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HomeMy WebLinkAbout12/16/1993, 1 - CONSIDERATION OF REQUESTS BY ALEX MADONNA AND COSTCO, AND COUNCIL COMMENT ON A PROPOSAL FOR COMMERCIAL DEVELOPMENT ALONG THE SOUTHERN AREA LOS OSOS VALLEY ROAD IN THE VICINITY OF THE FROOM RANCH. MEETING DATE: 1►►111111111$11011111 city of San WIS OBISpo - - film, A COUNCIL AGENDA REPORT ITEM NUMBER: / From: Arnold Jonas, Community Development Director /; o Prepared By: John Mandeville, AI Long Range Planningranager Subject: Consideration of requests by Alex Madonna and Costco, and Council comment on a proposal for commercial development along the southern area Los Osos Valley Road in the vicinity of the Froom Ranch. CAO RECOMMENDATION Consider the information provided by Mr. Madonna and Costco, and discuss the merits and/or concerns Council members have regarding the proposal without taldng any action or implying any commitment which would influence the upcoming Planning Commission and Council review and action on the Land Use Element update. DISCUSSION Background . A brief description of the land use designation of the Froom Ranch area, as well as an overview of the land use issues follows. A more detailed discussion is contained in the supplement to the environmental impact report prepared for the Draft Land Use Element (see attached excerpts). Adopted and proposed General Plan land use designations. The existing adopted land use for the Froom Ranch area near Los Osos Valley Road is shown on the adopted General Plan Land Use Map. This map is in the process of being updated as a part of the update of the General Plan Land Use Element. Existing land use designation (adopted Land Use Element): The area is designated as the Irish Hills Major Expansion Area and also is designated as Interim Conservation/Open Space. The Irish Hills Major Expansion Area, as described in the adopted Land Use Element, may eventually be used for residential development, with a specific plan to determine the specific land uses. The Irish Hills Major Expansion Area includes a substantial area consisting of hillsides that would remain undeveloped. Proposed land use designation (Draft Land Use Element): Same as currently adopted Land Use Element (see above). The draft update to the Land Use Element includes a small extension of the City's Urban Reserve Line and boundary of the Irish Hills Major Expansion Area near the intersection of Hwy-101 and Los Osos Valley Road. Several alternative land use proposals are being reviewed as a part of review of the Land Use Element update. These alternatives are discussed in the alternatives discussion of the Draft Land Use Element EIR and the Supplement to the EIR. The alternatives include two options which would accommodate Mr. Madonna's previous land use change.request. These._two__options. are ..discussed in the Supplement to the EIR under the heading of "Froom Ranch Commercial Expansion" - "Froom Ranch Option 1" and "Froom Ranch Option 2". Residential buildout capacities in the adopted Land Use Element and its draft update assume the majority of the Irish Hills Major Expansion Area is used for residential land uses. Status of Land Use Element Update The update to the Land Use Element is currently undergoing review by the Planning Commission. The Planning Commission held hearings on the update May 5, 1993, and December 1 and 15, 1993. The Planning Commission is scheduled to forward recommendations on the Land Use Element update to the Council in February, 1994. The City Council is scheduled to begin its review of the update in March 1994, conclude its review in April, and adopt the update in May 1994 (see attached projected adoption schedule). Requested land use. The commercial uses requested (including a Costco store) are most consistent with the Retail Commercial land use designation of the adopted Land Use Element. The Retail Commercial designation is intended to accommodate major stores serving the entire community. The land use designation in the Draft Land Use Element intended to accommodate the proposed uses is the General Retail designation. General Retail districts are intended to accommodate specialty stores as well as department stores, restaurants, and services such as banks. The General Retail districts are intended to focus retail uses within the City which have a regional draw in two areas: near Madonna Road/Hwy 101 and the downtown area. General Plan policy and development issues that would need to be resolved to accommodate the request. Because the adopted and Draft Land Use elements are based upon a different land use for the Froom Ranch area than is being requested, several land use related policy issues must be resolved if the request were to be approved by the Council. It is possible to modify the General Plan to maintain consistency, but to do so would require adjusting policies related to the land use issues. The primary issues are described below in no particular order: Change in land-use designations. The land use designation of the area involved in the request must be changed to allow the use(s) requested. The land use designation change will need to be made to the version of the Land Use Element (adopted or update version) in effect at the time permits are issued and the project is developed. The update is scheduled to be completed by May 1994. After the update is adopted development approvals must be consistent with the update. If the update is not adopted by the time development permits are to be approved for the proposed use(s), the existing adopted Land Use Element must be amended to provide a land use designation the requested project will be consistent with. To accommodate the commercial plan being proposed, the land use designation for a portion of the Irish Hills Major Expansion Area must be changed from Interim Conservation/Open Space as currently shown in the Draft Land Use Element draft General Plan Land Use Map to the General Retail land use designation. To accommodate the commercial plan being proposed, the land use designation for a portion of the Irish Hills Major Expansion Area must be changed from Interim Conservation/Open Space as it is now in the existing adopted General Plan Land Use Map to the Retail Commercial land use designation. These land use changes are discussed in the supplement to the EIR for the Draft Land Use Element and would therefore require no additional environmental analysis for CEQA compliance if the land use change were made to the Land Use Element update. The major expansion area designation must be removed or modified to if a portion of the Irish Hills Major Expansion Area is to be annexed and developed prior to completion of a specific plan for the expansion area. The development area will then be subject to the minor annexation process. The existing adopted Land Use Element and the draft update contain very similar critera for the evaluation and approval.of minor annexations, as well as exception provisions. City form - providing focused areas for regional commercial/retail activities. A warehouse store such as a Costco will draw its customers from throughout the region. The Draft Land Use Element states that the City should focus its retailing with regional draw in two locations: the downtown and the area near Madonna Road/Hwy 101. The designation of a regional oriented retail use outside of the downtown and Madonna Road/Hwy 101 intersection area should be reconciled with the Draft Land Use Element policy (see discussion in EIR Supplement). /-3 Absorption capacity for regional retail uses. The Draft Land Use Element designates approximately 40 acres of additional regional serving General Retail land adjacent to the Central Coast Plaza. How much General Retail land use can be successfully occupied in the 15 -20 year life span of the General Plan? Should the additional General Retail land use adjacent to..the.Central Coast Plaza be reduced.by-an-amount-equal-to any addition of General Retail land use elsewhere? Maintaining adequate residential development capacity. Goals and policies in the existing adopted Land Use Element and the draft update to the Land Use Element and the Draft Housing Element direct the City to provide sufficient residential capacity to accommodate the increase in workers expected to result from the capacity for nonresidential development. Conversion of land designated for residential land uses in the Irish Hills Major Expansion Area to a non-residential use has the potential to reduce city-wide residential capacity and increase the number of workers in the City needing housing. The City has been in process, through the update of the Housing Element, of demonstrating to the State Department of Housing and Community Development (HCD) that the City can provide the residential capacity identified in the regional housing needs assessment. Reducing residential capacity within the Irish Hills Expansion Area, without increasing residential capacity elsewhere, would be inconsistent with efforts to demonstrate to HCD that the City is providing for its share of regional housing. Alternatives for maintaining adequate housing capacity would need to be found if residential capacity is decreased in the Irish Hills and the City is to have a housing element that complies with State law. Adequate traffic and circulation. Commercial land uses typically generate more vehicle trips than residential land uses. The Draft Circulation Element contains a plan for streets within the City limits to provide for adequate circulation. The types and capacities of streets in the Circulation Element are based upon Land Use Element land use designations. Changes in land use may require corresponding changes in street capacity in order to avoid unacceptable congestion and the adverse environmental impacts that come with it. The specific location of the proposal along Los Osos Valley Road will affect its impacts. Flood hazards. Certain areas in the vicinity of Froom Ranch are subject to occasional flooding. Special attention to site planning, building design, and construction techniques may be required depending on the location of development with respect to the flood hazards. Visual impacts. The adopted Scenic Highways Element and the Draft Circulation Element identify Los Osos Valley Road along the Froom Ranch area as having high to moderate scenic value. Special attention to land uses, site planning, building design, landscaping and signs will be required to minimize visual impacts from along Los Osos Valley Road. coscoltrMMUM —J / ♦♦ / / .............. 10 / ....ilii... ♦ // // Interim O en S ace to General Retail Figure 4-A Froom Ranch Commercial Expansion (Option 1) ' City Of LAND USE & CIRCULATION ELEMENTS UPDATE EIR SUPPLEMENT san lues OBISPO 1p 990 Pain StreeilPost C ce Scan 5 Ct^ :1 °1°0'.8100 — Land Use Element & Ci ation Element Update Draft EIR Supplement Froom Ranch Commercial Expansion Two general options have been proposed for the area known as the Froom Ranch, which lies west of Los Osos Valley Road between Madonna Road and Highway 101. Since the options differ substantially in scale and impacts, they are discussed separately. Also see the discussion of a "Froom South" alternative for accommodating the warehouse store only (starting on page 44). Note: A final EIR for the Madonna General Plan Amendment was published by the County of San Luis Obispo in 1989 (ED 86-87, SCH 86061811, commonly known as the "Froom Ranch project"). This Supplement draws on setting information from that EIR. That EIR is not included by reference, because: the City questioned its conclusions about the environmentally superior alternative and recommended mitigation; the policy environment has changed (open space policies are more definite); and, the alternative now under consideration includes more land than the previous proposal (the northern 20 acres). In part due to the City's opposition, the previous proposal was denied by the County Planning Commission. Froom Ranch Option #1 Description & Setting The site is a flat, roughly 20-acre area at the northern end of the Froom Ranch, opposite the Pacific Beach School (Figure 4-A). Recently, the site has been grazed. Surrounding uses include grazing land, cultivated land, the school, vehicle sales, and houses. The adopted Land Use Element shows the site as interim conservation/open space,with the eventual use being residential, as part of an Irish Hills specific plan. The draft Land Use Element shows it the same way. With this option, the site would be shown as general retail, with the intended use being a warehouse store. The general retail designation typically accommodates department stores, specialty stores, restaurants, and entertainment. Many types of service businesses and offices also can be developed. This assessment assumes that this area would accommodate a warehouse store of about 160,000 square-feet. (This is the "Froom Ranch North"alternative site for such a store.). However, this land use designation, ` unless stipulated otherwise, could accommodate the full range of uses allowed in the Downtown and Madonna Road area retail centers. The Froom Ranch includes substantial area in the Irish Hills which is not proposed for development,-and-presumably would remain undeveloped. Policy Consistency Community goals 8, 9, and 11, and the adopted and draft housing elements, favor having sufficient residential capacity to accommodate the increase in workers expected to result from the capacity for nonresidential development. (This is not a matter of achieving a GMAGPEIR.SUP 20 Land Use Element & Circr' on Element Update. Draft EIR Supplement jobs/housing balance within the City, but of preventing the current imbalance from growing substantially worse.) A key issue of internal consistency is the draft Land Use Element's capacity for nonresidential growth (about 58% increase in workers) substantially exceeding its capacity for residential growth (about 25% increase in dwellings). See the discussion of jobs/housing balance below. The draft Land Use Element says stores that attract customers from throughout the region (generally, San Luis Obispo County) should be focused downtown and around the intersection of Highway 101 and Madonna Road (policy 3.2). A warehouse store would have regional draw. To resolve the apparent inconsistency-of.-locating such a store in this area, the City could do one of the following: A Determine that such uses would still be "focused" at the preferred locations, considering the relative amounts of land and floor space devoted to them, and the range of region-serving retail uses, at the preferred locations. B. Delete the policy, or amend it to include the Los Osos Valley Road area, perhaps referring specifically to warehouse stores as suitable for locations other than Downtown or Madonna Road. With option#1,the commercial area would divide an area shown for eventual development as a residential neighborhood,reducing feasibility and desirability of neighboring residential development, in addition to directly reducing residential capacity. This approach would make more difficult mitigation of land use conflicts due to a major commercial development next to housing (primarily noise and views). About one-half of what is now shown as the Irish Hills expansion area would no longer be within that expansion area. This change means that a specific plan would not be required for the site of the warehouse store before any part of the Irish Hills expansion area is developed; the warehouse store site could be considered as a "minor annexation." In order to maintain consistency, several maps and tables in the Land Use Element, the Housing Element, and the Open Space Element would have to be changed. See recommended mitigation measure #1, below. Impacts -Jobs/housing Option #1 would reduce residential capacity by roughly 100 dwellings, and increase the capacity for workers by about 200. Altogether, the jobs/housing balance would be made wider by slightly less than one percent, which is at the threshold of significance. However, this option would contribute to a significant cumulative impact. GMAGPEIR.SUP 21 ��a Land Use Element & Cii,_,iiation Element Update Draft EIR Supplement -Traffic, Energy Consumption, and Air Quality A single warehouse store on the northern part of the Froom Ranch could be accommodated if all road changes contained in the draft Circulation Element are carried out (including widening Madonna Road to four lanes). However, one road segment in the area would have an unacceptable level of service at build-out with or without this alternative. There would be substantial intersection congestion if the store preceded the changes included in the draft Circulation Element. A warehouse-store at this site, plus additional commercial development on the Froom Ranch not now shown in the draft Land Use Element, would substantially increase traffic on Los Osos Valley Road. A particular concern with this option is intersection location, especially in relation to a possible connection from Los Osos Valley Road to a westerly extension of Prado Road. A warehouse store would generate about 8,100 more vehicle trips per day than would the equivalent land area developed as a residential neighborhood, as assumed in the draft EIR. (This amount reflects trip generation corresponding with trip reduction programs in the draft Circulation Element, and a reduction for "pass-by" traffic --shoppers visiting the store because they are passing by on a trip made for a different primary purpose). The added traffic volume would make the current Los Osos Valley Road intersections with Calle ; Joaquin, and with the Highway 101 ramps, more congested than at present. The intersection with Madonna Road would also be affected. This land use option would cause all intersections in the vicinity to become more congested, with the congestion decreasing with distance from the warehouse store, as traffic disperses over alternate routes. Largely due to wide intersection spacing, most of Los Osos Valley Road from Madonna Road to South Higuera Street would have free-flowing traffic. Levels of service would remain acceptable (LOS D or better) at buildout except for the following f critical segments. ! On the approaches to the Madonna Road intersection, westbound traffic flow (east of Madonna Road) would degrade from LOS C to LOS D, while eastbound traffic (west of Madonna) would degrade from LOS E to LOS F. - From Calle Joaquin to the Route 101 ramps, westbound traffic flow would degrade f from LOS D to LOS F. On the Highway 101 two-lane bridge,traffic flow would further exceed recommended standards by degrading from LOS F to LOS "F+" (more than 110% of the bridge's rated capacity). These conclusions assume: I Changes to existing roadways as described in the draft Circulation Element (redesign the Los Osos Valley Road intersection, as shown in Appendix C-2 of that element; GMAGPEIR.SUP 22 /- ? I Land Use Element & Circu' n Element Update Draft EIR Supplement , widen Los Osos Valley Road to four lanes; widen Highway 101 to six lanes); No other substantial commercial development along Los Osos Valley Road (for example, as outlined in option #2 discussed below); No new road links (for example, through the Dalidio area). A new road connecting Los Osos Valley Road in this area with the proposed extension Prado Road has been discussed, but beenf this be analyzed in further envi oraTientalreview if a Supplement. Such a connection may b made. It will be examined in the "project study report" specific development proposal is which must precede development of a new interchange at Highway 101 and Prado Road. A preliminary review shows that the diversion of traffic from Los Osos Valley Road would be minimal, and the new intersection would impede traffic now along Los Osos Valley Road. There may be a minor diversion of traffic from Madonna Road. If a warehouse store is built at this location soon, the City will have to decide required traffic mitigation short of Land Use Element build-out and completion of all road changes proposed in the draft Circulation Element. The recommended mitigation below of Central assumes this option would be developed before or concurrently with anexp ansion Coast Plaza, but without --or before-- any substantial additional development on this part of Los Osos Valley Road. By further imbalancing the jobs/housing capacities, this option would contribute to significant cumulative impacts on traffic, energy consumption, and air quality. See recommended mitigation measure #2, below. - Geology, Health and Safety All sites in the southern Los Osos Valley and South Higuera Street area are on unconsolidated alluvium, which is highly subject to shaking and possibly subject to liquefaction in an earthquake. A fault trace has been found at the north end of the urban development in this area, but its course has not been followed under the developed area. Any additional large structure with high public occupancy, especially with merchandise on high shelves, is a concern. Also, soils in this area tend to shrink and swell substantially with changes in upper soil moisture, posing a threat to the structures but generally not to the environment. The City's standard mitigation in the form of construction standards and inspection will provide adequate seismic safety for the building structure itself, mechanical equipment, lighting, and shelves. 1 Code requirements do not address the stability of merchandise on the shelves. There is a significant potential for public injury due to heavy items (some in glass containers), falling from above head height during an earthquake. See recommended mitigation measure #3, below. GMAGPEIR.SUP 23 Land Use Element & Ci ation Element Update Draft EIR Supplement L -.Flooding Any additional urban development in the watershed tends to cumulatively accelerate runoff, confine the areas which can be occupied by flood water, and expose more people and property to harm. Risks vary greatly by location, and usually can be mitigated, but often with secondary impacts. Enlarging or lining channels to accommodate flood flows often reduces groundwater recharge, destroys wildlife habitat, and creates unattractive features. Option #1 is likely to create more impervious surface than would residential development, but it would be outside the 100-year floodplain. On-site flood water retention can be addressed during review of a specific project Flooding impacts will not be significant. - Agricultural Land This issue has been adequately addressed in the draft EIR. While the site is on prime soils, it has already been designated for urban use. The impact with a commercial designation would not differ from the impact with a residential designation. -Views The view from Los Osos Valley Road over grazing land to the Irish Hills is identified as a vista having moderate scenic value from Auto Park Way northerly(adopted Scenic Highways Element and draft Circulation Element, Figure 6). Development along scenic roadways should not block views (adopted Scenic Highways Element, and draft Circulation Element policy 1433). Commercial buildings would likely have visual impacts similar to the residential buildings shown in the draft EIR (Figure 6.12-6). Commercial buildings, however, tend to be taller and wider than residential buildings, but more widely spaced and set back farther from the roadway. Commercial development could be a major visual intrusion. See recommended mitigation #1 (Figure 4-C) below. - Habitat This issue has been adequately addressed in the draft EIR. While the site is on open grasslands, it has already been designated for urban use. The impact with a commercial designation would not differ substantially from the impact with a residential designation. -Historical & Cultural Resources Impacts will not be significant. The existing house near the base of the hills is a good j example of early wood-frame ranch dwellings. Historical or architectural assessments have not been done, but would be if a future development proposal would remove or substantially change this building. Showing the vicinity for commercial rather than residential use would not have a substantial impact on the building itself. There is no significant difference in impacts with residential or commercial designations. However, a residential neighborhood, as intended by the adopted and draft land use elements, probably would provide a better setting for preserving the house on site than would a commercial designation intended to GMAGPEIR.SUP 24 Land Use Element & Circi on Element Update Draft EIR Supplement accommodate a warehouse store. -Other Topics Impacts of other kinds would be insignificant, or are speculative to address at this time and would be evaluated when a specific project is proposed. Mitigation for Option #1 If commercial development is to be accommodated on the Froom Ranch site, beyond the approximately ten acres opposite Auto Park Way which is reserved for vehicle dealers under the draft Land Use Element, the following mitigation should be included. This mitigation assumes that the project purpose is primarily to create a site for a warehouse store. 1. To maintain policy consistency concerning residential capacity, specific plans for major expansion areas, and protection of open space resources (including creeks, hillsides, and archaeological sites), limit the additional commercial space to about 20 acres at the southeast corner of the site, near Los Osos Valley Road and Calle Joaquin (Figure 4-C). Doing so would also minimize further imbalancing jobs/housing capacities and reduce impacts on traffic, air quality, residential noise exposure, and views in comparison with a northern site for the large store. 2. To maintain policy consistency concerning location of stores with regional attraction, - do one of the following. Approach "A" is preferred as being the most straightforward. A. Amend policy 3.2 to include a third site for region-serving stores near the Highway 101 and Calle Joaquin intersection. B. Make.a finding that region-serving retail uses still would be "focused" at the preferred locations, considering the relative amounts of land and floor space devoted to them and the range of region-serving retail uses, at the preferred locations. (This would not address cumulative impacts of designating additional area for region-serving retail uses, as noted in the discussion of the McBride commercial expansion, above.) 3. To provide an acceptable level of risk to public safety, occupancy of a warehouse store will be contingent on the owner implementing a restraint system for merchandise,---based -on an independent, qualified seismic safety evaluation and recommendation. 4. To provide acceptable levels of service on roads serving the site: A. Widen Los Osos Valley Road to four lanes, as proposed in the draft Circulation Element. GMAGPEIR.SUP 25 Land Use Element & C;" lation Element Update Draft EIR Supplement B. Rework the intersection of Los Osos Valley Road with Calle Joaquin and the Highway 101 ramps, as shown in draft Circulation Element, Appendix C-2. Note: Implementing recommended measure LA, resulting in the warehouse store being close to these intersections, may require further design evaluation. It may be best to have access to a warehouse store directly opposite Auto Park Way, and shared with any new car dealerships west of Los Osos Valley Road. This aspect should be evaluated during review of a specific project. s Z7 . Y GMAGPEIR.SUP 26 /-/3 r, //ur/rrrrrrrrrru r �• A Interim Open Space to\ \ \ \\\\ % \ General Retail \\\ \\\ Interim Open Space to \ Services & Manu fact uring \\\\ Interim Open Space and Op an Space to\ \Tourist Commercial Enlarge Urban Reserve Line I I • iiiiii/\; Figure 4-13: Froom Ranch Commercial Expansion (Option 2) =" Cit/ Of LAND USE & CIRCULATION ELEMENTS UPDATE San lues OBISPO EIR SUPPLEMENT 990 Palm Street/P051 Otlite Bo:8100- Sa-n LUIS Ot'StC.'-a 93401 8100 27 Land Use Element & Cii_ ..ation Element Update Draft EIR Supplement Froom Ranch Option #2 Description & Setting The site consists of about 105 acres which would have land use designations different from those shown in the hearing draft (Figure 4-B). As this Supplement was prepared, there was no development application showing specific land uses. The City Council has directed that commercial use be evaluated. Commercial encompasses a wide range of businesses, from warehouses, to services such as printers, and department stores-and specialty stores. In evaluating potential impacts, this Supplement assumes certain likely types of development, as explained below. These assumptions are based on information presented by the owner during a July 1993 City Council hearing. The Froom Ranch includes substantial area in the Irish Hills which is not proposed for development, and presumably would remain undeveloped. The following areas would have new, non-open space designations under this option. A- About 20-acres at the northern end of the Froom Ranch, opposite the Pacific Beach School, recently have been grazed. Surrounding uses include grazing land, cultivated land, the school, vehicle sales, and houses. The adopted Land Use Element shows this area as interim conservation/open space,with the eventual use being residential, as part of an Irish Hills specific plan. The draft Land Use Element show it the same way. With this option, the site would be shown as general retail, with the intended use being a warehouse store. The general retail designation typically accommodates department stores, specialty stores, restaurants, and entertainment. Many types of y service businesses and offices also can be developed. This assessment assumes that ! this area would accommodate a warehouse store of about 160,000 square-feet. (This is the "Froom Ranch North' alternative site for such a store.). However, this land use designation, unless stipulated otherwise, could accommodate the full range of uses allowed in the Downtown and Madonna Road area retail centers. B. About 32 acres of nearly level land, west of the Auto Park Way area, recently have been grazed. The adopted Land Use Element shows this area as interim conservation/open space, with the eventual use being residential, as part of an Irish Hills specific plan, with open space extending from directly opposite the Auto Park Way intersection to the south. The draft Land Use Element shows it the same way, except for about ten acres directly opposite Auto Park Way,which would be reserved for vehicle dealerships. With option #2, this area would be designated services and manufacturing. This assessment assumes that this area would accommodate about 200,000 square- feet building area of, primarily: warehouse stores, as in the area to the north; vehicle sales, rental, and repair; sales of building materials, landscape supplies, and furnishings. Service businesses, some'types of offices, and light manufacturing also could be expected. GMAGPEIR.SUP 28 ! ' Land Use Element & Circe on Element Update Draft EIR Supplement C. About 53 acres extend from the nearly level land along Los Osos Valley Road to the lower part of the hills to the southwest This area, used for grazing, includes the Froom Creek channel. The adopted Land Use Element shows this area as conservation/open space. The draft Land Use Element shows it the same way. With option #2, this area would be designated tourist commercial. The urban reserve would be expanded to include this area, which is outside the urban reserve line as shown on the adopted and the hearing draft maps. This assessment assumes that this area would accommodate a 150-unit hotel with conference facilities and associated retail uses, and 100,000 square-feet of building materials, landscape supplies, and furnishings sales. (This area includes the "Froom Ranch South" alternative site for a warehouse store,which is briefly evaluated in this Supplement.) Policy Consistgncv Community goals 8, 9, and 11, and the adopted and draft housing elements, favor having sufficient residential capacity to accommodate the increase in workers expected to result from the capacity for nonresidential development. (This is not a matter of achieving a jobs/housing balance within the City,but of preventing the current imbalance from growing substantially worse.) A key issue of internal consistency is the draft Land Use Element's capacity for nonresidential growth (about 58% increase in workers) substantially exceeding its capacity for residential growth (about 25% increase in dwellings). See the discussion of jobs/housing balance below. The draft Land Use Element says stores that attract customers from throughout the region (generally, San Luis Obispo County) should be focused downtown and around the intersection of Highway 101 and Madonna Road(policy 3.2). Warehouse stores would have regional draw. To resolve the apparent inconsistency of locating such stores in this area, the City could do one of the following: A. Determine that such uses would still be "focused" at the preferred locations, considering the relative amounts of land and floor space devoted to them, and the range of region-serving retail uses, at the preferred locations. B. Delete the policy, or amend it to include the Los Osos Valley Road area, perhaps referring specifically to warehouse stores as suitable for locations other than Downtown or Madonna Road. See recommended mitigation measure # 2, below. About one-half of what is now shown as the Irish Hills expansion and specific plan area would no longer be within that area. Presumably, a specific plan would not be required for development of any part of the Froom Ranch. GMAGPEIR.SUP 29 Land Use Element & Ci. ation Element Update Draft EIR Supplement To maintain consistency, several maps and tables in the Land Use Element, the Housing Element, and the Open Space Element would have to be changed. Impacts -Jobs/housing Option #2 would reduce residential capacity by about 360 dwellings and increase the capacity for workers by at least 1,100, further imbalancing the relationship between jobs and housing. This is a significant impact, causing the difference between residential and nonresidential capacity to grow wider by three to four percent. The change would also contribute to a significant cumulative impact. See recommended mitigation measure # 1, below. -Traffic, Energy Consumption, and Air Quality Extensive commercial development of the Froom Ranch would require changes to Los Osos Valley Road not proposed by the draft Circulation Element (such as widening to six lanes), to provide acceptable levels of service. Vehicle dealerships, a convention facility, and warehouse stores are less amenable to trip reduction efforts than most other kinds of development. Full development as outlined above would generate about 16,000 more vehicle trips per day than would the equivalent land area divided between open space and eventual residential uses, as shown in the draft Land Use Element and as assumed in the draft EIR. (This amount reflects trip generation rates corresponding with trip reduction programs in the draft Circulation Element, and a reduction for "pass-by" traffic —shoppers visiting the retail uses because they are passing by on a trip made for a different primary purpose). Traffic levels on Los Osos Valley Road would increase significantly above levels projected for the draft Land Use Element. The most heavily impacted segment would be between Calle Joaquin and Highway 101, with the Madonna Road and Calle Joaquin intersections having substantial congestion as well. Levels of service would change as shown on the .following page, even with the trip reduction measures and roadway changes proposed in the draft Circulation Element. f GMAGPEIR.SUP 30 1 Land Use Element & Circul i Element Update Draft EIR Supplement Level of service Level of service nraft Land Use Element Froom option #2 Los Osos Valley Road: West of Madonna Road E F or worse Eastbound A Westbound A East of Madonna Road A A Eastbound C F or worse Westbound East of Calle Joaquin D F or worse Eastbound B Westbound A Highway 101 bridge A A Eastbound F F or worse Westbound "F or worse" means the time of extreme congestion —the peak traffic period--would last longer than under "F conditions. A new road connecting Los Osos Valley Road in this area with the proposed exte of this sion of Prado Road has been discussed, but has not been evaluated in detail as p analyzed in further environmental review if a supplement. Such a connection may be ill be examined in the specific development proposal is made. It wproject study report" which must precede development of a new interchange at Highway 101 and Prado Road. A preliminary review shows that the diversion of traffic from Los Osos Valley Road would be minimal,e� the new minor diversion of would traffi impede from Madonna flow Road. Los Osos Valley Road. The Y be a By further imbalancing the jobs/housing capacities, this option would have significant impacts on traffic, energy consumption, and air quality. See recommended mitigation measure #6 below. -Geology, Health and Safety All sites in the southern Los Osos Valley and South Higuera Street area are on unconsolidated alluvium, which is highly subject to shaking and possibly subject to liquefaction in an earthquake. A fault trace has been found at the north end of the urban development in this area, but its course has not been followed under the developed area. Any additional large structure with high public occupancy, especially with merchandise on GMAGPEIR.SUP 31 Land Use Element & C' 'ation Element Update - Draft EIR Supplement high shelves, is a concern. Also, soils in this area tend to shrink and swell substantially with changes in upper soil moisture, posing a threat to the structures but generally not to the environment. The City's standard mitigation in the form of construction standards and inspection will provide adequate seismic safety for the building structure itself, mechanical equipment, lighting, and shelves. Code requirements do not address the stability of merchandise on the shelves. There is a significant potential for public injury due to heavy items (some in glass containers), falling from above head height during an earthquake. See recommended mitigation measure # 5, below. -Flooding Any additional urban development in the watershed tends to cumulatively accelerate runoff, confine the areas which can be occupied by flood water, and expose more people and property to harm Risks vary greatly by location, and usually can be mitigated, but often with secondary impacts. Enlarging or lining channels to accommodate flood flows often reduces groundwater recharge, destroys wildlife habitat, and creates unattractive features. Flooding is a concern with option #2,which would create more impervious surface than the adopted plan, and would extend development into the 100-year floodplain. The Los Osos Valley Road frontage opposite Auto Park Way, the Froom Creek channel, and the southern roughly one-quarter of the site are within the 100-year flood plain (EIR, page 6.9-3). Overflow from Froom Creek would contribute to floodwater,probably less than two feet deep outside the creek channels. City code requires new buildings to have floors one foot above a projected 100-year flood level, and allows them to displace flood water so the flood elevation can increase by not more than one foot in the area. Without special mitigation, development of this site under option #2 probably would address flooding simply by importing fill to raise the building pad and by realigning part of the P efumo Creek channel. See recommended mitigation measures #1 and #4, below. -Agricultural Land All of the site except the lower hills consists of prime soils (EIR, Figure 6.2-2). This option would directly and permanently convert an additional 95 acres of prime soils, in addition to the currently designated Irish Hills expansion area. Individually and cumulatively, conversion of prime soil is a significant impact. Option #2 differs substantially from option #1 by extending-the urbanreserve-line to include land which the adopted and draft land use elements show as open space. If the print ry mitigation recommended below --reducing the scale of the project— is not acceptedr.,other possible mitigation for conversion of additional prime soils would be designating as agricultural open space all (rather than one-half) of the land owned by the same person on the east side of the road, at the "Los Osos Valley gap". GMAGPEIR.SUP 32 Land Use Element & Circu in Element Update Draft EIR Supplement Views The view at this location from Los Osos Valley Road over grazing land to the Irish Hills is identified as a vista having high scenic value, from Highway 101 to Auto Park Way, and moderate scenic value from Auto Park Way northerly (adopted Scenic Highways Element and draft Circulation Element, Figure 6). Development along scenic roadways should not block views (adopted Scenic Highways Element, and draft Circulation Element policy 1433). Commercial buildings would likely have visual impacts similar to the residential buildings shown in the draft EIR (Figure 6.12-6). Commercial buildings, however, tend to be taller and wider than residential buildings, but more widely spaced and set back-farther from the roadway. Commercial development could be a major visual intrusion. In particular, tourist commercial development on the lower hills southwest of Calle Joaquin would reduce the sense that the urban area stops at the area occupied by Howard Johnson and Motel 6's southern location. The more intensive and extensive development envisioned in option #2 would have more severe visual impacts than option #1. See recommended mitigation #1 (including Figure 4-C) below. -Habitat Wildlife habitat is a concern mainly with option #2. The following sensitive habitats exist _ on the site, in addition to the relatively common grassland and scrub communities typical of similarly situated grazing land. The Froom Creek channel provides nest sites for the burrowing owl (designated a species of special concern), in part because the channel lacks dense vegetation associated with riparian areas that have not been heavily grazed. The lower hills contain rare plants limited to soils derived from serpentine rock, and plants associated with seeps and springs in combination with serpentine soils, as well as live oak and bay woodland.. The site supports ten California Native Plant Society listed species. Wetlands occupy nearly 40 acres of the site, including about 23 acres of freshwater marsh near the intersection of Los Osos Valley Road and Calle Joaquin, with a thin strip of marsh along Los Osos Valley Road beginning north of Auto Park Way. (Most of the marsh appears to date from construction of roads and buildings in the area rather than from before European settlement. However, considering previous losses of wetlands in the area, any such sizable resource is important.) As noted in the previous Froom Ranch project EIR, a project of the scope envisioned by option #2 would-eliminate or significantly harm several sensitive habitats. The impacts could be reduced with mitigation, but they could be avoided only by reducing the scale of the project. See recommended mitigation measures #1, #3, and #4 (including Figure 4-C) below. The draft Open Space Element contains policies and programs for protecting wetlands and other sensitive habitats. GMAGPEIR.SU P 33 Land Use Element & C'' dation Element Update Draft EIR Supplement - Historical & Cultural Resources The existing house near the base of the hills is a good example of early wood-frame ranch dwellings. Historical or architectural assessments have not been done, but would be if a future development proposal would remove or substantially.change this building. Showing the vicinity for commercial rather than residential use would not have a substantial impact on the building itself. However, a residential neighborhood, as intended by the adopted and draft land use elements, probably would provide a better setting for.preserving the house on site than would a commercial designation intended to accommodate a warehouse store. Cultural resources are a concern mainly with option #2. Bedrock mortars and other cultural materials in excellent condition have been found on the lower hills at the southern end of the site. Development in this area has the potential to destroy these resources. The previous EIR concluded that impacts could be mitigated to a level of insignificance by avoiding the archaeological sites. However, the natural settings of the sites would be lost if development surrounded them. See recommended mitigation #1 (including Figure 4-C) below. - Other Topics Impacts of other kinds would be insignificant, or are speculative to address at this time and would be evaluated when a specific project is proposed. GMAGPEIR.SUP 34 CN - CN N 1 D O z vcda o e e e W o ON e en 0c a 3 y a <G a z a = N e m GA--a ca ca m IT ON y C% ON ri 5en CR T e'1 �, C C% P1 !"1 i Q\ Qt `c ` !. a r, z z C O N N c. a c O k U a =° F e o cc � — d r W � aC a •� c •� � a a V � ^ A � � m V] m ami a a a rn a W W a a a ON ea c m o y L C O C N T a O� ? LM7] C _L ills N -e an V S E 0 � � ►� a z F t •� ° o W 3 L] Lt] z Z Z Z , C o ca FSI w V C �^G s er ° = Ch U e s `o `o `o `o a GIN H v v kn �'• Tff L JO R cV�V G y 67 O+ m D\ T C —(ay a a g C v = -- - E N t5 V •• Ayy G T c CC t O a S A d mCE 6 o s rz E V C 7 C C N N N m O a7 a « < # t:� U Ln O S0 zc 3 j U �n rn cv a m A. a A U MEETING AGENDA DAITEM # �i►I II IIIIIIIIIII I�������� �IIIIIIIIIII It of S�►1'1 MIS OBISPOc y 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100 MEMORANDUM TO: Honorable Mayor and City Council Members DC W3 VIA: John Dunn, City Administrative Officer SAN Luis OBISPO.CA ��0 FROM: Arnold Jonas,/Community Development Director DATE: December 10, 1993 SUBJECT Background material for December 16 Study Session . Attached for your reference are copies of pages from the Draft EIR Supplement for the Land Use Element update "alternatives" that are now being considered along with the original draft document. Since this material deals with alternative sites for warehouse stores in the Madonna Road/Los Osos Valley Road area, it may be of value during the upcoming study session on December 16 as requested by Alex Madonna/Costco. 9PUNCIL eCOD DIR 2'C ❑ FIN DIR GrA1CA0 D FIRE CHIEF �A EY DPW DIR LOKORIO ❑ POLICE CHF ❑ MQMrTEAM D RU.ECDIR D C y L ❑ PERS DIR 1XkLC;E1 VEEL) DEC 10 W3 CITY COUNCIL SAN LUIS OBISM.CA �� The 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. Q X W C� 2 l PO �O SPO C J / m m � D Dalidio Prado/Elks Los Osos / Valley Gap 0 sos McBride L 3� Froom North Q Froom South l oTANK FARM 05 Figure 6: Alternate Warehouse Stare Sites. Aik. z��= City Of LAND USE & CIRCULATION ELEMENTS UPDATE San IUIS OBISPO EIR SUPPLEMENT 990 Palm StreevPost Office Bo.8100•San Lu.S Oo,soo.CA 93403.8100 Land Use Element & Circulation Element Update Draft EIR Supplement ALTERNATE SITES FOR WAREHOUSE STORES Key.issues in considering these additional land use alternatives are the adequacy and relative desirability of sites for large, freestanding stores that sell a limited range of items in large quantities, commonly called warehouse stores. Some aspects of an overall evaluation, such as fiscal impacts, are beyond the scope of this EIR Supplement. Some environmental aspects cannot be completely evaluated until a specific project is proposed. This Supplement, however, tries to give a broad view of the environmental effects of accommodating such uses in one or more places. Impacts common to any location in or near the City would be: - Substantially more vehicle trips on the roads connecting the site with Highways 1, 101, and 227, and with other areas of the City (secondary impacts include more roadside noise and the effects of any road widening needed to provide adequate levels of service); A slight reduction in vehicle miles travelled, as those from the San Luis Obispo area who now leave to shop in such stores avoid driving out of the area; An increase in carbon monoxide and oxides of nitrogen emissions within the immediate area, as customers and employees start their vehicles at the store site ("cold starts" and the first three or so miles of travel produce most of the air pollution for trips under about ten miles, and a large share of the pollution for trips up to 30 miles); having such facilities available locally also may induce people to go more often than if the facilities were farther away. Six alternative sites for warehouse stores have been considered (Figure 6). They are: 1. Dalidio area: about 20 acres of the 40 acres designated general retail on the hearing draft map. The draft EIR assumed that at least one warehouse store would be developed in conjunction with expansion of Central Coast Plaza. 2. McBride area: about 20 acres next to Highway 101 and the northern end of Calle Joaquin. 3. Froom north: about 20 acres on Los Osos Valley Road,west of Pack Beach School. 4. Froom south: about 20 acres on Los Osos Valley Road, immediately north of Calle Joaquin. . 5. Los Osos Valley Road "gap:" about 16 acres between the Auto Park Way dealerships and the Pacific Beach School; GMAGPEIR.SUP 45 y C C Ln O �CQ •0 4" •N C �i L. N `i V) CIS ..l G y U _ o o � ''s ..oo z � � cpC V 00 « ca �i •iq « � « C •� « ems = > v C C �. v v O eta bo O o o mom ; og .. d to Er arz V ri O L N C a.i— O V V O O G y U a V p .�tj. viO T.. 0 � v T.. •� ,..] L G � Z W a V � O O r •d O 40 9=1 �'� L z C 3 •O ^ O C � �' � Off' �_ � . C! O V t O .O v ei U � bo p nom ; 3 0 E 3 3 0 � p cc O J �Q h 7 .•M ^ C ` .••. Ito1 75 .a p o e0 00 0 MLO to pp 33 o z t O � o E c30 ce CISo d = 7 V ^ V eD O = o rmr�� e ; moo+ g 5 •o Q3 Q3 �0+ 3 8 UW v e0 !-. O G rL •�" ..1 r� G •Ci O Q V •C. O O � E 00 C y Q • EIR.� .. LU 46 Land Use Element & Circulation Element Update Draft EIR Supplement 6. Prado Road Elks Lane drive-in theater area, where about 30 acres could be available for warehouse stores, assuming the drive-in itself is replaced, or about 20 acres if it is not replaced. The Council did not direct that this area be evaluated at this time. However, this site was suggested by City planning staff in a report which- accompanied the discussion draft Land Use Element (February 1989). The most recent Council direction was to show this entire area for office use, emphasizing the regional offices of government agencies. (A planned-development rezoning for an office project on the Prado Road frontage has been approved, but a surplus of lease space for government office use in the area implies that it will not be built soon.) Table3, summarizes potential impacts at the various locations. No site has a clear environmental advantage over the others. The McBride site,with recommended mitigation, and the Dalidio and Prado Road sites appear to be the least intrusive on existing areawide conditions, considering the areas planned for open space and development. These three sites also seem to most closely fit location policies. GMAGPEIR.SUP 47 P'r�TING AGENDA ITEM # Ion IE!L __L-- CIL D DIR 4tiiGC.C.9.��� FIN I IR n �pQ� A ❑ FIRE CHIEF � Y 10 3 �/d/ EY ❑ PW DIR CITY COUNCIL CLERNIM0 ❑ POLICE CHF SAN LUIS OBISPO,CA ❑ TEAM ❑ REC DIR ❑ PILE ❑ UTIL DIR p PERS DIR /&VOL- S L O 14,-7 Tom&Nancy Norwood 467 Luneta Drive San Luis Obispo. CA 93405 DATA I�z=ITEM # �illll II I IIIIIII�I I���� �IIIII IIII II Ii�lllll III ty o son tuts oaspoc� 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100 December 15, 1993 COMMUNICATION ITEM # 1 TO: Council Colleagues FROM: Peg Pinard SUBJECT: RECONSIDERATION OF ROSEMONT PROJECT Mr. Felton Ferrini has requested that Council reconsider his revised Rosemont Project, a copy of which was sent to you in September, 1993. With your concurrence I would like to agendize this item on the January 4, 1994 Council meeting. Attached is Mr. Ferrini's formal request. Also attached are pertinent revised documents (maps and conditions) for your convenience. /ss Attachments "CIL MrCDD DIR Er 0 FIN DIR 0 FIRE CHIEF EY 0 PW DIR CLOWON N 13 POLICE CHF 0 WONT TEAM 0 REC DIR 0 CFILE 0 UTIL DIR 0 PERS DIR /© The City of San Luis Obispo is committed to include the disabled in all o1 its services, programs and activities. V Telecommunications Device for the Deaf(805)781-7410. Is RRM DESIGN GROUP Architecture•Planning•Engineering•Interior••Landscape Architechire December 15, 1993 Honorable Mayor Peg Pinard City of San Luis Obispo 990 Pahn Street San Luis Obispo, CA 93408 Dear Mayor Pinard: I'm writing on behalf of Mr. Felton Ferrini, who is at present out of town, to request City Council reconsideration of his project located at the end of Highland Drive. The basis for reconsideration is described in his letter and revised map dated September 20, 1993. He also requests that City application fees be waived for this reconsideration. Best Regards, RRM DESIGN GROUP i om AIA utiv cer .pin 3o16 South Higuera Street,San Luis Obispo,California 93401 805/543-1794 1o12-lith Street,Modesto,California 95354 2097544-1794 A Cabfomw C.,—Ii—/lhr�n,.Mun,gnmrry.A.rb�r,0-Wma,N..br,C0110A0 FERRINI ENTERPRISES TELEPHONE (SOS) 543-4794 FELTON FERRINI, OWNER 17 CHORRO STREET, SUITE A SAN LUIS OBISPO, CALIFORNIA 93401 September 20, 1993 The Honorable Peg Pinard Mayor. of San Luis Obispo City of San Luis Obispo 990 Palm Street San Luis Obispo, CA 93405 Re: Reconsideration of Rosemont Planned Development Dear Mayor Pinard: I have prepared this letter to accompany the following materials: 1 . Revised site plan 2. Acceptable findings and conditions for the project 3. Completed geotechnical evaluation. I am providing this letter and these materials to you in response to our recent conversations regarding potential reconsideration of this project. The revised site plan reflects an arrangement and size for the three lots off the end- of Highland Drive which is acceptable. It closely resembles the Rosemont project layout which was recommended for approval by the Planning Commission. It provides for less total acreage within the three lots than the Commission recommended. It includes provisions for dedicated public access and includes setbacks as recommended in the final geotechnical report. The list of acceptable conditions includes conditions discussed by both the Planning Comihission and City council. It also includes conditions to address concerns raised by community groups interested in additional access to the property. I believe that this layout of the three lots, inclusion of the caretaker' s unit near Highway 1 and this list of conditions are consistent with the letter and intent of the existing open space easement. Since our last conversation I am ;including a condition that -the Ferrini well water only be used on site. Based upon this project description and the conditions I have described, I would grant the remaining 135# acre open space area as a gift in fee title to the City of San Luis Obispo. It is important to me that if this matter is to be reconsidered it proceed with full City support and that the reconsideration process be reasonable and expedited. I look forward to the City' s response. Sincerely, ` Felton Ferrini FF/bgm Attachments ROSEMONT PLANNED DEVELOPMENT FINDINGS FOR THE PROJECT September 21, 1993 1. The Planning Commission and the City Council have held public hearings on the proposed amendment in accordance with the California Government Code. 2. The Council has considered public testimony, the initial environmental study, and the report and recommendation of staff and of the Planning Commission. 3. The planned development rezoning is consistent with the general plan, conservation/open space designation, as explained in section A of the initial environmental study. 4. The preliminary development plan is consistent with the purpose and intent of the conservation/open space and planned development zones. 5. The development will occur within an area specifically excepted from the general limits of a previously recorded open space easement. 6. The proposed zoning promotes the public health, safety, and general welfare. 7. Council recognizes the remaining potential for a caretaker's dwelling of,limited size and configuration, within the easement exception area near Highway 1, and determines that this dwelling constitutes a density bonus as provided in the planned development zone. The density bonus is granted based on the following findings. A. The project transfers allowable development, within the site, from areas of greater environmental sensitivity or hazard to areas of- less sensitivity or hazard, because the development plan does not allow development everywhere within the 14-acre open space easement exception area; it does designate building envelopes within parts of that area which are generally less sensitive, excluding areas with higher fire hazard, higher risk of damaging oak trees, higher risk of slope instability, and greater visibility. The water resources available on site are limited to use on the site. B. Features of the particular design achieve the intent of conventional standards (privacy, usable open space, adequate parking, compatibility with neighborhood character, and so on) as well as or better than the standards themselves, specifically the formal, public-pedestFian access around the building sites and the use of a common drive and enhanced entry area, rather than three conventional lots, each with minimal frontage,on the Highland Drive cul-de-sac. . ROSEMONT PLANNED DEVELOPMENT Findings for the Project Page 2 September 21, 1993 C. The proposed project provides exceptional public benefits which would not be feasible under conventional development standards, specifically: (1) Eliminating the small, substandard water tank which serves a few dwellings in the area; (2) Providing gravity-flow domestic water facilities available to existing houses; (3) Upgrading water pressure and duration of fire flow for .existing dwellings; (4) Dedication of the remainder of parcel 52-512-24; and (5) A gift in fee title to the City of approximately 135 acres of land for open space. v/ferrini.pin ROSEMONT PLANNED DEVELOPMENT ACCEPTABLE CONDMONS ON THE PROJECT September 21, 1993 1. Grading and construction plans for public or common facilities and for dwellings will include erosion control measures, such as limits on season of work, permanent planting, and temporary erosion-control fabric and sediment traps, as approved by the Community Development Director. 2. Grading, compaction, or excavation within the drip lines of oak trees will be avoided. Before grading or construction begin, temporary fencing will be provided along the drip lines, to remain in place during construction. The subdivider and each lot developer will enter into a tree protection agreement, with financial guarantee, in a form approved by the City. The subdivider or lot developer will replace any oak tree in the construction area which dies within three years of completion of the construction covered by the agreement, with two oak trees,.to the approval of the City Arborist. These requirements shall be noted on grading and construction plans. 3. Domestic grazing animals(cattle, horses, sheep, or goats)shall not be allowed within the individual lot areas. 4. Landscape plans shall include detailed specifications for successful relocation of any oak trees from the rock pile areas, to the approval of the City Arborist 5. A common driveway shall be provided to serve the lots, to the approval of the Community Development Director. 6. If cultural resources are encountered, construction activities which amy affect them shall cease. The Community Development Director and a representative of the appropriate Native American group shall be notified of the extent and location of discovered materials. Materials will be recorded by a qualified archaeologist Disposition of artifacts shall comply with state and federal laws. 7. Outdoor lighting will be limited to downward directed, low-intensity lighting for safety of walkways, drives, or building entries. 8. All construction within the three lots at the end of Highland Drive shall be subject to the following conditions: A. Building exteriors, including fences and other structures, shall use colors which blend with the surrounding vegetation. ROSEMONT PLANNED DEVELOPMENT Acceptable Conditions on the Project Page 2 September 21, 1993 B. Stone facing shall be used for any foundation stem walls visible from off the site. C. Foundation stem walls shall not exceed five feet tall above finished grade. D. The maximum building height shall be 22 feet. E. All buildings, decks, spas, and similar features shall be limited to the designated building envelopes; areas outside designated building envelopes shall be maintained essentially in a natural condition. 9. Developer shall provide a new water tank, pump, and main for domestic water service and fire protection; to the approval of the Utilities Director. Plans for these facilities shall be submitted for approval by the City concurrent with any land division or prior to any building permit, whichever comes first. A. The tank's precise location and form shall be designed to minimize damage to surrounding and overhanging oak trees.'(tree trimming will be necessary). B. The tank shall be screened by planting of additional native vegetation, including oak trees, .to the approval of the Community Development Director. C. The tanks shall be painted with varied shades to camouflage it, to the approval of the Community Development Director. D. Applicant shall provide an all weather access road and turning area for the new water tank, along the general alignment of the existing ranch road and as shown on the preliminary development plan. The water tank access road shall be designed to minimize visual impact, to the approval of the Community Development Director. From the northern perimeter of the private lots, it shall have an all-weather surfaced width of ten feet, and a clear width of not less than 12 feet. Developer shall provide a lockable gate at the point where the proposed residential driveway meets the tank access road. The access road shall provide a vehicle turning area at the tank. The turning area shall not cause removal of any existing trees. ROSEMONT PLANNED DEVELOPMENT Acceptable Conditions on the Project Page 3 September 21, 1993 R Upon completion of construction of these facilities by the developer and completion offinal inspection by the City Utilities Director, the developer shall offer to dedicate them to the City. The City shall accept the offer of dedication and thereafter maintain the facilities (tank, pump[s], main line, access road). F. Developer shall not be responsible for provision of laterals, hook-ups, or meters for existing residences on Highland Drive. G. Developer shall provide an easement across lots#1 and #2 (on the proposed driveway) for access to the water tank access road. 10. Developer shall construct a non-erosive overflow spillway at the existing pond and convey the overflow in a non-erosive manner to the drainage swale to the east of the pond. This shall be constructed per the recommendations of the project geotechnical report dated July 30, 1993. 11. Lot owners shall manage vegetation within the lots for fire safety, by measures such as encouraging grass or fire-resistant shrubs instead of highly flammable brush within thirty feet of dwellings, and separation of low-hanging oak branches from the ground. 12. Prior to issuance of building permits, all debris and derelict equipment shall be removed from the site. 13. Prior to any land division or issuance of a grading or building permit, applicant shall submit for City Attorney approval a recordable covenant, running with the land and binding on applicant and applicant's successors, heirs, and assigns agreeing not to make any claim, or bring any lawsuit against the City of San Luis Obispo for earth movement or any other geologic hazard arising out of development on the three lots at the'end of Highland Drive. 14. The caretaker's dwelling located within the 4-acre area near Highway 1 shall be limited to 1,900 square feet of livable area. 15. Setbacks for any habitable structure on lots#1 and #2 shall be as delineated on the setbacks map, Figure #1, contained in the geotechnical report dated July 30, 1993. ROSEMONT PLANNED DEVELOPMENT Acceptable Conditions on the Project Page 4 September 21, 1993 16. Owner shall offer for dedication to the City the remainder of that portion of APN 052-512-24 (August, 1992 map)which is west of Highland Drive up to the end of the Highland Drive right-of-way at the end of the existing Highland Drive cul-de-sac. 17. No tennis courts are allowed. 18. Swimming pools shall be allowed, but must be constructed based upon the criteria contained in the geotechnical/soils report dated July 30, 1993. 19. Approximately 135 acres of open space shall be dedicated in fee to the City. The gift deed shall be executed after acceptance of the improvements, release of bonds. The gift deed shall be executed prior to issuance of building permits for construction on the lots. Ferrini Family shall retain the grazing rights on the open space area. The Ferrini well water shall be used only on site. wfenini.pin MEETING AGENDA /1 D,:: ,. /a 14-93 ITEM # GOrn m � December 16, 1993 er F L CDD DIR MEMORANDUM ❑ FIN DIR ❑ CHIEF EY a PW DIRTO: Council Colleagues Rla ❑ E CHF ❑ DIRFROM: Dave Romero ,�iGFILE UTIL DIR ❑ PERS DIR. SUBJECT: ANNEXATION As we move ahead with several possible annexations, I have spent some time reviewing our policies. I find myself overwhelmed by their complication. We have General Annexation Policies, Major Annexation Policies, Minor Annexation Policies and another set of policies which we are setting up as we go for large annexations (not designated as "Major Annexations"). Each of the policy categories has numerous sub-policies dealing with such subjects as water and sewer service, open space,specific planning, affordable housing,possible environmental problems, neighborhoods, greenbelts, interim uses, assurances that new development pays for itself, and hillside planning. With so many determinations to be made, I doubt that iny annexation could reasonably meet the multiple requirements, thus the City will continually be put in the position of having to exempt certain conditions if it decides to proceed with an annexation. This fuels more controversy in the community. I believe the City decisions regarding annexation should be relatively simple and straight- forward such as: • Does the annexation comply with state law? • Is it favored by the majority of the owners or resident's in the annexation? • Is the annexation a benefit to the City? • What are the implications if we don't annex? Virtually all other questions we now ask are development issues, best handled after the property is annexed and under city control. I believe our requirements for annexation have become far too complicated, subjecting us to many unnecessary studies,hearings,delays and controversy. We are unnecessarily wasting a great deal of time and effort for the staff, Planning Commission and Council. If there is some concurrence among the Council, I would like to see a study session to see if we arrive at a consensus to simplify the entire process. DR:ss