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HomeMy WebLinkAbout07/06/2004, PH2 - AMENDMENTS TO THE CITY'S GENERAL PLAN LAND USE ELEMENT AND ASSOCIATED ZONE RECLASSIFICATIONS AND TE CouncilUq j acenoa REpout "� a CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director Prepared By: Ronald Whisenand, Deputy Director SUBJECT: AMENDMENTS TO THE CITY'S GENERAL PLAN LAND USE ELEMENT AND ASSOCIATED ZONE RECLASSIFICATIONS AND TEXT AMEND- MENTS FOR LAUREL LANE AND SOUTHWOOD PROPERTY, AMERICAN LEGION SITE AT 1661 MILL STREET, AND MEDICAL SERVICES IN THE CITY (GP/R,TA AND ER 121-03, 37-04, AND 22-04) CAO RECOMMENDATION As recommended by the Planning Commission and previously Approved in Concept by the City Council: 1. Adopt a Resolution approving the Negative Declarations of Environmental Impact and amending both text and map of the Land Use Element of the City's General Plan; 2. Introduce an Ordinance to Print rezoning property at 1231 Laurel Lane and 1661 Mill Street; and 3. Introduce an Ordinance to Print amending the text of the Zoning Regulations related to medical office uses. DISCUSSION Staff has processed three applications, which along with the Dalidio/San Luis Marketplace request, constitute the City's second batch of quarterly General Plan Amendments. These applications, which include private and Council initiated amendments include: 1. GP/R/ER 121-03 at 1231 Laurel Lane; Paul Nagy, applicant A request to amend the General Plan Land Use Element Map on a 16,545 square foot parcel at the northeasterly. corner of Laurel Lane and Southwood Street from Neighborhood Commercial to High Density Residential. The request also involves an implementing Zone Reclassification from Neighborhood Commercial (C-N) to High Density Residential (R-4). Council conceptually approved the land use changes on June 1, 2004 on a 5-0 vote. The City Council staff report with project details and staff analysis is included as Attachment 1 along with the vicinity map. 2. GP/R/ER 37-04 at 1661 Mill Street; American Legion Post 66, applicant A request to amend the General Plan Land Use Element Map on a 8,310 square foot parcel on Mill Street adjacent to the Veterans Memorial Building parking lot from Medium Density Residential to Tourist Commercial. The request also involves an implementing Zone Reclassification from Medium Density Residential (R-2) to Tourist Commercial with Special Considerations (C-T- S). The Special Considerations Combining Zone will regulate future uses of the property in ca a _ f 2nd Quarter General.Plan Amendment Program Page 2 order to assess neighborhood compatibility, flooding, and creek setbacks. Council conceptually approved the land use changes on June 15' 2004 on a 5-0 vote. The City Council staff report with project details and staff analysis is included as Attachment 2 along with the vicinity map. 3. GPA/TA/ER 22-04 Involving Medical Office Uses in C-S and BP Zoning Districts; City of San Luis Obispo, applicant A request to amend General Plan Land Use Element Policies 3.4.2 C, 3.6.1, and 3.6.2 to provide greater flexibility for the locations of medical services. The request also involves implementing Zoning Regulations Amendments allowing certain types of medical services to be located in the Service Commercial (C-S) and Business Park (BP) zoning districts with the approval of an Administrative Use Permit. Council conceptually approved the land use changes with modification on June 15, 2004 on a 5-0 vote. The City Council staff report with project details and staff analysis is included as Attachment 3. The above described land use changes have all received full public hearing input and were approved in concept by the Council at earlier meetings. Formal action is still needed, however, in order for the changes to take effect. Staff has attached a single Resolution making the requested changes to the Land Use Element (Attachment 4), an Ordinance changing the City's Zoning Map for property at 1231 Laurel Lane and 1661 Mill Street (Attachment 5), and an Ordinance changing the text of the City's Zoning Regulations related to allowable uses in the C- S and BP zoning districts as modified by Council action on June 15, 2004 (Attachment 6). CONCURRENCES See original staff reports (Attachments 1, 2, and 3) for staff concurrences FISCAL IMPACT See original staff reports(Attachments 1, 2, and 3) for fiscal impacts ALTERNATIVES 1. Consider other zoning options for one or both of the properties or alternative zoning text solutions for the medical office uses. 2. Deny any or all of the General Plan amendments or rezonings/text amendment based on findings of inconsistency with the General Plan or other policy documents. 3. Continue action, if additional information is needed. Direction should be given to staff. Due to the need to batch General Plan Amendments, it is expected that Council reconsideration could be heard no earlier than September 2004. a � 2n°Quarter General Plan Amendment Program J Page 3 ATTACHMENTS 1. City Council Report & Vicinity Map-Nagy (GP/R 121-03) 2. City Council Report & Vicinity Map-American Legion (GP/R 37-04) . 3. City Council Report-Medical Office Uses(GPA/TA 22-04) 4. Draft Resolution "A" approving General Plan amendments 5. Draft Ordinance approving zoning changes for 1231 Laurel Lane and 1661 Mill Street 6. Draft Ordinance approving changes to the Zoning Regulations related to medical uses Council Agenda Packets do not include background material from the earlier Council meetings when the applications were approved in concept. This includes Planning Commission staff reports, minutes, environmental documents, and public input. These documents are available upon request of staff. L:\CC\*-)nd Quarter 04 GP Amendments Council Agenda Report.DOC r t Attachment 1 councm,, agenda REpoRt N CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Direc911,Prepared By: Tyler Corey, Associate Planner SUBJECT: GENERAL PLAN AMENDMENT AND REZONE FROM NEIGHBORHOOD COMMERCIAL TO HIGH DENSITY RESIDENTIAL FOR PROPERTY LOCATED AT 1231 LAUREL LANE (GP/R/ER 121-03). CAO RECOMMENDATION Adopt Draft Resolution "A", conceptually approving a Mitigated Negative Declaration of environmental impact (ER 121-03) and amendment to the City's Land Use Element Map and Zoning Map designations from Neighborhood Commercial (C-N) to High Density Residential (R-4), which directs staff to return the project to the Council at the July 6, 2004,regular meeting, to formally adopt a resolution and ordinance for the project. DISCUSSION Data Summary Address: 1231 Laurel Land Applicant: Paul Nagy Representative: Steven D. Pults, A.I.A., &Associates Zoning: C-N (Neighborhood Commercial) General Plan: Neighborhood Commercial Environmental Status: A Mitigated Negative Declaration was recommended by the Deputy Director on April 21, 2004(ER 121-03). Situation The City has received an application for a General Plan amendment and Rezoning (GP/R) on a 16,545 square-foot parcel at the northeasterly corner of Laurel Lane and Southwood Street: Specifically, the applicant would like to amend the property's land use and zoning designations from Neighborhood Commercial (C-N) to High-Density Residential (R-4) to allow for the construction of seven 2-bedroom dwelling units with on-site parking. Planning Commission Action On April 28, 2004, the Planning Commission unanimously voted to recommend that the City Council approve the Mitigated Negative Declaration with a modified mitigation measure and amend the General Plan Land Use and zoning designations from Neighborhood Commercial (C- N) to High Density Residential (R-4), based on findings (Attachment 4). Discussion was brief and focused on the difficulty of the site to be developed as a functional commercial center on its own and project consistency with the development pattern established in the neighborhood. The OC ' � T 1 Council Agenda Report—Mx%ER 121-03 Attachment 1 June 1,2004 Page 2 Commission found the project consistent with the General Plan because there is an existing commercial center approximately 150-feet from the project site and additional neighborhood commercial centers (Broad/Orcutt intersection) are located less than 1-mile from the site. The Planning Commission staff report and draft hearing minutes are attached (Attachments 5 & 6). General Plan Consistency There are several General Plan policies that support the change in land use designation for the property. Land Use Element Policy 3.2.1 states, "The City should have areas for Neighborhood Commercial uses to meet the frequent shopping demands of people living nearby. Neighborhood Commercial uses include grocery stores, laundromats, and drug and hardware stores.. Neighborhood Commercial centers should be available within about one mile of all residences." The modification of this site from a commercial to a residential designation would not adversely impact the overall supply of neighborhood shopping opportunities for those living in the nearby vicinity (Attachment 3). There is an existing commercial center located less than 150-feet away from the subject site that includes a market, pharmacy, barber shop, laundromat, liquor store and a restaurant. The existing neighborhood commercial center appears to provide enough land to serve the neighborhood. In addition, there is an adjacent C-N zoned parcel under common ownership that could be redeveloped. Also,other commercial centers (Broad/Orcutt intersection) are located less than a mile from the site. Neighborhood shopping demands are not expected to dramatically increase even though the City is promoting alternative transportation and reduced vehicle miles traveled. Both the center and adjacent C-N zoned parcel are considered underutilized and could be redeveloped in the future to accommodate an increase in shopping demands. In addition, expanding the existing center to include the subject site and adjacent lot to the east is complicated by the fact that there are multiple landowners, physical constraints and low demand for additional C-N uses in the area (see Attachment 5, page 3, paragraph 3). Due to its small size (16,545 square feet), development standards established for the C-N zoning district and estimated parking requirements for typical C-N uses, it would be difficult to develop the-site as a functional commercial center on its own. The General Plan amendment, rezoning, and planned residential development are consistent with Land Use Element policies regarding the conservation and expansion of affordable housing and high-density residential development. The project would be consistent with Housing Element goals, polices and programs on housing affordability and production (Goals 2.1, 6.1,. Policies 2.2.4, 6.2.1, Programs 6.3.7, 6.3.9) (Attachment 7). The proposed amendment would also increase the City's inventory of R-4 zoned land and increase residential opportunities in the City. Conclusion The General Plan amendment and rezoning is appropriate at this location based on existing site and neighborhood conditions and surrounding multi-family zoning. The project site is only 16,545 square feet and is separated from the existing commercial center by elevation changes and Council Agenda Report—GPwER 121-03 _i' Attachment 1 June 1,2004 Page 3_ a residential use, all of which contribute to the difficulty of developing the property as a functional commercial center on its own. Conversely, a seven-to-nine unit high-density residential project would: ➢ Allow for continued convenient access to neighborhood centers. ➢ Blend with the residential development pattern in the neighborhood. ➢ Provide more potential clientele for the existing neighborhood shopping center. ➢ Have site access from a residential collector street. ➢ Result in fewer vehicle trips than a commercial use. General Plan Amendment Schedule State Planning and Zoning Law and City Ordinance require that elements of the General Plan not be amended more than four times during any calendar year. Currently, the City has four separate applications to amend the General Plan pending. More amendments will need to be considered before the end of the year. Coordination is necessary to "batch" these requests together for Council action. Therefore, staff is proposing the "approve in concept" process to combine these current requests as one amendment. All four amendment requests will return to Council for final action at the July 6,2004,.regular meeting, with formal resolutions and ordinances for the various proposals. CONCURRENCES The Airport .Land Use Commission reviewed this application on April 21, 2004. The Commission found the proposal consistent with the Airport Land Use Plan. FISCAL U"ACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Amending the General Plan for this location will not significantly alter revenues since the new designation will not result in a significant loss of property within the C-N zoning district. The loss of 16,545 square feet of C-N zoned land will not result in the loss of significant revenues to the City. The addition of 7-9 high density residential units will not, individually or cumulatively, significantly affect the City's fiscal stability. ALTERNATIVES 1. Deny the General Plan amendment and rezoning based on findings of inconsistency with the General Plan or other policy documents. 2. Continue action, if additional information is needed. Direction should be.given to staff. a - � Council Agenda Report—GP/R1.ER 121-03 . - ' Attachment 1 June 1,2004 Page 4 AT"rACBEVIENTS: 1. Vicinity Map 2. Land use and zoning map 3. 1-mile service radius map 4. Planning Commission Resolution 5392-04 5. Planning Commission staff report 6. Draft Planning Commission minutes 7. General Plan Goals 2.1 & 6.1, Policies 2.2.4&6.2.1 and Programs 6.3.7 & 6.3.9 8. Initial Study of Environmental Impact 9. Letter from Karen Saunders submitted by Jack Mckeen on April 28, 2004 10. Draft Resolution "A" as recommended by the Planning Commission and staff 11. Alternative Draft Resolution"B"to deny the proposed project G.Vco[ey�COGPR 121-03 Nagy\GPR 121-03 cp[.doc �` 1 c Jr� Attachment 2 council Mwd4 D� j acEnaa uEpout H CITY OF SAN LUIS OBISPO ll FROM: John Mandeville, Community Development DirectoiO✓ 9or-)V% Prepared By: Phil Dunsmore, Associate Planner SUBJECT: GENERAL PLAN AMENDMENT AND REZONE FROM MEDIUM DENSITY RESIDENTIAL TO TOURIST COMMERCIAL FOR PROPERTY LOCATED AT 1661 MILL STREET (GP/R/ER 37-04). CAO RECOMMENDATION Adopt Draft Resolution "N', conceptually approving. a Mitigated Negative Declaration of environmental impact and amendment to the City's Land Use Element Map and Zoning Map designations from Medium Density Residential (R-2) to Tourist Commercial (C-T-S), which directs staff to return the project to the Council at the July 6, 2004, regular meeting, to formally adopt a resolution and ordinance for the project. DISCUSSION Data Summary Address: 1661 Mill Street Applicant: American Legion Post 66 Representative: Matt Wall Zoning: R-2 (Medium Density Residential) General Plan: Tourist Commercial Environmental Status: A Mitigated Negative Declaration was recommended by the Planning Commission on May 12, 2004 (ER 37-04, Attachment 6). Situation The City has received an application for a General Plan amendment.and Rezoning (GP/R) on an 8,310 square-foot parcel at 1661 Mill Street, currently known as the American Legion Post 66. Specifically, the applicant would like to amend the property's land use and zoning designations from Medium Density Residential (R-2) to Tourist Commercial (C-T) to allow the existing use to remain in a conforming status. The R-2 district does not allow clubs and organizations such as American Legion to be established, modified, or expanded. The existing use is therefore considered a legal non-conforming use. Plans to remodel and perform additions to the building are proposed in the future. C-T zoning would more accurately reflect the property's historic use and relationship with adjoining uses. Planning Commission Action On May 12, 2004, the Planning Commission unanimously voted to recommend that the City Council approve the Mitigated Negative Declaration and amend the General Plan Land Use and r� Council Agenda Report—GP/R/ER 37-04 Attachment 2 June 15,2004 Page 2 zoning designations from Medium Density Residential (R-2) to Tourist Commercial (C-T), based on findings, conditions and mitigation measures (Attachment 3, 4 and 5). Public testimony and the Commission's discussion focused on future land uses for the property. The neighborhood is comfortable with the existing use, however concerns were raised about the potential for other conflicting commercial uses at this site in the future should American Legion sell the property. The C-T zone allows for a variety of commercial uses, some of which may not be compatible with the residential neighborhood. Realizing this, staff recommended a condition of approval to require a Special Considerations, "S" zoning overlay for the site. The Commission was satisfied that the S overlay zone would protect the residential neighborhood from inappropriate uses in the future. The Planning Commission staff report and draft hearing minutes are attached (Attachments 4& 5). General Plan Consistency The attached Planning Commission staff report, Attachment 5, evaluates the merits of the proposed Rezoning and General Plan Amendment for consistency with the General Plan. There are several General Plan policies that discuss non-residential uses next to residential uses, specifically LU 2.2.2, LU 2.2.4 and LU 2.2.13. The Commission found the existing use, and proposed amendment, to be consistent with these General Plan Policies and felt that the S overlay would help to keep future land uses consistent with these policies. Land Use Element Policy 2.6.2 is designed to preserve residential zoning and specifies criteria when residential zoning may be changed to non-residential. In this case, the site is a small site with no history of residential land uses. American Legion Post 66 has existed at this location for more than 50 years. The modification of this site from a residential to a commercial designation would not adversely impact the overall supply of housing opportunities. The Planning Commission found that the need to rezone the property to accommodate the existing use was best met at this location considering the proximity and access to the site in relation to the Veterans Memorial Building (SLO Vets Hall). The Vets Hall is within C-T zoning and the American Legion property would simply be a small extension of the C-T zoning: C-T zoning does not eliminate the possibility of housing at this site in the future since mixed-use projects are allowed within the C-T zone. Housing Element policies are geared towards the preservation of existing housing stock and the creation of additional residential zoning. In this case, however leaving the existing zoning as is, or changing the zoning, does not does change existing housing stock or potential housing. The existing creek, small size of the site, and its relationship to the Vets Hall are already factors that limit the development potential of the site.. Special Considerations Overlay Zone As mentioned above, the Special Considerations overlay zone (S zone) was recommended by staff and the Planning Commission as a method of regulating future land uses at this site. The requirement of for the S overlay zone is a recommended mitigation measure in the attached ca D i Council Agenda Report-GP/R/ER 37-04 Attachment Z June 15,2004 Page 3 Initial Study, Attachment 6. As established in the Zoning Ordinance, Chapter 17.56, the purpose of the S zone is to require an Administrative Use Permit prior to establishing any new use. Chapter 17.56, Purpose of the S zone: "The use permit requirement is intended to assure compatibility of the use with its surroundings or conformance with the general plan, or to determine if a proposed development solves problems such as noise exposure,flood hazard, airport hazard, or slope instability which are particularly severe on a given site. Such development review may also be used to protect areas of scenic or ecological sensitivity, wildlife habitat, or wildland fire hazard. As provided in Sections 17.58.020 through 17.58.080, the Administrative Hearing Officer may establish conditions relating to improvements, building location, access, and so on, which are more restrictive than provided in the underlying zone, in order to fulfill the intent of these regulations." In this case, the S overlay will serve to protect neighboring residential uses from potentially detrimental commercial uses. Additionally, the use permit process will ensure adequate review of new uses in conjunction with the creek, the 'flood zone and the Vets Hall. The Ordinance prepared for the S overlay zone can contain specific review criteria as determined appropriate by the City Council. The staff recommendation for the S zone would preclude the establishment of uses such as a service station,restaurant of retail store. Conclusion The General Plan amendment and rezoning is appropriate at this location based on the existing and long standing use of the property. The creek forms a natural separation from the residential district and the new zoning will be an extension of the C-T district at the Vets Hall site. The project site is only 8,310 square feet in size and does not have access adjacent to or within residential properties since it is accessed through and adjacent property within the C-T district. If the rezoning request were not approved, the American Legion meeting hall could remain in its present state, however a remodel of the building, as proposed, would not be possible since it is a non-conforming use. General Plan Amendment Schedule State Planning and Zoning Law and City Ordinance require that elements of the General Plan not be amended more than four times during any calendar year. Currently, the City has four separate applications pending to amend the General Plan. More amendments will need to be considered before the end of the year. Coordination is necessary to "batch'' these requests together for Council action. Therefore, staff is proposing the "approve in concept" process to combine these current requests as one amendment. All four amendment requests will return to Council for final action at the July 6, 2004, regular meeting, with formal resolutions and ordinances for the various proposals. Council Agenda Report—GP/R/ER 37-04 Attachment 2 June 15,2004 Page 4 CONCURRENCES The rezone request has been review by other City Departments including Public Works, Utilities, Building and Fire. No significant comments or concerns were noted. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. Amending the.General Plan for this location will not significantly alter revenues since the new designation will not result in significant site changes. The property is too small to allow for significant commercial or residential development. ALTERNATIVES 1. Consider other zoning options that may be appropriate for this site considering the existing and proposed continuation of the land use. 2. Deny the General Plan amendment and rezoning based on findings of inconsistency with the General Plan or other policy documents. 3. Continue action, if additional information is needed. Direction should be given to staff. ATTACHMENTS: 1. Vicinity Map 2. Applicant's project description 3. Planning Commission Resolution 5395-04 4. Planning Commission minutes 5. Planning Commission staff report 6. Initial Study of Environmental Impact 7. Draft Resolution"A" as recommended by the Planning Commission and staff 8. Alternative Draft Resolution `B" to deny the proposed project F:\GROUPS\COMDEV\CD-PLAN\Pdunsmore\Rezoning&PDs\37-04 American Legion\GPR 37-04 rpt(06-15-04).doc VICINITY MAP GP/R/ER 37-04 Attachment 3 council "�°°`°� acenaa nepont �N CITY OF SAN LUIS OBISPO FROM: John Mandeville, Community Development Director�p►J-pf- Prepared By: Michael Codron, Associate Planner SUBJECT: REVIEW PROPOSED GENERAL PLAN AMENDMENTS AND ZONING REGULATIONS AMENDMENTS TO PROVIDE GREATER FLEXIBILITY FOR THE LOCATIONS OF MEDICAL SERVICES (GPA/TA/ER 22-04). CAO RECOMMENDATION As recommended by the Planning Commission, take the following actions to provide greater flexibility for the locations of medical services in the City: 1) Approve in concept amendments to General Plan Policies LU 3.4.2.C, LU 3.6.1 and LU 3.6.2 to provide greater flexibility for the locations of medical services. 2) Approve in concept an ordinance allowing certain types of medical services to be located in the C-S and BP zoning districts, with the approval of an Administrative Use Permit. 3) Approve in concept a Negative Declaration of Environmental Impact for the project. 4) Continue this item to the July 6 Council meeting for adoption of the General Plan amendment, introduction of the ordinance, and approval of the Negative Declaration. DISCUSSION Situation On April 14, 2004, the Planning Commission recommended that the City Council approve changes to the General Plan and Zoning Regulations that would allow medical services (doctor's offices and urgent care facilities) to be located in the C-S and BP zoning districts (Planning Commission Minutes and Resolution, Attachment 1). A Negative Declaration of Environmental Impact has been prepared for the project (Attachment 2). The proposed amendments would carry out Council direction given on January 6, 2004 (Council Minutes, Attachment 3). Staff is asking the Council to review the proposed General Plan amendments, but defer action to the July 6, 2004, Council meeting so that they can be grouped with other proposed changes to the Land Use Element. Back ru ound On January 6, 2004, the City Council directed staff to change the Zoning Regulations to allow greater flexibility for the provision of medical office space in the community. This direction was given in response to public testimony provided by five local professionals, including the president of the San Luis Obispo Medical Society. The medical community in San Luis Obispo has repeatedly expressed concerns about the lack of medical office space available in the City. Attachment 3 Medical Services Amendments GPAIrA/ER 22-04 Page 2 City staff has been exploring the issues surrounding medical office locations since at least December 2002, when the Tribune reported that a shortage a medical office space in the City was causing doctor's offices to relocate to North and South County. A brief discussion was provided on the issue in the 2002 Annual Report on the General Plan. New office space for medical services and zoning provisions enabling them have been occurring. During 2003, Community Development Department staff worked with individual developers to create new office space, such as the Leopold and Murphy dental office expansion, the new medical office building on 956 Walnut Street, and a medical office project that is soon to begin construction on the comer of Monterey and California. In 2003, the City also approved the Commercial Zoning Revisions, which allowed medical services in the Community Commercial zone, such as the new podiatrist located at Marigold Center. These actions have not been sufficient to meet the needs of the local medical business community. In 2003, staff surveyed property owners in the southern part of the City to determine their interest in medical office development. The survey was intended to determine if a strategy targeting certain properties for rezoning would allow adequate development of new medical facilities. As part of the direction provided by Council in January, 2004, staff evaluated the existing information on-hand and provided an analysis and recommendation to the Planning Commission (Planning Commission Agenda Report, Attachment 4).. Evaluation A summary of the proposed amendments is included as Exhibit A of Attachment 1. Staff has also prepared a detailed General Plan analysis of the changes (Attachment 5). In concept, the proposed General Plan amendments would further the City's goal to be the hub for medical services in the County by allowing medical services to be located throughout the City's major transportation corridors. The Zoning Regulations amendments, which would implement the policy change, establish specific findings that have to be made to insure that new medical uses in the C-S or BP zones are compatible with surrounding development. New medical uses will also have to be located along major streets with access to public transportation, they cannot increase traffic in residential neighborhoods, they must be consistent with the Airport Land Use Plan, and they cannot preclude service commercial uses in areas that are particularly suited for light industrial development. Attachment 6 includes a map analysis to show the areas within the current City limits where this project would permit medical offices to be established with use permit approval. It is important to note that new medical facilities can also be developed in the following zoning districts O (Office), C-R (Retail Commercial), C-D (Downtown Commercial), C-C (Community Commercial) - which are not shown on the map. Alternative Approaches City staff considered two main alternatives to the proposed amendments. These alternatives could be implemented in addition to, or instead of, the proposed amendments,but would involve significantly more time to evaluate and implement. The first alternative was to consider additional land to be designated Office on the Land Use C ^ -', Attachment 3 Medical Services Amendments GPA/TA/ER 22-04 Page-3 Element map. Sites that may be appropriate for Office zoning include most of the properties already zoned C-S-PD for large office buildings. These sites include Acacia Creek on Broad, Edna Valley Offices on Tank Farm Road, and the Weyrich Building on South Higuera Street, among others. Undeveloped sites in this category include the Cannon site at the corner of Broad and Tank Farm, and the Volny sites along Aerovista, adjacent to the airport. One major problem with this approach is that the change would not be targeted for medical offices. Rezoning to Office would allow all types of professional offices at these sites, which could have the effect of drawing a wide range of professionals away from the Downtown area and into isolated offices on the periphery of the City. Another problem is that this change is much more involved than the proposed amendments because it entails rezoning existing property, necessitating a high level of coordination with impacted property owners. The second alternative considered was to relax the existing parking requirements for medical offices. Staff does not recommend this approach unless the relaxed standard is based on a parking study. Such a study could help determine an appropriate parking ratio and would evaluate how the change would effect neighborhoods adjacent to existing offices, such as the Old Town neighborhood. It is also unclear how many doctors would take advantage of the change, given that many need the required level of parking. If the Planning Commission or the City Council wish to pursue a change to the parking requirements in the short term, it may be possible to use the Administrative Use Permit process to establish alternative parking requirements for medical offices on a case by case basis. Tri-Polar Policy It is worthwhile to note that no changes are proposed to the City's so-called Tri-Polar policy. Land Use Element policies 5.1.4 (Civic Center), 5.1.5 (Health Care) and 5.1.6 (Social Service) are collectively referred to as the Tri-Polar policy because of the three separate areas designated for these uses in Figure 5 of the LUE(Attachment 7). LUE policy 5.1.5 establishes a health-care area by French Hospital and General Hospital, but does not preclude medical services in other areas of the City. The area designated for Social Services in LUE Figure 5 does include some land zoned C-S that could now be developed with medical services (Attachment 7). Approval of medical services in this area would have to be consistent with LUE policy 5.1.9 (Different Offices), which permits other activities in the social services area if they are compatible with, and do not displace, the government functions that should be located in the area, such as the State Department of Motor Vehicles and Federal Social Security Administration. Public Correspondence At the Planning Commission hearing, Dr. Karen Krahl requested that doctor proposed projects be given priority over projects proposed by real estate developers. Her concern is that the recent publicity on the proposed changes has lead to speculation by developers, potentially raising the cost of development in the future. The Planning Commission did not direct staff to consider the request and staff is not aware of any zoning mechanism that could implement the concept. Dan Lemburg, a property owner in the City,requested by letter that the proposed zoning changes include allowing medical services in the C-N (Neighborhood Commercial) zone (Attachment 8). a / 1(p Attachment 3 Medical Services Amendments GPA/TA/ER 22-04 Page 4 The Planning Commission did not support the request and staff believes that the locations and characteristics of the City's C-N zones are too closely tied to neighborhoods to be appropriate for medical services, which are typically parking intensive. In 2003, the City significantly reduced the types of uses that could be established in the C-N zone to insure that development in the zoning district would continue to be compatible with City neighborhoods. Attachment 8 includes other public testimony on the project, including a letter submitted by Joe DeLucia expressing concerns with the proposed changes, ... (Shelly's letters?). Economic Development Perspectives CONCURRENCES The Airport Land Use Commission determined that the proposed General Plan Amendments and Zoning Regulations Amendments were consistent with the Airport Land Use Plan. FISCAL IMPACT When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which found that overall the General Plan was fiscally balanced. The proposed project amends the General Plan, potentially allowing a greater concentration of office type uses in areas designated Services and Manufacturing. Because of the nature of State-local fiscal relationships in California, the fiscal impact of development by land use type is relatively predictable for cities throughout the state, and San Luis Obispo is no exception. For example, a number of fiscal impact analyses prepared for the City over the past several years (including for the General Plan, Airport Area, Margarita Area, San Luis Marketplace and Court Street projects) all reached the same basic conclusion: 1. Office, business park and industrial uses are largely break-even: service costs are relatively low, but so are related revenues. Some of these uses may have significant sales tax revenues due to "business-to-business" sales (which represent about 15% of total City sales tax revenue); however, because of the wide range of uses allowed in these zones, this is difficult to project, even on a case-by-case basis. 2. Retail uses may be fiscal winners.if they respond to a demonstrated unmet need (typically measured by where sales per capita in the City or region for a specific type of use are below State averages). Otherwise, new retail is largely just redistributing the demand (and related sales tax revenue) that already exists; and in this case, at best it will be fiscally neutral. The effect of the proposed land use change may be to create more office uses and less retail uses in areas designated Services and Manufacturing,but the fiscal impacts are difficult to predict and should be considered minor, based on the discussion above. As such, factors other than fiscal impact should be considered in evaluating the desirability of the proposed change. r Attachment 3 Medical Services Amendments GPArrAlER 22.04 Page 5 ALTERNATIVES 1. The Council may continue this item and direct staff to provide additional research or documentation. This alternative should be pursued if the Council needs more information to make a decision on the proposed amendments. 2. The Council may deny the proposed amendments. This alternative should be pursued if the Council does not believe that the recommended changes will accomplish the goals of providing more flexibility for the location of medical services in the City, or it there are better ways to achieve this goal. ATTACHMENTS Attachment 1: PC Minutes,4-14-04, and Resolution No. 5389-04 Attachment 2: Negative Declaration and Initial Study of Environmental Impact Attachment 3: Council Minutes, 1-6-04 Attachment 4: Planning Commission Agenda Report,4-14-04 Attachment 5: Medical Services Amendments—Analysis and Implementation Attachment 6: Map Analysis—Potential Medical Office Locations Attachment 7: Tri-Polar Policy Analysis Attachment 8: Written correspondence from the public Attachment 9: Draft Council Resolution approving the proposed LUE amendments in concept Attachment 10: Draft Ordinance introducing proposed changes to the Zoning Regulations GAMCODRONNedical Offices\medicaLoff=(CAR).DOC -�' ATTACHMENT 4 RESOLUTION NO. (2004 Series) A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO APPROVING AMENDMENTS TO THE CITY'S GENERAL PLAN LAND USE ELEMENT MAP FOR PROPERTY LOCATED AT 1231 LAUREL LANE (GP/ER 121-03) AND 1661 MILL STREET (GP/ER 37-04)AND AMENDING POLICIES OF THE LAND USE ELEMENT TO PROVIDE GREATER FLEXIBILITY FOR THE LOCATIONS OF MEDICAL SERVICES WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 14, 2004, April 28, 2004, and May 12, 2004, and recommended approval of three applications to amend the City's Land Use Element Map and Policies as follows: A. GP/ER 121-03 changing land use designations for property at 1231 Laurel Lane from Neighborhood Commercial to High Density Residential; B. GP/ER 37-04 changing land use designations for property at 1661 Mill Street from Medium Density Residential to Tourist Commercial; and C. GPA/ER 22-04 changing Policies LU 3.4.2 C, LU 3.6.1; and LU 3.6.2 to provide greater flexibility for the locations of medical services; WHEREAS, the City Council of the City of San Luis Obispo conducted public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 1, 2004 and June 15, 2004, for the purpose of considering these applications and approved the requested General Plan Amendments in concept; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 6, 2004, for the purpose of approving the General Plan Land Use Element Map and Text amendments in final form; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Council has reviewed and considered the Mitigated Negative Declarations of environmental impact for the amendments and WHEREAS, the Council has duly considered all evidence; including the recommendations of the Planning Commission, testimony of interested parties; and the evaluation and recommendations by staff, presented at said hearings. a - �q Attachment G Resolution No. (2004 Series) Page 2 NOW, THEREFORE, 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 individual application's Negative Declaration and mitigated Negative Declarations adequately addresses the potential significant environmental impacts of the proposed amendments, and reflects the independent judgment of the City Council. The Council hereby adopts the following: A. Mitigated Negative Declaration for 1231 Laurel Lane (ER 121-03) and incorporates the following mitigation measure and monitoring program into the project;. 1. Mitigation Measure: Noise - The construction of future residential uses shall be accompanied by an acoustical analysis (noise study) to ensure that interior spaces and exterior private use areas comply with standards contained in the City's General Plan Noise Element. Monitoring Program: Noise — Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff. B. Mitigated Negative Declaration for 1661 Mill Street (ER 37-04) and incorporates the following mitigation measures and monitoring program into the project: 1. Mitigation Measure Cultural Resources - During construction, in the event that subsurface cultural or historic material is discovered on the property, all activities shall cease in the affected area until the area is surveyed by an archeologist/historian approved by the City. At that time a subsurface testing program shall be initiated in order to determine the presence or absence of any historic or pre-historic materials on the site. Under the direction of the archaeologist/historian, a mitigation plan shall be developed and approved by the environmental coordinator. Monitoring Program: Cultural Resources - Ongoing field inspections by City staff and construction staff awareness shall ensure compliance with the mitigation measure. The project shall be reviewed for consistency with the City's Historic Preservation Program Guidelines and the Demolition Ordinance for the demolition or relocation of the existing residence upon submittal of construction permit applications. 2. Mitigation Measure: Land Use Planning - As part of the re-zoning of the property a Special Considerations "S" overlay zone shall be applied to the property consistent with Chapter 17.56 of the Zoning Regulations. The S overlay Ot r �O i Attachment 4 Resolution No. (2004 Series) Page 3 designation will ensure future land use compatibility with the site specifically related to the following site constraints: a) `B" flood.zone as designated on FEMA maps for this property. b) Adjacent sensitive residential uses. c) Creek adjacency and creek setback. d) Parking and access agreement with the Veterans Memorial Hall. Monitoring Program: Cultural Resources - The S overlay shall be recorded onto the City Zoning Map with the change of zoning from R-2 to C-T, with the new Zoning to be C-T-S. A copy of the special considerations for the site shall be placed into the property address file, the GIS information database and into the City S overlay folder maintained by the Community Development Department. C. Negative Declaration for Medical Services land use changes (ER 22-04) SECTION 2. Findings. Based upon all the evidence, the Council makes the following findings: A. 1231 Laurel Lane (GP 121-03) 1. The proposed General Plan amendment is consistent with General Plan Land Use Element Policy 3.2.1 because there is an existing commercial center approximately 150-feet from the project site and additional neighborhood commercial centers (Broad/Orcutt intersection) are located less than 1-mile from the site. 2. The property is not conducive to commercial development on its own due to the site's small size (16,545 square feet) and separation from the existing commercial center by elevation changes and a residential use. 3. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. B. 1661 Mill Street(GP 37-04) 1. The General Plan Amendment is appropriate at this site since it will not introduce new detrimental commercial uses into a sensitive residential area. Instead it will allow the existing use to conform. 2. The existing property is not conducive to residential development since it is a very small site at the edge of the C-T district and an existing similar use. Furthermore the site is separated. from other residential uses by a creek and a public street. 3. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the Council. C -- Attach mo'-A 4 Resolution No. (2004 Series) Page 4 C. Medical Services (GP 22-04) 1. The proposed changes reinforce the existing policy structure of the General Plan and are necessary to implement Land Use Element goals of the General Plan.. 2. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the Council. SECTION 3. Action. The Council does hereby approve: A. an amendment to the General Plan Land Use Element Map from Neighborhood Commercial to High Density Residential for property located at 1231 Laurel Lane, as shown on Exhibit A; B. an amendment to the General Plan Land Use Element Map from Medium Density Residential to Tourist Commercial for property located at 1661 Mill Street, as shown on Exhibit B; and C. an amendment to the policies of the General Plan Land Use Element as follows Land Use Element Policy 3.4.2: Office Locations C) Medical services should be near the hospitals, and may also be located in other commercial areas of the City. Land Use Element Policy 3.6.1: Purpose The City should have sufficient land designated for Services and Manufacturing to meet most demands of the City, and some demands of the region, for activities such as business services, medical services, wholesaling, building contractors, utility company yards, auto repair, printing, food manufacturing and other light manufacturing, and retail sales of large items, bulk quantities, and items often stored outdoors (vehicles, building materials, plants). Areas reserved for these uses may also accommodate convenience restaurants and other activities primarily serving area workers. Land Use Element Policy 3.6.2: Appropriate Uses G) Medical services may be allowed if proposed medical uses are found to be compatible with surrounding land uses, are located along commercial collector or arterial streets with convenient access to public transportation, do not significantly increase traffic in residential neighborhoods and are consistent with the Airport Land Use Plan. SECTION 4. The Community Development Director shall cause the amendments to be reflected in documents which are on display in City Hall and which are available for public use.. -of� Attachment 4 Resolution No. (2004 Series) Page 5 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 , 2004. Mayor David F. Romero ATTEST: Diane Reynolds, Acting City Clerk APPROVED AS TO FORM: Jonat well, City Attorney L:\CC\2nd Quarter 04 GP Amendments Resolution.DOC 7 Irv, ' ' '' . s Y •r � �„ •� a �R" .e7l! we I � r .,,.^ • r I \ 'baa+tc`• .,. � �A. ' r ...,.: • I ; _ } ice _ r r Exibi$ B J Air 3- v F ad..= ) ab � s e, / „ Y co .� icCD C 1 � 2 � Attachment 5 ORDINANCE NO. (2004 Series) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING MAP FOR PROPERTY AT 1231 LAUREL LANE FROM NEIGHBORHOOD COMMERCIAL (C-N) TO HIGH DENSITY RESIDENTIAL (R-4) AND FOR PROPERTY AT 1661 MILL STREET FROM MEDIUM DENSITY RESIDENTIAL (R-2) TO TOURIST COMMERCIAL WITH SPECIAL CONSIDERATIONS (C-T-S) (R 121-03/R 37-04) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 14, 2004 and April 28, 2004, and recommended approval of the amendments to the City's Zoning Map; and WHEREAS, the City Council of the City of San Luis Obispo conducted public hearings in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 1, 2004, and June 15, 2004 and approved the Rezones in concept; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 6, 2004, for the purpose of approving the Rezones (R 121-03 &R 37-04) in final form; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the mitigated Negative Declarations of environmental impact for the Rezones, as prepared by staff and reviewed by the Planning Commission; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearings. BE IT ORDAINED by the Council of the City of San Luis Obispo as follows: SECTION 1. Environmental Determination. The City Council finds and determines that the individual application's mitigated Negative Declarations adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the City Council. The Council hereby adopts the following: A. Mitigated Negative Declaration for 1231 Laurel Lane (ER 121-03) and incorporates the following mitigation measure and monitoring program into the project: 1. Mitigation Measure: Noise — The construction of future residential uses shall be accompanied by an acoustical analysis (noise study) to ensure that interior spaces and exterior private use areas comply with standards contained in the City's Q Ordinance No. (2004 Series' R 121-03/R 37-04 (1231 Laurel Lane/1661 Mill Street) Attachment 5 General Plan Noise Element. Monitoring Program: Noise — Compliance with this requirement shall be monitored through the review of detailed plans submitted for architectural review and building permit primarily by the Community Development Department staff. B. Mitigated Negative Declaration for 1661 Mill Street (ER 37-04) and incorporates the following mitigation measures and monitoring program into the project: 1. Mitigation Measure: Cultural Resources- During construction, in the event that subsurface cultural or historic material is discovered on the property, all activities shall cease in the affected area until the area is surveyed by an archeologist/historian approved by the City. At that time a subsurface testing program shall be initiated in order to determine the presence or absence of any historic or pre-historic materials on the site. Under the direction of the archaeologist/historian, a mitigation plan shall be developed and approved by the environmental coordinator. Monitoring Program: Cultural Resources - Ongoing field inspections by City staff and construction staff awareness shall ensure compliance with the mitigation measure. The project shall be reviewed for consistency with the City's Historic Preservation Program Guidelines and the Demolition Ordinance for the demolition or relocation of the existing residence upon submittal of construction permit applications. 2. Mitigation Measure: Land Use Planning - As part of the re-zoning of the property a Special Considerations "S" overlay zone shall be applied to the property consistent with Chapter 17.56 of the Zoning Regulations. The S overlay designation will ensure future land use compatibility with the site specifically related to the following site constraints: a) `B" flood zone as designated on FEMA maps for this property. b) Adjacent sensitive residential uses. c) Creek adjacency and creek setback.. d) Parking and access agreement with the Veterans Memorial Hall. Monitoring Program: Cultural Resources - The S overlay shall be recorded onto the City Zoning Map with the change of zoning from R-2 to C-T, with the new Zoning to be C-T-S. A copy of the special considerations for the site shall be placed into the property address file, the GIS information database and into the City S overlay folder maintained by the Community Development Department. SECTION 2. Findings.. Based upon all the evidence, the Council makes the following findings: A. 1231 Laurel Lane (GP 121-03) 1. The proposed Rezone is consistent with General Plan Land Use Element Policy Q ' 1 Ordinance No. (2004 Series, R 121-03/R 37-04 (1231 Laurel Lane/1661 Mil] Street) Attachment 5 3.2.1 because there is an existing commercial center approximately 150-feet from the project site and additional neighborhood commercial centers (Broad/Orcutt intersection) are located less than 1-mile from the site. 2. The property is not conducive to commercial development on its own due to the site's small size (16,545 square feet) and separation from the existing commercial center by elevation changes and a residential use. 3. A mitigated Negative Declaration was prepared by the Community Development Department on April 21, 2004. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. B. 1661 Mill Street(GP 37-04) 1. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project, and reflects the independent judgment of the Commission. 2. The proposed rezoning is consistent with General Plan Land Use Element policies regarding Residential zoning and Commercial zoning, which place a priority on preserving residential uses and considering the impact of commercial uses adjacent to residential uses. The rezoning is appropriate at this site since it will not introduce new detrimental commercial uses into a sensitive residential area. Instead it will allow the existing use to conform. 3. The existing property is not conducive to residential development since it is a very small site at the edge of the C-T district and an existing similar use. Furthermore the site is separated from other residential uses by a creek and a public street. 4. The Special Considerations overlay zone will allow adequate review of uses on this site in the future to ensure compatibility with the residential neighborhood, the creek, the flood zone, and to ensure adequate parking and access. SECTION 3. Action. A. The Zoning Regulations Map Amendment (R 121-03) changing zoning of property at 1231 Laurel Lane from Neighborhood Commercial (C-N) to High Density Residential (R-4) as shown on Exhibit A is hereby approved; and B. The Zoning Regulations Map Amendment (R 37-04) changing zoning of the property at 1661 Mill Street from Medium Density Residential (R-2) to Tourist Commercial with Special Considerations (C-T-S) as shown on Exhibit B is hereby approved and subject to the following Special considerations and conditions: a , Ordinance No. (2004 Series; Attachment 5 R 121-03/R 37-04 (1231 Laurel Lane/1661 Mill Street) 1. Special Considerations As part of the re-zoning of the property a Special Considerations "S" overlay zone shall be applied to the property consistent with Chapter 17.56 of the Zoning Regulations. The S overlay designation will ensure future land use compatibility with the site specifically related to the following site constraints: a. `B" flood zone as designated on FEMA maps for this property. b. Adjacent sensitive residential uses. c. Creek adjacency and creek setback. d. Parking and access agreement with the Veterans Memorial Hall. 2. Conditions a. Exterior site changes or construction shall be subject to architectural review to ensure consistency with City creek setback policies, neighborhood compatibility, and the City's Community Design Guidelines. b. Any substantial change to the existing use or any new use at the site shall be subject to review and approval of an Administrative Use Permit. The following uses shall be prohibited at this site: i. Service Station ii. Restaurant iii. Retail stores SECTION 4. 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. 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. Ordinance No. (2004 Series; Attachment 5 R 121-03/R 37-04 (1231 Laurel Lane/1661 Mill Street) INTRODUCED on the 6"' day of July, 2004, AND FINNALY ADOPTED by the Council of the City of San Luis Obispo on the day of , 2004, on the following roll call vote: AYES: NOES: ABSENT: Mayor David F.Romero ATTEST: Diane Reynolds, Acting City Clerk APPROVED AS TO FORM: atha�n L ity At ey L:\CC\2nd Quarter 04 GP Amendments Rezone Ordinance LDOC a� 0 o b <4 Exhibit A 00 �x CL OF 00 11 (\ a�� _ �� ti i r�.tJ� ,�* _ � _ • 1 A4p � � � ^y� q�•,.;.} .. J aids CD CD "moo' C EMIL od O c - > fixibit B i � V :r •tet •1 � Q� / r+ �- If pj\ \ ic _. CIZI —• 4 Q ] CD IL �J i CZ-1 c �G mn a- �.a 1 Attachment 6 ORDINANCE NO. (2004 Series) AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO AMENDING THE ZONING REGULATIONS TO ALLOW CERTAIN MEDICAL SERVICES IN THE SERVICE COMMERCIAL (C-S) AND BUSINESS PARK(BP) ZONES TA/ER 22-04 (Citywide) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 14, 2004, and recommended approval of the amendment to the City Council; and WHEREAS, the Council of the City of.San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 15, 2004, for the purpose of considering Application TA/ER 22-04, an amendment of the Zoning Regulations to allow certain medical services in the Service Commercial and Business Park zones and approved the Zoning Regulations Amendments in concept; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on July 6, 2004, for the purpose of approving the Zoning Regulations Amendments in final form; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the City Council has considered the Negative Declaration for the project and has determined that the environmental document adequately addresses the potential environmental impacts of the project;and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: Section 1. Text Amendment. The proposed amendment to the Zoning Regulations, as shown in Exhibit A, is hereby approved based on the following findings: 1. A mitigated Negative Declaration was prepared by the Community Development Department on April 21, 2004. The City Council finds and determines that the project's mitigated Negative Declaration adequately addresses the potential significant environmental impacts of the proposed project. 2. The proposed text amendment is consistent with the General Plan and will help to further general plan goals by insuring that the City of San Luis Obispo remains the County's hub for medical services and provides adequate area for the provision of essential medical services to City residents. 2 Attachment 6 Ordinance No. (2004 Series) TA/ER 22-04 (Citywide) INTRODUCED on the _ day of _ , 2004, AND FINALLY ADOPTED by the Council of the City of San Luis Obispo on the _ day of —, 2004, on the following roll call vote: AYES: NOES: ABSENT: Mayor David F. Romero ATTEST: Diane Reynolds, Acting City Clerk APPROVED AS TO FORM: 7onathan Lowell, City Attorney L:\CC\2nd Quarter 04 GP Amendments Rezone Ordinance 2.DOC Attachment 6 Exhibit A - The following changes to Table 9 in the Zoning Regulations are proposed to implement the revised General Plan policies: TABLE 9- USES ALLOWED BY ZONE Permit Requirement by Zoninga)istrict specific use Land Use I AG I GOS I R1 I R2 R3I 07PF A(1) C=N C<C 67TO 67 CS M .Bo RIulations; SERVICES-BUSINESS,FimmciAL&PROFESSIONAL Medical service-Clinic,laboratory,urgent care D D D I A D(12) I D(12) Medical service-Doctor office A A/D I A/D I A I I D(12)1 D(12)1 Key. A=Allowed D=Director's approval required PC=Planning Commission approval required AID=Director's approval on ground floor,allowed on second floor or above Note: Footnotes affecting speific land uses follow the table. Note 12 would be added to the footnotes section following Table 9: 12. In order to approve a Medical Service use in the C-S or BP zones, the Hearing Officer must make the following findings: 1) The proposed medical service is compatible with surrounding land uses. 2) The proposed medical service is located along a street designated as an arterial or commercial collector in the Circulation Element and has convenient access to public transportation. 3) The proposed medical service will not significantly increase traffic or create parking impacts in residential neighborhoods. 4) The proposed medical service is consistent with the Airport Land Use Plan. 5) The project will not preclude service commercial uses in areas especially suited for these uses when compared with medical services. 6) The project site can accommodate the parking requirements of the proposed medical service and will not result in other lease spaces being under-utilized because of a lack of available parking. a � �s�