HomeMy WebLinkAbout07/17/1990, 3 - APPEAL OF PLANNING COMMISSION'S DECISION TO DENY A REQUEST TO AMEND THE GENERAL PLAN LAND USE ELEME 4��B��N��I�III'II`�I IUIII - MEETING DATE:
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COUNCIL AGENDA REPORT ITEM NUMBER:
FROM: Arnold Jonas Community DevelopmentDirector
rs��
PREPARED BY: Greg Smith, Associate Planne , ►
SUBJECT: Appeal of Planning Commission's decision to deny a
request to amend the. General Plan Land Use Element map
and rezone two acres from C-N (neighborhood commercial)
to O-S (office with special considerations overlay) , at
the northwest corner of Prado Road and South Higuera
Street (Padre Plaza/Walter Center) .
CAO RECOMMENDATION: Adopt a resolution denying the appeal and
the proposed General Plan amendment and rezoning GP/R
1479, as recommended by the Planning commission.
REPORT IN BRIEF
The proposed rezoning is evaluated in terms of existing and
proposed general plan policies regarding location and necessity
for both government office space and neighborhood commercial
facilities in this section of the city. The recommendation for
denial is based on the conclusion that rezoning is premature,
pending the completion of ongoing studies of long-term government
office needs, and designation of a location for a new
neighborhood shopping center in the vicinity.
DISCUSSION:
Background
The applicant wants to amend the land use element map and rezone
the remaining
C-N portion of the site to allow the expansion of government-
related office uses. The neighborhood commercial uses which
occupy the site would be phased out.
The Planning Commission denied the applicant's request at a
hearing conducted on June 13, 1990, and the applicant has
appealed to the council.
Data Summary
Address: 3250 S. Higuera Street
Applicant: Don Walter
Representative: RRM Design Group
Present Zoning: C-N, Neighborhood Commercial
Present General Plan: Neighborhood Commercial
Proposed Zoning: Office with Special Considerations overlay
Proposed General Plan: Office
Environmental. Status: The Director approved a negative
declaration on April 26, 1990.
Action Deadline: None.
city of San IDIS osIspo
UNCIL AGENDA REPORT
Site Description
The site is a two-acre portion of a 4.5 acre parcel. The site
includes a portion of the channel of San Luis Creek, with
associated riparian vegetation in the channel and on the steeply
sloping banks. The remainder of the site is partially developed
with neighborhood shopping uses comprising 8000 square feet of
gross building area; a deli and a small market/liquor store are
the principal tenant's. Approximately one-half acre of the flat
portion of the site, and the creek channel, are undeveloped.
The site adjoins an office complex which contains numerous
government agencies, and is otherwise surrounded by service
commercial uses and vacant land.
EVALUATION
The current rezoning proposal is the third in a series of C-N to
O-S rezonings affecting the Padre Plaza site. The two prior
rezonings (GP/R 1147, in 1984; GP/R 1451, approved October 1989)
have reduced the useable C-N portion of the site from four acres
to about one and one-half acres.
Several major issues have been identified during the commission
and council hearings on this and the prior rezonings, and staff
suggests the council again focus on those issues:
1. Neighborhood Center Role
Neighborhood commercial centers are intended to meet the
convenience shopping needs of people living (and to a lesser
extent, working) in a particular neighborhood, thereby
encouraging non-vehicular shopping trips and shorter vehicle
trips. Neighborhood centers provide the most benefit to
residents and workers within a one-half mile travel distance, but
are still of significant benefit to those who live or work up to
a mile away.
The land use element favors neighborhood commercial centers which
are between two and five acres in size (excerpts attached) .
Neighborhood centers in the city range from about two acres
(Laurel Lane) to nine acres (Laguna Center) . Individual
neighborhood-oriented stores and services are located throughout
the city on smaller sites, including some in C-S zones.
The Padre Plaza Shopping Complex is the only neighborhood
commercial facility serving the South Higuera area of the city,
and no other C-N property is located nearby. There are over 1000
dwelling units within one mile of the center, in addition to
hundreds of office and commercial employees.
-2
����►�►�N�mIIIIiII�P°�1°��I��U City of San lues OBISPO
UNCIL AGENDA REPORT
In terms of actual travel routes, the closest alternative
facilities are the Market Place shops at 6 Higuera Street and the
convenience market at Higuera and South Streets. These are one-
half and one mile from the Padre Plaza site, respectively.
Other C-N or C-R developments are more than a mile away from
Padre Plaza, and most of the workers and residents it serves.
Various plans currently being considered by the city call for
infill and expansion of residential and service commercial areas
near Padre Plaza. Staff would estimate that the Margarita
residential expansion area and Garcia Ranch property in the
Airport Area Specific Plan area may accommodate up to 2000
additional residents over a 10 - 20 year time frame. No
provisions for C-N centers have been made in the expansion areas
or in any other location in the neighborhood, and the Planning
Commission study draft of the revised LUE Map continues to show a
neighborhood commercial designation for the Padre Plaza site.
Expansion area plans do envision circulation improvements,
including easterly and westerly extensions of Prado Road, which
would improve access to existing shopping centers on Broad Street
and Madonna Road. Such improvements would be at least five years
in the future.
2. Government Office Demand
The land use element states that the expansion of office
facilities outside the downtown can be considered at sites with
an established group of offices. Policies relating to the
location of public facilities favor the "tri-polar" concept, with
government administrative offices located downtown, public health
care related facilities (county hospital, etc. ) located on
Johnson Avenue, and social services located on South Higuera
Street near Prado Road (excerpts attached) . The "S" overlay zone
which applies to the existing office complex is used to
implement the social services restriction.
The expansion of office zoning at the Walter Brothers center
would be consistent with this policy. Since the policy limits
the location of government social service offices to this general
area, an argument could be made that the city should accommodate
the demand for government office space by allowing the rezoning.
At their July 3rd meeting, the council reaffirmed the tri-polar
policy and agreed to consider expanding the affected office areas
in conjunction with the General Plan update program. This could
result in a decision to rezone the area requested in the current
application, and possibly an even larger area including adjoining
or nearby properties.
�����i�►►►�ulllllll�i��u►q�I�ll city of San tui s OBISPO
NCIL AGENDA REPORT
Page 4
Although it is difficult to forecast growth in demand for office
space by other government agencies, the General Plan update
hearings will include evaluation of the impact of a planned
30,000-square-foot county social services office building near
the Prado/South Higuera intersection, as well as projections of
space needs by local and state agencies.
It may be appropriate to complete the land use element update
studies and see how quickly the existing and previously approved
office space is absorbed before committing more neighborhood
commercial lands to other uses. This is especially true when the
expanded offices could increase the demand for neighborhood
services, such as restaurants.
3. Feasibility of Padre Plaza Expansion
The applicant cites difficulty in maintaining the center as a
viable neighborhood center. In staff's judgement, however, the
vacant portion of the site at the Prado/South Higuera corner
provides an opportunity for remodeling and expanding the center.
A new building of over 5000 square feet and additional parking
could be developed, which would allow additional shops, a branch
bank, a small restaurant, or relocation of the convenience market
from the existing building.
4. Change in Parking Demand and Traffic Levels
Overall parking demand for the site might be reduced somewhat
under office zoning, depending on the number of stories of office
and parking structures to be built. As noted in the initial
study (attached) , traffic would increase.
The traffic increase would be a result of more frequent and
longer trips from the neighborhood. to other neighborhood
facilities, and of added traffic generated by office employees.
Again, the magnitude of the increase would depend on the amount
of office space which was added.
5. Proposed "S" Designation
The proposed special considerations zoning requested by the
applicant would be to insure, through the planning commission use
permit process, that only government-related offices occupied the
rezoned site, and to insure protection of the creek.
6. Timing of Padre Plaza Conversion
Although the applicant's statement indicates an intention to
preserve the Padre Plaza operations until an alternative site is
city of San tins OBispo
m%me IL AGENDA REPORT
designated for C-N development, no specific mechanism for
guaranteeing this is suggested.
If the site is rezoned O-S, the Planning Commission could
exercise some control over Padre Plaza by refusing to approve a
use permit for its conversion to office use. However, the
commission might be placed in the position of denying a use
permit which requested conversion of nonconforming C-N uses to
conforming O-S uses.
It is also possible that no other property owner would request C-
N rezoning. The city would have to choose from a number of
alternatives:
- Rezone other property over the owner's objection.
- Allow neighborhood commercial uses to develop in the C-S
zone.
- Allow (or require) Padre Plaza to continue as a legally
nonconforming use.
It may be appropriate to consider an option such as an O-PD zone,
if the commission believes it is appropriate to maintain the
Padre Plaza uses, but still allow additional government office
construction on the vacant portion of the site.
7. Summary
It is clear that there will be a significant unmet demand for
neighborhood serving facilities if the Padre Plaza Center is
eliminated. Unmet demand may occur even if it is preserved,
unless additional facilities are provided on this or other nearby
sites. Rezoning of this site will displace this demand,
resulting in more and longer auto trips, and pressure for
development of alternative neighborhood commercial facilities in
the neighborhood.
In the absence of a carefully planned alternative for providing
neighborhood services, the long term result could be the
inappropriate dispersal of restaurants, food stores and other
uses to the C-S zone, or inadequate levels of neighborhood
services.
It may also be appropriate to study other sites in the
neighborhood for possible rezoning. Nine alternataive sites
considered by the Planning Commission during their Land Use
Element update hearings are shown an attached map.
����i�i�uuulllllllllln �q@III city of San Luis OBISpo
IMMOIZOUNCIL AGENDA REPORT
The general plan also supports social services offices in the
general location of the proposed rezoning, and a decision on the
request must balance this against neighborhood commercial
policies.
ALTERNATIVES
1. The council may approve the general plan amendment and
rezoning, by adopting an appropriate resolution and
ordinance.
2. The council may continue review, with direction to the
applicant and staff regarding additional information needed.
3 . The council may deny the request, by resolution.
CONCURRENCES
As noted above, the Planning Commission denied the application,
as recommended by the Community Development Department. The
application was not reviewed by other city commissions or
departments. -
Minutes of the commission hearing are attached.
RECOMMENDATION
Staff and the Planning Commission recommend the council adopt the
attached draft resolution denying General Plan Amendment and
Rezoning Application GP/R 1479, based on the finding adopted by
the Planning Commission that it is inconsistent with General Plan
policies regarding Neighborhood Commercial facilities.
A draft resolution and ordinance approving GP/R 1479 are attached
for use if the council decides to support the rezoning.
Attachments: Draft Resolution - Denial
Draft Resolution and Ordinance - Approval
vicinity Map
Site Plan
Letter of Appeal
Planning Commission Resolution
Planning Commission Minutes - June 13, 1990
Land Use Element Policies
Potential Neighborhood Commercial Centers
gtsd:r1479cc.wp
RESOLUTION NO. (1990 Series)
C
A RESOLUTION OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
DENYING AN APPEAL FROM THE ACTION OF THE . PLANNING COMMISSION
TO DENY GENERAL PLAN AMENDMENT AND REZONING APPLICATION NO.
GP/R 1479, A REQUEST TO REZONE PROPERTY AT 3250 SOUTH
HIGUERA STREET FROM "NEIGHBORHOOD COMMERCIAL" TO "OFFICE -
SPECIAL CONSIDERATIONS"
WHEREAS, the Planning Commission, conducted a public
hearing on Application GP/R 1479 on June 13 , 1990, and determined
to deny the application; and
WHEREAS, Walter Bros. Construction Co. (Applicant) has
appealed that decision to the City Council; and
WHEREAS, the council has considered the testimony and
statements of the applicant and other interested parties, and the
record of the Planning Commission hearing and action, and the
evaluation and recommendation of staff; and
WHEREAS, the council determines that the action of the
Planning Commission was appropriate;
NOW, THEREFORE, the council resolves to deny the appeal
and affirm the action of the Planning Commission, thereby denying
General Plan Amendment and Rezoning Application GP/R 1479 subject
to the following finding adopted by the Planning Commission
Resolution No. 5023-90:
SECTION 1. Finding: The proposed change in land use is
inconsistent with the purpose and intent of the general plan
because it would result in the elimination of a neighborhood-
commercial center in a vicinity where no appropriate alternative
for provision of neighborhood-commercial services is available.
C
Resolution No. (1990 Series)
GP/R 1479
Page 2
On motion of
seconded by and on the
following roll call vote:
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
c.
City Adm nistrative Officer
rzt
i tt n
Communit evelopment Director
3-8
C' RESOLUTION NO. (1990 SERIES)
A RESOLUTION OF THE COUNCIL OF. THE CITY OF SAN LUIS OBISPO
UPHOLDING AN APPEAL FROM THE ACTION OF THE PLANNING
COMMISSION TO DENY GENERAL PLAN AMENDMENT AND REZONING
APPLICATION NO. GP/R 1479,AND AMENDING THE GENERAL PLAN LAND
USE MAP DESIGNATION FOR PROPERTY AT 3250 SOUTH HIGUERA
STREET FROM "NEIGHBORHOOD COMMERCIAL" TO "OFFICE"
WHEREAS, the Planning Commission, conducted a public
hearing on Application GP/R 1479 on June 13 , 1990, and determined
to deny the application; and
WHEREAS, Walter Bros. Construction Co. (Applicant) has
appealed that decision to the City Council; and
WHEREAS, the council has considered the testimony and
statements of the applicant and other interested parties, and the
record of the Planning Commission hearing and action, and the
evaluation and recommendation of staff;
NOW, THEREFORE, the council resolves to uphold the
appeal and approve General Plan Amendment Application GP/R 1479
as shown on attached Exhibit "A" , subject to the following
finding:
SECTION 1. Finding: The proposed change in land use
is consistent with the purpose and 'intent of the general plan
because it conforms to the policies for a consolidated social
services office center on South Higuera Street near Prado Road.
On motion of seconded
by and on the following roll
call vote:
C
Resolution No. (1990 Series)
GP/R 1479
Page 2
AYES:
NOES:
ABSENT:
the foregoing resolution was passed and adopted this day
of , 1990.
Mayor
ATTEST:
City Clerk
APPROVED:
City A inistrative Officer
tto ne
l
Ail
J
Community' Development Director
ORDINANCE NO. (1990 Series)
C AN ORDINANCE OF THE COUNCIL OF THE CITY OF SAN LUIS OBISPO
APPROVING REZONING APPLICATION NO. GP/R 1479 AMENDING THE
OFFICIAL ZONE MAP OF THE CITY TO REZONE APPROXIMATELY TWO
ACRES AT 3250 SOUTH HIGUERA STREET FROM C-N TO O-S
WHEREAS, the Planning Commission and the City Council have
held hearings to consider appropriate zoning on the subject
property in accordance with Section 65800 et. seq. of the
Government Code; and
WHEREAS, the project will not have a significant adverse
impact on the environment and has been granted a negative
declaration; and
WHEREAS, the proposed rezoning will not be detrimental to
the health, safety, and welfare of persons living or working in
Othe area or at the site; and
WHEREAS, the proposed rezoning is appropriate 'at the
proposed location and will be compatible with surrounding land
uses.
NOW, THEREFORE, BE IT ORDAINED by the Council of the City of
San Luis Obispo as follows:
SECTION 1. That the area. shown on the map attached hereto
marked Exhibit "A" and included by reference be reclassified from
C-N to O-S.
SECTION 2. After review and consideration, the
determination of the Community Development Director to approve a
negative declaration is hereby upheld.
SECTION 3 . That the Special Considerations overlay zone
shall be:
r
Ordinance No. (1990 Series)
GP/R 1479
Page 2
1. To implement land use policies which prohibit dispersal of
general office uses and which provide for a consolidated
social services office center on South Higuera Street at
Prado Road.
2 . To provide for continued operation of existing neighborhood
commercial services on the site.
3 . To address on-site and off-site circulation concerns.
SECTION 4 . This ordinance, together with the ayes and noes,
shall be published once in full at least three (3) days prior to
its final -passage, in the Telegram-Tribune, a newspaper published
and circulated in said city, and the same shall go into effect at
the expiration of thirty (30) days after its said final passage.
On motion of seconded
by and on the following roll
call vote:
AYES:
NOES:
ABSENT:
the foregoing ordinance was passed and adopted this day of
1990.
Mayor
ATTEST:
City Clerk
C' Ordinance No. (1990 Series)
GP/R 1479
Page 3
APPROVED:
City A inistrative Officer
t tto n
'Ti
Community 'Development Director
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MII�����I��II��III�II�IIIIIIII
City 0 SAn ,IIS OBISPO
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• I 990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
APPEAL TO CITY COUNCIL
In accordance. with the appeals procedure as authorized by Title I , Chapter
1 .20 of the San Luis Obispo Municipal Code, the undersigned hereby appeals
from the decision of Planning Commission rendered
on 6/13/90 which decision consisted of the following ( i .e.
set forth factual situation and the grounds for submitting this appeal .
Use additional sheets as needed) :
SEE ATTACHED
C�
The undersigned discussed the decision .being appealed from with:
Oil .
Appellant:
Don Walter
Name/Title
RECEIVED
RRM Design Grp. , Keith Gurnee -
JUN 2 5 Representative.
CITY CLERK
3026 S. Higuera St. , SLO, CA 93401
,
SAN LUIS 081SP0,CA Address
805-543-1794
Phone
COriginal for City Clerk
Copy to City Attorney
Ca en red f r: 1 8/7/90 Copy to City Administrative Officer
Copy to the following dent(s) :
_ A�old Jonas IMCity Clerk
R R M D E 5 1 G N G R O U P
June 25, 1990
Mayor Ron Dumn
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403
SUBJECT: APPEAL OF PRADO CORNER REZONING: GP/R 1479
Dear Mayor Dunin & Members of the Council:
On behalf of Don Walter, the owner of property at the corner of Prado and South
Higuera Streets in San Luis Obispo, we must appeal the Planning Commission's June 13th
decision denying his application for General Plan Amendment and Rezoning from its
present CN-"Neighborhood Commercial" designation to OS-Office with Special
Considerations. The proposal being made by Mr. Walter is to retain the existing CN uses
on the site, but to zone the property in such a way as to allow for the construction of an
office building at the corner of Prado and South Higuera Streets to keep pace with the
growth in government office demand in a manner consistent with the City's tri-polar
policies contained in its Land Use Element text.
In support of this request, we offer the following:
1. The change of the property from CN to OS will not remove or cause removal of
CN uses from the site until such time as a new and larger CN center (capable of
sustaining the grocery store and drug store the area ultimately needs) can be
designated and established. Mr. Walter is willing to accept any conditions in
adopting resolutions to the rezonings or General Plan to this effect, and he is also
willing to enter into a development agreement with the City guaranteeing that CN
uses would not be removed in favor of other uses until new CN site is designated
in the South Higuera area.
2. The zoning change would allow Mr. Walter to construct a new office building to
house the offices of either the Water Quality Control Board or the California
Highway Control in a manner consistent with the City's tri-polar policies as
contained in its General Plan. This would allow for government office expansion
in an area historically designated for government office use and where excellent
RECEIVED
JUN ? 5 1990
CITY CLERK
SAN LUIS 0818Pp,CA �_/
�I
O
Mayor Ron Dunin
Page 2
June 25, 1990
transportation services and access presently exist. To deny the rezoning would
either cause new government offices to either once again be scattered throughout
the City of San Luis Obispo -- just as they were before the tri-polar policies were
established in 1978 — or force their location out of town.
3. Nobody believes that the small existing Padre Plaza has, could, or would ever serve
the demand for neighborhood commercial uses for the entire South Higuera and
Margarita neighborhood. The Padre Plaza complex could only accommodate small
.scale neighborhood commercial uses, and even these are under fierce competition
from surrounding CS zones which allow many of the same uses currently allowed
in the neighborhood commercial districts. Indeed, this is the only neighborhood
C commercial zone that we've been able to find in the City that is surrounded by
another zone that allows many of the same uses as are allowed in the CN zone.
What is needed is a 4-6 acre site capable of sustaining a full grocery store and drug
store complex like the other full service neighborhood commercial zones in the City.
By redesignating this site for offices, while it will assure that existing CN uses in the
complex will continue to exist, it will send a notice that the City is interested and
willing to consider proposals to redesignate a well located site along the South
Higuera corridor fora new neighborhood commercial center to serve the future
needs of this area. Retaining the existing CN zoning on Mr. Walter's site, on the
other hand, will do nothing to bring the City closer to realizing the size of
neighborhood commercial property and center the South Higuera area needs.
In closing, the State is keenly interested in finding a location for Water Quality Control
Board and the California Highway Patrol as soon as possible. Delaying action on this
proposed rezoning until after the City's Land Use Element is adopted will probably result
in either continued attempts at weakening the tri-polar policy and dispersing offices
throughout the City, or cause the exodus of State office tenants from the City of San Luis
Obispo to other communities wiling and capable of sustaining them.
Mayor Ron Dunin
Page 3
June 25, 1990
If the Council or its staff has any questions regarding the positions of my client on this
matter, I would be most willing to discuss them.. Otherwise, we.look forward to the setting
of a timely hearing date and to receiving the transcripts and/or minutes of the Planning
Commission's June 13th hearing.
Sincerely,
RRM DESIGN GROUP
T. Keith Gur ee
Senior Vice President
Director Planning Divi ' n
cc: Don Walter
John Wilbanks
c/kg-prado.dun
OSAN LUIS OBISPO PLANNING COMMISSION
RESOLUTION NO. 5023-90
WHEREAS, the Planning Commission of the City of San Luis Obispo
did conduct a public hearing in the City Council Chamber of the San Luis Obispo
City Hall, San Luis Obispo, California, on June 13, 1990, pursuant to a proceeding
instituted under application No. GP/R 1479 by Walter Brothers Construction,
applicant.
GENERAL PLAN AMENDMENT REQUESTED:
To amend the Land Use Element map and zoning map to change the
designations from neighborhood-commercial (C-N) to office, special
considerations (O-S).
PROPERTY DESCRIPTION:
C' On file in the office of Community Development, City Hall.
GENERAL LOCATION:
3250 South Higuera Street.
PRESENT GENERAL PLAN LAND USE ELEMENT-
Neighborhood-Commercial.
PRESENT ZONING:
C-N
WHEREAS, said commission as a result of its inspections, investigations,
and studies made by itself, and in behalf and of testimonies offered at said hearing,
has established existence of the following circumstances:
1. The proposed change in land use is inconsistent with the purpose and intent of
the general plan because it would result in the elimination of a neighborhood-
commercial center in a vicinity where the demand for neighborhood services is
C likely to increase and where no appropriate alternative for provision of
neighborhood-commercial services is available.
Resolution No. 5023-90 �
General Plan Amendment & Rezoning GP/R 1479
Page 2
NOW, THEREFORE, BE IT RESOLVED that General Plan
Amendment & Rezoning GP/R 1479 be denied.
The foregoing resolution was adopted by the Planning Commission of
the City of San Luis Obispo upon the motion of Commr. Schmidt, seconded by
Commr. Kourakis, and upon the following roll call vote:
AYES: Commrs. Schmidt, Kourakis, Karleskint, Billington, and Hoffman
NOES: Commr. Peterson
ABSENT: Commr. Gurnee
Arnold B. Jonas, Secretary
Planning Commission
DATED: June 13, 1990
.t•d20
Major arterial streets through residential areas shall provide only
limited private access or controlled street intersections, and
adjoining residential use should be spatially separated or otherwise
insulated from adverse noise and other traffic impacts. Residential
areas should be protected from encroachment by detrimental
commercial, industrial or agricultural activities, and existing
incompatible uses should be abated or mitigated. Nonresidential uses
which serve neighborhood needs (convenience shopping, schools, parks,
day care centers, churches, lodges, and similar public or semipublic
facilities) should, however, be considered conditionally compatible
with residential environs, subject to evaluation of site development
plans.
h. All residential development proposals should be designed to achieve
full use of special site potentials such as natural terrain, views,
vegetation, creek environs or other features, and to mitigate or
avoid special site constraints such as climatic conditions, noise,
flooding, slope instability, or ecologically sensitive surroundings.
They should be compatible with present and potential adjacent land
uses. Designs for residential uses should include: provisions for
privacy and adequate usable open space, orientation and design.to
provide shelter from prevailing winds and adverse weather, yet enable
use of natural sunlight, ventilation and shade; provide pleasant
views to and from the development; provide safety, separate vehicular
and pedestrian movements and adequate parking for residents and
guests; and sufficient provision for bulk storage, occasional loading
and service or emergency vehicle access.
3. Commercial and Industrial Land Use Objectives
The policies, goals and implementation measures outlined in Growth
Management Objectives and in the Historical and Architectural Conservation
and Public Facilities Elements related to commercial and industrial land
uses should serve as general principles in the priority and review of
intensity and design of commercial and industrial development proposals.
Commercial and industrial uses should be developed in appropriate areas
where the natural slope of the land is less than 10 percent. Commercial
and industrial uses should have service access from the city's arterial
and collector street system so as to avoid the concentrated use of
residential streets for truck delivery and customer traffic.
a. Neighborhood Convenience Commercial Policies
1. The city should support the concept of neighborhood convenience
centers (2-5 acres depending on neighborhood size) whose service area
will rcquire shorter automotive trip distances and will encourage
nonvehicular convenience shopping.
2. Increased demand for neighborhood commercial facilities created
by infill and intensification of residential areas should be met by
making more efficient use of existing neighborhood centers and by
expansion of existing centers into adjacent nonresidential areas.
/} A /
I
3. The city should evaluate the need for and desirability of _J
additions to existing neighborhood commercial centers as specific
development proposals are made. Criteria for evaluating such
proposals are:
(1) Uses are in fact those which will serve nearby residents, not
the community as a whole.
(2) Expansion areas have access from arterial streets.
(3) Expansion areas will reduce the area used by or designated for
offices or service commercial uses and not areas designated for
or used by residences.
4. New convenience centers within residential suburban expansion areas
should be permitted only when it is clearly demonstrated that
population density and excessive commuter distances to existing
facilities would warrant such a development.
5. Convenience commercial centers should have direct service access from
the city's arterial and collector circulation system so as to avoid
the concentrated use of residential collector or local streets for
truck delivery and customer traffic.
6. Scattered, small-scale, convenience commercial stores within
established residential neighborhoods may be retained where their
operation has proven compatible with surrounding uses. Existing
stores should be evaluated as to the conditions and character of
their operations and encouraged to improve, where necessary, to
better integrate with surrounding residential land uses. Where
evaluations show compatibility and/or lack of market needs, the city
should prohibit the intensification and/or expansion of isolated
neighborhood commercial facilities and should provide for their
long-term replacement with land uses typical of the surrounding
neighborhood.
7. Scattered convenience commercial uses within retail or industrial
districts should be consolidated to form more efficient convenience
centers or relocated to more suitable sites adjacent to residential
districts.
8. Specialized retail stores, and recreational uses may be established
within neighborhood commercial areas so long as (1) individually,
their size would not constitute a major citywide attraction and (2)
cumulatively, they would not displace more general, convenience uses.
b. Professional Office Policies
1. Professional office uses should be encouraged to develop in
peripheral areas of the Central Business District and other -
specialized centers such as medical complexes to (1) take advantage
of close proximity to governmental and retail uses in the downtown,
and (2) provide a transition between the heavily used central
commercial core and surrounding residential neighborhoods.
.6 .t w
2. Isolated office uses within residential areas or convenience
commercial centers should be discouraged. Top priority should be
given to infill of professional office development in areas adjacent
to the Central Business District. Continued use and limited
expansion,of office areas outside the periphery of the Central
Business District may be provided for only when such areas (1) have
direct access from other than residential streets, and will not
require or encourage circulation of commercial traffic through
residential areas, (2) provide transition between residential and
existing commercial or industrial uses, and (3) are based on an
established group of offices. Commercial or professional office uses
locating in such areas should be limited to those with n2 close
functional relationship to medical and legal-government-financial
centers elsewhere in the city. Large professional office buildings
which can include multiple tenants but with no single tenant space
less than 2,500 square.feet may be established in service
commercial/light industrial areas subject to the approval of a
Planned Development (PD) zoning application and compliance with
criteria set forth in the zoning regulations. This last provision
notwithstanding the dispersion of banks, real estate offices,
financial institutions, medical clinics, and doctors offices, and
lawyers offices throughout the city is prohibited.
3. Where historic or architecturally significant buildings are located
in districts designated for office use, the city should encourage
C` their long-term conversion and conservation rather than replacement.
4. The city should review all requests for conversion of residential
uses to professional office activities to ensure (1) their ability to
adequately function as office uses, compatible with the surrounding
neighborhood, and (2) the preservation of the historic and
architectural character of the structure where such features are
considered significant.
5. Professional office uses should be conditionally permitted within
comparison retail commercial areas of the Central Business District
and encouraged to utilize floor space above street level, thereby
avoiding interference with or the reduction of valuable ground-floor
retail activities.
6. Primary access to professional office activities should be provided
from commercial arterial or collector streets and should avoid the
use of local residential circulation.
7. As an alternative to or as a transition in professional office areas,
medium-density residential uses may be conditionally considered.
8. Regional administrative and financial offices shall be considered as
appropriate uses in certain comparison retail commercial areas and
shall not be allowed to disperse to convenience shopping, service
;tel commercial/light industrial or professional office areas.
17
N Foster convenient public access to those uses serving the public
directly.
(c) Group related public offices together.
(d) Locate facilities with significant numbers of employees or clients
near complementary non-governmental services (restaurants,
convenience shopping).
(e) Make economical use of land and buildings already owned by public
agencies and minimize the displacement of existing ;private businesses
or residents..
5. Open Space Policies
Areas not designated for urban uses will be designated within an open
space category. As described in the.Growth Management. Objectives (C.La
above), the city will not designate:more land for urban uses than its
resources can be expected to support. Open space lands will define the
edges of the city so that it will remain a comprehensible, identifiable
place.
a. Conservation/open space
Areas intended for permanent open space will be designated �l
"conservation/open space." This designation will be applied to land
which is unsuited to urban use because of: infeasibility of
providing access or utilities consistent with policies under CIA
above; excessive slope or slope instability; wildland fire hazard;
noise exposure; flood hazard, scenic value,ecological sensitivity;
and agricultural value.
Uses within this designation will generally be those. not requiring
urban services, major structures, or extensive landform
modifications. Parcels will be kept large, generally five to 40
acres. Minimum parcel size will be determined when the area is
zoned, considering consistency with general 'plan policies and the
development potential of the land.
b. Interim conservation/open space
Areas to be kept open until urbanization is appropriate will be
designated "interim conservation/open space." Such areas, and the
prerequisites for their conversion to an urban use, are identified
below.
Allowed uses and parcel sizes within interim conservation/open space
areas will be the same as in conservation/open space areas. However,
there will be an emphasis on maintaining productive agricultural uses
until urbanization is actually needed.
Before any interim conservation/open space area is urbanized, a
development plan (under specific plan, planned development, or use
permit) must be approved.
77 A w ./
C1 Retail activities and offices not directly associated with permitted
commercial or industrial uses should be discouraged. However, large
professional office buildings which can include multiple tenants but
with no single tenant spaces less than 2,500 square feet may be
established in service commercial/light industrial areas subject to
the approval of a Planned Development (PD) zoning application and
compliance with criteria set forth in the zoning regulations.
f. Rural Industrial Policies
1. Rural industrial activities should (1) be situated on parcels not
less than five to ten acres in area, (2) be adequately served by
private on-site water and sewer systems, (3) be limited to activities
which are not employment-intensive (less than 25 employees each), (4)
be situated on parcels which have 300 feet or more frontage on
present county roads, and (5) not include any commercial or service
commercial/light industrial uses.
2. Residential dwellings should generally be prohibited within rural
industrial areas; rural industrial uses may include on-site
provisions for caretaker facilities as accessory to the use.
3. Owners of property within areas designated as rural industrial should
be encouraged to participate in short- and/or long-term agricultural
preserve contracts with minimum allowable parcel sizes of five to ten
acres or larger.
4. The city should consider the eventual discharge of treated effluent
from the city's sewagetreatment plant at Prado Road to nearby rural
industrial/agricultural areas to encourage the continuation of
agricultural uses in these areas.
4. Public Facility Land Use Objectives
City Hall will remain at its present location. County courts and legal
and general administrative functions (such as technical services,
assessor, planning, engineering, elections, board of supervisors staff,
clerk) should remain and expand as necessary in the downtown. County
hospital and health department should remain and if necessary expand on
county property on Johnson Avenue.
County Welfare (social Service Department), the California Employment
Development Department, and eventually Social Security should relocate to
a consolidated social services center on South Higuera Street near Prado
Road. Probation should be located near courts or near the sheriff's
facility. The juvenile facility should be located near the existing
county sheriff's facilities.
The city will locate its facilities and advocate location of other
agency's facilities in order to:
(a) Remove nonconforming uses from residential neighborhoods. .
21 .4 A 0000'
(b) Foster convenient public access to those uses serving the public
directly.
(c) Group related public offices together.
(d) Locate facilities with significant numbers of employees or clients .
near complementary non-governmental services (restaurants,
convenience shopping).
(e) Make economical use of land and buildings already owned by public
agencies and minimize the displacement of existing private businesses
or residents.
5. Open Space Policies
Areas not designated for urban uses will be designated within an open
space category. As described in the Growth Management Objectives (C.La
above), the city will not designate more land for urban uses than its
resources can be expected to support. Open spacc.lands will define the
edges of the city so that it will remain a comprehensible, identifiable
place.
a. Conservation/open space
Areas intended for permanent open space will be designated
'conservation/open space" This designation will be applied to land
which is unsuited to urban use because of. infeasibility of
providing access or utilities consistent with policies under C.l.d
above; excessive slope or slope instability; wildland fire hazard;
noise exposure; flood hazard; scenic value; ecological sensitivity;
and agricultural value.
Uses within this designation will generally be those not requiring
urban services, major structures, or extensive landform
modifications. Parcels will be kept large, generally five to 40
acres. Minimum parcel size will be determined when the area is
zoned, considering consistency with general plan policies and the
development potential of the land.
b. Interim conservation/open space
Areas to be kept open until urbanization is appropriate will be
designated "interim conservation/open space" Such areas, and the
prerequisites for their conversion to an urban use, are identified
below.
Allowed uses and parcel sizes within interim conservation/open space
areas will be the same as in conservation/open space areas. However,
there will be an emphasis on maintaining productive agricultural uses
until urbanization is actually needed.
Before any interim conservation/open space area is urbanized, a
development plan (under specific plan, planned development, or use
permit) must be approved.
POTENTIAL NEIGHBORHOOD V�
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AERNG "'Y' AGENDA
RUTER 00H. CONSTRUCTION [041 INC. m" 'a'7--9a '# - -
CA GENERAL ENGINEERING CONTRACTOR TELEPHONE 805/543-5854
P.O. BOX 809 SAN LUIS OBISPO, CALIFORNIA 93406
July 12, 1990
Mr. Arnold Jonas
Director
Community Development Department
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
Re. : General Plan amendment / Rezoning Number GP/R 1479
Prado Road and South Higuera Street , San Luis Obispo
Dear Mr. Jonas :
We would like to request that our rezoning request , referenced
above, be removed from the City Council agenda for the hearing
scheduled July 17, 1990 .
In light of the July 3rd City Council meeting regarding the
continuation of the existing tri-polar concept for government
office location, we feel at this time that there is a definite ,
continuing need for a neighborhood center in the South Higuera
area . Since the present Neighborhood-Commercial parcel, Padre
Plaza Square , is not large enough to accomodate a large grocery
store , drug store, et cetera, for the immediate future it does
meet the need. We are planning to pursue a more suitable
location with more acreage in the South Higuera area in order to
meet the City's need for a larger, more adequate C-N zone and a
variety of shops .
In addition, we feel that now is not the time to expand the
government center (the 0-S zoning requested in the rezoning.) ,
especially since we have the ability to expand .up to 10,000
square feet in the current 0-S zone. We would like to again
state our support of the City Council decisions of July 3rd
regarding support for the tri-polar concept . Thank you for your
continued interest in this matter.
Since ,
WAL OS. CONST. CO NC.
cOPIFSTO:
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RECEIVE® CAO �`°°°M
CAO
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C C• Walter TTOFiNEy
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MN°Ut
JUL 1 71990
cx.r_ruc/Oa4;�. ❑ poLccECH
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pay d�K '�L't� EJ U'.!L D!!t
FILE NUMBER: APPEAL FILE NUMBER: APPEAL FILE NUMBER: APPEAL
PANT NT 0 ANT
1105 LAGO 1108 Y LAGO 1111
SAN LUI 08 A 93405 4832 SAN LUI OB CA 93405-4835 CA 93405-4832
FILE ER AP AL FILE BER: APP FILE NUMBER: APPEAL
:CCU
11PAN OCCUPANT OCCUPANT
114 TA AGO 1117 A LA 1120 VISTA LAGO
UIS OBI 0, CA 93405-4835 UIS OBISPO, 93405-4832 SAN LUIS OBISPO, CA 93405-4835
FILE NUMBER: APPEAL
PANT
1123 LAGO
SAN LU O51 93405-4832
004-272-0022/FILE #:APPEAL 004-272-0021/FILE #:APPEAL 004-272-0023/FILE #:APPEAL
YOUNG LUNG-CHANG & DOLORES K ALAMO MICHAEL C & LYNDA SMITH DONALD I & MARY E
1105 VISTA DEL LAGO 1108 VISTA DEL LAGO 1111 VISTA DEL LAGO
SAN LUIS OBISPO, CA 93401-4832 SAN LUIS OBISPO, CA 93401-4835 SAN LUIS OBISPO, CA 93401-4832
004-272-0020/FILE #:APPEAL 004-272-0024/FILE #:APPEAL 004-272-0019/FILE #:APPEAL
HAIR BRADFORD M & ROBERTA V FAUSS DARWIN C TRE ETAL CURCI JOHN L ETAL
1114 VISTA DEL LAGO 1117 VISTA LAGO PO BOX 1549
SAN LUIS OBISPO, CA 93401-4835 SAN LUIS OBISPO, CA 93401 NEWPORT BEACH, CA 92663
004-272-0025/FILE #:APPEAL
COREY DONALD S & BETTY C
1123 VISTA DEL LAGO
SAN LUIS OBISPO, CA 93401-4832
_ -
Mary K. Duenow Terry Simmons Eugene J. Reis
P.O. Box 12410 891 Nipomo Street 991 Nipomo Street
San Luis Obispo, CA 93406 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
Sharon Kamm H.M. Van Schanck D.J.Green-Williams
532 Dana Street 1909 San Luis Drive 543 Dana Street
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
Harold J. Livesay Roland Maddalena Emily McBride
3724 26th Street 1329 Broad Street 397 EI Portal
San Francisco, CA 94110 San Luis Obispo, CA 93401 Pismo Beach, CA 93449
Susanne Roth Hometown Plaza Associates R.B.Neal&M.V.Tres
1505 Tdfany.Ranch Road 560 Higuera Street 1-A Highland Drive
Arroyo Grande, CA 93420 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
The Creamery Nipomo Palms Partnership Kathryn Elling
1551 Bishop Street,#230 Go Terry Simmons 972 Nipomo Street
San Luis Obispo, CA 93401 891 Nipomo Street San Luis Obispo, CA 93401
San Luis Obispo, CA 93401
A.G. & K.L.Gomez C' San Lui Allen E. &Sharon I.Weipert
970 Chorro Street 990 eet 675 Rancho Oaks Drive
San Luis Obispo, CA 93401 'uis Obis 93403 San Luis Obispo, CA 93401
K.&E.Williams Heirs of Lucy V. Heyd K. Vargas
610 Monterey Street Go Yvonne L.Greenway 642 Monterey Street
San Luis Obispo, CA 93401 P.O. Box 595 San Luis Obispo, CA 93401
Atascadero, CA 93423
R. & K.Vargas Henry C.&Stefani Ortman The Phoenix Company
642 Monterey Street 5 Hillcroft Drive 670 Higuera Street
San Luis Obispo, CA 93401 Rome, GA 30161 San Luis Obispo, CA 93401
Michael Leitcher LANDPLANS
Mary Mitchell-Leitcher Marshall Ochylski
385 Crestmont Drive 979 Osos, B-5
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 It
Sean P. Fitzpatrick ETAL ,� 3
213 Via La Paz
San Luis Obispo, CA 93401
053-184-050
County o is Obispo (937)
No trail' dress
053- -079
Barbara D. Collins
3191 Higuera Street
San Luis Obispo, CA 93401
053-182-029
CL Jost TR ETAL
320 Oak
Bakersfield, CA 93304
053-182-027, 030
R.C. Maddalena ETAL
1329 Broad
San Luis Obispo, CA 93401
053-182-031
Coi(Ety of/SQ Luis
/
txxx
ounty of San Luis Obispo
937)
o. Government Center
an Luis Obispo, CA 93408
53-252-079
�-7
Walter Bros. Const. Inc. R.A. Bauer George W. & SL Peterson ETAL
P.O. Box 809 Rte 2, Box 213 A 3292 Via Ensenada
San Luis Obispo, CA 93406 Templeton, CA 93465 San Luis Obispo, CA 93401
053-041-023, 033 053-181-039 053-184-040
AR & ES Manthie San Luis M & L Co. A Cal Corp. Brian C. & E Donahue ETAL
74 Prado Road P.O. Box 13909 204 Via La Paz
San Luis Obispo, Ca 93401 San Luis Obispo, A 93403 San Luis Obispo, CA 93401
053-041-031 053-181-040 053-184-041
Prado Road Corp. A Nev Corp. BDC Dev. Corp. Etal Douglas Jell ETAL
743 Pismo Street c% Richard Longhead 208 Via La Paz
San Luis Obispo, CA 93401 P.O. Box 7826 San Luis Obispo, CA 93401
053-041-032 Fresno, CA 93747 053-184-042
053-184-032
Rody Eugene ERB Anne E. Carpenter RL & Germaine Durnerin ETAL
11550 Santa Lucia 3267 Via Ensenada 212 Via La Paz
Atascadero, CA 93422 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
053-041-036, 037 053-184-033 053-184-043
John B. & RL Dewar Jr. TRES Darrylin Macartney Roger M. Swanson ETAL
P.O. Box 3059 3275 Via Ensenada 218 Via La Paz
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
053-051-033 053-184-034 053-184-044
Cq of San Luis Obis o (W) John V. & M.J. Kuden ETAL John Cook Jr.
>tus
ueet� P.O. Box-3605 222 Via La Paz
moo,�A 93401 San Luis Obispo, CA 93403 San Luis•Obispo, CA 93401
\ 053-184-035 053-184-045
San Luis Creek Assoc. A PTP Stella C. Jaszczak ETAL Carl E. & SR Neilsen ETAL
265 A South Street 3291 Via Ensenada 5748 Griffin Road
San Luis Obispo, CA 93401 San Luis Obispo, CA 93401 Turlock, CA 95380
053-051-059 053-184-036 053-184-046
Peter F. Ferrero TR ETAL James J. Erlach ETAL William P. & J.S. Terhune
808 Plato 3268 Via Ensenada 230 Via La Paz
Arroyo Grande, CA 93420 San Luis Obispo, CA 93401 San Luis Obispo, CA 93401
053-181-034 053-184-037 053-184-047
Johannah M. Bradley ETAL Laurie C. Gladstone Donald L. & B.A. McCaleb ETAL
350 Cameron 3276 Via Ensenada 234 Via La Paz
Santa Maria, CA 93453 San Luis Obispo, CA 9 3401 San Luis Obispo, CA 93401
053-181-037 053-184-038 053-184-048
Dominica B. Touchstone TRE Milton E. & GJ Spaulding Scott A. Bailey ETAL
350 Cameron 3284 Via Ensenada 2749 Del Oro Circle
Santa Maria, CA 93453 San Luis Obispo, CA 93401 Antioch, CA 94509
053-181-038 053-184-039 053-184-049