HomeMy WebLinkAbout08/31/1981City Council Minutes
August 31, 1981 - 12:10 P.M.
Page :2..
City Staff
Mr. Stern stated he was still concerned with the 25% bonus increased density.
Also, building w ould be higher on the hill and an additional entrance be
made to Orcutt Road. These were items he felt still needed to be addressed
that were not addressed fully by this EIR.
' Terry Sanville continued that the present rate the city allowes for is
approximately 300 units per year. This development as presently phased
would represent approximately an additional 150 units per year or 45 to 50%
or the total allowable building.
Mr. Stern stated that because state law presently reads that if a specific
plan is approved with the EIR as being adequate then no further EIR's can
be made at a later date. This being the case, he felt that there were
Present: Bill Hanley, Administrative Officer; Pamela Voges, City
Clerk; Henry Engen, Community Development Director;
Terry Sanville, Senior Planner; Wayne Peterson, City
Engineer; Geoff Grote, Legal Assistant
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1. EDNA -ISLAY SPECIFIC PLAN continued from August 11, 1981.
Council continued its review of the Edna -Islay Specific Plan.
A. Appeal of Environmental Determination by Robert L. Stern.
Terry Sanville, Senior Planner stated that the Council at their August 11,
1981, Study Session began its review of the Edna -Islay Specific Plan.
The Council identified very broad concerns that they had with the plan.
Those concerns were outlined in the summary of this report. The Council
had also heard an appeal of the Community Development Director's Environ-
mental Determination made by Robert Stern. The Council continued their
consideration of the appeal and specific plans. He stated that Mr. Stern
identified five issues that were of concern to him as follows:
a. Septic systems and wells for large lots on Orcutt Road
Question - Would onsite systems be adequate to serve houses on the proposed
four lots? At this time it would appear that the use would be for
equestrian and four houses on 2.5 acres each. The country uses the 2.5 acres
per house as adequate to use septic tanks.
Upon question by Councilman Dunin, Terry Sanville stated that even if the
four houses were reduced to two houses in this area,he would like to see
further testing as to the design of the septic system.
b. Run -off and drainage: Question - How will drainage from the
planning area affect property south and east? Staff was concerned about
the quality of the water and the drainage if the equestrian facility were
built because there seemed to be a certain amount of drainage that runs
south on to other property.
c. Interim agricultural areas: Question - What will happen in the
interim agricultural areas north of the proposed Tank Farm alignment?
The staff would recommend that at least one of the two areas that are
along the railroad tracks be considered as open space to keep a clear cut
boundary between the city and the county.
d. Traffic Impact: Question - What will _be the long term traffic
impact for this project on Orcutt Road? Staff stated that the increase
in traffic would be approximately from 3530 to 9560. Suggestions were made
to put in a tee intersection at the first bend in the road and also that
possibly better shoulders should be provided and even four lanes might be
used in some areas.
e. Water Supply Impact: Question - What will be the long term water
supply impact for developing the Edna -Islay area? Terry Sanville stated
that at this time it would appear that this project would take up 61% of
the city's existing water supply. Part of this is due to the increased
density if the 25% density bonus is used. He did feel that the character
in traffic was discussed in the EIR, but if the council needed more infor-
mation this could be looked into in more depth.
Mr. Stern stated he was still concerned with the 25% bonus increased density.
Also, building w ould be higher on the hill and an additional entrance be
made to Orcutt Road. These were items he felt still needed to be addressed
that were not addressed fully by this EIR.
' Terry Sanville continued that the present rate the city allowes for is
approximately 300 units per year. This development as presently phased
would represent approximately an additional 150 units per year or 45 to 50%
or the total allowable building.
Mr. Stern stated that because state law presently reads that if a specific
plan is approved with the EIR as being adequate then no further EIR's can
be made at a later date. This being the case, he felt that there were
City Council Minutes
August 31, 1981 - 12:10 P.M.
Page 3:
still too many ommissions from the EIR that had not been addressed fully;
i.e., the drainage plan, which he felt was very poor. He stated that
there was a 15 -inch drain culvert which presently cannot handle the run-
off and with this addtional usage would really be a problem. He also felt
that the traffic impact on.Orcutt Road needed additional information.
Vic Montgomery agreed with Mr. Stern that the percolation system did need
to be addressed further. He felt that the water quality was no problem
and that the addition of one house per five acres would not substantially
change anything regarding the drainage.
John Ausbaugh felt that the septic system could be given additional study
but felt that the traffic on Tank Farm Road was covered adequately in the
EIR.
Dr..Devirr en was concerned that in talking to county officials and then
talking to city officials,they continued to come up with different traffic
circulation numbers :;and he would like to see this addressed more fully.
Councilman Settle felt that the four additional houses for Islay Hill
would be discussed with additional studies and should not be a part of the
discussion with regard to the EIR at this time. He did feel that-the EIR
and the addendum were suitable.
Councilman Dunin stated that he would also like to remove the eastern por-
tion of the property of the four houses from consideration at this time.
He agreed that he felt both the EIR and addendum were sufficient.
Mayor Billig.stated that it's always difficult for the public to feel that
the initial EIR is adequate as there are always additional problems that
need to be more fully addressed. Her primary concern with this was the
water issue. She, too, could support the EIR at this time.as being adequate
in pointing out areas of concern.
On motion of Councilman Settle, seconded by Councilman Dunin, to deny Mr.
Stern's appeal and uphold the Community Directors determination that the
EIR is adequate. Motion carried on the following roll call vote:
AYES: Councilmembers Settle, Dunin, and Mayor Billig.
NOES: None
ABSENT: Councilwoman Dovey, one vacancy
Staff directed to bring back a resolution certifying the EIR to be ade-
quate with additional language.that additional studies may be required
for the specific plan.
The council then considered each of the issues discussed in the Edna -Islay
Specific Plan as outlined by the Planning Commission.
Item 1 - Issue: "Leap frog" Development
The General Plan indicated 'that development would be concentrated in the
Los Osos.Road - Laguna Lake Area. The Edna -Islay Project appeared "to
violate the letter and spirit of the General Plan. "Leap frog" development
of this type was not in keeping with well conceived, consistent development.
The Planning Commission supported Option A, which stated that leap frog
development was not a problem since the city's general plan anticipated the
development of the.Edna -Islay Area and in fact provided for it.
Upon general concensus it was agreed by the council to select Option A
as recommended by the Planning Commission. Mayor Billig agreed that this
was a "Leap Frog" development, but this was part of the city; and the city
was already committed by previous Council action. This Council should be
emphasized mitigation.
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City Council Minutes
August 31, 1981 - 12:10 P.M.
Page 4
Item 2 - Issue: Urban Edge - Transition
Councilman Dunin also requested and the council concurred that staff be
directed to write a draft policy statement for the Mayor's signature out-
lining the city's strong desire for, and requesting the county support
for a policy that county property south of the city, not previously committed
to rural housing, be kept in large lot agricultural /open space. Motion
carried, all ayes.
Item 3 - Issue: Access to land east of the railroad at the base of Islav Hill
The property had no available access. Access from the east through adjacent
properties was'not possible. The nine acre hillside area was suitable for
limited agricultural use and a single.home. The Islay.Hill project could
provide access to this homesite.
The Planning Commission action was that the commission decided on the first
sentence of Option B which stated, "Provide no access to the Jekle Property
east of the railroad."
Councilman Settle stated that he opted for Option B which was, "Provide no
access to the Jekle property east of the railroad." The slopes of the
property exceed 20 %. Grading required for building a single house on the
property and necessary driveways could scar a hillside. The hillside would
remain as open space for grazing.
Councilman Dunin stated that he was for Option A which was, "Required that
the proposed street on the lower sloped of Islay Hill be extended southward
to the city limits. The Jekle property would be provided access from the
north."
After brief discussion Council opted for Option B but also directed staff
to prepare a short report on the issue of access and density transfer for
land east of the railroad at the base of Islay Hill. Motion carried, all ayes.
Item 4 - Issue: Access to land west of the railroad and adjacent to the city.
The property now gains access from Highway 227. However, a creek crossing
is required. Access to.the north through the Edna area would be more con -
venient and eliminate the need for the creek crossing. Some form of easement
should be shown on the'plan map which connects phase 8 of the Edna area with
county land to the south (the Jekle property). A one foot access control
strip would be created to enable the city to control access. The adjacent
property owner would have to build a complete loop street to Broad Street
before the city would allow him to use the easement. The loop street must
meet city design and construction standards. The loop street must be com-
pleted no later than the city approval of city tract maps for phase 8 of
the Edna Area -- anticipated to be ten years after:the adoption of the specific
plan.
Building housing in the Edna -Islay area could put pressure on neighboring
county agricultural lands to develop. There typically was pressure to
provide a "transition" between suburban development and lower density rural
areas. Such a transition was unneccesary if adequate migation measures
were.provided in the plan and definite policies were established which
promoted a distinct urban /rural edge. The relationship between the
plan and neighboring county areas needed to be more fully defined.
'
The Planning Commission action was to expand this secondary planning area
southward to the county's urban reserve line and show the county's land use
designations south of Fuller Road. Station 51 and Frontage of the Smee
property should be shown as service commercial uses. The redraft of
specific plan (figure 25) should be required that city and county staff get
together to identify various land use options for adjacent county areas and
return to the Planning Commission and City Council for recommendation to
the county.
Councilman Dunin also requested and the council concurred that staff be
directed to write a draft policy statement for the Mayor's signature out-
lining the city's strong desire for, and requesting the county support
for a policy that county property south of the city, not previously committed
to rural housing, be kept in large lot agricultural /open space. Motion
carried, all ayes.
Item 3 - Issue: Access to land east of the railroad at the base of Islav Hill
The property had no available access. Access from the east through adjacent
properties was'not possible. The nine acre hillside area was suitable for
limited agricultural use and a single.home. The Islay.Hill project could
provide access to this homesite.
The Planning Commission action was that the commission decided on the first
sentence of Option B which stated, "Provide no access to the Jekle Property
east of the railroad."
Councilman Settle stated that he opted for Option B which was, "Provide no
access to the Jekle property east of the railroad." The slopes of the
property exceed 20 %. Grading required for building a single house on the
property and necessary driveways could scar a hillside. The hillside would
remain as open space for grazing.
Councilman Dunin stated that he was for Option A which was, "Required that
the proposed street on the lower sloped of Islay Hill be extended southward
to the city limits. The Jekle property would be provided access from the
north."
After brief discussion Council opted for Option B but also directed staff
to prepare a short report on the issue of access and density transfer for
land east of the railroad at the base of Islay Hill. Motion carried, all ayes.
Item 4 - Issue: Access to land west of the railroad and adjacent to the city.
The property now gains access from Highway 227. However, a creek crossing
is required. Access to.the north through the Edna area would be more con -
venient and eliminate the need for the creek crossing. Some form of easement
should be shown on the'plan map which connects phase 8 of the Edna area with
county land to the south (the Jekle property). A one foot access control
strip would be created to enable the city to control access. The adjacent
property owner would have to build a complete loop street to Broad Street
before the city would allow him to use the easement. The loop street must
meet city design and construction standards. The loop street must be com-
pleted no later than the city approval of city tract maps for phase 8 of
the Edna Area -- anticipated to be ten years after:the adoption of the specific
plan.
City Council Minutes
August 31, 1981 - 12:10 P.M.
Page 5
After brief discussion and upon general consensus,the council opted for
Option A which states, "Deny any access to the Jekle property west of the
railroad. Current access from Highway 227 would be continued. This would
avoid extending the Edna Loop street system or allowing additional traffic
in the neighborhood."
Item 5 - Issue:, Land Use and Circulation in the Secondary Planning Area.
Both authors ( Danley, Wisberg) own property in the secondary planning area.
Bob Wisberg feels that the proposed circulation won't work and doesn't agree
with the proposed land use designation for the secondary planning area. ,
The property owners should be consulted to see what they want to do.
Dan Danley feels that housing on his property is not appropriate because
of its location close to the airport and because the city residents had
previously voted against residential zoning (a mobile home project)..
The Planning Commission's recommendation was that this issue was resolved as
a part of Issue Slumber 2. The secondary planning area map was amended
accordingly. After brief discussion the council - upon general consensus,
agreed with Option 5b, "Change the land use designation of the area both
north and south of Fuller Road to Industrial use. This would more closely
reflect county zoning in the area. Additional land use buffers between the
residential area within the city and industrial area in the county could
be required as part of the specific plan."
Item 6 - Issue: Rural /Industrial Buffer
The specific plan shows rural industrial uses may bring future residential
areas within the secondary planning area (county area). The Plan proposes
a ten foot buffer between the two types of uses. The county does not feel
that ten feet is an acceptable buffer for more industrial users bordering
residential areas.
The Planning Commission generally supported staff recommendations with some
rewording to clarify the buffering requirements of adjoining county land
uses. (See page 37 and figure 16 of the redrafted specific plan).
Upon general consensus,_Options A/C were selected, "Determine that the propose& .
ten foot landscaped and fenc_ed buffer zone along with controls on generation
of noise from future commercial development will be sufficient to protect
adjacent housing."
Item 7 - Issue: Islay Hill Housing Location
In the event that the Edna -Islay area is developing with housing, staff
would recommend that proposed development south of the creek on the lower
slopes of Islay Hill be eliminated and that more multi - family housing be
allowed near Highway 227 (the density transfer concept). This would pre-
serve Islay Hill (the last of the volcanic Morros) in its entirety. This
would also create a buffer zone between proposed housing and biological
resources on the upper part of Islay Hill.;
After brief discussion the Council acted to eliminate the house sites added'
to._Islay Hill by the Planning Commission. -This included the four large-sites
fronting Orcutt Road. The Council agreed that this development potential
could be transferred.to other portions of the Islay area. The density. -
trasfer potential is between 12 and 14 units.
Item 8 - Issue: Landslide Areas
Portions of Islay Hill are subject to landslides: There are parts of the - -1
lower slopes of Islay Hill that are planned for housing that are directly
below these landslides. The.city should consider eliminating the proposed
housing in these landslide prone areas.
After brief discussion and upon general consensus, Option B was selected,
"Include as a provision of the specific plan that detailed site by site
geological studies should be conducted to determine how d_owns_lope area
would be affected by existing or potential landslides. The development
:.of housing downslope from the slides would be permitted only if the
.slides can be permanently stabilized if further study shows them to
be unaffected by proposed road grading. Studies would be done prior to any
further subdivision or development of Islay Hill. All affected areas of
the hill would be covered by a single study."
City Council Minutes
August 31, 1981 - 12:10 P.M.
Page 6
Wayne Peterson, City Engineer, stated that if the council elected to go
with the road location to be up higher on the cul -de -sac, he felt it was
contrary to good engineering design and would like to go on record
stating as much.
Mayor Billig stated that this would be discussed in more detail at a later
time and appreciated Mr. Peterson's comment.
After brief discussion and upon general consensus,Option B was selected as
suggested by Councilman Settle.
There being no further business to come before the meeting, Mayor Billig ad-
journed the meeting at 2:10 p.m.
amela Voges, Cit Clerk
MINUTES APPROVED BY COUNCIL: September 15, 1981
M I N U T E S
REGULAR MEETING OF THE CITY COUNCIL
CITY OF SAN LUIS OBISPO
TUESDAY, SEPTEMBER 1, 1981 - 7:00 P.M.
COUNCIL CHAMBERS, CITY HALL
990 PALM STREET, SAN LUIS OBISPO
1 ROLL CALL
Councilmembers
Present: Ron Dunin, Allen Settle, and Mayor Melanie Billig
Absent: GlennaDeane Dovey, one vacancy
City Staff
Present: Bill Hanley, Interim Administrative Officer; George
Thacher, City Attorney; Pamela Voges, City Clerk; Henry
Engen, Community Development Director; Geoff Grote,
Legal Assistant; Dave Romero, Public Services Director
INVOCATION: Reverend Gene Haraldsen, First Assembly of God
0 N S E N T I T E M S
C -1 COUNCIL MINUTES
' The motion of Councilman Settle, seconded by Councilman.Dunin, the
minutes of the Auaust.11, 1981, 7:00 P.M. and August 18, 1981, 7:00 P.M.
were approved as amended. Motion carried, all ayes.
C -2 CLAIMS.AGAINST.THE CITY
Motion of Councilman Settle, seconded by Councilman Dunin, claims against
the city for the month of September 1981, be approved and ordered paid,
upon approval of the C.A.O. Motion carried, all ayes.
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