HomeMy WebLinkAbout05/05/1998, 4B - ANNEXATION, LONG-RANGE PLAN AMENDMENTS, AND ZONING IN THE VICINITY OF FULLER ROAD AND AERO DRIVE t t a
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council MA -5.1
j ac,Enba Repout '«N�
C ITY O F SAN LU IS O B i S F 0
FROM: Arnold B. Jonas,Community Development Director d
Prepared By: Glen Matteson,Associate Planner
SUBJECT: Annexation,long-range plan amendments, and zoning in the vicinity of Fuller
Road and Aero Drive
CAO RECOMMENDATION
A. Actions concerning entire proposed annexation area
A.1 Adopt a resolution to approve a Negative Declaration of Environmental Impact that covers
all of the following items(Attachment#1).
A.2 Direct staff to complete, and bring to Council for approval, annexation agreements with all
owners of land to be annexed.
A.3 Direct staff to complete, and bring to Council for approval, tax-sharing agreements with the
County for all land to be annexed.
B. Actions concerning the Fuller Road(Edna-Islay secondary planning)area
B.1. Adopt a resolution recommending that the Local Agency Formation Commission approve
annexation of about 71 acres east of Broad Street, from El Capitan Way to and including the
vicinity of Wisberg Lumber(Attachment#2,with map).
B.2 Adopt a resolution to amend the Edna-Islay Specific Plan, to show as Service Commercial
areas that it has shown as Retail Commercial and as Rural Industrial, for consistency with
the adopted General Plan(Attachment#3,with map).
B.3 Introduce an ordinance to prezone the annexation area east of Broad Street R-1-SP, R-2-SP,
C-S, and C/OS (Attachment#4, with map).
C. Actions concerning the Aero Drive area
C.1. Adopt a resolution recommending that the Local Agency Formation Commission approve
annexation of about nine acres west of Broad Street and north of Aero Drive, including the
Aero Drive right-of-way(Attachment#5,with map).
C.2 Conceptually approve a General Plan Land Use Element Map amendment to change the
annexation area north of Aero Drive from Tourist Commercial to Services and
Manufacturing, and the County-owned property within the Airport road loop from Tourist
Commercial to Public; direct staff to aggregate the approval resolution with any other
conceptually approved General Plan amendments for adoption by a single motion at the end
of the meeting scheduled for May 19. (Attachment#6,with map).
1146
Council Agenda Report-Fuller Road/Aero Drive.annexations
Page 2
C.3 Introduce an ordinance to prezone the annexation area north of Aero Drive Service
Commercial with Special Considerations(C-S-S)(Attachment#8,with map).
CA Approve and authorize the Mayor to sign an agreement with the County concerning parking,
improvements,and maintenance in the Aero Drive right-of-way(Attachment#12).
C.5 For the annexation area north of Aero Drive, give direction to the applicant and the
Architectural Review Commission for the development plan to provide: additional
landscaped setback along Broad Street, and emphasizing parking to the side or rear of
buildings rather than between buildings and the street; on-site amenities for workers; space
for truck loading that will allow some articulation of building facades that exceed 100 feet;
landscaped walkways connecting the anticipated bus stop and building entry by a direct
route; and special design consideration as an entry to the city.
REPORT-IN-BRIEF
IThis is an update of the report prepared for the March 17 meeting. New material is shown by a
line in the margin An Agenda Report from the Utilities Department has more water information.
To the south and east of the city limits are several properties that have been partly developed, or
are being developed, under County jurisdiction and without City services. Most of the subject
parcels are in the Edna-Islay Specific Plan's secondary planning area, while some are in the
Airport Area, for which a specific plan is being prepared. There are advantages for the County,
the City, and the property owners in having these properties within the city limits. County and
City general plans say these areas should be annexed. Owners of some of the property and the
City itself have started the annexation process.
The City must adopt zoning for the areas, which would take effect upon annexation. Determining
proper zoning for the areas raises issues of the most appropriate land use rules, considering the
adopted General Plan and a proposed General Plan amendment. Also, the Edna-Islay Specific
Plan needs to be made consistent with the General Plan. In Planning Commission hearings, the
timing and terms of annexation were discussed,mainly with regard to water service. Jurisdiction
over the Aero Drive right-of-way in relation to airport operations,mainly parking,has become an
issue.
The Planning Commission and City staff recommend that the areas be annexed and that certain
zones be adopted. Staff recommends an agreement to address the County's concerns with the
Aero Drive right-of-way. Completing the annexation requires initial Council actions,followed by
action of the countywide Local Agency Formation Commission, and then finalizing actions by
Ithe Council. The County has approved a final parcel map for the Aero Drive properties, which
could be developed under County jurisdiction. The Aero Drive owners have submitted a
conceptual development plan to the City. Consideration of that plan gives Council an opportunity
to provide direction on basic design features at this key entry to the Airport and the city.
#6
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 3
DISCUSSION
Situation
IThe City Council considered this package of items on March 17 and continued action, with
direction to staff to provide more information on water sources,particularly reclaimed water.
In the last two years the City Council has approved the El Capitan and Goldenrod annexations,
which are within the Edna-Islay Specific Plan's secondary planning area. The Council, following
a survey of owners and anticipating more individual annexation requests in this area, directed
staff to prepare an annexation of the rest of the secondary planning area. At about the same time,
private applicants proposed an annexation encompassing a relatively small part of the Edna-Islay
secondary planning area along with land north of Aero Drive, which is in the Airport Area. The
City previously had initiated annexation of the entire Airport Area. The City is preparing the
required specific plan for the Airport Area, which is to be completed early next year. Also, the
City has revised the General Plan to allow annexations of parts of the Airport Area that meet
certain criteria,before the Airport Area Specific Plan is adopted.
Evaluating the annexation revealed some discrepancies between the 15-year-old Edna-Islay
Specific Plan and the current General Plan, which need to be resolved before completing the
annexation. In addition, the Aero Drive private applicants have requested an amendment of the
General Plan Land Use Element Map, which would result in Service Commercial zoning rather
than Tourist Commercial zoning. In looking at this area, the Planning Commission identified a
minor change which would make the City's General Plan better reflect the County's intended use
for its parcel inside the Airport loop road.
The San Luis Obispo County Local Agency Formation Commission (LAFCo) authorizes
annexations. City and LAFCo policies require that the City determine the appropriate zoning for
the area to be annexed. LAFCo review will begin once the City Council introduces ordinances
for prezoning and begins tax revenue negotiations with the County.
This package of items has been structured so the annexation of the Edna-Islay secondary area
(the"Fuller Road area")can proceed independently of the proposed Aero Drive area annexation.
Data Summary
Owners: about 23 parties,as shown in the attached table(attachment#13)
Applicants: City of San Luis Obispo; R. Porter and others(representative: John French)
City General Plan Land Use Map:
East of Broad Street: Low-density Residential, Medium-density Residential, Services and
Manufacturing, and creek corridors covered by Open Space policies
North of Aero Drive: Tourist Commercial; Services and Manufacturing requested
South of Aero Drive: Tourist Commercial;no change requested by owners
City Zoning:
East of Broad Street: currently outside City zoning jurisdiction; R-1-SP, R-2-SP, C-S, and
C/OS proposed —
North of Aero Drive: currently outside City zoning jurisdiction; C-S-S recommended
South of Aero Drive: currently outside City zoning jurisdiction; no zoning proposed
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 4
County Area Plan,Land Use Element map:
East of Broad Street: Residential Single Family; Commercial Service; Public Facility
North of Aero Drive: Commercial Service/Business Park
South of Aero Drive: Commercial Retail - Visitor Serving; Public Facility
Environmental determination: On December 27, 1997, the Community Development Director
published a notice for the proposed negative declaration of environmental impact.
No public comments have been received, and on January 28 the Planning
Commission concurred with the determination.
Action Deadline: This legislative action is not subject to State Permit Streamlining Act time
limits.
Site Description
The site and immediate surroundings are level to gently sloping land, with three main tributaries
of the east fork of San Luis Obispo Creek flowing through the area. The area east of Broad Street
is bordered on the north and east by developed or developing residential land within the city.
Land to the southeast is mostly large-lot rural residential and grazing land. The County Airport is
to the south. To the west of Broad Street is a mix of vacant and developed land designated for
industrial and commercial uses.
Project Descrintion
The proposed annexations contain about 84 acres in 29 parcels, and about 12 acres of road right-
of-way (maps contained in attachments #2 and #5). Upon annexation, the area would be zoned
consistent with the City's General Plan(maps contained in attachments#4 and#8).
The parcels north of Aero Drive are vacant, though the western parcel has been used for parking
and light servicing of rental cars. The Edna-Islay secondary planning area is partly developed,
containing a mix of dwellings, indoor and outdoor commercial uses, a church, and vacant land.
Development includes 48 existing dwellings and about 143,000 square feet of nonresidential
building area. With typical citywide household sizes, the dwellings would be expected to have
about 110 occupants. (Since 12 registered voters live in the area, it is considered an "inhabited
annexation,"requiring a public hearing step that may lead to an election on the annexation.) The
existing development is served by private, on-site wells and septic disposal systems. Under City
jurisdiction, all new development and eventually nearly all existing development would connect
with City water service(at least for fire protection)and sewer service.
For an annexation like this, the project description is mainly a comparison of the amount and
form of development expected under City jurisdiction with what is expected under County
jurisdiction. Also, annexation can affect the timing of development. Both the County and the
City have adopted policies and standards for development and environmental protection. For the
annexation areas, the policies and standards are similar in many mays. Both plans require
annexation and City services for residential development exceeding rural densities. The main
differences between County and City plans are:
`Tw..-�#
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 5
• The County plan does not allow medium-density (multifamily) residential use in the
annexation area, while the City's plan does allow such use for the northeastern comer of the
area. This map difference translates into about seven more dwellings under City jurisdiction.
• The County plan shows the three parcels north of Aero Drive as Commercial Service. This
County designation allows uses similar to those in the City's Services and Manufacturing
designation, mainly repair, wholesaling, sales and rental of vehicles, equipment, and building
materials, light manufacturing, and some types of offices, though the County allows a
somewhat wider range of uses.
In the long term, nonresidential development under City jurisdiction is not likely to differ
substantially from nonresidential development under County jurisdiction. Nonresidential
development probably would be more intensive with City services, especially in the short term.
The City water system provides more fire-fighting capacity, and City sewer service avoids the
need for on-site waste leaching or treatment areas, resulting in the ability to develop more
building area and higher concentrations of workers and customers. Water, sewer, and drainage
facilities operated by the City tend to be more reliable than private facilities, since the City
provides continuing maintenance. Without annexation, in the long-term, these services might be
provided by a special district under County jurisdiction, reducing the differences between
development under the County and under the City. (A special district also could provide services
to residential uses.)
The County's General Plan says that if services are not provided by the City or a special district,
County land-use policies may be revised to reduce the development potential in this area.
Under either County or City jurisdiction, development will be subject to the Airport Land Use
Plan, which is adopted by the independent Airport Land Use Commission. This plan classifies
land uses according to their compatibility with airport safety and noise. The Airport Land Use
Commission and County staff are working on an update of the 1973 Airport Land Use Plan. A
public review draft is expected to be released in the next month or so.
With annexation, the net increase in the number of dwellings in the annexation area is expected
to be roughly 50. With annexation, the net increase in nonresidential floor area is expected to be
none to about 30,000 square-feet, depending on the types of uses and availability of services
outside the city.
For the properties east of Broad Street, no development proposals have been provided to the
City. City policies do not require any at this time. For the parcels north of Aero.Drive, the
"interim annexation criteria" require submittal of a development plan. The applicant has
provided a conceptual development plan showing three phases of service-commercial and light
manufacturing development totaling as much as 134,000 square-feet (attachment#10).
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 6
Evaluation
Environmental Impacts
The initial environmental study (distributed previously) concludes that the proposed project may
have significant effects on the environment, but (1) the potential impacts have been adequately
analyzed in an earlier environmental impact report, mainly the EIR for the 1994 Land Use
Element/Circulation Element Updates, pursuant to applicable legal standards, including findings
of overriding considerations for some potential cumulative impacts, and (2) impacts for which
findings of overriding considerations have not previously been made have been avoided or
mitigated pursuant to that earlier EIR, or through revisions or mitigation measures that are
imposed upon the proposed project.
It is important to remember that the build-out capacity of the annexation areas, the resulting
water demand, and the adopted policies which require adequate water supplies for development,
were evaluated by the 1994 EIR, and that conditions have not changed substantially since then.
While the Council may choose to re-examine those policies, no significant water-service impacts
will result from proceeding with the proposed annexations. The relevant policies are attached
(item#14).
The City's General Annexation Policies
Both the Fuller Road area and the Aero Drive area annexations are within the urban reserve line
of the City's adopted General Plan and the County's adopted General Plan, meaning they are
eligible for annexation, and should be annexed before urban development occurs. The annexation
area east of Broad Street is within the Edna-Islay Specific Plan, which anticipated annexation of
roughly the northern half of the proposed annexation area that lies east of Broad Street (the
southern half is addressed by the recommended amendment to the specific plan). The primary
issues are the timing and conditions for annexation,and appropriate zoning.
Land Use Element policy 1.13.2 says, "Annexation should be used as a growth management tool,
both to enable appropriate urban development and to protect open space. Areas within the urban
reserve line which are to be developed with urban uses should be annexed before urban
development occurs. The City may annex an area long before such development is to occur, and
the City may annex areas which are to remain permanently as open space. An area may be
annexed in phases, consistent with the city-approved specific plan or development plan for the
area. Phasing of annexation and development will reflect topography, needed capital facilities
and fimding, open space objectives,and existing and proposed land uses and roads."
Land Use Element policy 1.13.3 says, "Land in ... annexation areas may be developed only after
the City has adopted a plan for land uses, roads, utilities, the overall pattern of subdivision, and
financing of public facilities for the area. The plan shall provide for open space protection
consistent with policy 1.13.5. For annexations [such as the Edna-Islay secondary planning area),
the required plan may be a specific plan, development plan under PD zoning, or similar
development plan covering the entire area."
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 7
Land Use Element policy 1.13.5 says. "Each annexation shall help secure permanent protection
for areas designated Open Space, and for the habitat types and wildlife corridors within the
annexation area that are identified in policy 6.1.1.... properties which are both along the urban
reserve line and on hillsides, shall dedicate land or easements for about four times the area to be
developed (developed area includes building lots, roads, parking and other paved areas, and
setbacks required by zoning)."The General Plan does not establish a specific ratio for open space
in annexations like the one being considered. The Edna-Islay Specific Plan establishes open
space requirements for the area, including the secondary planning area, mainly involving creeks.
(The "interim annexation criteria" provide for payment of fees in lieu of dedicating land for
annexations such as the Aero Drive parcels.)
The proposed annexation and recommended zoning are consistent with these policies.
General Plan Airport Area Interim Annexation Policies (Aero Drive area only)
City policy allows annexation of Airport Area properties which could otherwise develop in the
short term within the County, before the Airport Area Specific Plan is adopted (Land Use
Element policy 1.13.3.A). The criteria allow annexation when:
1. The property is contiguous to existing city limits;
2. The property is within the City's urban reserve line;
3. The property is near existing infrastructure;
4. Existing infrastructure capacity is available to serve the proposed development;
5. A development plan for the applicant's property accompanies the application for
annexation;
6. The applicant(s) agree to contribute to the cost of preparing the specific plan and
constructing area-wide infiastructure improvements according to a cost sharing plan
maintained by the City.
The Aero Drive property would be contiguous to the city limits upon annexation of the land east
of Broad Street, though now it is about one-third mile from the city limits. City water and sewer
mains end near the present city limits (El Capitan Way). The lines extending to the Airport (via
Fiero Lane) are owned and maintained by the County for Airport service only.The recommended
action is based on a determination that this criterion of nearness is met.
Transportation impacts can be mitigated as development occurs, by typically required
dedications and improvements and payment of transportation impact fees. The General Plan
requires Airport Area annexations to contribute to the protection of open space. An interim
policy establishes a fee of$2,500 per undeveloped acre at the time of annexation.
Subject to compliance with City water and sewer regulations, adequate resources exist to serve
the site upon annexation. The main limitations are water supply (which can support some
additional development but not build-out of all potential annexation areas) and sewage collection
(the Broad Street lift station is nearing capacity). Sewer treatment capacity is adequate, and can
be expanded by adding modules to the City's existing treatment plant, funded by wastewater
impact fees.
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 8
Compliance with the annexation policies and criteria would be assured through a formal written
"pre-annexation agreement" between the City and each owner of land to be annexed. Funding of
public facilities and other development issues will be addressed in these agreements, before final
City Council action on the annexation.
Water Situation
By policy, the City reserved 300 acre-feet of water for development of post-1994 annexations
and 302 acre-feet for in-city projects. This amount reflects the difference between safe annual
yield and expected annual water. However, developments still must retrofit to get building
permits because these water-planning figures assume complete retrofit of city water users with
low-flow fixtures. The following tables summarize the water amounts likely to be needed for
recent and pending annexations and for General Plan build-out, and the existing and potential
water supplies.
Projected Water Demand
(approximate annual water use in acre-feet)
Post-1994 Annexations Other Potential
Approved' Annexations Pending* Annexations' Urban Area Build-out
EI Capitan 4 DeVaul 101 Dalidio 80 Existing in city 1994 7,052
Goldenrod : 13 Fuller Road 66 Froom Ranch 30 1994 city limits infill and
Prefumo Creek 17 Margarita : 370 Orcutt : 170 intensification development 602
Homes
Brrie_BaNSpice 11 Aero Drive 6 Madonna(Auto 6 Post-1994 annexations
Huller. Park) i
P_G=&EJTtlarra 2 Bra /Touchstone 21 : McBride(Auto Park) ; 3 (approved,pending,potential) 1,442
TK'. .
4—
: .15 Airport Area balance 426 Other sites" 101 Subtotal-new development 2,044
Totals: 62 990 390 9,096
Listed order of sites has no significance. Reliability Reserve 2,000
Including LUE mapped sites at Madonna Inn,Foothill,Highway.101,Miossi,Alrita. Siltation Reserve 500
Shaded cells comprise the Airport Areaas mapped in 1994 Total Supply Requirement 11,596
Source:City of San Luis Obispo,February 1998
Water Supplies
(approximate safe annual yield in acre-feet)
Existing Proposed [anticipated year available] Total
Salinas&Whale Rock Coordinated Water Reclamation, nonpotable [2000] 1,200"
Use, potable 7,235 Salinas Expansion, potable [20031 1,6508
Groundwater, potable&nonpotabie ; 500 Nacimiento, potable [2004] 3,380°
Totals: 7,735 6,230 13,965
Notes: A-Subject to State approvals. B-Subject to transfer from Federal to local ownership.
C - Tentative subscription request subject to County approval; to be reduced if other sources are
obtained.
South:City of San Luis Obispo,April 1998
IThe separate report concerning water on this agenda provides the late-s information on demand
and supplies.
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 9
Development Plan(Aero Drive area only)
IThis property is covered by a final parcel map that has been approved by the County. It is
important to note that development could proceed under County jurisdiction.
The development plan submitted to the City provides adequate information as a conceptual
indication of the applicant's intent. The Council is not being asked to act on the development
plan. Future development in the City would be subject to approval by the zoning hearing officer
or the Planning Commission (due to the "S" zone), and by the Architectural Review
Commission. However, it would be desirable for the Council to give direction now on any basic
site plan features which could be made more consistent with the desired character for
development at this entry to the city. The Planning Commission's direction regarding the
proposed development plan is reflected in the staff recommendation.
Parking quantity is in line with office and light manufacturing requirements. Truck loading
areas are not shown, but the sides of the buildings adjacent to the aisles having parking on one
side could accommodate parallel-parked truck loading.
Building form, at least on the truck-loading sides just referred to, does not provide the
"articulated" surface which the City's architectural guidelines generally favor.
Street setbacks to parking lots appear to be slightly more than the minimum five feet required
by zoning (five to seven feet along Broad Street, seven to ten feet along Aero Drive, and about
seven feet along Airport Drive). A more generous landscape setback along Broad Street would be
desirable. The Circulation Element designates this part of Highway 227 as a scenic roadway.
Parking location in part does not conform with anticipated business park standards, which
would encourage parking to be behind or to the side of buildings, rather than between buildings
and the street (especially along Broad Street). While the City's General Plan does not designate
this site as a Business Park, it may be desirable to follow the design principle of making the
building rather than the parking lot the foreground feature as seen from the street.
On-site amenities, such as outdoor employee eating or recreation areas, are not shown. The
previous development plan had substantial space for such uses in the first phase. In the current
development plan, nearly all the space around and between buildings is occupied by parking and
drives.
Utility service details remain to be resolved (water and sewer main sizes, locations, and any
necessary on-site easements).
Uses could be reviewed through the "S" zone's use-permit requirement, to maintain a focus on
research and development or light manufacturing, rather than uses that otherwise would be
allowed by right in the C-S zone. These uses include auto repair, amusement arcades, animal
hospitals, equipment rental and repair, indoor and outdoor sales of building and landscape
materials, and sales of furnishings and appliances. To avoid each new tenant needing to obtain a
use permit, an initial blanket use permit could be processed as each phase is built, establishing
lists of allowed, conditionally allowed, and not allowed uses as a modification of the basic C-S
zone. —
Access from the County property to the wester parcel will require approval by the County.
z--tA _-�
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 10
Annexation Boundaries
In earlier hearings, the Fuller Road area annexation boundaries have not been questioned.
However, since the last hearing staff has discovered three areas that should have been included
with previous annexations: the old Pacific Coast Railway right-of-way at the eastern end of El
Capitan Way; a small piece of Fuller Road at the Goldenrod Annexation;the full width of Broad
Street from Tank Farm Road to El Capitan Way. Not including the first two pieces would result
in islands of unincorporated land, which is not acceptable. Adding the three pieces will have no
environmental or fiscal impacts. The following exhibits have been revised to include them.
Annexing the Aero Drive parcels raises the issues of whether the Aero Drive right-of-way should
be annexed. City staff recommends that it be annexed, as shown in the attachments to this report.
Aero Drive is a dedicated street, not simply a part of the Airport property. When the City
annexes land along a road,usually the whole right-of-way is annexed. This puts responsibility for
road maintenance and traffic enforcement under one local agency. There are also advantages for
signal activators,utility lines,and meter reading to have the right-of-way in the City.
However, annexing the street is not a legal requirement. The County prefers that it not be
annexed(letters in attachment group#11-B). The County is opposed to annexation of the Airport
property itself, and the County sees Aero Drive as the front door to the Airport. The County's
primary concern is Airport management's ability to regulate parking along the road. Ultimately,
the decision on whether the road is annexed will be made by LAFCo. County staff have indicated
that annexation of the road may be acceptable if the County's concerns can be addressed by the
City. To address the County's concerns (and the City's), City and County staff have drafted an
agreement between the two agencies(attachment#12).
Prezonine
The recommended zoning follows directly from the Land Use Element (as recommended to be
amended) and Open Space Element maps and policies, from the Zoning Regulations statements
of purpose for the zones, and from the Edna-Islay Specific Plan (as recommended for
amendment).
ZONING CONSISTENCY SUMMARY
LAND USE ELEMENT MAP SPECIFIC PLAN DESIGNATION RECOMMENDED ZONING
Low Density Residential Low Density Residential R-1-SP
Medium Density Residential Medium Density Residential R-2-SP
Any Improved Waterways C/OS
Any nondesignated creeks C/OS
Services&Manufacturing Service Commercial C-S
Services&ManufacturingRetail'CommeiciaC=-:aiaead :to;Service C-S
Conimei ial
Services&Manufacturing Riural=`Industrial; 'amend'tq -SeM►zce:; C-S
Services&Manufacturing none in Aero Drtve area C-S-S
Z-1A
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 11
Where the General Plan shows Services and Manufacturing, the City can apply one of two zones:
C-S or M. According to the Zoning Regulations, "The C-S zone is intended to provide for
storage, transportation and wholesaling as well as certain retail sales and business services .... It
will be applied to areas designated "service-commerciaMight industrial' [now Services and
Manufacturing]..., typically those areas with more public exposure along arterial streets than
places reserved for manufacturing."The Broad Street frontage is such an area.
According to Housing Element program 6.3.5, "The Edna-Islay Specific Plan ... includes only
low- and medium-density housing. About two-thirds of the area has been developed. By
amending the specific plan to include a mix of residential zoning that approximates the mix of
residential densities citywide, additional housing units are possible in the Edna-Islay specific
planning area. The City should initiate amendments to designate a portion of the specific
planning area for medium-high density [R-3] housing." The City has not initiated such an
amendment. The specific plan is now nearly 90 percent developed. However, this program
directs at least consideration of R-3 zoning for part of this annexation. No R-3 zoning is
recommended because:
• The Council considered R-3 density in the secondary planning area during the 1994 Land
Use Element update, and did not support the change.
• When this area was discussed by the County Airport Land Use Commission, commissioners
expressed strong doubts if the potential for multifamily development is appropriate, even
though the small part shown as R-2 is compatible with the adopted airport land use zone.
• When discussing the Annual Report on the General Plan on February'17, Council supported
reconsideration of the program after dealing with this annexation.
• Owners have not requested higher density.
General Plan Amendment Request
The owner the three parcels on the north side of Aero Drive has applied for an amendment to the
General Plan Land Use Map, to designate the property Services and Manufacturing rather than
Tourist Commercial. A significant change in the 1994 Land Use Element update was to
designate about 11 acres within the Aero Drive/Airport Drive loop and north of Aero Drive as
Tourist Commercial. In the update, Council decided that it would be appropriate to have space at
this location for uses such as hotels, restaurants, meeting facilities, and tour staging. At the time,
some people questioned whether this designated area would be sufficient. Others thought such
uses should instead be accommodated in more central locations already designated Tourist
Commercial or General Retail. Either the adopted designation or the requested designation can
be found consistent with General Plan text policies.
There has not been a market assessment of how much Tourist Commercial land is enough, an
issue discussed during the Planning Commission hearing. Even with a study, reaching a widely
accepted conclusion could be difficult, because this type of analysis depends on the assumptions
used. The applicant has provided a letter from a hotel investment specialist observing that a
stand-alone hotel at this location would not be economically feasible for the immediate future
(Attachment#11-A).
��l
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 12
The parcel within the loop road that would remain in a Tourist Commercial designation appears
to be adequate for visitor-serving facilities likely to be developed in the Airport vicinity but not
on Airport property. The proximity of the Airport to "in town" services is a persuasive argument
for having less land designated for such uses near the Airport. At this time the draft Airport
Master Plan update does not identify a need for private visitor-serving facilities in.the area at
issue.
The Planning Commission initiated consideration of changing the County-owned parcel in the
loop road to Public. This change would make the City's land use map consistent with the
County's.
FISCAL IMPACT
A fiscal study for the last General Plan update (Mundie & Associates, 1991) and a preliminary
fiscal study for the Airport Area annexation (Angus McDonald & Associates, 1994) concluded
that, in general, annexing to encompass a balance of residential and commercial development
would not be fiscally harmful, and could be beneficial. Separate studies have not been done for
the Fuller Road area and the Aero Drive area annexations.
Fiscal impacts depend on the type of uses to be developed, service levels, State rules governing
revenue and spending, and tax .sharing between the City and the County. Recent agreements
provide for the County to receive all property taxes (except those going to the school district or
special districts)and the City to receive all sales taxes(except those going to the State).
ADVISORY BODY REVIEW
The Planning Commission took the following actions at a public hearing on January 28, 1998.
(Numbers correspond with the numbering of recommendations and alternatives in this report.)At
that meeting, several owners expressed support for the annexation east of Broad Street, and none
expressed opposition. There was no general public comment.
A..1 On a vote of four to none (three absent,) concurred with the Initial Study of Environmental
Impact and proposed Negative Declaration for the whole package of related items.
B.1 On a vote of four to none (three absent), recommended that the City Council adopt a
resolution recommending that the Local Agency Formation Commission approve the
annexation area east of Broad Street.
B.2 On a vote of four to none (three absent), recommended that the City Council amend the
Edna-Islay Specific Plan to redesignate the "Retail Commercial" area as Service
Commercial and the"Rural Industrial"area as Service Commercial.
B.3 On a vote of four to none (three absent), recommended that the-City Council prezone the
annexation area east of Broad Street consistent with the adopted General Plan and the
Edna-Islay Specific Plan as amended,and with all creek corridors to be zoned open space.
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 13
On February 25, 1998,the Planning Commission took the following actions.
C.1 On a vote of five to none (two absent), recommended that the City Council adopt a
resolution recommending that the Local Agency Formation Commission approve the
annexation north of and including Aero Drive.
C.2 On a vote of four to one (two absent), recommended that the City Council approve the
requested General Plan amendment to Services and Manufacturing.
C.2 On a vote of five to none (two absent), recommended that the City Council approve a
General Plan amendment from Tourist Commercial to Public for the County-owned parcel
within the loop road, but to not change the Tourist Commercial designation for the
privately owned parcel in that area.
C.3 On a vote of five to none (two absent), recommended that the City Council prezone the
annexation area Service Commercial with Special Considerations (C-S-S).
C.5 On a vote of five to none (two absent), gave direction to the applicant on the conceptual
development plan,as reflected in the CAO Recommendation.
On February 25, the Aero Drive applicant spoke in support of the requests. The Commission
received a letter (attachment 11-B) from the County, concerning the Aero Drive right-of-way.
There was no general public testimony. Commissioners expressed concern that the private owner
of the parcel within the loop road had not responded to the public notice or staff report that were
provided.
OTHER DEPARTMENT AND AGENCY COMMENTS
Comments of City departments are reflected in the recommendation and the discussion above.
On February 18, 1998, the San Luis Obispo County Airport Land Use Commission considered
the annexation,recommended general plan amendment, and prezoning, and found the package of
items consistent with the Airport Land Use Plan. The County Department of General Services
has objected to annexing the Airport Drive right-of-way (attached letters), as discussed above
under"Evaluation-Annexation Boundaries."
ALTERNATIVES
A.1 Concerning environmental review, the Council may determine that the initial study and
negative declaration, relying largely on previous evaluation and findings, are not adequate,
and identify additional information that is needed.This action world require continuance of
all the following items.
*6 -0
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 14
A.2 and A3 Concerning the annexation agreements with land owners and the County, the
Council could postpone action, or give direction on items to be negotiated.
B.1. Concerning the annexation east of Broad Street, the Council may decide to not approve it.
This action would result in no action being taken on items B.3, C.1, C.3, CA, and C.5
below, because the annexation area west of Broad Street would not be contiguous to the city
and because no prezoning action would be needed.
B.2 Concerning the Edna-Islay Specific Plan amendment, the only alternative to achieve
consistency with the General Plan is to amend the Land Use Element to show the subject
areas as Rural Commercial (defined in that element, but not now a map feature) and as
Retail Commercial,which would require text changes as well.
B.3 Concerning zoning east of Broad Street:
• The M zone could be used instead of the C-S zone.
• The Special Considerations "S" zone or the Specific Plan "SP" zone could be added to
the C-S (or M) zone. (The specific plan has no policies applying directly to the subject
areas, and no "special considerations" have been identified that cannot be addressed
through code requirements or architectural review.)
C.I. Concerning the annexation west of Broad Street, the Council may decide to not approve it.
This action would result in no action being taken on items C.3, CA, and C.5.
C.2 Concerning potential General Plan Land Use Map amendments west of Broad Street near
Aero Drive,the Council may:
• For the property north of Aero Drive, not approve the requested change from Tourist
Commercial to Services and Manufacturing.
• For the County-owned parcel inside the loop road, not approve the recommended
change from Tourist Commercial to Public.
• For the privately owned parcel inside the loop road, change from Tourist Commercial
to Services and Manufacturing.
C.3 Concerning zoning for the area north of Aero Drive, the C-S zone could be approved
without the Special Considerations "S." Also, the Manufacturing (M) zone could be used
instead.
CA Concerning the agreement with the County on Aero Drive, the Council may postpone
action,reject the concept, or give direction on items to be negotiated.
C.5 Concerning the conceptual development plan, the Council may give no direction or
direction other than that suggested by staff.
Council Agenda Report-Fuller Road/Aero Drive annexations
Page 15
Attachments
#1 Draft Resolution approving a negative declaration of environmental impact for actions related
to the Fuller Road area and Aero Drive area annexations
#2 Draft resolution recommending that LAFCo approve Fuller Road area annexation
#3 Draft resolution amending the Edna-Islay Specific Plan map as recommended
#4 Draft ordinance prezoning the Fuller Road area annexation as recommended
#5 Draft resolution recommending that LAFCo approve Aero Drive area annexation
#6 Draft resolution amending the General Plan Land Use Map as recommended
#7 Draft resolution to deny the requested General Plan Land Use Map amendment
#8 Draft ordinance prezoning the Aero Drive area annexation as recommended
I #9 The initial environmental study was distributed with the March 17 report and is not included
with this report.
#10 Aero Drive area conceptual development plan
#11 Correspondence:
A. Applicant
B. Other parties
#12 Draft City-County agreement concerning Aero Drive (details revised since the March 17
report)
#13 Updated table of parcels
#14 General Plan policies concerning water,annexations, and development
Attachment#1
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING A NEGATIVE DECLARATION OF ENVRONMENTAL IMPACT
FOR THE FULLER ROAD AREA ANNEXATION AND THE
AERO DRIVE AREA ANNEXATION (ER 70-97,ER 12-97)
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has considered the draft Negative Declaration of
environmental impact as prepared by staff and reviewed by the Planning Commission.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Environmental Determination. The City Council finds and determines that
the project's Negative Declaration adequately addresses the potential significant environmental
impacts of the proposed annexations and related General Plan amendment, Edna-Islay Specific
Plan amendment, and zoning, and reflects the independent judgment of the City Council. The
Council determines that the annexations and resulting development may have one or more
significant effects on the environment, but (1) the potential impacts have been adequately
analyzed in an earlier environmental impact report pursuant to applicable legal standards,
including findings of overriding considerations for some potential cumulative impacts and (2)
impacts for which findings of overriding considerations have not previously been made have
been avoided or mitigated pursuant to that earlier EIR, or through revisions or mitigation
measures that are imposed upon the proposed project. These revisions and mitigation measures
are described in the record of action on the project. The Council hereby adopts said Negative
Declaration.
On motion of , seconded by ,and
on the following roll call vote:
AYES:
NOES:
ABSENT:
Resolution No.
Page 2
the foregoing resolution was adopted this=day of 1998.
Mayor,Allen K. Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
"JIn e Jeff rge en — --
Attachment#2
RESOLUTION NO. (1998 Series)
A RESOLUTION OF RECOMMENDATION BY THE SAN LUIS OBISPO CITY
COUNCIL REQUESTING THAT THE LOCAL AGENCY FORMATION
COMMISSION APPROVE ANNEXATION NO. 51
THE FULLER ROAD AREA ANNEXATION (ANNX 70-97)
WHEREAS, the Planning Commission and City Council have held hearings on
the proposed annexation on January 28, 1998, and March 17, 1998 respectively; and
WHEREAS, the City Council on March 17, 1998, by Resolution No. (1998
Series), approved a Negative Declaration for the proposed annexation, pursuant to the
California Environmental Quality Act Guidelines Section 15090; and
WHEREAS, on recommendation of the Planning Commission and as a result of
its deliberations, the Council has approved an amendment of the Zoning Map by
prezoning the annexation property to Low-density Residential with Specific Plan (R-1-
SP), Medium-density Residential with Specific Plan (R-2-SP), Service Commercial (C-
S), and Conservation Open Space.(C/OS); and
WHEREAS, City Council approval is a prerequisite for the San Luis Obispo
County Local Agency Formation Commission (LAFCo) to initiate formal annexation
proceedings; and
WHEREAS, the territory to be annexed is inhabited, and a description of the
boundaries of the territory is set forth in attached Exhibit B; and
WHEREAS, this proposal is consistent with the sphere of influence adopted by
the Local Agency Formation Commission of San Luis Obispo County for the City of San
Luis Obispo;
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Findings.
1. Annexation is appropriate since the annexation area's northern and eastern
sides are contiguous with the City.
2. Annexation of the site is a logical addition to the City due to its location,
existing development, and availability of services.
3. The proposed annexation will promote the health, safety, and welfare of
persons living or working in the vicinity of the annexation area.
jV6-I G
Resolution No.
Page 2
SECTION 2: Annexation Area Described. The annexation shall consist of that
area, covering approximately 75 acres on the east side of Broad Street (Highway 227),
south of El Capitan Way, and including the highway right-of-way, as shown on the site
location map attached as Exhibit A and legally described in attached Exhibit B.
SECTION 3: Council Recommendation. The City Council recommends that the
Local Agency Formation Commission of San Luis Obispo County approve the proposed
annexation, subject to property owners' compliance with City requirements regarding
public improvements, in accordance with California Government Code Section 56844
and following.
SECTION 4: Implementation. The City Clerk shall forward a copy of this
resolution and prezoning actions, the Negative Declaration of environmental impact, and
all pertinent supporting documents to the Local Agency Formation Commission.
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 ,
1998.
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
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Exhibit B
ANNEXATION NO. 51 - TO THE CITY OF SAN LUIS OBISPO
FULLER ROAD ET AL
LEGAL DESCRIPTION -PAGE 1 OF 3
That portion of land situated in the County of San Luis Obispo, State of California, being
portions of Lots 77, 78, 79, 80, 81, 82, 103 and 108; all of Lots 104, 105, 106 and 107,
together with a portion of a 30 ft. road known as Fuller Road, a portion of Broad St.
(State Highway 227; formerly Edna Road), within the San Luis Obispo Suburban Tract,
including the Pacific Coast Railroad Right of Way, as shown on the map recorded on
February 7, 1906 in Book 1, Pg. 92 of Record of Surveys in the office of the County
Recorder of said County; more particularly described as follows:
Commencing ata 1-1/2" iron pipe with tag stamped RCE 12545, accepted as marking the
intersection of the easterly prolongation of the northerly line of Lot 103 of said San Luis
Obispo Suburban Tract with the easterly line of the Pacific Coast Railroad Right of Way,
as shown on that certain map recorded February 7, 1986 and filed in Book 51 , Page 51 of
Record of Surveys in the office of the said County Recorder; being the POINT OF
BEGINNING;
THENCE, southerly along the easterly boundary of the said Pacific Coast Railroad Right
of Way, through its various courses, to a point marked S.188 on the map of said Record
of Survey filed in Book 51, at page 51, said point being the southerly corner of Lot 111
per said San Luis Obispo Suburban Tract; THENCE, southwesterly, along the south-
westerly prolongation of the southeasterly line of Lot 111 of said San Luis Obispo
Suburban Tract, a distance of 34.ft., more or less, to a point on the centerline of said
Pacific Coast Railroad Right of Way; THENCE, southeasterly along the said Pacific
Coast Railroad centerline, a distance of 8.26 ft., more or less, to the most northerly point
of Tract 2211, recorded in Book 18 of Maps at Page 31, in the office of the said County
Recorder, also lying on the centerline of the 30 ft. wide road, now known as Fuller Road;
THENCE, southwesterly along the northwesterly boundary of said Tract 2211 a distance
of 103.29 ft., more or less, along the centerline of said Fuller Rd., to the northwesterly
corner of said Tract 2211; THENCE, southeasterly along the various courses of the
southwesterly boundary of said Tract 2211, a distance of 936 ft., more or less,to the most
southerly comer of said Tract 2211, also being the common comer of Lots 107, 108 and
109 of said San Luis Obispo Suburban Tract; THENCE, southerly along the easterly line
of said Lot 108, a distance of 1,593 ft., more or less, to a point on the existing
northeasterly Right of Way line of Broad Street (State Highway 227);
THENCE, southwesterly along a line at right angles to the northeasterly line of Lot 75 of
said San Luis Obispo Suburban Tract, also being the existing southwesterly Right of Way
line of said Broad St., a distance of 127 ft., more or less, to a point on-the said
southwesterly Right of Way line;
ANNEXATION NO. 51 - TO THE CITY OF SAN LUIS OBISPO
LEGAL DESCRIPTION-PAGE 2 OF 3
THENCE, northwesterly along the said southwesterly Right of Way line of Broad St., a
distance of 2,029 ft., more or less, to an angle point in Broad St.; THENCE, continuing
northwesterly along the said southwesterly Broad St. Right of Way line a distance of
67.14 ft. to the beginning of a non-tangent curve, concave to the east and having a radius
of 3,555 ft., through a central angle of 14 degrees 35 min. 54 sec., a distance of 905.77 ft.
to the E.C. of said curve;
THENCE, continuing northwesterly along said Right of way line, tangent to said curve, a
distance of 521.35 ft. to the beginning of a curve, concave to the west, having a radius of
6,945 ft., through a central angle of 3 degrees 37 min. 24 sec. a distance of 439.20 ft. to
the E.C. and also being an angle point to the left on said Right of Way; THENCE,
continuing northwesterly along said Right of Way a distance of 102.69 ft., more or less,
to a point distant 80 ft. westerly of the centerline of Broad St. per the State Highway
Right of Way Map; THENCE, continuing northwesterly, parallel with and distant 80 ft.
southwesterly of the said centerline of Broad St., a distance of 125 ft. to a point;
THENCE, continuing northwesterly along the said Right of Way line, a distance of 48.81
ft., more or less,to a point on the existing City of San Luis Obispo City Limit Line;
THENCE, northeasterly along the existing City Limit Line a distance of 94 ft., more or
less, to an angle point in the existing City Limit Line, said point also being the northwest
corner of Lot 101 and lying on the easterly original Right of Way line of Broad St., per
the aforesaid San Luis Obispo Suburban Tract;
THENCE, southeasterly along the said existing San Luis Obispo City Limit Line and
westerly line of Lots 101 and 102, to the southwest comer of Lot 102; THENCE, easterly
along the southerly line of said Lot 102, a distance of 26.27 ft., more or less, to the
existing northeasterly Right of Way line of Broad St., also being the northwestern corner
of Lot 16, as shown on the map of Tract 2248 as recorded in Book 18, Page 18 of maps in
the office of the said County Recorder;
THENCE, southeasterly along the existing northeasterly Right of Way line of said Broad
St.,to its intersection with the southerly Right of Way line of El Capitan Way, said point
being 140 ft. northerly of the southerly line of Lot 103 of said San Luis Obispo Suburban
Tract; THENCE, easterly along the said existing southerly line of El Capitan Way and its
easterly projection, parallel with the southerly line of Lot 103, a distance of 899.61 ft.,
more or less, to the southwesterly line of the aforesaid Pacific Coast Railroad Right of
ANNEXATION NO. 51 - TO THE CITY OF SAN LUIS OBISPO
LEGAL DESCRIPTION -PAGE 3 OF 3
Way; THENCE,northwesterly along the said southwesterly Right of Way line of the
Pacific Coast Railroad, through its various courses, a total distance of 183.15 ft., more or
less, to the northeast comer of said Lot 103 and also being a point marked S 178 on the
said San Luis Obispo Suburban Tract ; THENCE, northeasterly along the northeasterly
prolongation of the northerly line of said Lot 103, a distance of 63.11 ft., more or less,to
the POINT OF BEGINNING.
END OF DESCRIPTION (Containing 70.7 Acres, more or less)
DevRev\...\Annex. 51 & 52 legal desc
Attachment#3
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE EDNA-ISLAY SPECIFIC PLAN
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has approved a Negative Declaration of environmental
impact, by Resolution No.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Finding. The specific plan amendment is consistent with the General Plan.
SECTION 2. Specific Plan Amendment. The Edna-Islay Specific Plan is amended as
shown in the attached Exhibit A.
SECTION 3. Document Revision. The Community Development Director shall cause
the amendment to be reflected in documents which are available for reference in City Hall and
which are available to the public.
SECTION 4. Effective Date. This amendment shall take affect at the expiration of 30
days following approval.
On motion of , seconded by , and
on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was adopted this_day of 11998.
Resolution No.
Page 2
Mayor Allen K. Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
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Attachment#4
ORDINANCE NO. (1998 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF
SAN LUIS OBISPO ADOPTING ZONING FOR THE
FULLER ROAD AREA ANNEXATION (R 70-97)
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has approved a Negative Declaration of environmental
impact, by Resolution No.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed zoning,
and the Planning Commission's recommendations, staff reconunendations,public testimony, and
reports thereon,makes the following findings:
A. The proposed zones are consistent with the General Plan.
B. The proposed zones are consistent with the intended uses and locations of the zones as
described in the Zoning Regulations.
C. The proposed zones will be compatible with surrounding land uses.
SECTION 2. Adoption of Zones. The Fuller Road area annexation shall be zoned as
shown on the attached Exhibit A.
SECTION 3. 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 this City. This ordinance shall go
into effect at the expiration of thirty (30) days after its final passage, but no sooner than the
effective date of the Fuller Road area annexation.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo at its meeting held on the day of , 1998,on a motion of
seconded by , and on the following roll call .
vote:
Ordinance No.
Page 2 . -
AYES:
NOES:
ABSENT.
Mayor Allen K. Settle
ATTEST:
City Clerk Bonne.Gawf
APPROVED AS TO FORM..
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Attachment i5,
RESOLUTION NO. (1998 Series)
A RESOLUTION OF RECOMMENDATION BY THE SAN LUIS OBISPO CITY
COUNCIL REQUESTING THAT THE LOCAL AGENCY FORMATION
COMMISSION APPROVE ANNEXATION NO. 52
THE AERO DRIVE AREA ANNEXATION (ANNX 12-97)
WHEREAS,the Planning Commission held hearings on the proposed annexation
on January 28 and February 25, 1998, and the City Council held a hearing March 17,
1998; and
WHEREAS,the City Council on March 17, 1998, by Resolution No. (1998
Series), approved a Negative Declaration for the proposed annexation, pursuant to the
Califomia Environmental Quality Act Guidelines Section 15090; and
WHEREAS, on recommendation of the Planning Commission and as a result of
its deliberations, the Council has approved an amendment of the Zoning Map by
prezoning the annexation property to Service Commercial with Special Considerations
(C-S-S);and
WHEREAS, City Council approval is a prerequisite for the San Luis Obispo
County Local Agency Formation Commission (LAFCo) to initiate formal annexation
proceedings; and
WHEREAS, the territory to be annexed is uninhabited, and a description of the
boundaries of the territory is set forth in attached Exhibit B; and
WHEREAS, this proposal is consistent with the sphere of influence adopted by
the Local Agency Formation Commission of San Luis Obispo County for the City of San
Luis Obispo;
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1: Findings.
1. Annexation is appropriate since the annexation area's eastern side will be
contiguous to the City upon completion of the Fuller Road Area annexation.
2. Annexation of the site is a logical addition to the City due to its location,
existing development, and availability of services.
3. The proposed annexation will promote the health, safety, and welfare of
persons living or working in the vicinity of the annexation area.
A
Resolution No.
Page 2
SECTION 2: Annexation Area Described. The annexation shall consist of that
area,covering approximately nine acres, including three parcels on the north side of Aero
Drive, plus the adjacent Aero Drive right-of-way, as shown on the site location map
attached as Exhibit A and legally described in attached Exhibit B.
SECTION 3: Council Recommendation. The City Council recommends that the
Local Agency Formation Commission of San Luis Obispo County approve the proposed
annexation, subject to property owners' compliance with City requirements regarding
public improvements, in accordance with California Government Code Section 56844
and following.
SECTION 4: Implementation. The City Clerk shall forward a copy of this
resolution and prezoning actions, the Negative Declaration of environmental impact, and
all pertinent supporting documents to the Local Agency Formation Commission.
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 ,
1998.
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
ty or y ri�pensen
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Exhibit A
R 155-97 AERO DRIVE AREA ANNEXATION
ANNX 12-97 & ZONING
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Exhibit B
ANNEXATION NO. 52 - TO THE CITY OF SAN LUIS OBISPO
AERO DRIVE
LEGAL DESCRIPTION
That portion of land situated in the County of San Luis Obispo, State of California, being
the re-subdivision of Lot 76 of the San Luis Obispo Suburban Tract, as shown on the map
recorded on February 7, 1906 in Book 1 at Page 92 of Record of Surveys in the office of
the County Recorder of said County, more particulary described as follows:
COMMENCING at a point on the existing southwesterly Right of Way line of Broad St.
(State Highway 227; formerly known as Edna Rd.), said point also being the northerly
corner of Parcel 1 of that certain Parcel Map filed in Book 30, Page 23 in the office of
said County Recorder; THENCE, southwesterly along the northwesterly line of Parcels I
and 2 of said Parcel Map, also being the southeasterly Right of Way line of Aero Dr., a
distance of 635.89 ft., more or less, to the westerly comer of said Parcel 2;
THENCE, northwesterly along the northwesterly prolongation of the southwesterly line
of said Parcel 2, a distance of 575 ft., more or less, to the westerly corner of Parcel 1 of
that certain Parcel Map recorded in Book 48 at Page 35 in the office of the said County
Recorder; THENCE, northeasterly along the northwesterly line of Parcels 1,2 and 3 of
said Parcel Map, a distance of 919.55 ft.,more or less, to the northerly corner of said
Parcel 3, also being a point on the existing Right of Way line of Broad St.; THENCE,
southeasterly along the southwesterly Right of Way line, a distance of 499.54 ft., more or
less, to the POINT OF BEGINNING.
END OF DESCRIPTION (Containing 9.08 Acres, more or less)
DevRevl...�Annex. 51 & 52 legal desc
"l� — T
Attachment#6
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
AMENDING THE GENERAL PLAN LAND USE ELEMENT MAP
AT AERO DRIVE (GPA 155-97)
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has approved a Negative Declaration of environmental
impact, by Resolution No.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findine. The Land Use Map amendment is consistent with the rest of the
General Plan.
SECTION 2. General Plan Amendment. The Land Use Map is amended as shown in the
attached Exhibit A.
SECTION 3. Document Revision. The Community Development Director shall cause
the amendment to be reflected in documents which are available for reference in City Hall and
which are available to the public.
SECTION 4. Effective Date. This amendment shall take affect at the expiration of 30
days following approval.
On motion of seconded by and
on the following roll call vote:
AYES:
NOES:
ABSENT:
� -3S
Resolution No.
Page 2
the foregoing resolution was adopted this_day of , 1998.
Mayor Allen K. Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
ty*or
n y Je Jo ensen
Exhibit A
GPA 155-97 AERO DRIVE GENERAL PLAN AMENDMENT
' 1 Tourist Commercial to
f € € < €I Services & Manufacturing
Tourist Commercial to
Public
4
IPA
MN
gigi
J
nPORT DRIVE
(N
0 100 200
City of San Luis Obispo-Community Developm n�Dep��
Meters 2-25-98 :9
Attachment#7
RESOLUTION NO. (1998 Series)
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING A REQUESTED GENERAL PLAN LAND USE ELEMENT
MAP AMENDING AT AERO DRIVE (GPA 155-97)
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has approved a Negative Declaration of environmental
impact, by Resolution No.
BE IT RESOLVED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findine. The requested Land Use Map amendment [is not consistent with
the rest of the General Plan] [would not further the public health, safety, and welfare]..
SECTION 2. Denial. The requested Land Use Map amendment is denied.
On motion of , seconded by , and
on the following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was adopted this_day of 1998.
Mayor Allen K. Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
City Attorney Jeff Jorgensen
Attachment#8
ORDINANCE NO. (1998 Series)
AN ORDINANCE OF THE COUNCIL OF THE CITY OF
SAN LUIS OBISPO ADOPTING ZONING FOR THE
AERO DRIVE AREA ANNEXATION (R 155-97)
WHEREAS, the City Council conducted a public hearing on March 17, 1998, and has
considered testimony of interested parties, the records of the Planning Commission hearing and
action, and the evaluation and recommendation of staff; and
WHEREAS, the City Council has approved a Negative Declaration of environmental
impact, by Resolution No.
BE IT ORDAINED by the Council of the City of San Luis Obispo as follows:
SECTION 1. Findings. That this Council, after consideration of the proposed zoning,
and the Planning Commission's recommendations, staff recommendations, public testimony, and
reports thereon makes the following findings:
A. The proposed zones are consistent with the General Plan.
B. The proposed zones are consistent with the intended uses and locations of the zones as
described in the Zoning Regulations.
C. The proposed zones will be compatible with surrounding land uses.
SECTION 2. Adoption of Zones. The Fuller Road area annexation shall be zoned as
shown on the attached Exhibit A.
SECTION 3. 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 this City. This ordinance shall go
into effect at the expiration of thirty (30) days after its final passage, but no sooner than the
effective date of the Fuller Road area annexation.
INTRODUCED AND PASSED TO PRINT by the Council of the City of San Luis
Obispo at its meeting held on the day of . 1998, on a motion of
seconded by , and on the following roll call
vote:
AJAA ���
Ordinaiice.No.
y Rage 2
AYES`
NOES:
ABSENT:
Mayor Allen K. Settle
ATTEST:
- City Clerk Bonnie Gawf
APPROVED AS TO FORM:
C' ray J _ Jor Hien
Exhibit A
R 155-97 AERO DRIVE AREA ANNEXATION
ANNX 12-97 & ZONING
Fffl
O
'A
PR ED
NEXAMON AREA
.g.
n RPORT DRIVE
N
0 100 200
Wei City of San Luis Obispo-Community Development Dept..
2-25-98414 -41
i
Attachment#9
The initial environmental study was distributed with the Match 1.7 agenda report and is
not attached here. A copy is.available'in the Council reading'file;
+
u w b
\l�j ��dl�i 0 i� 1�� •i
Ml
/m
lo
Attachment#11-A
John French RECEIVED
a Land Use Consultant FEB 121998
CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
February 11, 1998
Mr. Glenn Mattison
Community Development Department
City Hall
990 Palm Street
City of San Luis Obispo, CA 93401
RE: Aero Loop Annexation
Dear Glenn:
This letter responds to your request that the applicants for the above referenced annexation
outline their intended uses for the property.
The project is intended to house typical CS uses with an emphasis on research and development
type businesses. Because of the existing land form the two buildings in phase I will be marketed to
businesses and professional services. We understand that if large offices are proposed they must
be larger than 2500 square feet and have no substantial public visitation or need for access to
downtown government services. Phase I may be subject to a planned development zoning
application at a future date. Examples of the types of uses contemplated are computer services,
utilities engineering and administration, and industrial designers with a limited need for large open
floor areas.
The other two phases will be designed to accomodate research and development uses that need
larger open floor areas or have special access requirements. Examples of the types of uses
contemplated are light manufacturing, new product development, laboratories, and businesses that
have special indoor storage need such as assemblers, and specialty contractors such as
electricians, etc.
As you know the county is currently conducting the environmental review of the recently
completed airport master plan. That five year plan will result in the displacement of some airport
compatible businesses to accomodate needed expansion of airport related services. The proposed
development will be a logical place to accomodate some of these displaced businesses.
If you require additional information do not hesitate to contact me.
S' ely,
J. French
3942 HoUyhoat MD,San Luis Obispo.CA 93401• Td-(805)595 9141;F=(SOS)595-7603_��
R.H. PORTER CO.
February 10, 1998 RECEIVED
Planning Commissioners FEB 11 1998
City of San Luis Obispo CITY OF SAN LUIS
990 Palm Street �DMMUNITV DEVELOpME�
San Luis Obispo, CA 93401
RE: Aero Drive Annexation and Zoning
Dear Sirs:
In response to your inquiry at our last City Planning Commission meeting for any
substandve evidence concerning the lack of hotel/motel demand at the Aeroloop Drive
property, we took the opportunity to contact one of our area's most knowledgeable
hotel/motel authorities, Mr. Jerry Hempenius of Com-Spec Properties, Inc. Mr.
Hempenius is a local hotel and motel owner, manager and broker and is a qualified expert
witness in this field.
Please review his remarks in his enclosed letter. I have also included his summary of
qualifications. Thank you for your consideration.
Sincerely,
Richard H. Porter
Robert E. Olson
Craig Cowan
846 Higuera Street, Suite 8•San Luis Obispo, CA 93401 • (805) 543-5408 Z�Ja
t
ISP
m
SP .:PROPERTIESINC.,. Serving the.hosprtahtyindustry
HOTEL/MOTEL SALES •INVESTMENTS •EXCHANGES •SYNDICATIONS
February 5, 1998
Mr. Rick Porter
846 Higuera
San Luis Obispo, CA 93401
Dear Rick:
Concerning your parcel on Broad Street, which is zoned for motel-hotel develop-
ment, it was briefly reviewed with the following considerations.
At this point in time, nor in the immediate future, would it make economic
sense to construct a hotel facility at this location.
(1 ) The main corridor of traffic for hotels is Hwy. 101 . The great majority
of overnight stays come from car traffic heading north or south.
(2) Airport traffic would need to dramatically increase to support a facility
and/or major commercial development in the area.
(3) If any hotel property were to be developed in that area of town, it would
need to be a full service resort with conference, golf course, meeting
rooms, etc. This would make it a destination and could feed somewhat from
the accessibility of the airport.
(4) Having owned an interest in the Holiday Inn Express of S.L.O. , I can attest
that very little traffic comes from the airport, other than pilots or
attendants with overnight stayovers. In fact, we discontinued our van
service soon after opening.
(5) Limited service hotels, without conference facilities, restaurant, bar,
etc. , need to be near the activity centers, i .e. , restaurants, service
stations and similar commercial business areas.
In my opinion we will not see enough commercial development in this area of town
to support a motel/hotel facility. Perhaps offices or other service type faci-
lities would better suit your parcel .
Sincerely,
Ger i E. Hempenius
GRI HA, CCIM, EMS
GEH:bp
Enc.
1422 MONTEREY STREET, SUITE A-201 • SAN LUIS OBISPO, CALIFORNIA 93401 FAX (805)542-9161 PHONE (805) 542-0131
Individual Member ! a /&
Your Professional Commercial-Investment Real Estate Source �L]/'_j,`///5^J/J,
Coln-SpecProperfiesf Inc.
Gerald
Com-Spec Properties lnc.
A California Corporation
1110 California Blvd, Ste. D
- San L uis Obispo, CA 93401
Sales, Exchanges,
Syndications
Hospitality S,oeciali�ts
•
EDUCAPON College Degree Major
New York University M.S. Retailing/Merchandising
Whittier College B.S. Business Administration
H/sruey - BUS/NESS 1957 to 1977 Gerald E. HempeniuszJ.C. Penney Company
1977 to Present President, Com-Spec Properties, Inc.
H/STORY - SYND/CAT/ON 1976 to 1990 Villager Motel. Morro Bay, CA. Owner/
AND IVIANAGEMENr Operator. (Property Sold)
1976 to 1990 Sunset Travelodge, Morro Bay. CA. Co-
General Partner,/Operator. Franchise with
Travelodge International. (Property Sold)
1979 to 1990 Ventura Beach Travelodge..Ventura, CA,
Co-General Partner/Operator. Joint
Venture with Travelodge International.
General Partner on both properties - Mr.
and Mrs. Glen R. Lewis. Attorney-at-Law,
specializing in real estate and taxation.
(Property Sold)
1982 to 1994 Sands Motel, San Simeon, CA. General
Partner/Operator. (Property Sold)
1981 to 1984 Beachcomber Motel, Pismo Beach, CA,
General Partner/Operator. (Property Sold)
1982 to 1983 Mid-Town Motel. San Luis Obispo, CA,
General Partner/Operator. (Property Sold)
1978 to 1982 Homestead Motel. San Luis Obispo, CA,
Owner/Operator. (Property Sold)
1985 to 1989 Atascadero Inn, Atascadero, CA, Devel-
oper, Owner/Operator. New property built
August 3, 1985. (Property Sold)
1985 to 1992 Fireside Inn, Morro Bay, CA, Owner/
Operator: (Property Sold)
1987 to 1990 Multi-story office complex, Morro Bay. CA.
DJM Enterprises - General Partner/
Operator. —
1993 to Present Cuesta Canyon Lodge -Conversion to Holi-
day Inn Express. General Partner.
Coiw$pec Properties, Inc: A c6I/foCd*wraflon
46 4- f
�e�ald E..Herrtp�nius �� ; s
M:
RECOGNITIONS AND Licensed Real Estate Broker, State of California
CERTIFICATIONS Graduate. Realtors' Institute Certification (G.R.I.)
Who's Who in Creative Real Estate
Rotary International. Past President. Morro Bay Club
California Lodging lndusiry Association, Past President
Monro Bay Chamber of Commerce, Past President
California Hotel and Motel Conference Committee
Forte Hotels Conference Committee
PROFESSIONAL AND California Lodging Industry Association
ORGANIZAT/OVAL California Hotel & Motel Association
Chamber of Commerce - San Luis Obispo, San Simeon/
Cambria. Ventura, Atascadero
United Methodist Church
Rotary International
National Association of Realtors
Real Estate Securities and Svndication Institute
National Council of Exchangors (Gold Card #2941)
California Association of Realtors
Certified Commercial Investment Member - R.N.M.I.
(Certification#3075) (C.C.I.M.)
California Hotel Administrator Designation (C.H.A.)
National Association of Counselors - Candidate Member
Visitor Convention Bureau - Past Board Member
RECENT PROPERTIES Ventura Beach Travelodge - Ventura
LISTED AND SOLD Parkway Center - Escondido
Campus Motel - San Luis Obispo
Heritage Inn - San Luis Obispo
Fireside Inn Motel - Morro Bay
Estrella Park Inn - Palm Springs
Radisson Simi - S±mt Valley
Cuesta Canyon Lodge - San Luis Obispo
Bay Breeze Inn - Morro Bay
Roundhouse Inn - Carson City, NV
PROPERTIES PENDING St. Tropez - Las Vegas
WITH OFFERS Motel 8 - Las Vegas
Rainbow Hotel - Las Vegas
Olive Tree - Best Western - San Luis Obispo
Boulder Manor - Las Vegas
Nicolle Manor - Las Vegas
St. Louis Manor - Las Vegas
Crowne Plaza - Solvang/Buellton
eom-Spec PropeNles; Inc. A Ca/dorNo C006h2lYon 2
46 a&
CON A(IIING EDUCAT/ON Mr. Hempenius is engaged in the sale, exchange, and man-
agement of commercial properties in the State of California
and is a licensed Real Estate Broker.
Mr. Hempenius has had numerous courses pertaining to his
field of endeavors within the recent years, including:
The Art of Real Estate Counseling C.Chatham 5 days
Basic Steps in Real Estate Exchange Ringsdad 3 days
Real Estate Appraisal J.Lubieau Semester
Conceptual Bridges Between Properties and People B.Broadbent 3 days
Real Estate Financing Cuesta College_ Semester
Real Estate Law D. Hilton Semester
Appra sal Advanced Schenbemer Semester
Real Estate Economics J. Lumbieau Semester
Creative Real Estate Bob Ste--:_ 2days—
Graduate Realtors Institute Ai California 6days
Graduate Realtors Institute a2 Real 6 days
Graduate Realtors Institute 113 Association 6 da
Buying. Selling, Evaluating Businesses Salmor 2 days
Developing Syndicating and Bia money Brokerage Allen 3 days
Taxation and Exchan a U.S.C. Semester
National Institute of Exrhenge Counselors Howey 6 days _
Tax Update and Legal Sury vaI CAR 1 d_ y
Fundamentals of Real Estate Imreslment 8 ation CCIM C1.101 6 days
Tax
Fundamentals of Analyzing Real Estate Opportunities CCIM C1-102 6 days
Techn' ues in Real Fstale Sdiealion Course I RESSI 6 days
Advanced Techniques in Real Estale Syndication Course 11 RESSI 5days
9;—an Pro er S ndication-The Legal Way Kuehel 2 day.
AdvancedReal Estate Taxation CCIM Cl-103_ 5 days
Impact of Human Behavior on Commercial Investment Decision Makin CCIM C1-1 o1 6 days
Case Studies in Commercial Investment Brokerage CCIM CI-F05 _ 6 das
Partnershl Administration _ RESSI 3d3ys_
Real Estate Securities- Course 22L NAA _ 3 days_
Real Estate Securities-Course 391 NAR 3 days
Understanding the Foreclosure Process � y
I da
Aepreclating Notes and Deeds of Trust
Real Estate Tax and Investment CCIM _., !.!Lay—
Foreclosure
.!ayForeclosure Law and Practice t_day—
Developina Small office Buildup Northwest Center 1 day
Negotiating the Real Estate Contract Roger Dawson 1 da
Ethics and Professional Conduct FOG j.day—
Tax Structurina for Real Estate __ Northeast Cerner_ 1,day..
Advanced Real Estate Taxation for Investment Real Estate Clued 6 days
Listed.Sold and Offered l AR — 1�--
Broker's Liability Local Board _ 1 da
Tax Investment Seminar CCIM ;daay
y
Tax U ate CCIM
Real Estate Owned into Owned Real Estate GGM
Tax Deferred Exchange for the 90's Mary start 1 day_..
Essentials of Contract Crealion Local Board 1 day
Age -The Professional Approach Local Board I da
egotiating the Commerclaf Lease DFE 1 da
N
Realtors Guide to Income Tax Local Board ........ 1,dam_
Ne�b'ab'ng the Commercial Lease Northwest _..__ t
Ethics Local Board _ 1 day—.
Agengy Relationships Local Board— t.day—
Retum on Real Estate Investmems CCaI – I day
T_axU to CCIM -- i dater
CCIM Investment Conference CCM 2 days
National Commercial R.E.Conference NAA 2 days
1944 Intemational Commeriai R.E- Conference Crisis & Op ortuni CCIM 1 da_
Trust Fund Handling CAR I day
Fair
Housingr?A 1 da
Coni=Spec Properfies, Inc. A COM017fio Cotpor&ion
Attachment#11-B
RECEIVED
JAN 2 8 1998
CITY OF SAN LUIS
COMMUNITY DEVELOPMENT
January 27,1998
City of San Luis Obispo
Planning Commissioners
Re: Property located at 4548 Broad St., San Luis Obispo, Ca.
We would welcome the annexation of the property referenced above. We have been
patient occupants and citizens of this community for more than 50 years and feel that our
inclusion in this annexation is proper at this time. The annexation of the Secondary
Planning Area of the Edna-Islay Plan is the most logical step in light of the degree of
development that has taken place within the primary and secondary area.
We would be hopeful that the annexation would allow us not only to continue our current
business, Wisberg Lumber Co./ACE (since 1952, ACE since 1977), but also have the
utilities for improving our site to benefit and enhance the community.
I Y'
. Wisberg
cc: Glen Mateson
1850COUNTY OF SAN LUIS OBISPO
BEpantment of gcnemt sepwices
W COUNTY GOVERNMENT CENTER•SAN LUIS OBISPO,CALIFORNIA 93408•(805)781-5200
DUANE P. LEIB,DIRECTOR
•
RECEIVED
April 21, 1998
APR 21 1998
CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
Glenn Matteson, Associate Planner
City of San Luis Obispo
Community Development Department
990 Palm Street
San Luis Obispo CA 93401-3249
DRAFT AERO DRIVE/ANNEXATION AGREEMENT
The County has reviewed the latest draft agreement concerning the Aero Drive right-of-way
annexation transmitted to the County on March 26, 1998. The revised draft reflects the County's
comments submitted to the City in a March 6 memo. The County Engineering Department has
also reviewed the revised agreement.
The revised draft is acceptable to County General Services/Airports Division and County
Engineering staff. Final approval is subject to further County Counsel review and approval by
the Board of Supervisors. If you have further questions, don't hesitate to contact me.
R. GEORGE ROSENB RGER
Deputy Director of General Services
c - Jon Jenkins, County Counsel
Richard Marshall, Engineering
Klaasje Nairne, Airports
o
' ° COUNTY OF SAN LUIS OBISPO
,.8
-� bepantment of cEnEual seRvices
COUNTY GOVERNMENT CENTER• SAN LUIS OBISPO,CALIFORNIA 93408• (805)781.5201
DUANE P. LEIB, DIRECTOR
February 25, 1998 RECEIVED
Arnold Jonas
FEB 25 1998
Community Development Director CITY OF SAN LUIS OBISPO
City of San Luis Obispo IOMMUNITY DEVELOPMENT
990 Palm Street
San Luis Obispo CA 93403-8100
AERO DRIVE ANNEXATION/2-25-98 PLANNING COMMISSION AGENDA
The Planning Commission will again consider a request for annexation, General Plan amendment
and prezoning for 3 parcels west of Broad Street (Highway 227) and north of Aero Drive. The
subject property is adjacent to the San Luis Obispo County Airport and the request includes a portion
of Aero Drive.
Our previous letters dated January 28, 1998 took exception to the staff recommendation to include
Aero Drive in the annexation request. The current staff recommendation remains the same. The
County Board of Supervisors has voted to not support the inclusion of the San Luis Obispo County
Airport property as part of the proposed larger Airport Area Annexation. Aero Drive is currently
the main entrance and the gateway to the Airport and can easily be viewed as an integral part of the
Airport. Airport operational issues regarding Aero Drive are also a.major concern. Parking
management and control in and around the Airport, including Aero Drive, are an important element
to Airport operations. Both City and County staff have discussed the possibility of an agreement
whereby the City could annex Aero Drive and the County Airport could maintain operational control
of Aero Drive. However,the details of such an agreement are not developed.
The applicants"Conceptual Development Plan"depicts points of ingress and egress from their most
westerly parcel on to the northerly leg of Airport Drive. This section of Airport Drive is a private
lj Airport road,and not a public right-of-way. If the applicant wishes access to this portion of Airport
Drive,the County would require an agreement,regarding such access addressing their pro rata share
of road maintenance and liability issues. This requirement should be a condition of any development
plan approval.
A portion of the applicants most westerly parcel(intersection of Aero Drive and Airport Drive) is
currently utilized by Hertz and Budget Rental Car Companies for vehicle preparation and cleaning
of rental vehicles at the Airport. This use has existed since approximately 1982 and involves two
of the three major car rental companies based on the Airport. _
Arnold Jonas
February 25, 1998
Page Two
The County is very concerned about the continued economic viability of the Airport and the services
it provides to the citizens of the County and the City of San Luis Obispo. The economic benefits
provided by the Airport are substantial and the County is endeavoring to maintain this delicate
balance.
I have attached for the Commissions information,a map which more clearly shows the relationship
of the parcels under consideration to the San Luis Obispo County Airport. Should you have any
further questions,don't hesitate to contact me.
R. GEORGE ROSENBERGER
Deputy Director of General Services
c: Planning Commissioners
John Mandeville,Long Range Planning Manager
Paul Gimer,Airports Manager
Warren Hoag, County Planning Department
Attachment
SAN LUIS OBISPO COUNTY AIRPORT
OCOUNTY OWNED-125 AC-MST RESIDENCE-ACCUIR,
C.COUNTY DWHED-25 AC-EXIST PARKING-ACOUIRED 19E
/ OA fRANium/SMITtF2.sAc
D, PORTER/OLSON-2.52 AC
COWAN-252 AC EACH
PARKING
•/ PARKING \
PARKING \ j.
• • • • • , • • . . • • �
1 . • .• .• . . . . . . . . . . E AWRAKC
1 TERMINAL
Q TERMINAL APRON
TWY
RUNWAY 11 -29 -
el
1950 Y3 COUNTY OF SAN LUIS OBISPO
bepantment of GEneml sEavices
COUNTY GOVERNMENT CENTER• SAN LUIS OBISPO,CALIFORNIA 93408• (805)781-5200
DUANE P. LEIB,DIRECTOR
RECEIVED
January 28, 1998 JAN 2 8 1998
CITY OF SAN LUIS OBISPO
COMMUNITY DEVELOPMENT
Arnold Jonas
Community Development Director
City of San Luis Obispo
990 Palm Street
San Luis Obispo CA 93403-8100
FULLER FR ROAD - AERO DRIVE ANNEXA1ION/1-28-98 PLANNING COMMISSION
AGENDA
I have reviewed the staff report concerning the above referenced item with particular attention
regarding the Aero Drive portion of the proposed annexation and related planning issues. The
County owns significant land (over 300 acres) adjacent to or in the vicinity of the proposed
annexation and is more commonly known as San Luis Obispo County Airport/McChesney Field.
The General Services Department/Airports Division has the operational responsibility for the
Airport. The following information is provided to supplement your staff package concerning the
annexation.
1. Representations made in the Aero Loop Properties Annexation "Project Statement" dated
January 21, 1997 concerning the availability of City sewer and water lines portray an
incorrect picture. Fortunately, this inaccuracy has been pointed out in your staff report
and on the environmental checklist form. The County entered into an agreement with the
City for sewer and water services in 1977. The sewer and water lines internal of the
Airport were installed by the County in 1979 at a cost of over $450,000. Access to the
Airport sewer and water system is limited by the agreement.
2. The exhibits in the staff report depict a portion of Aero Drive right-of-way as part of the
proposed annexation. The County cannot support the inclusion of Aero Drive right-of-way
as part of the annexation. The current San Luis Obispo County Board of Supervisors has
voted to not support the inclusion of the San Luis Obispo County Airport property as part
of a proposed larger Airport Area Annexation. Aero Drive is currently the main entrance
and the gateway to the San Luis Obispo County Airport and can easily be viewed as an
integral part of the Airport. Airport parking management issues are a major concern to
the successful operation of the Airport. Current parking management operations and
related enforcement are coordinated with the County Engineering Department. Related
parking enforcement ordinances are under one coordinated jurisdiction and multiple
jurisdictions could prove problematic.
Ainold Jonas
January'28, 1998
Page two
Your consideration of this additional information is app_ iecciated. -If you have further questions,
don't hesitate16 contact me at 781-5200:
R. GEORGE ROSENBERGER ,
Deputy Director of General Services
c - Planning Commissioners
Paul Gimer, Airports Manager
F1blgi�jdoea
46 d
SAN LUIS OBISPO COUNTY
_ �2.�_._�:.�.' ._�:._::T". .�— -..:L�.=.�•is�._�—.,—��—��-����_�—��.-._.�__.--._.._. .. ... ..
DEPARTMENT OF PLANNING AND BUILDING
ALEX HINDS
DIRECTOR
RECEIVED BRYCE TINGLE
ASSISTANT DIRECTOR
SAN 8 ELLEN CARROLL
RONMENTAL COORDINATOR
January 28, 1998 BARNEY MCCAY
CITY
OF SAIV LUIS OBISPOCHIEF BUILDING OFFICIAL
DEVELOPMENT
Arnold Jonas
Community Development Director
City of San Luis Obispo
990 Palm Street .
San Luis Obispo, CA 93403-8100
Subject: Fuller Road-Aero Drive Annexation
Dear Arnold:
I have reviewed the staff report to the city planning commission for this matter and would offer a few
comments. Ultimate annexation of these properties as part of the airport area is strongly encouraged by
adopted policies in the recently updated San Luis Obispo Area Plan of the Land Use Element of the
county general plan. However, incremental annexation of smaller portions of the airport area in the
interim prior to comprehensive annexation of the greater area needs careful examination.
As you know, the county Board of Supervisors has taken a position against including county-owned
airport property in the airport area annexation because of concerns over jurisdictional matters possibly
complicating airport operations. Given those concerns, please note the position taken by the county
Department of General Services in their letter dated today regarding the Aero Drive right-of-way. If the
Aero Drive properties(the area west of Broad Street) are going to be considered for annexation at this
time, the Aero Drive right-of-way should be deleted from the proposal at least until the comprehensive
airport area annexation is done to avoid any jurisdictional complications that could arise from an
incremental interim annexation, such as road maintenance, frontage improvement and parking issues.
Thank you for the opportunity to comment on this proposal. If you have any questions, please give me
a call at 781-5982.
SincereI ,
Waren Hoag
Principal Planner
c: Supervisor Pinard,Alex Hinds,George Rosenberger,Paul Hood
acrofulllaf
GOuNw GowtN m CEN ER • SAN Lilts OBISPO • Cmwov-m 93408 • (805) 781-5600 FAx (805) 781-1242,OR 5624 �y
'
STI.6_.C>`"-�V[
01/28/98 14:58 FAX 8055432094 RARIG 1i3j01
January 28, 1998
RECEIVED
Gen.Matteson,Associate Planner JAN 2 8 1998
City of San Luis Obispo Cl-y OF SAN
LIS 990 Palm St. COMMUNIry DEVELOpME 0
SIA,CA 93401-3249 *
RE: Fuller Road Annexation
Planr*Commission Nfeetin
January 28, 19M
Dear Glen:
I am writing this letter in support of Annexation of our properties along the east side of Broad
Street directly across from the entrance to the San Luis Obispo Airport. Our properties are all
currently developed and include the Cuesta EquipmentMarig Construction,Inc.budding,Familian
Pipe&Supply building and New West Communications building.
We are especially irtaested in connecting our existing buildings to the City sewer system. Our
domestic wells are adequate for our current needs and we do not forsee any immediate
requirements to book into the City water system. We also have adequate fie protection including
a large water storage tank and our buildings are only a few minutes response time from the
Airport Fine Station
Please distribute copies of this letter to the City Planning Commission prior to tonight's meeting.
I will not be able to attend tonight's public hearing, however I urge the commission to support
our annam ion requests,
Sincerely,
r
Steve Rang,President
Rarig Constru«icA Inc.
APN 076-511-002 2.5 Acres
APN 076-51 I-W3 4.15 Acres
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Attachment#12
AGREEMENT BY AND BETWEEN THE CITY OF SAN LUIS OBISPO AND
THE COUNTY OF SAN LUIS OBISPO CONCERNING AERO DRIVE
This agreement is made and entered into this day of 1998, by and
between the City of San Luis Obispo, a chartered municipal corporation, (hereinafter referred
to as "CITY") whose address is 990 Palm Street, San Luis Obispo, California 93401; and the
County of San Luis Obispo, a general law county, (hereinafter referred to as "COUNTY,"
located at the County Government Center in San Luis Obispo. CITY and COUNTY shall
hereinafter be referred to collectively as "PARTIES."
RECITALS
WHEREAS, CITY has recommended that the Local Agency Formation Commission of San
Luis Obispo County approve Annexation No. 52 to the City of San Luis Obispo, also known as
the Aero Drive Area Annexation (City File No. 12-97); and
WHEREAS, this annexation is proposed to include the Aero Drive right-of-way, from
Highway 227 (Broad Street) to a point approximately 650 feet westerly from Highway 227,
and fronting privately owned land to the north of Aero Drive; and
WHEREAS, Aero Drive is a main entry to the San Luis Obispo County Airport, which is
owned and operated by COUNTY; and
WHEREAS, PARTIES desire the continued successful operation of the Airport and supporting
facilities; and
WHEREAS, PARTIES desire the effective and efficient improvement and maintenance of the
Aero Drive roadway and associated frontage, and of the public utilities that are or may be
installed within the right-of-way, and coordination with development of the fronting, privately
owned land; and
NOW THEREFORE, in consideration of the mutual promises, covenants, and agreements
stated herein, PARTIES agree as follows:
1. Parldng Management. Within the Aero Drive right-of-way, the following shall apply,
regardless of whether or not the right-of-way is annexed by CITY:
A. The rules for parking shall continue to be established by COUNTY only.
B. Enforcement of parking rules shall be the responsibility of COUNTY (and to the extent
consistent with State and local law, the County Sheriff or the California Highway
Patrol).
LIED—&D
Aero Drive Agreement
Page 2
C. If needed, City shall amend its Municipal Code from time to time to effect this
Agreement.
D. All revenues from parking use charges and fines shall be paid to, and be the property
of, COUNTY; accounting for these revenues shall be the responsibility of COUNTY.
E. The day-to-day administration of parking matters shall be the sole responsibility of the
Airport Manager, or his or her designee.
F. COUNTY shall indemnify CITY for all actions taken by COUNTY involving parking
management.
G. CITY and COUNTY each shall make all reasonable effort to inform developers of
property fronting Aero Drive in their respective jurisdictions of this arrangement for
parking management, early in the course of development review.
2. Roadway and Frontage Improvements. PARTIES anticipate improvements to the Aero
Drive roadway as the Airport and adjacent properties are developed or further developed.
Such improvements may include additional width or depth of paving. Frontage
improvements may include curb, gutter, sidewalk, driveway approaches, street trees, and
streets signs. COUNTY may make such improvements in connection with implementation
of the anticipated Airport Master Plan or for other reasons. CITY may require developers
of fronting property to make such improvements, consistent with CITY standards, when
fronting property within the city limits is developed.
3. Roadway and Frontage Maintenance. If Aero Drive is not annexed, the roadway and
frontage improvements shall be maintained by COUNTY, or by owners of fronting
property where so required by COUNTY's codes and standards. If Aero Drive is annexed,
the roadway and frontage improvements shall be maintained by CITY, or by owners of
fronting property where so required by CITY's codes and standards.
4. Work in the Right-of-Way. If Aero Drive is not annexed, work by a private party within
the Aero Drive right-of-way shall be subject to an encroachment permit by COUNTY, and
if any utilities or other facilities operated by CITY would be affected may be subject to an
additional encroachment permit by CITY. If Aero Drive is annexed, work by a private
party within the Aero Drive right-of-way shall be subject to approval of an encroachment
permit by CITY only.
5. Street Lights. Each PARTY shall require fronting development under its jurisdiction to
provide street lighting to appropriate standards. If Aero Drive is annexed, street lights shall
be installed and maintained to CITY standards.
6. Term of Agreement. The term of this agreement shall begin upon the date shown above
and shall continue for thirty years, provided that at any time this agreement may be
modified or terminated by mutual consent of PARTIES. —
Aero Drive Agreement
Page 3
7. Amendments, Time Extension, or Cancellation. This agreement may be amended,
extended, or canceled at any time by mutual consent of the PARTIES or their successors in
interest.
IN WITNESS WHEREOF, this agreement is executed on the date stated above at San Luis
Obispo, California.
CITY OF SAN LUIS OBISPO, A Chartered Municipal Corporation
BY:
Mayor Allen Settle
ATTEST:
City Clerk Bonnie Gawf
APPROVED AS TO FORM:
IQ&b "M6�i�
ty'trney eff J gensen
COUNTY OF SAN LUIS OBISPO
BY:
Michael Ryan
Chair, Board of Supervisors
ATTEST:
Clerk of the Board
APPROVED AS TO FORM:
County Counsel
464;
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Attachment#14
Following are the General Plan policies that apply to water service for areas proposed to be
annexed.Phrases in italics are those which reinforce the potential to annex land,while deferring the
assignment of water supply until development is permitted.
LUE Community Goal#14
Provide high quality public services,ensuring that demands do not exceed resources and that
adequate facilities and services can be provided in pace with development.
LU 1.0.1: Growth Management Objectives
The City shall manage its growth so that:
C. The demand for municipal services does not outpace their availability.
LU 1.0.2: Development Capacity and Services
The City will not designate more land for urban uses than its resources can be expected to
support.
LU 1.13.2: Annexation Purpose and Timing
Annexation should be used as a growth management tool, both to enable appropriate urban
development and to protect open space. Areas within the urban reserve line which are to be
developed with urban uses should be annexed before urban development occurs. The City may
annex an area long before such development is to occur, and the City may annex areas which are
to remain permanently as open space. An area may be annexed in phases, consistent with the
City-approved specific plan or development plan for the area. Phasing of annexation and
development will reflect topography, needed capital facilities and funding, open space objectives,
and existing and proposed land uses and roads.
LU 1.13.4: Development and Services
Actual development in an annexed area may be approved only when adequate City services can
be provided for that development, without reducing the level of services or increasing the cost of
services for existing development and for build-out within the City limits as of July 1994, in
accordance with the City's water management policies. Water for development in an annexed
area may be made available by any one or any combination of the following:
A) City water supply,including reclaimed water,
B) Reducing usage of City water in existing development so that there
will be no net increase in long-term water usage;
C) Private well water, but only as an interim source, pending availability
of an approved addition to City water sources, and when it is
demonstrated that use of the well water will not diminish the City's
municipal groundwater supply.