction with the larger airport
area annexation proposal. The Commission is recommending approval of the annexation -
providing the project is revised to include provision of open space - because of the site's
adjacency to the current city limits, and because the property can easily be served by
extensions of existing utilities and by existing police and fire protection.
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COUNCIL AGENDA REPORT
3. Consistency with General Plan Open Space Policies
The project is a "minor annexation" as defined by the Land Use Element. As such, it is
required to include a provision of open space equivalent to four times the size of the area
to be developed, or provide some other compensating public benefit. A smaller open space
area may be considered sufficient if the area to be dedicated or otherwise preserved is of
high community value.
For annexation approval to be consistent with the General Plan, the City Council must:
1) Find that the project complies with the minor annexation open space policy. This
would be appropriate if the project is modified to include either a) dedication of land
or b) payment of an in-lieu contribution to the City's open space purchase fund; or
2) Make findings that identify how the annexation results in other compensating public
benefits; or
3) Document the reasons that provision of open space in accordance with minor
annexation policies is not relevant in this case given the location of the site, which is
surrounded by developed areas or areas designated in the Land Use Element update
for service-commercial development. (An excerpt from the Broad Street Annexation
EIR is attached which may be relevant to this approach.)
If none of the above findings are satisfactory, the Council could deny the general plan
amendment and prezoning, finding the project inconsistent with general plan open space
policies, and/or more appropriate for consideration together with the larger airport area
annexation.
Since the property is part of the airport area, the applicant suggests that this project be
subject to whatever mechanisms for provision of open space are eventually defined in an
airport area specific plan. Mechanisms have not yet been developed and may or may not
involve any future assessment of the project site for open space acquisition.
The consensus among Planning Commissioners was that the annexation should not be
altogether exempt from the open space requirement. Commissioners suggested that the
applicant work with the Land Conservancy and staff to explore options for meeting this
requirement. Therefore, staff recommends that Council continue review of this application
until the next round of general plan amendment hearings (in the first quarter of 1994) to
allow the applicant time to explore ways of complying with the City's open space policies.
������►�►��IIIIIIIIII�°���III city of San LUIS OBISpo
COUNCIL AGENDA REPORT
6
Prezoning/Land Use
The Planning Commission recommends C-S as the base zoning for the entire site, consistent
with the City and County general plan updates. Both the City's Land Use Element update
and the County Area Plan update designate this site for service-commercial uses. Located
immediately to the south of Higuera Commerce Park, the site is a logical extension of the
service-commercial uses allowed there.
Although no additional site development is being proposed as part of this application, the
layout of the preliminary development plan and the corresponding prezoning proposal are
based on certain ideas regarding future land uses. As described to staff, the developer
envisions a commercial shopping center on proposed lots 1 and 2, with a grocery store, drug
store, bank, restaurant, and ancillary retail stores. Possible tenants included Food for Less
and Home Base. Remaining lots would be individually developed with commercial service
and office uses.
Reservations were expressed by Commissioners and members of the public regarding the
appropriateness of this site for a 12-acre shopping center project. The Commission
concluded that endorsement of the shopping center proposal would be premature without
first reviewing a more specific site development plan.
The Commission also noted that a shopping center, as conceptually proposed, would not be
consistent with general plan policies which limit the size of C-N centers to roughly 5 acres
and stipulate that C-N centers should primarily serve nearby neighborhoods and not a larger
market area. Therefore, the Commission did not support the applicant's request to prezone
12 acres of the site C-N. As evidenced by the Marigold project at the corner of Broad
Street and Tank Farm Road, C-S zoning would not preclude future consideration of a
shopping center project on this site.
Environmental Impacts
The initial environmental study (ER 54-93) concludes that most of the potential
environmental impacts will be associated with future site development rather than a direct
result of the annexation and prezoning. A summary of recommended mitigation measures
is attached to this report.
The most significant impact resulting from projected future development of the site would
involve traffic and circulation issues. The traffic study prepared for this project by ATE and
Associates estimated that future site development, as envisioned by the developer, could
generate between 7,000 and 8,000 average daily trips. The report concluded that with road
widening, restriping, and signalization, the adjacent streets could handle the additional
traffic. The initial study recommends a list of mitigations to help offset associated impacts
related to air quality. Related noise impacts will need to be addressed with specific
development plans.
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Njj% COUNCIL AGENDA REPORT
Preliminary Development Plan
The applicant did not want to incur the full expense of a detailed development plan prior
to having the Council act on the annexation request. Instead, the applicant has submitted
a "preliminary development plan" and is informally requesting pre-application comments
from the Council. Staff has considered various aspects of the preliminary development plan,
such as lot size and orientation, and site access and circulation, and recommends that any
future tract map application be revised as follows:
` Provide a least one other large lot (3 to 5 acres) outside the area proposed for a
shopping center to help ensure adequate land area for new or expanding light
industry. Informal conversations with local manufacturers indicate a shortage of
available land sufficient in size to accommodate new or expanding, larger
manufacturing and service-commercial businesses. Currently there are 7 vacant
parcels zoned C-S inside city limits, only 1 of which has a minimum area of 4 acres.
* Orient the long side of lots less than one acre in size within 30 degrees of south to
allow future buildings to maximize use of natural daylighting, consistent with the
City's subdivision standards.
Eliminate direct access from South Higuera Street, or provide an alternative driveway
location acceptable to the City Engineer.
` Align the northern end of the internal street with Long Street across Tank Farm
Road, or install improvements to the satisfaction of the City Engineer, consistent with
the master circulation plan approved by the County.
CONCURRENCES
Public Works staff are concerned about the possible traffic impacts resulting from the
proposed intensity of future site development. Public Works, Fire, and Utilities have
recommended that the developer install or dedicate land for improvements to roads and
utility systems as conditions of future site development and subdivision. The County Airport
Manager notes that allowed uses should be compatible with the airport operations. The
APCD.has submitted a list of possible ways to mitigate air quality impacts associated with
increased traffic. Comments from other departments and affected agencies are available
in the Community Development Department for review.
FISCAL IMPACT
City costs and revenues resulting from annexation will be analyzed in detail by staff before
final Council consideration. City and County negotiation for transfer of property tax
revenue will be part of the LAFCo review process. A preliminary recommendation
regarding property tax disbursement is attached. The estimated property tax revenue
����i�►►�IIIIIIIIP►�►���II city of San LUIS OBISpo
COUNCIL AGENDA REPORT
generated by the property in fiscal year 1993-94 is approximately $26,000.00. Based on
initial discussions with LAFCo staff, it is anticipated that the County's current policy
regarding property tax allocations upon annexation will continue. The County will retain
its existing share of "base" property revenues (about $6000 annually) and the City will
receive its "normal" share of property tax revenues from properties currently in the City
(about 15%) from any future "increment" (increase from the base of $26,000) in property
tax revenues in this area. Presumably future site development would yield additional
revenue to the City from sales tax and utility user fees. The cost of supplying water would
be offset by impact fees and through required plumbing retrofitting.
Public costs of annexation include electricity for street lighting and traffic signals,
maintenance of water and sewer delivery systems, street maintenance (including sidewalks,
street trees, and signals), public transit operations, and police and fire service.
As conditions of future site development or subdivision, the developer will be required to
install improvements to adjacent roads, signalization, street lighting, and utility service lines.
ALTERNATIVES
The City Council may:
1. Determine that the open space policies in the general plan are not appropriate or
reasonable in this case and take the following actions:
a.- Concur with the mitigated negative declaration of environmental impacts.
b. Adopt a resolution changing the General Plan Land Use Element Map from Rural
Industrial to Service-Commercial/Light Manufacturing as shown in Exhibit A.
c. Pass to print an ordinance pre-zoning the annexation area Service-Commercial (C-S)
and Service-Commercial Special Consideration (C-S-S).
d. Adopt a resolution recommending that LAFCo approve the annexation.
If the Council chooses this action, finding # 2 in the resolution amending the general plan
will have to be modified to describe why the open space policies do not apply in this case.
Excluding this property from the open space requirement may set an undesirable precedent
for allowing other airport area properties to be exempt from open space requirements.
2. Deny the application. This action may be appropriate in either of two cases:
a. If the Council determines the project should include provision of open space and the
applicant is unwilling to revise the project to comply with this policy; or
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COUNCIL AGENDA REPORT
b. If the Council determines that annexation of the project site should be considered
together with the entire airport area annexation. This would allow sufficient time to
develop an adequate mechanism for assuring that any cost of open space acquisition
associated with the airport area annexation would be equitably divided among all
affected property owners, including owners of the site currently proposed for
annexation by TK Development.
3. Adopt some other land use designation and prezoning for this site.
This is not recommended because other designations would not be consistent with the
Land Use Element update.
Attachments
vicinity maps and site plans
(draft resolution amending the general plan LUE map
raft ordinance for prezoning
mmary of recommended mitigation
raft resolution supporting annexation
raft resolution denying the general plan amendment and prezoning
minor annexation open space policies
excerpt from Broad St. Annexation EIR
The Council packets contain full-size plans and the initial environmental study. These
documents are available to other persons for reference at the Community Development
Department.
A supplemental reading file in the Council Office contains:
traffic study prepared by ATE and Associates (October 1993)
project trip generation estimates, showing proposed land uses
proposed street striping plans
planning commission staff report and minutes
comments from other dept's and agencies
comparison of uses allowed by the County and in the City's C-S and C-N zones
Special Consideration zoning regulations
Higuera Commerce Park development guidelines
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
AMENDING THE GENERAL PLAN LAND USE ELEMENT MAP FROM
RURAL INDUSTRIAL TO SERVICE-COMMERCIAL/LIGHT INDUSTRIAL
FOR A 22.05 ACRE SITE AT 154 SUBURBAN ROAD
(GP/R/ANNX 54-93)
WHEREAS, the Planning Commission and the City Council have held public
hearings on this amendment in accordance with the California Government Code; and
WHEREAS,the amendment comes to the Council with a favorable recommendation
from the Planning Commission; and
WHEREAS, the potential environmental impacts of the change have been evaluated
in accordance with the California Environmental Quality Act (CEQA) and the City
Environmental Guidelines.
BE IT RESOLVED as follows:
SECTION 1. Environmental Determination. The City Council hereby approves a
negative declaration (ER 54-93),based on a determination that the project will not have any
significant adverse environmental impacts, provided that mitigation measures, attached as
Exhibit C, are incorporated into the project.
SECTION 2. Findings Approval of the general plan amendment is based on the
following findings:
1. The proposed general plan amendment will not be detrimental to the health, safety
or welfare of persons residing or working in the vicinity.
2. The proposed general plan amendment is consistent with the goals and policies of
the General Plan, including minor annexation policies, since compliance with the
open space requirement can be achieved either by dedication of land or payment of
an in-lieu fee as part of the annexation process.
3. The proposed amendment will not have a significant adverse impact on the
environment, and has been granted a negative declaration of environmental impact
subject to the mitigation measures outlined in the environmental initial study report
(ER 54-93), and listed in Exhibit C.
SECTION 3. Map Amendment. The General Plan Land Use Element Map is
hereby amended from Rural Industrial to Service-Commercial/Light Industrial, as shown
on Exhibit A. The Community Development Director shall cause the change to be reflected
on maps displayed and published by the City.
3-?
On motion of seconded by ,
and on the following roll call vote:
Ayes:
Noes:
Absent:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED: ,
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VICINITY MAP LAND USE ELEMENT MAP NCRTH
ANNEX & P
G /R 54-93
ORDINANCE NO. (1993 Series)
AN ORDINANCE OF THE CITY OF SAN LUIS OBISPO
TO AMEND THE OFFICIAL ZONING MAP
TO PREZONE APPROXIMATELY 18.5 ACRES C-S-S
AND APPROXIMATELY 3.5 ACRES C-S
FOR PROPERTY LOCATED AT 154 SUBURBAN ROAD
(GP/R/ANNX 54-93)
WHEREAS, the Planning Commission and the City Council have held hearings to
consider appropriate zoning for the proposed annexation area in accordance with Section
65800 et. seq. of the California Government Code ;
WHEREAS, the prezoning comes to the Council with a favorable recommendation
from the Planning Commission; and
WHEREAS, the potential environmental impacts of the change have been evaluated
in accordance with the California Environmental Quality Act (CEQA) and the City
Environmental Guidelines.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Zoning Map Designation The annexation area shall be prezoned
Service-Commercial (C-S) and Service-Commercial with Special Consideration (C-S-S) as
shown on the attached map marked Exhibit B and included herein by reference. This
prezoning becomes effective upon the date of the final action by the City Council on the
annexation.
SECTION 2. Environmental Determination. The City Council hereby approves a
mitigated negative. declaration (ER 54-93), based on a determination that the project will
not have any significant adverse impacts on the environment, provided that mitigation
measures, attached as Exhibit C, are incorporated into the project.
SECTION 3. Findings. The prezoning designations are based on the following
findings:
1. The proposed prezoning will not be detrimental to the health safety and welfare of
persons living or working in the area or at the site.
2. The proposed prezoning is consistent with the general plan.
3. The proposed prezoning is appropriate at the proposed location and will be
compatible with surrounding land uses.
3//
4. The prezoning will not have a significant adverse impact on the environment, and has
been granted a negative declaration subject to the mitigation measures identified
above being included in the project.
5. Application of a Special Consideration overlay is appropriate to ensure:
■ site development will be compatible internally and with surrounding land uses.
■ view sheds are preserved where feasible, consistent with the Scenic Highways
Element;
■ future uses will not conflict with airport area operations; and
■ minimum site development standards and architectural guidelines will be
similar to those established for the northern 50 acres of Higuera Commerce
Park.
SECTION 4. Publication and Implementation. A summary of this ordinance,
together with the names of Council members voting for and against, shall be published at
least five (5) days prior to its final passage, in the Telegram-Tribune, a newspaper published
and circulated in said city, and the same shall go into effect upon the date of final action
by the City Council on the annexation.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo at its meeting held on the day of 1993, on motion of
. seconded by and on the following roll call
vote:
Ayes:
Noes:
Absent:
Mayor
ATTEST:
City Clerk
APPROVED:
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EXHIBIT B 3-�3
ER 54-93
154 Suburban Road
Anncxalion and Prczoning EXHIBIT C
V. SUMMARY OF RECOMMENDED MITIGATION MEASURES
Annexation
■ For annexation approval to be consistent with the General Plan, the City Council will
need to: 1) require provision of open space in another area, consistent with the Land
Use Element Map, or 2) make findings that:
a. document the reasons that provision of open space in accordance with minor
annexation policies is not relevant in this case; or
b. identify how the annexation results in other compensating public benefits.
Land Use Element Consistency
■ To avoid inconsistency with the General Plan, C-N .zoning should be limited to about
5 acres, or C-S (Service-Commercial) zoning could be applied to the entire site.
■ If specialty retail stores are deemed desirable to serve nearby residential
neighborhoods, a cap on the amount of square footage allocated to specialty retail
uses should be established to avoid conflict with City policies which favor
concentrating specialty retail stores in the downtown and in the shopping centers on
Madonna Road.
■ A Special Consideration or "S" overlay zone should be applied to the undeveloped
portions of the site to ensure consistency with City policies regarding Neighborhood-
Commercial Centers and the location of specialty retail uses.
Airport Comoatibility
■ Future site development must incorporate design measures that will limit the interior
noise level of all residential units to 45 dba, in accordance with FAA standards, to
the satisfaction of the Chief Building Official.
■ The use of materials - especially in the roof - shall be nonreflective to reduce glare.
The use of mirrored or reflective glass shall be prohibited.
■ Prior to further subdivision or site development, developers of property within the
project site must record an avigation easement to the satisfaction of the Airport Area
Land Use Commission.
ER 54-93
154 Suburban Road
Anncaation and Prezoning
■ Any master list of allowed uses established for the project site must be consistent
with the Airport Area Land Use Plan or its successor. (Completion of a draft
specific plan for the airport area is scheduled for mid-1994.)
Agricultural Compatibility
■ At the time of sale or lease, the applicant should disclose to prospective buyers and
tenants the consequences of existing and potential intensive agricultural operations on
nearby parcels including but not limited to dust, noise, odors, agricultural chemicals,
and the County's Right to Farm Ordinance. A copy of such disclosure should be
submitted to the Community Development Director for review, approval, and
recordation prior to any further subdivision or site development.
Traffic and Circulation
■ To offset a potentially significant reduction in the level of service for nearby roads
and intersections, to minimize hazards for pedestrians, and to provide for a logical
circulation system, future site development and subdivision projects should
incorporate:
Road widening along South Higuera Street and Tank Farm Road.
Signal installation at the intersection of Suburban Road and South Higuera Street.
' Synchronization of signals along South Higuera Street.
` Bus turn-out northbound on South Higuera Street and eastbound along Tank
Farm Road.
` Right turn lane from South Higuera Street onto Tank Farm Road.
' Contributions to the cost of off-site improvements necessitated by cumulative
traffic impacts.
Crosswalk striping, islands, and signs for pedestrian safety.
' Avoidance of direct driveway access from South Higuera Street.
Completion of an internal street linking Suburban Road with Tank Farm Road,
aligned with Long Street.
' A study of the feasibility of providing shuttle service to nearby residents.
ER 54-93
154 Suburban Road
Anncxation and Prczoning
Public Services
■. When traffic signals are installed or relocated, emergency preemption devices shall
be required to expedite emergency access.
Utilities
■ Future site development or subdivision should include a 30' x 30' easement at the
southeasterly corner of South Higuera Street and Tank Farm Road to accommodate
a future sewer lift station.
Air Ouality
■ Future site development should include measures to minimize negative impacts to air
quality, such as:
* Extensive tree planting in the parking areas to reduce evaporative emissions from
automobiles.
A carpool/rideshare/public-transit information bulletin board installed in a visually
prominent and easily accessible location.
' Weatherproof and lockable bicycle storage, as well as short-term bicycle parking
racks.
` A plan for dust control during construction.
* Bicycle parking and shower and locker facilities for employee use.
"Clean-fueled" or electric shuttle service to link the neighborhood-serving aspect of
the project to nearby residential development.
Bus turnouts along South Higuera Street and Tank Farm Road.
' Shared-use parking reduction.
* Designated carpool parking.
' On-site food facilities to encourage employees to stay on site during the lunch hour..
ER 5493
154 Suburban Road
Anncxation and Prcu>ning
Plant Life
■ All Monterey cypress trees to remain shall be protected during any future
construction to the satisfaction of the City Arborist.
a The subdivider shall dedicate street right-of-way along South Higuera of sufficient
width to accommodate street widening and a sidewalk located so as to avoid
unnecessary tree removal to the satisfaction of the City Engineer.
Archaeological Resources
■ If any archaeological resources are found during site preparation, all earth-work
within 150 feet of object(s) shall cease until the resources have been evaluated by a
qualified archaeologist. Any additional mitigation measures recommended by the
archaeologist shall be evaluated by the Community Development Director, and upon
Director approval, implemented by the applicant.
Aesthetic Resources
■ An "S" (Special Considerations) overlay zone should be part of the prezoning
designation(s) so the Planning Commission and the ARC can establish adequate site
development standards to ensure that future site development will be compatible
internally and with surrounding development, and that view sheds are preserved
where feasible.
Energy/Resource Use
■ To encourage efficient use of energy and natural resources, newly created lots which
are less than one acre in size should be oriented so that their longest side is within
30 degrees of south.
■ To protect solar exposure for likely locations of future collectors, any trees planted
along the southern side of proposed buildings should be deciduous.
■ Future construction projects shall include a solid waste recycling plan for recycling
discarded- materials, such as concrete, sheetrock, wood, and metals, from the
construction site. The plan must be submitted for approval by the City's Solid Waste
Coordinator or the Community Development Director, prior to building permit
issuance.
j-17
ER 54-93
154 Suburban Road
Anncxation and Prczoning
■ Future site development should incorporate:
' Skylights to maximize natural daylighting.
' Operable windows to maximize natural ventilation.
' Energy-efficient lighting systems for both interior and exterior use.
' Facilities for interior and exterior on-site recycling.
Soil Contamination
■ No buildings, septic systems, or other structures shall be constructed above the
approximate area of contamination.
■ Wells for domestic or non-potable use shall not be located near known areas of soil
contamination. Well location and use shall be subject to approval of the City
Council.
RESOLUTION NO. (1993 Series)
A RESOLUTION BY THE SAN LUIS OBISPO CITY COUNCIL
REQUESTING THAT THE LOCAL AGENCY FORMATION COMMISSION
APPROVE SLO COUNTY ANNEXATION # 40
AT.154 SUBURBAN ROAD
(City File No: GP/R/ANNX 54-93)
WHEREAS, the Planning Commission and City Council have held hearings on the
proposed annexation; and
WHEREAS, the potential environmental impacts of annexation have been evaluated
in accordance with the California Environmental Quality Act (CEQA) and the City
Environmental Guidelines; and
WHEREAS, on recommendation of the Planning Commission and as a result of its
deliberations, the Council has amended the General Plan Land Use Map and is proceeding
with prezoning of the annexation property, as required by the Local Agency Formation
Commission (LAFCo); and
WHEREAS, the proposed annexation is compatible with the City's General Plan;
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Findings.
1. Annexation is appropriate since the site is contiguous to the City on its north
and west sides.
2. Annexation of the site is a logical addition to the City due to its location and
availability of services.
SECTION 2: Annexation Area Described. The TK Annexation shall consist of that
area,covering approximately 22 acres along South Higuera Street between Tank Farm Road
and Suburban Road, assigned an Assessor's Parcel Number of 76-352-054, as shown in the
vicinity map attached as Exhibit D and described in metes and bounds in attached Exhibit
E.
SECTION 3: Council Recommendation: The City Council hereby recommends that
LAFCo approve the annexation subject to compliance with City requirements regarding
environmental mitigation as described in the project's negative declaration.
3!9
SECTION 4: Implementation. The City Clerk shall forward a copy of this resolution,
General Plan and prezoning actions, the negative declaration of environmental impact, and
all pertinent supporting documents to LAFCo.
On motion of seconded by ,
and on the following roll call vote:
Ayes:
Noes:
Absent:
the foregoing resolution was passed and adopted this day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
*Atn
RESOLUTION NO. (1993 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A REQUEST FOR A GENERAL PLAN AMENDMENT AND PREZONING
FOR A PROPOSED ANNEXATION OF 22.05 ACRES
AT 154 SUBURBAN ROAD (GP/R ANNX 54-93)
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings That this Council, after consideration of a request to change
the Land Use Element Map from Rural Industrial to Service-Commercial/Light Industrial
and Neighborhood-Commercial, and to prezone the proposed annexation site C-S, C-S-S,
and C-N; and after consideration of the Planning Commission's recommendations, staff
recommendations, public testimony, and reports thereof, makes the following findings:
........................................................................................................
Counci `5"`ecle5f::ndi..n` ':',to< ;eused
SECTION 2. Denial. The request for approval of the general plan amendment and
prezoning described above is hereby denied.
On motion of seconded by
and on the following roll call vote:
AYES:
NOES:
ABSENT:
GP/R/ANNX 54-93
Resolution for denial cont'd
the foregoing resolution was passed and adopted this _day of 1993.
Mayor
ATTEST:
City Clerk
APPROVED:
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TK ANNEXATION GENERAL PLAN MAP AMENDMENT
AND PREZONING
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General Plan minor annexation policies
-- A minor annexation is the incorporation of territory to the City of
San Luis Obispo which involves only a relatively small amount of
urban intensity development. The principle purpose for allowing such
annexations is to help establish a permanent open space green belt
surrounding the city although other significant public benefits may
justify approval of a minor annexation. The green belt is to provide
a permanent edge to the city's urban area and to maintain the city's
rural setting by preserving scenic hillsides and open agricultural
land.
-- A minor annexation shall:
a) Be contiguous to existing developed land within the city.
b) Be located outside the major expansion areas shown on the Land Use
Element map.
c) Accomodate no more than twenty-five acres for urban development.
Urban development includes all areas devoted to building sites,
public and private roads, parking, drainage improvements, all
paved areas, utility easements and required yards and setbacks.
(Urban development areas must be contiguous to existing developed
land within the city.)
d) Enable urban development in accord with applicable hillside
planning criteria which are hereby referenced.
e) Include the preservation of permanent open space equal to at least
four times the amount of developed area proposed to be annexed.
This standard is to be considered a minimum, except as provided
under subsection 3 (D) below; the council may require the
inclusion of additional open space if it is deemed useful to meet
the intent of this policy. For example, if a more logical edge to
the green belt, formed perhaps by a ridgeline or other natural or
man-made feature, can be created by adding area beyond the minimum
standard, then this additional open space may be required by the
council. This open space area:
(1) May be provided within the annexed territory or in other areas
consistent with the Land Use Element map; and
(2) Shall be secured by dedication of fee title or perpetual
easement.
f) Avoid increased demand for city water supplies, either by using an
on-site water source or by providing water use reductions within
existing developed city areas equal to twice the amount of water
used by proposed development within the area to be annexed.
minor annexation policies cont'd
— ,The City Council may exempt an annexation proposal from meeting some
of these criteria if it determines that the annexation will provide
compensating public benefits that outweigh an inability to meet one
or more of the criteria. Compensating public benefits include:
a) Housing affordable to low-income people, managed by a public or
nonprofit agency.
b) Mitigation of significant preexisting environmental problems.
c) Actions that significantly improve the quality of life within
existing neighborhoods.
d) Open space which may be of less area than the usual standard (four
times the developable area) but which is of high value to the
community; examples would be prominent visual or aesthetic
features, sensitive habitat areas, areas with special recreational
potential, areas with sensitive historical or archaeological
resources or areas especially vulnerable to imminent development.
If the city has adopted a development moratorium because of limited
water supply, the City Council shall not exempt a minor annexation
proposal from the requirement to provide on-site water source or
off-site water service reductions.
C. The City should provide for infill, intensification, and expansion
within the present City limits and provide for future minimized
outward urban expansion within the unincorporated urban reserve which
can be efficiently served by urban "infrastructure" improvements.
Urban development should be programmed to assure that adequate water
supply, sewage treatment, fire and police, schools and recreation
facilities and other public facilities will be available to serve the
composition and configuration of uses provided in a safe and
efficient manner.
-- The County should prevent scattered rural residential, industrial or
other nonagricultural developments outside the urban reserve. Within
the unincorporated portions of the urban reserve the County should
work jointly with the City to assure that development proposals are
consistent with growth management and land use objectives of the
General Plan.
-- The City should coordinate its annexation of any additional territory
and its approval of any urban developments in expansion areas within
the corporate limits with the improvements if urban service systems.
A specific plan shall be required prior to annexation. No
annexations of major unincorporated expansion areas should be
authorized until water supply and treatment and sewage collection and
treatment facility needs can be met in addition to the planned urban
use capacity of incorporated areas. No commitments to urban
development of incorporated expansion areas should be authorized
until water, sewer, access and other public facilities and services
can be provided concurrently.
.0
f
♦ City sewer and water mains exist in streets on all sides of the annexation area
♦ Recent County approvals have allowed development of a scale and intensity in
the area comparable to development in the City.
4.3.3 Growth Management: The annexation would not induce growth and would not
conflict with growth management policies. The area's planned zoning emphasizes
service-commercial uses such as retail and wholesale trade, large offices, light-
industry and warehouses. Under its current County zoning, the area can be developed
with urban uses, but without the benefit of urban services such as water, sewer and
City police and fire protection. '
4.3.4 Qpen Space: Open space preservation is not a limiting factor. The annexation would
not reduce the area shown in the General Plan as open space. The General Plan
shows this area as "Rural Industrial" to encourage mixed agricultural and light-
industry, however agricultural uses are no longer feasible here. Hence, the 25-acre
maximum area allowed for annexations involving the conversion of designated open
space should not apply. Minor annexation policies require a dedication of open space
of four times the area to be annexed, unless an exception is granted.
There is no natural open space within or adjacent to this annexation, and strict
application of this requirement is not feasible. The City's staff does not believe that
this should be considered a "minor annexation," or that the open space requirement is
relevant here. However, if it is deemed a minor annexation, the City's staff believes
it meets the criteria for an exception in that the annexation would provide
"compensating public benefits" by improving fire safety, correcting infrastructure
deficiencies, and by enhancing employment opportunities within the City.
4.3.5 Airport Area SMific Plan (AASP): The Broad Street Annexation area is within the
area jointly defined by the City and County as the "Airport Area Study Boundary."
When adopted, the AASP would establish specific pre-requisites for annexation. The
Specific Plan has not been completed and probably will not be ready until after the
City and County finish updating their LUE's. Until then, the City should consider
this annexation independently from the Airport Area Specific Plan, relying mainly on
existing annexation policies in the LUE.
Therefore, this proposal is believed to be in conformance with City policies regarding
annexation.
4.4 CITY POLICIES REGARDING WATER AND SEWER
Q
4.4.1 Water: Due to conservation and the City's retrofit program, total City water use in
the last year has been about 5,000 acre-feet. This level of use has been supplied by
drastically reduced withdrawals from surface reservoirs plus the use of groundwater.
4 4
from the Broad Street Annexation EIR
.3-3�
• t
ME ACE-ND
DAl I: -ITEM #
i1 ,�l Cityo san WIS OBSPOaMWEPP410�11 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403-8100
MEMORANDUM COUNCIL DR
AO
7TX DIR
December 7, 1993 AGAO ❑ FIRE CHIEF
ATTORNEY ❑ PW DIR
CLERKIORIG ❑ POLICE CHF
TO: Honorable Mayor and City Council ❑ GMT TEAM ❑ REC DIR
❑ C READ FI ❑ UTIL DIR
❑ PERS DIR
FROM: Arnold Jonas, Community Development Direct
BY: Whitney McIlvaine, Associate Planner
SUBJECT: TK Annexation - revisions to traffic mitigation
open space
shopping center land use
Traffic mitigation revisions:
Further study of the project by Planning and Public Works staff indicates there may be some
acceptable alternatives to the proposed Higuera Street access and to the proposed layout
of the internal road. Suggested changes to two of the environmental mitigation measures
are attached, which would allow alternatives to be evaluated at the time of specific
development plan proposals.
Public Works staff has concluded that a driveway entrance along Higuera Street may be
workable depending on the uses ultimately approved for the site and the traffic generated.
Also, as an alternative to requiring the internal road to align with Long Street (on the north
side of Tank Farm Road), staff would support completion of the internal road through the
adjacent lots 4 and 5, as originally approved by the County.
Open space:
Staff has further investigated the feasibility of meeting the General Plan requirement for
provision of open space in telephone conversations with various realtors and the Land
Conservancy. The cost to purchase agricultural land in the City's greenbelt ranges from
$1,500 per acre to $10,000 per acre, depending on the size of the parcel, topography, soil
type, and potential for future subdivision. The cost of securing a permanent conservation
OThe City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities.
Telecommunications Device for the Deaf (805) 781-7410.
_ orr
TK Memo cont'd
Page 2
easement is typically 40% to 60% of the fee simple purchase price. The Land Conservancy
is available to assist developers with securing off-site mitigation. The agency has experience
working with Cal Trans and the City of Arroyo Grande on very similar mitigation projects.
In summary, .provision of off-site open space is possible should the applicant wish to modify
his project to include an open space contribution. However, as of the writing of this memo,
the applicant is not intending to include any provision of open space or in-lieu contribution
to the City park lands fund.
Potential shopping center.
Both the 1977 Land Use Element and the 1992 draft update of the element contain policies
regarding the location of general-retail stores and neighborhood shopping centers. Those
policies are attached as requested by Mayor Pinard. The applicant has stated that he wishes
to establish a shopping center at this location, but is not requesting approval for such a
project at this time. Prior to establishing a shopping center, the applicant must secure
Council approval of a tract map; use permit approval from the Planning Commission; and
architectural approval from the ARC. Concerns regarding the size or character of a
potential shopping center on this site could be specifically addressed as part of the Special
Consideration overlay zoning. This would entail modifying the section of the prezoning
ordinance that outlines the reasons for the "S" designation.
Attachments:
mitigation revisions
shopping center policies
Agricultural Compatibility
■ At the time of sale or lease, the applicant should disclose to prospective buyers and
tenants the consequences of existing and potential intensive agricultural operations on
nearby parcels including but not limited to dust, noise, odors, agricultural chemicals, and
the County's Right to Farm Ordinance. A copy of such disclosure should be'submitted
to the Community Development Director for review, approval, and recordation prior to
any further subdivision or site development.
Traffic and Circulation
■ To offset a potentially significant reduction in the level of service for nearby roads and
intersections, to minimize hazards for pedestrians, and to provide for a logical circulation
system, future site development and subdivision projects should incorporate:
* Road widening along South Higuera Street and Tank Farm Road.
* Signal installation at the intersection of Suburban Road and South Higuera Street.
* Synchronization of signals along South Higuera Street.
* Bus turn-out northbound on South Higuera Street and eastbound along Tank Farm
Road.
* Right turn lane from South Higuera Street onto Tank Farm Road.
* Contributions to the cost of off-site improvements necessitated by cumulative traffic
impacts.
* Crosswalk striping, islands, and signs for pedestrian safety.
Eittntnat on of direct access ftazrt Snuthr lguera Street,or provrs�on`of an'a.ternatty
driveway lac2uan accept2bie #o the Ctty Engineer
Gempletien ef an internai stfeet linking Subur-ban Read with Tank Faffn Read-,
aligned -with Long Str-ee+
Altgning.,the northern end of tb:e Internal street wtth Long 5teet across'Tarik E+arrri
Road, ar instal ang road tmprovemen:ts to tt�e sattsfactton :of the:C;ty Engineer;;
........ .........:
consistent with,the master circulation.plan approved;by the Caunty s
* A study of the feasibility of providing shuttle service to nearby residents.
;Majorartcri �strcets through residential areas shall provide only
limited privatecttc,cess or controlled street intersections, and
adjoining residcn'tial use should be spatially separated or otherwise
insulated from advetse noise and other traffic impacts. Residential
areas should be protected from encroachment by detrimental
commercial, industrial dt:•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. '4
h. All residential development proposals s6uld 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 poteNial adjacent land
uses. Designs for residential uses should include: iyrovisions for
privacy and adequate usable open space; orientation to design to
provide shelter from prevailing winds and adverse weal4er, yet enable
use of natural sunlight, ventilation and shade; provide pi-easant
views to and from the development; provide safety, separatq vehicular
and pedestrian movements and adequate parking for residenkand
guests; and sufficient provision for bulk storage, occasional to ling
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
3. The city should evaluate the need for and desirability of
additions to existing neighborhood commercial centers as specific
development proposals are made. Criteria for evaluating such
proposals are:
(1) Uses are in fact those which will serve nearby residents, not
the community as a whole.
('•) Expansion areas have access from arterial streets.
(3) Expansion areas will reduce the area used by or designated for
offices or service commercial uses and not areas designated for
or used by residences.
4. New convenience centers within residential suburban expansion areas
should be permitted only when it is clearly demonstrated that
population density and excessive commuter distances to existing
facilities would warrant such a development.
5. Convenience commercial centers should have direct service access from
the city's arterial and collector circulation system so as to avoid
the concentrated use of residential collector or local streets for
truck delivery and customer traffic.
6. Scattered, small-scale, convenience commercial stores within
established residential neighborhoods may be retained where their
operation has proven compatible with surrounding uses. Existing
stores should be evaluated as to the conditions and character of
their operations and encouraged to improve, where necessary, to
better integrate with surrounding residential land uses. Where
evaluations show compatibility and/or lack of market needs, the city
should prohibit the intensification and/or expansion of isolated
neighborhood commercial facilities and should provide for their
long-term replacement with land uses typical of the surrounding
neighborhood.
7. Scattered convenience commercial uses within retail or industrial
districts should be consolidated to form more efficient convenience
centers or relocated to more suitable sites adjacent to residential
districts.
8. Specialized retail stores, and recreational uses may be established
within neighborhood commercial areas so long as (1) individually,
their size would not constitute a major citywide attraction and (2)
cumulatively, they would not displace more general, convenience uses.
b. Prr' nal Office Policies
1. Prof essional...office uses should be encouraged to develop in
peripheral areaI'of the Central Business District and other
specialized centers sile-h;as medical complexes to (1) take advantage
of close proximity to governQental and retail uses in the downtown.
and (2) provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
1.6
1 7� r
C. Service Commercial/Light Industrial Policies
1. The allocation of land resources for service commercial/light
industrial uses should be periodically reviewed and revised as
necessary to reflect the realistic needs and opportunities of the
city of San Luis Obispo based on changes in work force and resource
availability.
2. The city should promote the infill and restructuring of existing
service commercial districts designated on the plan and should
discourage the proliferation of scattered service
commercial/industrial manufacturing uses in areas designated for
future conversion to other uses. The county should prevent service
commercial/light industrial uses within the rural industrial area.
3. The city shall prevent the development of water-intensive industries
or those which would significantly degrade or accelerate the
degradation of the area's air or water quality.
4. In designated service commercial/light industrial areas, the city
should support the concept of "planned unit" industrial developments
and subdivisions, where unified landscaping, signing, building
design, service capabilities and adequate circulation can be ensured
and thereby avoid compatibility conflicts created by piecemeal
development.
5. Where possible, access to service commercial areas should be provided
by industrial collector streets to (1) avoid the use of residential
streets or delivery routes which pass through residential areas, and
(2) minimize direct driveway access from individual parcels onto the
city's arterial street system.
6. All service commercial/light industrial areas shall be required to
make connections with the city's water and sewer systems. The
discharge of effluent from these areas into the city's sewer system
shall meet or exceed adopted standards for constituent
concentrations.
7. The city should emphasize the adequacy of landscaping, signing and
building design of service commercial uses which are situated along
entryways into San Luis Obispo. The county should refer and the city
comment on the site planning and design of rural industrial uses
within the urban reserve along Highway 227, Tank Farm Road or South
Higuera Street.
8. Offices for engineering and industrial design, retail commercial,
convenience commercial and certain commercial recreation uses shall
be conditionally permitted within designated service commercial/light
industrial areas subject to discretionary review and issuance of a
use permit by the Planning Commission or Director.
'10
Retail activities and offices not directly associated with permitted
c mer—ME or industrial uses should be discouraged. However, large
professional office buildings which can include multiple tenants but
with no single tenant spaces less than 2.500 square feet may be
established in service commercial/light industrial areas subject to
the approval of a Planned Development(PD) zoning application and
compliance with criteria set forth in the zoning regulations.
f. Rural Industrial Policies
1. Rural industrial activities should (1) be situated on parcels not
less than five to ten acres in area, (2) be adequately served by
private on-site water and sewer systems, (3) be limited to activities
which are not employment-intensive (less than 25 employees each), (4)
be situated on parcels which have 300 feet or more frontage on
present county roads, and (5) not include any commercial or service
commercial/light industrial uses.
2. Residential dwellings should generally be prohibited within rural
industrial areas; rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
4 h 3. Owners of property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
acres or larger.
4. The city should consider the eventual discharge of treated effluent
from the city's sewage treatment plant at Prado Road to nearby rural
industrial/agricultural areas to encourage the continuation of
agricultural uses in these areas.
4. Publi acility Land Use Objectives
City Hall w remain at its present location. County courts and legal
and general administrative functions (such as technical services,
assessor, planning, gineering, elections, board of supervisors staff,
clerk) should remain d expand as necessary in the downtown. County
hospital and health depa?t- ent should remain and if necessary expand on
county property on Johnson venue.
County Welfare (social Service Department), the California Employment
Development Department, and eventuajly Social Security should relocate to
a consolidated social services center on'&uth Higuera Street near Prado
Road. Probation should be located near c'dti<rts or near the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities. `+
The city will locate its facilities and advocate locatioi�of other
agency's facilities in order to: •.\
(a) . Remove nonconforming uses from residential neighborRZ ds.
o
Land Use Element Update Hearing Draft
COMMERCIAL & INDUSTRIAL. DEVELOPMENT
POLICIES
General retail
3.1 The City should have areas for general retail uses adequate to meet most demands
of City and nearby County residents. General retail includes specialty stores as
well as department stores, restaurants, and services such as banks. Not all areas
designated general retail are appropriate for the full range of uses.
3? The City should focus its retailing with regional draw in two locations: downtown
and the area around the intersection of Madonna Road and Highway 101.
3.3 No substantial additional floor area should be added to the cornmercial area near
Madonna Road and Highway 101 until a detailed plan for the retail expansion
has been adopted by the City. The plan should describe the limits of commercial
expansion, acceptable uses, phasing, and circulation improvements. Any
permitted expansion should be aesthetically and functionally compatible with
existing development in the area.
.Further, the plan must follow an analysis demonstrating that the proposed
commercial expansion is not likely to significantly impact existing retail areas, and
that-the major components of the expansion cannot likely be accommodated in
the existing retail areas.
3.4 Most specialty retail stores should locate downtown or in the Madonna Road
area; some may be located in neighborhood shopping centers so long as they are
a minor part of the centers and they primarily serve a neighborhood rather than a
citywide or regional market.
Neighborhood retail
3.5 The City should have areas for neighborhood retail uses to meet the frequent
shopping demands of people living nearby. Neighborhood retail uses include
grocery stores, laundromats, and drug and hardware stores. Neighborhood retail
centers should be available within about one mile of all residences. These
centers should not exceed about five acres, unless the neighborhood to be served
includes a significant amount of high density residential development. Specialty
stores may be located in neighborhood centers as long as they will not be a major
citywide attraction or displace more general, convenience uses.
3.6 New or expanded neighborhood commercial centers should:
A. Be created within, or extended into, adjacent nonresidential areas;
B. Provide uses to serve nearby residents, not the whole City;
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Land Use ElementUpdate ._ Hearing_i`ft
C. Have access from arterial streets, and not increase traffic on local
residential streets;
D. Have safe and pleasant pedestrian access from the surrounding service
area, as well as good internal circulation;
E. Provide landscaped areas with public seating;
F. Provide indoor or outdoor space for public use, designed to provide a
focus for some nei¢hborhood activities.
3.7 The City should evaluate the need for and desirability of additions to existing
neighborhood commercial centers only when specific development proposals are
made, and not in response to rezoning requests which do no incorporate a
development plan.
3.8 Small, individual stores within established residential areas may be retained when
they are compatible with surrounding uses. Other isolated commercial uses which
are not compatible with residential surroundings eventually should be replaced
with compatible uses.
Offices
3.9 The City should have sufficient land for office development to meet the demands
City residents and the specialized needs of County residents. Office
dev went includes professional and financial services (such as doctors,
archite and insurance companies and banks) and government agencies. The
City shoul tain the regional offices of state and federal agencies. Not all types
of offices are ropriate in all locations. (See also the Public Facilities section,
page 39.)
3.10 All types ofoffices are appropriate in the downtown commercial area. Also, all
types of office activities are appropriate in the surrounding office district, though
offices needing very large building or generating substantial traffic may not be
appropriate within that district, which ,vides a transition to residential
neighborhoods. Some types of offices ma's be accommodated in locations other
than downtown: "`..
A. Medical services should be near the hospitals;'
B. Government social services and the regional offices ofsate and federal
agencies should be near the intersections of South Higue Street, Prado
Road, and Highway 101 (Figure 4);
C. Large offices having no substantial public visitation or need for access to
downtown government services may be in "services and manufacturing"
areas.
gmD: LUE-COLILWP .O
Land Use Element Update Hearing Draft
B. Vehicle sales and rental;
C. Retail sales of products which require outdoor areas or large floor areas
for display and storage, such as lumber and building materials, home
improvement items, furniture and appliances, and plant nurseries, and
which have many employees or generate substantial customer traffic;
D. Service centers for a variety of uses not generally suitable for other
commercial districts, including small outlets for items in category C above,
repair shops, printing services, laundries, animal hospitals, sporting goods,
auto parts, and some recreation facilities, having relatively many employees
and generating significant traffic;
E. Light manufacturing and laboratories.
3.18 Auto sales should be encouraged near auto Part; Way. (See also policies 3.23
and 3.24).
3.19 New, general-retail stores or neighborhood shopping centers should not be
developed in service and manufacturing areas. However, existing uses such as
supermarkets and drugstores may be retained or expanded if:
A. They are compatible with nearby uses;
B. The expanded use will not divert trade from other general-retail or _
neighborhood-commercial areas which are better located to serve the
expected market area.
3.20 Access to service-and-manufacturing areas should be provided by commercial
collector streets, to avoid customer traffic on residential streets or delivery routes
which pass through residential areas. Driveway access onto arterial streets should
be minimized.
3.21 Industries which would degrade air or water quality should not locate or expand
within San Luis Obispo or its airshed or watershed.
3.22 Service and manufacturing uses should connect to the City water and sewer
systems, unless other means of providing service are identified in a City-adopted
plan.
Vehicle Sales
3.23 The City intends to create around Auto Park Way an easily accessible and
attractive auto sales and service &nler. The City will reserve enough space
around Auto Park Way to accommodate-the expansion of vehicle dealerships
(approximately in proportion to projected"countywide population growth through
the year 2020), plus the relocation of vehicle dealers from other areas of the City
(about 50 acres total, including dealers at Auto .Park,..Wav in 1991).
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MINUTES - CITY PLANNING COMMISSION ❑ MGMTTEAM ❑
City of San Luis Obispo ❑ CREAD FILE ❑November 17, 1993 �. ❑
PRESENT: Commrs. Mary Whittlesey, Gilbert Hoffman, Dodie Williams, Brett Cross,
Sandra Sigurdson, Charles Senn, and Chairman Barry Karleskint
ABSENT: None
OTHERS
PRESENT: Arnold Jonas, Community Development Director; Ron Whisenand,
Development Review Manager; Whitney Mcllvaine, Assistant Planner; Cindy
Clemens, Assistant City Attorney; Wayne Peterson, City Engineer; and
Diane Wright, Recording Secretary
PUBLIC
COMMENT: None
Item 1. General Plan Amendment, Rezoning& Annexation GP/R/ANNX 54-93.
A request to amend the Land Use Element map and prezoning property to .
designate land to be annexed within the City to Neighborhood-Commercial,
Special Considerations(C-N-S),Service-Commercial/Light Industrial,Special
Considerations (C-S-S) and Service-Commercial/Light Industrial (C-S) to
accommodate a neighborhood-commercial center and light-industrial and
office uses; 154 Suburban Road; M. Timm Development & Kruetzkampf
Investments; applicants.
Commrs. Karleskint and Sigurdson stepped down due to a conflict of interest.
Commr. Williams acted as Chairperson.
Whitney Mcllvaine presented the staff report and recommended the Commission approve
the annexation request because the property is located within the urban reserve line just
outside city limits, and because the location would allow for cost effective city services to
be provided. She explained that to be in conformance with the General Plan, the
applicant would have to secure 88 acres of open space on other property, the
Commission would have to make a finding that the project provided some other
compensating public benefit that outweighed the open space requirement, or to make a
finding that the open space requirement was not.reasonable. She said if the Commission
felt the applicant should meet the open space requirement, the applicant might be able
to work with the San Luis Obispo Land Conservancy..to establish a conservation
easement in the city's greenbelt area. She explained that finding 2 might need to be
modified. She said the airport area annexation is approximately one and one-half years
away. She said if this area was not annexed, it could be developed in the county and the
P.C. Minutes
November 17, 1993
Page 2
city would be subject to impacts of development without compensating benefits. She
explained that staff was recommending a base zoning of Service-Commercial (C-S) for.
the entire site with a Special Consideration Overlay on the areas not already developed
because it would be consistent with the City's LUE Update and with the County's Update,
and because City Neighborhood-Commercial policies would not accommodate the
applicant's need. She said the applicant had mentioned Home Base and Food 4 Less
as possible tenants and those uses would draw from a larger area than the immediate
neighborhood. She explained the S Overlay would allow the Commission to review all
future uses of the site and allow the city to establish site development standards. She
mentioned that revised findings had been handed out to Commissioners and that those
findings explained the need for the S Overlay. She said the applicant was asking for
Commission comment on a preliminary subdivision plan, but that a formal subdivision
proposal had not been made.
In answer to a question by Commr. Whittlesey, Whitney Mcllvaine explained that the Land
Conservancy could help the applicant pick sites for acquisition of land or for a
conservation easement. She said the LUE did have a provision for allowing less than the
4-1 ratio of open space dedication if the open space is of significant value.
Commr. Whittlesey expressed concern about determining this request would result in a
public benefit significant enough to outweigh the open space requirement because
affordable housing, quality of life issues, or mitigation of environmental damage was not
involved, as was specified in city policies.
Commr. Cross questioned how staff could suggest a finding that stated that the
requirement for open space would not be appropriate because that was not substantiated
in the staff report or the mitigation measures.
Whitney Mcllvaine explained that the finding was an option, but the Commission could
also find that an aspect of this project outweighed the open space requirement, or the
Commission could require open space to be provided.
Commr. Cross expressed concern about other future projects asking for exemptions from
open space dedications.
Commr. Whittlesey also expressed concern about other properties in the airport area.
She believed this proposal had some merit but it should be done in the context of the
Airport Area Annexation Plan.
P.C. Minutes
November 17, 1993
Page 3
Commr. Hoffman felt that the mitigation measure bullet calling for"Clean-fueled or electric
shuttle service to link the neighborhood-serving aspect of the project to nearby residential
development" under Air Quality should be eliminated.
Vice-Chairwoman Dodie Williams opened the public hearing.
Dean Benedix of RRM Design Group, 3026 South Higuera Street, project engineer and
manager, presented a history of the project. He explained the County Industrial Parcel
Map, street improvement plans approved by the City and the County, and a development
plan for the self-storage industrial buildings. He said four wells had been constructed on
the site. He said Mr. Kruetzkampf began discussing possible annexation with the city in
the Fall of 1991 because city services were available and it appeared to be in the City
because of its location. He said the applicant would like a portion of the property to be
zoned C-N to allow flexibility, such as specialty stores, which would not be allowed in a
C-S zone. He said the applicant would agree to reducing the amount of C-N zoning from
12 acres to 5 acres. He said residential use was not being proposed, and Mixed-Use was
not being requested. He said that the applicant voluntarily did a formal traffic study. He
believed that access issues had been agreed upon between the applicants and staff. He
said the applicant felt it was not reasonable to require that the open space requirement
be met becausethe land was currently in the county and zoned industrial. He read from
a resolution from the Southern California Gas Company Annexation which stated that the
area was unique because it was surrounded by areas served by city services, would be
an attractive gateway to the city, and would promote the health safety and welfare of
persons residing or working in and near the area. He said he could not find any
reference to open space. He said the project could most likely be approved in the
county, but annexation was being pursued for infrastructure benefits. He said the
applicant prepared a transportation management plan when the county approved the
mini-storage buildings.
In answer to a question by Commr. Hoffman, Mr. Benedix said the county transportation
management plan included bicycle storage, showers, and a future awareness program
for ridesharing. He said it did not include a local shuttle.
Commr. Hoffman asked why the applicant felt the open space requirement was
inappropriate. He said land dedication did not have to be contiguous property.
Mr. Benedixsaid the requirement was inappropriate because the county land was zoned
industrial. He said benefits to the city included a second lane on Higuera Street, bus
turnouts, tree preservation, another source for fire water as supported by the California
Department of Forestry, and revenue benefits from retail sales projects. He said it would
be very difficult for a project of this size to purchase 88 acres elsewhere and dedicate it
to the city.
P.C. Minutes
November 17, 1993
Page 4
Commr. Whittlesey asked why the project was seeking annexation ahead of the rest of
the airport area.
Mr. Benedix said Mr. Kruetzkampf felt his development could be done now successfully.
He said the fees shared with the rest of the area were unknown. He said consideration
of annexing the airport area has been around a long time and was not certain.
Commr. Whittlesey said the rest of the area, which was also zoned industrial, would be
required to dedicate open space. She said that industrial zoning did not make open
space dedication inappropriate. She said perhaps the amount of the requirement might
be inappropriate.
Mr. Benedix said a lot of the land in the airport area was wetlands. It also included a golf
course, which was contiguous open space. He said open space dedication on this
property would harm the developability of the site. In answer to a question by Commr.
Whittlesey, Mr.. Benedix said the caretakers unit on the site could be considered mixed
use, but he did not want a MU overlay. He did not believe the site was appropriate for
residential use. .
In answer to a question by Commr. Hoffman, Mr. Benedix said if the City asked for a
reasonable amount of fees for off-site improvements, the applicant would probably not
object, but. a significant increase in cost would harm the project. He said he .was
concerned when he was told about possibly having to contribute to the Los Osos Valley
Road overpass or the Prado Road extension. He said the applicant would be paying for
a full signal at Suburban Road, modifications to the Tank Farm intersections, perimeter
improvements, and water and sewer connections. He said improvements required by the
County included curbs, gutters the construction of Jenney Way, and a drain system for
the mini-storage.
Commr. Senn asked if the cost per acre of developable property in the airport area could
somehow be quantified in regard to open space. He asked if this project would be willing
to carry its fair share of the open space requirement.
Mr. Benedix said he would recommend that the owners do that, because if they were still
in the county, they would have to do so.
Commr. Senn said in the future the applicant might want to request a PD zoning because
uses might be compatible but not allowed in the C-N or C-S zone. He asked staff how
long it would take for a change to PD zoning.
P.C. Minutes
November 17, 1993
Page 5
Ron Whisenand estimated it would take approximately six months. He said there are
several uses, such as banks and real estate offices, that are not allowed in PD Zoning.
Commr. Senn asked what uses the applicant wanted that would be allowed in C-N zoning
but not in C-S.
Mr. Benedix said retail sales and specialty uses. He said C-N zoning was preferred, but
would not be a project buster.
Ron Whisenand said staff was concerned about some of the uses allowed in C-N zones.
He said a mixed use overlay does not require a residential component.
Commr. Senn asked how the applicant could complete the interior road because lots 4
and 5 were not owned by the applicant and would be remaining in the County.
Mr. Benedix said the same situation existed if the site remained in the County. He
believed Sonic and Coca-Cola would not object to the road, but if they did, he said the
applicant would end the road on his property with a cul-de-sac.
Commr. Whittlesey asked what parts of the project were already approved in the County..
Mr. Benedix said the road alignment, the parcel map for three 5-acre parcels, the
development plan for the 7-1/2 acre parcel and the building permits for the.constructed
mini-storage units had been approved. He said the street improvement on Suburban
Road had been completed and other exterior and interior street plans had been approved
by the County.
Ray Bunnell, 5255 Cover Ridge Lane, said he owned property across the street from the
project and he said he favored the annexation and wouldn't mind having his developed
property also annexed to the City.
David Morrow, 670 Chorro Street, asked staff if the applicant could build a 12 acre
shopping center if it was annexed and rezoned.
Whitney Mcllvaine said the applicant would have to obtain a Planning Commission use
permit if there was an S Overlay on the property. He said the Architectural Review
Commission would have to approve the design.
Mr. Morrow asked how much traffic the project would generate?
Whitney Mcllvaine said 7,000-8,000 trips had been estimated.
P.C. Minutes
November 17, 1993
Page 6
Mr. Morrow asked if that would be compatible with the City's Circulation Plan.
Arnold Jonas said the draft General Plan had anticipated similar types of uses in that area.
Mr. Morrow said he taught at Cal Poly and had a traffic and air quality consulting
business. He was formerly employed by the Air Pollution Control District in San Luis
Obispo. He felt this type of development contradicted adopted Clean Air Plan land use
strategies because it promoted sprawl, did not provide mixed use, and a large shopping
center would increase the jobs/housing imbalance. He read sections of the Clean Air
Plan for the Commission. He expressed concern that the project was not pedestrian,
bicycle or transit oriented, and it was not scaled in size to the community. He felt mixed
use which provided worker housing on the site was important. He felt reduced parking
should be granted and the money saved from parking costs should be put into the mass
transit system to make bus service more frequent. He suggested businesses be required
to provide delivery service so that people do not have to drive and pick up items. He said
wider roads, more traffic and higher traffic speeds are not benefits. He said he did not
want to see San Luis Obispo sprawl out like Southern California. He asked the
Commission to require a dollar number commitment from the applicant for open space.
Virginia Wartag, 5255 Cloveridge Lane, said she lived in the County to the south of this
site. She said if she wants to go shopping, she has to drive twice as far as this
development would require. She said this shopping area would be within walking
distance from her home, which was not true of other shopping.
Bruce Weidmeyer, Las Paderos Drive in the Meadows Housing Development, said people
in the Las Verdes Development, the Meadows Development, Creekside Mobile Home
Park and Silver City Home Park would be detrimentally affected by this proposed
development. He said South Higuera could not handle any more traffic. He felt trees on
the street would have to be removed to put in another lane on South Higuera. He said
a vast majority of people living in the developments he named oppose shopping projects
such as Food 4 Less and Home Base.
Commr. Williams asked Mr. Weidmeyer if shopping could be considered a convenience
especially for elderly residents because currently there was no shopping in the area.
Mr. Weidmeyer said no because shopping was not too far away and most of the people
had transportation. He felt the detrimental effects of the development would outweigh the
benefits:
Commr. Hoffman asked what features of a Food 4 Less and Home Base Mr. Weidmeyer
objected to.
P.C. Minutes
November 17, 1993
Page 7
Mr. Weidmeyer responded that traffic, noise pollution,. air pollution would reduce the
quality of life for people living in the area.
Commr. Senn asked Mr. Weidmeyer how he would like to see the property developed,
and how he perceived the quality of property to the north and south.
Mr.Weidmeyer said the Hind facility and the Telegram-Tribune were acceptable in style,
did not generate much traffic and added to the area. He said the storage facility and
other developments to the south were unacceptable.
Bill Bates, 28 Los Verdes Drive, Los Verdes Park I, said his property was about 60 paces
from Higuera. He said the noise pollution and air pollution already had made the
neighborhood noisy and unclean. He said this proposal would add more traffic.
Mr. Senn asked Mr. Bates for his opinion on the developments to the north and south on
Higuera.
Mr. Bates felt those uses did not increase traffic. He said more people from out of town
were using South Higuera to enter and leave the City.
Lisa Wheeler, 3960 South Higuera, Creekside Mobile Home Park, said most of the
residents of Creekside were families, many with children, not elderly residents. She said
most of the people drove and many were bikers and walkers who use South Higuera
Street. She questioned how manymarkets and shopping centers the City needed. She
said a hardware store and grocery store would soon be open in the Marigold Project.
She expressed concern about noise pollution and crime because Food .4 Less is a 24-
hour store. She said when the sewer plant upgrade was being considered, all nearby
residents were notified well in advance, but she and many others in her area learned
about this project last night in the paper and were not notified by the City. She asked if
water was available for this use. She expressed concern that an exemption of dedicated
open space for this project would open the door for exemptions in future projects.
Mr. Bunnell said he had resided on Suburban Road for 25 years and the Milling Company
was the only other business there when he arrived. He said it was nice back when most
of the area was undeveloped, but times had changed and the area had grown. He
believed a lot of the traffic on South Higuera was generated by the new overpass on Los
Osos Valley Road, which has nothing to do with this development. He said the concrete
plant and block plant that cause objectionable noise for the residents were there long
before the residents and the overpass. He said people have to learn to live together. He
felt the type of complex being proposed for this site was better than a block plant or
concrete plant. He said there were already hundreds of homes in the area across the
P.C. Minutes
November 17, 1993
Page 8
street and it would allow those people to shop closer to home which would reduce traffic
on Tank Farm and Los Osos Valley Roads. He said he favored the project.
Commr. Cross asked if residents were not notified because they were outside of the 300-
foot boundary.
Ron Whisenand said public notification of the hearing was done consistent with State Law.
He said it was advertised in the paper, but he did not know if residents of the residential
areas were mailed out notification.
Mr. Benedix said specifics of the planned development such as size of lots were not
presented in depth because this was an annexation request. He said some information
had been compiled to make sure the project was environmentally sound for annexation
based on the zoning requested. He said he was concerned that the City does not have
a large facility such as a Toys R Us or a Costco. He said he regretted having to drive to
Santa Maria to spend his money. He said he would like to see sales tax revenue stay in
the community. He said the air was being polluted from San Luis Obispo residents
driving to Santa Maria to shop. He said Tank Farm and Higuera Street. had been
designated as arterial roads. He said if there was a successful annexation of the airport
area, the applicant would come back to the Commission regarding open space or traffic
fees. He said City resources such as waste water were examined and it was determined
those services could be provided. He said four wells producing potable water and would
be used for landscaping.
Lisa Wheeler asked the Commission to remember the problems caused by the Bear
Valley Shopping Center wells and that the City was responsible to the property owners
for their losses. She felt putting a signal at Suburban Road would result in too many
signals in a short area.
Vice.Chairwoman Williams closed the public hearing.
Wayne Peterson said Keith Franklin, the traffic engineer for the project, looked at the
closest intersections in either direction and it was determined in most cases that the
change in level of service would not be noticeable to the public.
Keith Franklin, Associated Transportation Engineers, said the Commission needed to
remember this was an annexation, not a commercial development and the development
would later come back before the Commission for consideration of traffic generation. In
response to the traffic handling ability of South Higuera, he said there was currently one
northbound and two southbound lanes at the project frontage, and when the project was
developed, South Higuera would have two lanes in each direction, a center turn lane, and
P.C. Minutes
November 17, 1993
Page 9
bike lanes. He said the trees would not be lost unless a right turn lane was constructed.
He said the right turn lane was not required by the development traffic, but might be in
the future due to cumulative development near the airport area. He said the report
suggested the land be dedicated for the right turn lane, but not constructed. He said the
possible future extension of Prado Road across the freeway and to Broad Street would
support some of the traffic currently on South Higuera Street.
In answer to a question by Brett Cross, Wayne Peterson said Mr. Franklin's analysis
looked at the effect of this project and projections for the near future, while the DKS study
looked at full buildout 25 years in the future.
Commr. Senn felt the Commission was getting off track. . He said a County approved
development plan existed for one 7-acre parcel. He said the applicant could walk out and
develop what he wanted as long as it was allowed by the County. He said the
Commission should be considering if this is an appropriate piece of property to annex to
the City.
Commr. Cross said traffic impacts were not a minor detail.
Commr. Senn said the traffic impacts would result whether the property was in the City
or County.
Ron Whisenand advised that CEQA requires that the Commission make a finding that the
annexation would notresult in significant traffic impacts.
Commr. Senn asked staff what issue the Commission should consider first.
Whitney Mcllvaine explained that staff was recommending C-S prezoning for the entire site
because it is what is shown for the area in the Land Use Element Update. She said that
C-N zoning raises the issue of additional traffic.
Commr. Senn expressed concern that the Commission could determine this site was
appropriate for annexation with C-S zoning and then the applicant could come back with
a request for C-N zoning.
Ron Whisenand suggested the Commission first consider if the property should be
annexed to the City, and then examine the effects of the annexation to determine if staff's
suggested mitigations sufficiently address those impacts.
P.C. Minutes
November 17, 1993
Page 10
Keith Franklin said the traffic study was done to determine if around 300,000 square feet
of development would result in significant traffic impacts. It was found that it did not and
that no degradation of services would result.
Vice Chairwoman Williams reminded the Commission it was considering two separate
motions; one on annexation and one on land use.
Commr. Whittlesey felt the annexation was appropriate for many reasons, especially
because the City would have control of the land before development. She suggested
finding 2 be revised to state: 'The proposed general plan amendment is consistent with
the goals and policies of the General Plan with consideration of the minor annexation
policies being satisfied through, a dedication of open space or an in lieu program
consistent with the airport area master plan." She explained she wanted the property to
contribute to open space by in the amount of its fair share portion of the airport area.
Ron Whisenand suggested the Commission ask Cindy Clemens about the matter.
Cindy Clemens said Arnold Jonas had just explained to her how to proceed, and she
deferred to him.
Arnold Jonas explained the zoning itself could not be conditioned and open space
dedication could not be required at this time. He said The Commission should state the
project would incorporate the policies of the General Plan. He suggested the following
wording for finding 4: 'The proposed general plan amendment is consistent with the
goals and policies of the General Plan since compliance with the open space requirement
can be achieved by dedication or in lieu fees as part of the annexation process.
Cindy Clemens said she was concerned about the mechanism for requiring open space
dedication, but she felt comfortable with the wording suggested by Arnold Jonas. She
said she understood there would be times during the development process that open
space could be required.
Arnold Jonas explained that the Commission needed to rely on existing policy because
there was no mechanism for the Commission to require open space at this time. He said
the Commission would be recognizing that a policy exists for dedication of open space.
Commr. Whittlesey moved to concur with the negative declaration of Environmental
Impacts and recommend that the City Council adopt a resolution amending the General
Plan Land Use Element Map to change the designation for the project site from Rural-
Industrial to Service-Commercial/Light Industrial as shown on exhibit A with the findings
and with finding 2 modified as suggested by Arnold Jonas.
P.C. Minutes
November 17, 1993
Page 11
Commr. Hoffman seconded the motion.
Ron Whisenand requested that the motion include recommendations to the City Council
for a., b., and c.
Commr. Williams asked if bullet 5 under Prezoning Finding 5 meant that the project
should not be a regional center.
Whitney Mcllvaine said there were square foot limitations in General Plan policies and
Zoning Regulations and if the project discussed tonight was proposed, square footage
would be considered.
Commr. Senn believed that bullet 5 under Prezoning Finding 5 should be deleted because
he had reservations about this site being suitable for retail uses. He requested that the
wording in bullet 4 under Prezoning Finding 5 be modified to state "minimum site
development standards and architectural guidelines will be similar to those..." because
one project cannot be "the same as" a project done years ago.
Commrs. Whittlesey amended her motion to also include a recommendation to the City
Council to print an ordinance pre-zoning the annexation area Service-Commercial (C-S)
and Service-Commercial Special Consideration (C-S-S) and to adopt a resolution
recommending that LAFCo approve the annexation, with the words "same as" in bullet 4
under Prezoning Finding 5 replaced with the words "similar to", and the elimination of
bullet 5 under Prezoning Finding 5.
Commr. Hoffman agreed to the additions to the motion.
Commr. Cross said he could not support the motion. He felt the Commission hadn't
adequately addressed C-N zoning. He said he did not agree that the site was
inappropriate for C-N zoning. In answer to a question by Commr. Senn, Commr. Cross
said he still had concerns about traffic and noise impacts.
Commr. Senn felt zoning should be consistent for the entire parcel and when the owner
had a specific project for this site, he could request a PD overlay. He said prezoning the
site C-S would be consistent with the General Plan and the airport plan. He felt a C-S-S
zoning for the entire site was appropriate.
VOTING: AYES - Commrs. Whittlesey, Hoffman, Williams and Senn
NOES - Commr. Cross
ABSENT - Commrs. Sigurdson and Karleskint
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39 Chuparrosa Dr. 0 R� a0 PERS. November 16, 1993
San Luis Obispo,CA 93401
i .
San Luis Obispo City Council coundIL
990 Palm St. �' ]Dunn
San Luis Obispo,CA 93408
City Council,
I read with interest in this evening's Telegram Tribune the proposal of two developers
to place a Home Ease and Food 4-less on the comer of South Higuera and Tank Farm
Rd. This is a very unwise idea and I urge you to seriously consider the negative
impact such a development would have on the local area.
That area is now home to a large residential grouping consisting of a trailer park
community,two condominium complexes,and a single family home development.
The adjacent"soft"commercial and light manufacturing area is considered friendly
due to its subtle nature. Most local establishments close at dinner time and none seem
to contribute to after hours' problems. The proposed facilities both stay open very late
and would result in substantially increased pedestrian and vehicle traffic.
I would urge you to allow development of the property only with similar facilities to
those already present. The placement of large customer intensive commercial
developments in or around residential developments is not intelligent planning. Also,
the current requirement of allocating a significant amount of open space should be
followed and not waived as the TT indicated the City recommends. Every waiver of
this requirement indicates the City and the City Council are not really serious about
their commitment to improve the quality of this town. There is a rule; please stick to it.
A reply to this letter will be appreciated. I am interested in hearing what the views of
the Council are with regard to the preservation of the quality of existing residential
areas.
Sincerely,
Ya4 - -
Mark J. Frauenheim,P.E.
Nov 2 1993
ciTr COUNCIL
SAN LUIS OBISPO- CA