HomeMy WebLinkAbout08/15/1995, 3 - GENERAL PLAN LAND USE ELEMENT MAP AMENDMENT, TO SHOW ABOUT TWO ACRES AT THE SOUTHWEST EDGE OF SINSHEIMER PARK AS PARK RATHER THAN OPEN SPACE (GP 55-95). MING DATE:
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ITEM NUMBER:
COUNCIL AGENDA REPORT
FROM: Arnold B. Jonas, Community Development Directo
BY: Glen MattesorAssociate Planner U
SUBJECT: General Plan Land Use Element map amendment, to show about two acres at the
southwest edge of Sinsheimer Park as Park rather than Open Space (GP 55-95).
CAO RECOMAIENDATION: Adopt a resolution to approve a negative declaration of
environmental impact and to adopt the amendment.
PLANNING COMMISSION RECOMMENDATION: Approve the amendment.
DISCUSSION
Council initiated this amendment at staffs suggestion, so a proposed roller hockey rink site
would be consistent with the General Plan. The attached Planning Commission Staff Report
provides background and analysis, including an explanation for why the amendment area is
bigger than the proposed rink site. After the YMCA and the City Recreation Department
prepare project plans, design details will be subject to future architectural review, and
operational details will be covered by an agreement subject to City Council approval.
CITIZEN PARTICIPATION/PREVIOUS REVIEW
Following a public hearing on June 28, the Planning Commission voted six to none (one absent)
to recommend approval. At the hearing several people spoke in support (attached minutes).
Though none spoke in opposition at the Planning Commission, some park neighbors have called
and written to express concern or opposition (attached correspondence).
ALTERNATIVES
The Council may:
Deny the amendment.
Approve a larger or smaller area for change, or a different, compatible designation
(Recreation), though approving a substantially larger area or a different designation
would require additional public notice and a separate hearing.
Continue action.
ATTACHMENTS
Draft resolution approving amendment
Draft resolution denying amendment
Planning Commission Staff Report
Initial environmental study
Planning Commission minutes 6/28/95
Correspondence
xixxocKY.cnx
3-1
RESOLUTION NO.. (1995 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
AMENDING THE GENERAL PLAN LAND USE ELEMENT MAP
FROM OPEN SPACE TO PARK AT THE SOUTHWEST EDGE
OF SINSHEEV ER PARK (GP 55-95)
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 upon the favorable recommendation
of the Planning Commission; and
WHEREAS, the potential environmental impacts of the change have been evaluated in
accordance with the California Environmental Quality Act and the City's Environmental
Guidelines.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council has considered the initial study
of environmental impact (ER 55-95), finds that there will be no significant impacts, and
approves a negative declaration.
SECTION 2. Findings. This Council, after considering the amendments and staff s analysis,
the Planning Commission's recommendation, and public testimony, finds that the map
amendment is consistent with General Plan text policies concerning appropriate applications of
the Open Space and Park designations.
SECTION 3. Adoption.
A. The Land Use Element is hereby amended as shown in Exhibit A.
B. The Community Development Director shall cause the change to be reflected in
documents which are on display in City Hall and which are available for public
use.
3-�
City Council Resolution No. (1995 Series)
GP 55-95
Page 2
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 1995.
Mayor
ATTEST:
City Clerk
APPROVED:
orn y
,O�IAA
3-3
EXHIBIT A
SINSHEIMER PARK ROLLER HOCKEY SITE AMENDMENT GP 55-95
LAND USE ELEMENT MAP (PART) Q ��
NORTH 1 INCH = 1000 FEET
OPEN SPACE to PARK
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RESOLUTION NO. (1995 Series)
A RESOLUTION OF THE SAN LUIS OBISPO CITY COUNCIL
DENYING AN AMENDMENT TO THE GENERAL PLAN LAND USE ELEMENT
MAP FROM OPEN SPACE TO PARK AT THE SOUTHWEST EDGE
OF SINSHEIMER PARK (GP 55-95)
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 upon the favorable recommendation
of the Planning Commission; and
WHEREAS, the potential environmental impacts of the change have been evaluated in
accordance with the California Environmental Quality Act and the City's Environmental
Guidelines.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council has considered the initial study
of environmental impact (ER 55-95), finds that there will be no significant impacts, and
approves a negative declaration.
SECTION 2. Findings. This Council, after considering the amendments and staff's analysis,
the Planning Commission's recommendation, and public testimony, finds that the map
amendment is not consistent with General Plan text policies concerning appropriate applications
of the Open Space and Park designations.
SECTION 3. Action. The proposed Land Use Element amendment is hereby denied.
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 , 1995.
3-�
City Council Resolution No. (1995 Series)
GP 55-95
Page 2
Mayor
ATTEST:
City Clerk
APPROVED:
i tome
3- �
ary of SAN LULs oBwu '
PLANNING COMMISSION STAFF REPORT rrEM # :.
BY: Glen Matteson, Associate Planner MEETING DATE: June 28, 1995
FILE NUMBER: 55-95
PROJECT ADDRESS: 900 Southwood Drive
SUBJECT: General Plan Land Use Element amendment to change the designation of about two
acres from Open Space to Park, on the southwest edge of Sinsheimer Park between the baseball
stadium and the railroad.
RECOMMENDATION
(1) Review the initial environmental study and concur with the negative declaration; (2)
recommend that the City Council approve the proposed amendment.
BACKGROUND
Situation & Other Review
The City Council initiated consideration of this amendment in response to a proposal from the
YMCA and the Recreation Department. That proposal was for a roller hockey rink, intended
mainly for youth programs. The attached initial environmental study describes what is known
about the proposed facility at this time. Details of the rink's design and operation, which have
been a concern of some park neighbors, will not be addressed at this hearing. Design details
will be the subject of future architectural review, and operational details will be the subject of
an agreement subject to City Council approval.
Data Summary
Project Proponents: YMCA and City of S.L.O. Recreation Department
Land Owner: San Luis Coastal Unified School District (City has long-term lease)
Existing General Plan Land Use Designation: Open Space
Proposed General Plan Land Use Designation: Park
Existing Zoning: Public Facility (PF) [roller hockey site]; Open Space with 5-acre minimum
(C/OS-5) [strip along tracks to north]; Service-Commercial (C-S) [strip of
railroad right-of-way to south]
Proposed Zoning: No change as part of this action; boundaries may be adjusted following
proposed City acquisition of excess railroad right-of-way.
Environmental Status: Negative declaration approved by Director for review and comment
June 1, 1995.
Project Action Deadline: Legislative action not subject to processing deadline.
Site Description
The amendment under consideration covers about two acres. This area would include more than
the proposed roller hockey site. It would extend from the current Park designation, which runs
from Orcutt Road to the edge of the school district maintenance yard, to the northern edge of �7
2' /
Planning Commission Stec Report GP 55-95
the roller hockey site. This overall area includes a small amount of level land at the back of the
school district yard and part of the railroad right-of-way, which have no formal uses.
The site of the proposed rink is vacant and nearly level. It apparently received one to three feet
of fill material during past development of the park, and has recently been scraped flat. The site
and immediately adjacent land contain no significant vegetation. Surrounding uses include the
railroad, the school district corporation yard, and sports facilities in Sinsheimer Park. An
informal trail, and a small drainage course which is not classified as a creek by the Open Space
Element, are between the proposed roller hockey site and the railroad.
Project Description
The City proposes to change the Land Use Map designation of about two acres from Open Space
to Park (attached map). The Open Space designation is for agriculture or uses which do not
substantially change the natural landscape. The Park designation is for outdoor recreation. The
designation of Park can accommodate other types of recreation facilities besides the proposed
roller hockey rink.
The change is intended specifically to accommodate the proposed roller hockey rink, which
would occupy about 1/2 acre straddling the east edge of the amended area, and just north of the
school district maintenance yard. (A Sinsheimer Park "conceptual plan" also shows a skate
board course occupying about 1/4 acre to the north of the proposed roller rink, and generally
within the area already designated Park.)
EVALUATION
Map Area
The Land Use Map's designations do not precisely follow parcel boundaries or physical features
in this area, so there is some question how the proposed roller rink site relates to land use
designations. In staff's preliminary review, it appeared that at least part of the proposed site was
designated Open Space rather than Park. Changing the land use designation will address any
question that the proposed roller rink is consistent with the Land Use Map. Staff has suggested
changing the designation of about two acres rather than just the site of the rink, so that similarly
situated areas along the east side of the railroad will have the same designation, rather than
alternating between Park and Open Space. This is a relatively minor enlargement of an area
already designated Park.
Policy Guidance
The overall direction provided by the Land Use Element (LUE) and the Open Space Element
(OSE) text policies is that the Open Space designation should allow only those uses "which do
not need urban services, major structures, or extensive landform changes" (LUE policy 6.1.2).
The Open Space designation is to be applied to area that are suited to nonurban uses due to such
Page 2 � �.
i
Planning Commission Stair Report GP 55-95
characteristics as slope instability, fire hazard, or noise exposure, or value for wildlife habitat,
scenery, agriculture, or passive recreation (LUE policy 6.1.1).
The General Plan does not contain explicit criteria for location of parks, though the Open Space
Element describes where passive recreation or active recreation are appropriate or not
appropriate (OSE Table III and Table IV). Active recreation is not appropriate where it could
harm sensitive environmental resources or where recreational use would increase a hazard. The
amendment site does not involve agricultural land, important wildlife habitat, or scenery. There
are no severe hazards. Considering General Plan policies, the site is suited to active recreational
use.
The Land Use Map also has a Recreation designation, defined as "publicly or privately owned
recreation facilities, either outdoors or buildings in a park setting." The Sinsheimer Park swim
center, most of the baseball stadium, and the neighboring YMCA recreation building and its
parking are designated Recreation. Johnson Park(which extends to Augusta Street) and the rest
of Sinsheimer Park are designated Park.
The recently updated Parks and Recreation Element generally encourages additional types of
recreational opportunities (2.25.3), and favors joint efforts between the City and recreational
organizations (2.26.1). This element does not specifically support or discourage this facility at
this location.
Land Use Compatibility
Proximity to the railroad and an industrial area is a concern, due to the potential for accidental
release of toxic materials. Risk reduction calls for avoiding concentrations of people, especially
children, and provision of adequate evacuation and emergency response routes where
recreational uses are adjacent to potential hazards. Most of the businesses in the vicinity are
service, transportation, or assembly operations not involving significant amounts of hazardous
materials. The nearest.operation with substantial amounts of toxic materials is the petroleum
products distributor at the Orcutt Road railroad crossing, about one-third mile away (and
downwind under prevailing conditions).
Trains passing the site move at 35 miles per hour maximum, and usually not more than about
20 mph since this is a yard. The track within several miles does not have substantial grades,
so unauthorized speeds or extreme stresses on curves are very unlikely. Low speeds and
stresses, and the lack of grade crossings, steep trackside banks, or bridges minimize derailment
hazards.
Noise exposure for the facility due to trains is also a concern. The average noise level should
not exceed 70 dB for playgrounds or outdoor recreation facilities, according to the Noise
Element (adopted 1975 edition, and 1995 draft update in progress). Current (1990) railroad
noise levels are well below 70 dB at the site boundary, while future levels —assuming many
more trains— would be excessive only with regular use of warning horns at this location (1995
draft Noise Guidebook, Table 6). Horns are not typically used within about one-quarter mile
of the site, so noise exposure is expected to be acceptable.
3-9
Page 3
Planning Commission Stasi Report GP 55-95
Noise from the facility will not be a problem because there are no neighboring noise sensitive
uses (such as residences, schools, offices, or hospitals).
In response to the public notice, some residents of the vicinity have expressed to staff concerns
about additional traffic and parking demand. Nearly all additional vehicle trips due to the roller
rink are expected to come to the nearest road access point, which is Southwood Drive.
Southwood Drive and the nearest connecting street, Laurel Lane, are expected to have adequate
capacity for this and planned nearby facilities. While an estimate of additional trips due to the
amendment is not available, the number is expected to be small in comparison with existing
traffic in the area. The additional trips are most likely to be from mid to late afternoon on
weekdays, and on weekends, when they will not contribute to weekday morning or evening peak
traffic periods.
Parking demand for Sinsheimer Park spaces occasionally reaches or exceeds supply, apparently
due to swim center activities coinciding with other park uses. To the extent that scheduling
events cannot avoid this situation, additional parking spaces may be needed. Additional spaces
that would not interfere with other park activities could be provided close to the roller rink,
between the baseball stadium and the school district yard.
ALTERNATIVES
The Commission may recommend denial. The Commission may recommend approval of a
larger or smaller area for change, or it may recommend a different, compatible designation
(Recreation). Changing a substantially larger area or recommending a different designation
would require additional public notice prior to Commission action. The Commission may
continue action.
ATTACEM EN'I'S
Land Use Element Map (past) showing proposed change
Initial environmental study
RLMOCKYJKM
Page 4 SVC)
city of San tuts OBlspo
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INITIAL STUDY OF ENVIRONMENTAL IMPACT
SITE LOCATION 5 ¢ 5) x o'E 51 i7 r. f' V- APPLICATION NO. 5.5 - 95
qoo Sov't�-J=Ca avr4e)
PROJECT DESCRIPTION
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POYk raWev _1 h&V, Gyi- S,a�;,ro acco+�-�r�o da�� o V�ollJzy
APPLICANT �� S.L o k.�-1 YIV'1< en-72 pa;�- of 'd-'jr- aya�,
STAFF RECOMMENDATION:
X NEGATIVE DECLARATION MITIGATION INCLUDED
EXPANDED INITIAL STUDY REQUIRED ENVIRONMENTAL IMPACT REPORT REQUIRED
PREPARED BY K13\GeV) '` ` z*N_te5aNn A.SSvC.. l )d,2v7j2y- DATE 6-1 `J ^4 S
COMMUNITY DEVELOPMENT DIRECTOR'S A ION: DATE
SUMMARY OF INITIAL STUDY FINDINGS
I.DESCRIPTION OF PROJECT AND ENVIRONMENTAL SETTING
II.POTENTIAL IMPACT REVIEW POSSIBLE ADVERSE EFFECTS
A. COMMUNITY PLANS AND GOALS ................................................... Ho
B. POPULATION DISTRIBUTION AND GROWTH.......................................... No
C. LAND USE .......................................................................
O
D. TRANSPORTATION AND CIRCULATION .............................................. PC)
E. PUBLIC SERVICES ................................................................ N O
F. UTILITIES.......................................................................... N O
G. NOISE LEVELS ................................................................... N O
H. GEOLOGIC&SEISMIC HAZARDS&TOPOGRAPHIC MODIFICATIONS .................... N O
1. AIR QUALITY AND WIND CONDITIONS........... N
J. SURFACE WATER FLOW AND QUALITY .............................................. N
K PLANT LIFE............... N O
L. ANIMAL LIFE........ O
..............................................................
M. ARCHAEOLOGICALIHISTORICAL ................................................... NO
N. AESTHETIC ...................................................................... N O
O. ENERGY/RESOURCE USE .......................................................... N O
P. OTHER ...........................................................................
III.STAFF RECOMMENDATION
3-H
'SEE ATTACHED REPORT 5545
DUnAL ENVIRONMENTAL STUDY 55-95
SINSHEIIVIER PARK ROLLER HOCKEY SITE AMENDMENT
I. DESCRIPTION OF PROJECT AND SETTING
The City of San Luis Obispo proposes to change the General Plan Land Use Map designation
of about two acres, between the southwest edge of Sinsheimer Park and the railroad, from Open
Space to Park. The change is to accommodate a proposed roller hockey rink, which would
occupy about 1/2 acre straddling the east edge of the amended area, and just north of the school
district bus yard. The Sinsheimer Park "conceptual plan" also shows a skate board course
occupying about 1/4 acre to the north of the proposed roller rink, and generally within the area
already designated Park
The land-use designation is being changed to address any question that the proposal is consistent
with the Land Use Map. The Open Space designation is for agriculture or uses which do not
substantially change the natural landscape. The Park designation is for outdoor recreational
activities. Zone boundaries may be adjusted to coincide with the amended Land Use Map.
Surrounding uses include the railroad, the school district corporation yard, and sports facilities
in Sinsheimer Park.
Construction plans for the roller hockey rink have not been prepared. However, the rink is
expected to include a hard playing surface, a low fence or wall to enclose play, and bleachers.
Lighting for night play may be provided in the future. The rink is intended to be used primarily
for youth programs. No additional parking is proposed in connection with the rink.
Development of the rink may increase parking demand and eventually lead to additional paved
parking being developed at the park, probably adjacent to existing parking lots.
The site of the proposed rink is vacant and nearly level. It apparently received one to three feet
of fill material during past development of the park, and has recently been scraped flat. The site
and immediately adjacent land contain no significant vegetation.
Additional environmental review will occur if construction plans for the rink include features
not anticipated by this review.
Rtxxoc[YMS
,3 42.
Jane Shoemaker
2548 Santa Clara Street
San Luis Obispo, CA 93401
July 5, 1995 (805) 544.0334
Glen Matteson J? (r
Community Development Department �/V
990 Palm Street
San Luis Obispo, CA 93401 , 6
RE: Application Number: GP/R 55-95 gYgoip/ C1949,J
Roller Hockey Rink at Sinsheimer Park o,�,
Dear Mr. Matteson:
I was unable to attend the hearing for the proposed amendment for a
change in land use for a roller hockey rink at Sinsheimer Park. Rather
than complain after the fact I want to express in this letter my
concerns about how the change might impact the quiet enjoyment of my
neighborhood. I am not opposed to providing more facilities for roller
blade activities. Although I view roller blades as somewhat dangerous
for both the user and those they literally come in contact with, I can
see skating on them would be exciting and a fast way to .get around.
My concern about adding another recreational facility to Sinsheimer
Park is that it' s already impacted by a mix of heavily used facilities
that draws diverse age populations to the park. The park is a large
unbounded area that seems largely unpatrolled by local law
enforcement. A primary hazard during the day is the cars speeding
into the Southwood parking lot totally ignoring the 15 mph limit. When
the tennis courts are open the cul-de-sac on Helena Street and the
nearby streets are packed with parked cars. Vagrants frequent the area
near the tennis courts and children' s playground.
My understanding is the proposed land use change would be an area
between the baseball fields and the Southern Pacific railroad tracks.
The walking path around the park in this area and the railroad's right
of way already suffer from dirt bikes, 4 wheel drive vehicles ripping
through the area. I can't imagine what it would be like for the
residents on Del Campo if a facility were added that encouraged youths
to access the park from that side. The other access would be from the
parking lot now serving the swimming pool and baseball fields. I
anticipate that youths on roller blades would dominate the back top
surface currently used by softball players and their families.
Specific questions about the rink are: Would additional lights be
needed? would the rink be open limited hours? Would there be adult
supervision to insure the safety of those playing roller hockey?
Sincerely,
Shoe ker
3-/3