The URL can be used to link to this page

Home My WebLink About01/19/1999, 4 - AMENDMENT OF THE GENERAL PLAN HOUSING ELEMENT TEXT TO DELETE POLICY 6.3.5, WHICH CALLS FOR ADDING MEDIUM-HIGH DENSITY ZONING (R-3) TO THE EDNA-ISLAY SPECIFIC PLAN AREA (GPA 178-98)0 council acEnaa uEpont M.ti.g `Jan. 19,1999 4 C I T Y OF S A N L U I S O B I S P O FROM: Arnold B. Jonas, Community Development Director 1"r� Prepared By: Glen Matteson, ssoci Aate Planner SUBJECT: Amendment of the General Plan Housing Element text to delete Policy 6.3.5, which calls for adding medium -high density zoning (R -3) to the Edna -Islay Specific Plan area (GPA 178 -98) CAO RECOMMENDATION Adopt a resolution to amend the Housing Element to delete consideration of City - initiated R -3 zoning in the Edna -Islay Area. DISCUSSION When the Housing Element was last updated in 1994, there was a desire to find more opportunities for development of affordable housing, including multifamily and rental housing. The medium -high density residential category (R -3), allowing the equivalent of up to 18 two - bedroom dwellings per acre, is a logical category to accommodate such development. There were few sizable, vacant, R -3 zoned sites inside the city limits. One response was adoption of this policy, which directed the City to add R -3 development potential to the Edna -Islay Area. The Edna -Islay Area is subject to a specific plan that was adopted in 1982, and which has had minor amendments since. None of the amendments changed allowed residential densities. The specific plan allows development in the categories of low - density (R -1, up to seven dwellings per acre regardless of bedroom counts) and medium density (R -2, up to the equivalent of 12 two - bedroom dwellings per acre). Completed and approved development covers a range of housing types, including detached houses on typical tract lots, zero - lot -line houses, attached condominiums, and apartments. The Housing Authority has built two assisted projects in the area. The specific.plan allowed commercial development as well, which has occurred near the intersection of Tank Faun Road and Broad Street. The specific plan covers a primary planning area that was inside the city limits when the plan was adopted, and a secondary planning area that was outside the city limits. Since 1982, much of the secondary planning area has been annexed. Annexation of the remaining unincorporated area was recommended by the Planning Commission in January 1998, and approved in concept by the City Council in May (the Fuller Road Area Annexation). During those annexation hearings, the Commission and Council considered what types of zoning should be applied when the annexation was completed. The Commission and Council considered the issue of R -3 zoning during their hearings, and decided not to include it. The remaining sites did not appear conducive to higher density development, and there appeared to be sufficient opportunities to develop modest dwellings in the R -1 and R -2 zones. The option of a medium -high density land -use designation had also been considered and rejected during hearings on the 1994 Land Use Element update. 4 -1 Council Agenda Report - R -3 in Edna -Islay Area Page 2 When Policy 6.3.5 was adopted, about one -third of the Edna -Islay Area remained to be developed. Now, nearly all of it has been developed or is the subject of subdivision applications in some stage of approval or review. There have been no land -owner requests for R -3 development. At the Planning Commission hearing, on the basis of a recent telephone call, staff noted that the City may receive an application to rezone part of the vacant, C -S zoned area on Tank Farm Road to R -3 or R4 for a senior housing project, and that this amendment would not affect such a request. The potential for higher density is not being overlooked in the plans for residential expansion areas. The City is planning for some R -3 development in the DeVaul Ranch annexation and a substantial amount in the Margarita Area Specific Plan, which would also allow, along the proposed "main street," the equivalent of R4 development (up to 24 two- bedroom dwellings per acre). The draft Orcutt Area Specific Plan, recently submitted by the landowners' representative, also provides for R -3 development. The City Council initiated the recommended amendment after receiving the 1997 Annual Report on the General Plan, which identified policies and programs that warranted reconsideration due to actions or changed circumstances following their adoption. This legislative action is not subject to State Permit Streamlining Act time limits. Environmental Determination Staff has determined that the amendment is not a project according to the California Environmental Quality Act, because it does not change allowed development and therefore will have no potential for a physical change to the environment. ADVISORY BODY REVIEW At its November 18, 1998, public hearing the Planning Commission voted seven to none to recommend approval. The only question posed by Commissioners was what factors make the remaining developable property in the planning area unsuitable for R -3. Staff pointed out its location with respect to creeks, low- density development, and limited access from Broad Street. (These considerations to not apply to the C -S zoned site noted above.) There was no public testimony. OTHER DEPARTMENT COMMENTS No other departments have commented on the proposal. FISCAL IMPACT There will be no fiscal impact. 4 -2 Council Agenda.Report = R =3 in Edna -Islay Area Page 3 ALTERNATIVES The Council may leave the Housing Element policy as it exists; or. give other direction. Attachments Draft'Resolution approving:Housing,Element text amendment 4 =3 RESOLUTION NO. (1999 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE GENERAL PLAN HOUSING ELEMENT TO DELETE CITY - INITIATED R -3 ZONING IN THE EDNA -ISLAY AREA (GPA 178 -98) WHEREAS, the City Council conducted a public hearing on January 19, 1999, and has considered testimony of interested parties, the records of the Planning Commission hearing and action, and the evaluation and recommendation of staff, 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 action is not a project for purposes of environmental review since it has no potential for physical change to the environment. SECTION 2. Findings. That this Council, after consideration of a General Plan Housing Element text amendment concerning City initiation of adding R -3 zoning to the Edna -Islay Area (GP 178 -98) and the Planning Commission's recommendations, staff recommendations, public testimony, and reports thereof, makes the following finding: A. The proposed text amendment is consistent with other policies of the General Plan. SECTION 3. Approval. The Housing Element amendment GP 178 -98, as shown in the attached Exhibit A, is hereby approved. SECTION 4. Publication. The Community Development Director shall cause the amendment to be reflected in documents which are on display in City Hall and which are available for public use. SECTION 5. Effective date. This amendment shall take affect at the expiration of 30 days following approval. 4 -4 1-LvW D -- lUtioh Na - -, Page 2 On. motion of seconded by and on the following roll call vow. AYES: NOES ABSENT: the foregoing resolution was adopted thi's, --.day-of.-------- � 1999. ATTEST: City Cl'ekk-Lee Price APPROVED AS TO FORM: * Att rn,, tt rn. eff)Iorgensen Mayor Allen K. Settle v 4=5 Exhibit A General Plan Housing Element text amendment (GPA 178 -98) text to be deleted is wed -aut pehey *General Plan Digest numbering 4 -6 . - . - - - • Mr - - --- SITM WIN- _ - *General Plan Digest numbering 4 -6