HomeMy WebLinkAbout03/29/1982i�
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 2
City Staff
Present: Paul Lanspery, City Administrative Officer; Pamela Voges,
City Clerk; Geoff Grote, Interim Community Development
Director; Terry Sanville, Senior Planner
A. RESOLUTION OF APPRECIATION
On motion of Councilman Griffin, seconded by Councilman Settle, the
following resolution was introduced: Resolution No. 4782 (1982 Series),
a Resolution of Appreciation expressing the city's gratitude to Police
Lieutenant Charles A. Baldwin for his long and dedicated service to the
City of San Luis Obispo and its citizens.
Passed and adopted on the following roll call vote:
AYES: Councilmembers Griffin, Settle, Dovey, Dunin and Mayor Billig
NOES: None
ABSENT: None
1. HILLSIDE PLANNING PROGRAM
Council considered initiation of general plan amendments as part of the
first phase of the hillside planning program.
Terry Sanville, Senior Planner, stated
reviewed a work program for a hillside
Community Development Department. The
staff to begin work on the program as
program, as initiated by the Council,
one was complete and ready for Council
called for:
that in July of 1981 the Council
planning program prepared by the
Council directed the Planning
high - priority project. The
as divided into two parts. Part
review. The two -part program
Part 1 - A number of changes to the general plan map were proposed.
Those changes would precisely establish the location of the urban
reserve line and would identify hillside areas that were suitable for
housing. Some land would have to be rezoned to be consistent with the
amended General Plan map.
Part 2 - After the City Council has approved the general plan and zoning
changes, a specific plan would be prepared. The specific plan would
include standards that would guide the subdivision and development of
designated hillside housing areas within the urban reserves. In addi-
tion to the proposed general plan changes and rezonings, the report
identifies potential methods of preserving important hillside areas.
Those hillside planning concepts included: 1) The urban reserve line,
2) permanent open -space easements, 3) development transfer program, 4)
density transfer program, 5) minor expansion program, and 6) provision
of services. Those concepts would become an essential part of the
hillside specific plan. He was, therefore, requesting that the Council
determine if those concepts were acceptable so that the specific plan
could be prepared.
All of the general plan amendments and rezonings initiated by the.
Council would be considered by the Planning Commission at public hear-
ings beginning in May of 1982. The Council hearings were to follow. If
Council initiated all of the proposed general plan.amendments, the
Planning Commission.would schedule two to three public hearings to make
their recommendations. To evaluate all 19 study areas, the Council
would probably require five or six meetings. After Council approves the
general plan amendments and rezonings, staff would prepare the hillside
specific plan. The specific plan would contain the standards and
prerequisites for housing within each of the 19 hillside study areas.
Depending on work loads, it-should take staff about six months to
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 3
prepare the plan. The Planning Commission and Council could then
consider adoption. Part one of the hillside planning program would be
completed by April of 1983; Staff would then be able to publish for
public review the draft specific plan by October or November of 1983.
Staff was recommending that the Council review the general plan amend-
ments and rezonings proposed, make desired changes, and initiate the
processing.
Mayor Billig suggested that rather than review all 19 general plan
amendments, that the Council only take five major areas which are of the
more immediate concern. She suggested taking the following five areas:
(417) Maino /Madonna; (419) Lunetta Drive; (4114) High School /Hospital;
(4115) Gold Tree Area; and (4116) Southwood Fringe (Council later agreed
to include (411) Yancy's Hill.)
Councilman Griffin stated he would prefer to see a recap of the policies
and standards that apply that are presently existing in the various
general plan elements also referenced in this report.
City Council discussed the individual hillside planning concepts:
1. Urban Reserve Line
Terry Sanville stated that the line would no longer be a general guide
to hillside development. Instead it would be shown on large scale,
topographic maps so that it could be precisely located. All housing
sites would have to be in the urban reserve, although lot lines could
extend beyond this. This would answer the question of how high up the
hillsides houses should be built.
Councilman Dunin felt that the city was deviating from the intent of the
general plan by taking too much of a specific approach. He felt that
the city was preplanning a development and telling a developer what he
can and cannot do. He did feel it was alright to define the urban
reserve line, as once it is defined, it gives clear direction to
developers.
Councilman Griffin suggested that besides having the line defined; that
there should be a provision for extenuating circumstances.
Upon question by Councilman Dunin as to whether this established line
would prevent any subdivided lots from being built above that line,
Terry Sanville replied that although development could not occur above
that line, the developer would receive a density transfer, or
development transfer in other areas of the city.
Upon general consensus, the Council agreed to the urban reserve concept.
2. Permanent Open Space Easements
Terry Sanville explained that as a condition of subdivisions or other
city permits, open space easements would be created on land outside the
urban reserve. Dedication of open space and granting park land dedica-
tion credit is another option that the city could consider.
Councilman Griffin suggested adding language to the narrative that with
each minor development, some properties would be more appropriate than
others.
Councilman Dunin disagreed with the concept on moral reasons. He felt
it was totally unethical; he felt the developer was being blackmailed
and this would force the developer to bargain with the city. He felt
the city had created non - conforming lots, and now was saying that the
developer can't do anything with the lot. He could not support this
concept.
Councilman Settle would prefer dedication of park land space and,
wherever possible, utilization of the density transfer concept.
1
1
11
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 4
Upon general consensus, Council agreed to approve the permanent open
space easement concept (4 -1).
3. Development Transfer Program
Terry Sanville explained that where there were existing lots of record
beyond the urban reserve. All or part of the development potential
allowed by the city zoning could be transferred to other residentially
zoned land in the city and open space easement would secure the property
when the transfer takes place.
Upon question by Councilman Dunin, Terry Sanville stated that the effect
of the density program would be extremely minimal as there were only a
dozen or so lots that would be involved.
Councilman Dunin stated that he was again concerned that the property
owner would have to negotiate with the city on this density transfer
concept to have a coupon to build in another portion of the city.
Terry Sanville explained that the Council would have to determine the
extent of the density program as a part of the public hearing process.
The Council will hear recommendations of the staff and property owners
and then establish what the program should be.
Mayor Billig stated that there would be plenty of opportunity to be
talking with the property owners and that now is an opportunity to make
a policy statement, to arrive at some agreed concept in order to.pro-
ceed. She recognized that not all of these policies will fit each
development in every case.
Terry Sanville explained that staff would prepare a large scale map and
each property owner as well as neighboring property owners within 300
feet would be notified. Staff would attempt to hold staff informational
meetings to receive citizen input prior to coming to public hearing.
Property owners would again, at the public hearing stage, have an
opportunity to talk with.staff and Council.
Councilman Griffin stated that he could support this concept or method-
ology of the report as long as it was recognized that these concepts
would not be totally binding and that amendments can be made on indivi-
dual properties as they come before the Council. Although he was not
totally sold on the development transfer, he was willing to try it out.
Upon general consensus, Council agreed to support the concept for
development transfer programs (4 -1).
4. Density Transfer Program
Terry Sanville explained that all or a part of the development potential
allowed by city zoning of land outside the urban reserve could be
transferred to commonly held property inside the urban reserve. Areas
outside the urban reserve would then be protected by a permanent open
space easement or dedicated to the city.
Councilman Dunin again stated he could not support this concept as he
felt property owners were being placed in a blackmail position.
Councilman Settle felt that the concept was a good one. Again, it was
in concept only and individual developments would be discussed and
changes could be made at that time.
Councilman Dunin questioned if this document was a concept or an
applicable document.
Terry Sanville stated that the report did identify the extent to which
density and development transfer would be done.
Councilman Dunin then questioned if this meant this was a precondition.
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 5
Terry Sanville explained that with regard to tracts and minor subdivi-
sion, this would be insofar as a need to be consistent with the general
plan of which this document is a part.
Upon general consensus, Council agreed to approve the concept for
density transfer program (4 -1).
5. Minor Expansion Program
Terry Sanville stated that a new fringe area policy would be developed.
The general plan and hillside specific plan would continue to identify
minor expansion areas. In some cases this may mean that land above the
460 ft. elevation might be annexed and developed with a limited number
of homes in return for major open space concessions.
After brief discussion and upon general consensus, Council agreed to
approve the minor expansion program (5 -0).
6. Provision of Services
Terry Sanville explained if this was in some limited areas, services
could be provided to lots outside the city limits in return for -major
open space concessions. This concept would need to be carefully
applied. However, major open space gains may be possible in return for
service commitments which would have negligible impact on the city's
service capacity.
Upon general consensus, Council approved the provision of services
concept (5 -0).
The Council then reviewed each of the five study areas as outlined by
Mayor Billig.
Study Area #7 - Maino /Madonna Properties
The urban reserve would include an 18 -acre area north of Fernandez Road.
It includes land where slopes were generally 15 percent below the 275 to
300 ft. elevation. Land outside the existing city limits northwest of
the Madonna Inn where slopes were generally less than 15 percent below
the 300 ft. elevation would also be included in the urban reserve as an
expansion area. A small area south of the private road and north of the
Madonna Inn within the city would retain its tourist commercial designa-
tion on the general plan. The remainder of the entire area (both inside
and outside city limits) within the urban reserve would be designated
interim conservation /open space. All areas now are zoned C -OS -20 along
the west side of the freeway north of the Madonna Inn and would be
rezoned from C -OS -20 to C- OS- 20 -SP. The six -acre area north of the
Madonna Inn would also be rezoned. The part of the area south of the
private road would remain zoned at CTS and the portion of the area north
of the road would be zoned C- OS- 20 -SP.
Upon general consensus, Council agreed with this staff concept but would
review it on an individual -basis at the public hearing level.
Study Area #9 - Luneta Drive /Serrano San Luis Obispo
Staff recommended that for areas south of Serrano Drive, the urban
reserve line would follow the R -1 zone line. The urban reserve would
tie into the rear lots of existing parcels on the west side of Mission
Lane. No additional residential designated area would be created west
of the existing row of lots on Mission Lane. The urban reserve would
follow truck boundaries south of Hermosa Way and the south end of
Tassajara Drive. A small area at the end of Tassajara Drive where
slopes are less than 15 percent would remain inside the urban reserve.
West of Luneta Drive, the urban reserve line would follow the existing
R -1 zone line. No areas west of the city on Foothill Blvd. would be
included within the urban reserve. Areas outside the urban reserve
would be rezoned from C -OS -S and C -OS -10 to C- OS -S -SP and C- OS- 10 -SP.
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 6
There would be minor adjustments to the R -1 zone boundary. R -1 -S areas
adjacent to the new urban reserve line would be rezoned to R -1 -SP.
Councilman Griffin left the meeting at 1:35 p.m.
Upon general consensus, Council concurred with this concept (4 -0 -1).
Upon general consensus, Council concurred with this concept (4 -0 -1).
Study Area #15 - Gold Tree Area
Staff explained that the County was reviewing a tentative subdivision
for the Gold Tree tract which would reorganize the old tract and create
ten building sites. An EIR was being prepared which would discuss
alternatives to the project; however, no recommendations for this area
have been made. The staff would be prepared to do that after the EIR
was studied. Staff recommended the urban reserve line be relocated in
' the Alrita Street area. There were a number of small lots north of the
extension of Alrita Street outside the city which were developed with
homes. Those could be included within the urban reserve. The ridge
area directly east of Alrita Street where slopes were less than 15
percent should be included within the urban reserve. Those areas would
be considered a minor annexation or expansion.area of the city and
designated interim agriculture. Areas beyond the urban reserve would
continue to be designated as conservation /open space. No rezoning would
be required.
Upon general consensus, Council concurred with staff recommendation
(4 -0 -1).
Study Area #16 - Southwood Fringe
Staff was recommending the urban reserve line.be'relocated so that it
runs along the city limits line. Areas along the urban reserve would
continue to be shown as low density residential while areas outside the
reserve line would be designated conservation /open space with no
rezoning required.
Upon general consensus, Council concurred with staff recommendation.
Upon general consensus, Council agreed to also study Area #1, Yancy's.
Staff's recommendation was that the urban reserve line would exclude the
tourist commercial expansion area north of Howard Johnson's Restaurant.
If the Madonna Inn C -T area was expanded, no rezoning would be required.
As the Council had indicated at a prior meeting, they did not feel that
the proposed change by the applicant was appropriate so the general plan
amendment had been withdrawn and no EIR had been prepared on this
property.
Upon general consensus, Council concurred with concept as outlined
(4 -0 -1).
Study Area $14 - High School /Hospital
Staff recommended no major changes to this area. The urban reserve line
north of Woodland Drive should.be located along the existing C -OS -PF and
C- OS -R -1 zone boundaries. This means that land below the 320 ft.
elevation east of the Junior High School would be within the urban
reserve and designated public facility. Land north of Woodland Drive
below the 460 ft. elevation would be within the urban reserve and
designated low density residential. The urban reserve line would extend
along the eastern lot line of the existing Andre house to connect with
the County property east of General Hospital. The location of the urban
reserve would extend across the County property at the 460 ft.
elevation, the water service limit. The zone boundaries would remain
the same and R -1 and C -OS -40 areas would be rezoned to R -1 -SP and
C- OS- 40 -SP.
Upon general consensus, Council concurred with this concept (4 -0 -1).
Study Area #15 - Gold Tree Area
Staff explained that the County was reviewing a tentative subdivision
for the Gold Tree tract which would reorganize the old tract and create
ten building sites. An EIR was being prepared which would discuss
alternatives to the project; however, no recommendations for this area
have been made. The staff would be prepared to do that after the EIR
was studied. Staff recommended the urban reserve line be relocated in
' the Alrita Street area. There were a number of small lots north of the
extension of Alrita Street outside the city which were developed with
homes. Those could be included within the urban reserve. The ridge
area directly east of Alrita Street where slopes were less than 15
percent should be included within the urban reserve. Those areas would
be considered a minor annexation or expansion.area of the city and
designated interim agriculture. Areas beyond the urban reserve would
continue to be designated as conservation /open space. No rezoning would
be required.
Upon general consensus, Council concurred with staff recommendation
(4 -0 -1).
Study Area #16 - Southwood Fringe
Staff was recommending the urban reserve line.be'relocated so that it
runs along the city limits line. Areas along the urban reserve would
continue to be shown as low density residential while areas outside the
reserve line would be designated conservation /open space with no
rezoning required.
Upon general consensus, Council concurred with staff recommendation.
Upon general consensus, Council agreed to also study Area #1, Yancy's.
Staff's recommendation was that the urban reserve line would exclude the
tourist commercial expansion area north of Howard Johnson's Restaurant.
If the Madonna Inn C -T area was expanded, no rezoning would be required.
As the Council had indicated at a prior meeting, they did not feel that
the proposed change by the applicant was appropriate so the general plan
amendment had been withdrawn and no EIR had been prepared on this
property.
Upon general consensus, Council concurred with concept as outlined
(4 -0 -1).
City Council Minutes
Monday, March 29, 1982 - 12:10 p.m.
Page 7
After brief discussion, it was moved by Councilwoman Dovey, seconded by
Councilman Dunin, to initiate general plan amendments of Study Areas 1,
7, 9, 14, 15, and 16 to be considered by the Planning Commission.
Motion carried on the following roll call vote:
AYES: Councilmembers Dovey, Dunin, Settle and Mayor Billig
NOES: None
ABSENT: Councilman Griffin
There being no further business to come before the City.Council, Mayor
Billig adjourned the meeting at 2:00 p.m.
amela Voges, it Clerk
APPROVED BY COUNCIL: 5/4/82
M I N U T E S
REGULAR MEETING OF THE CITY COUNCIL
CITY OF SAN LUIS OBISPO
TUESDAY, APRIL 6, 1982 - 7:00 P.M.
COUNCIL CHAMBERS, CITY HALL, 990 PALM STREET
SAN LUIS OBISPO, CALIFORNIA
PLEDGE OF ALLEGIANCE -
ROLL CALL
Councilmembers
Present: GlennaDeane Dovey, Ron Dunin, Robert Griffin, Allen
Settle and Mayor Melanie C. Billig
Absent: None
City Staff
Present: Roger Neuman, Acting Administrative Officer; George
Thacher, City Attorney; Pamela Voges, City Clerk; Geoff
Grote, Acting Community Development Director; Dave
Romero, Public Services Director; Steve Henderson, HRC
Coordinator
A. RESOLUTION OF APPRECIATION - BALDWIN
Mayor Billig presented a Resolution of Appreciation to retiring Police
Lieutenant Charles Baldwin for his long and dedicated service to the
City and its citizens.
B. APPOINTMENTS OF CULTURAL HERITAGE BOARD
Geoff Grote, Acting Community Development Director, reported on
nominations for 11-citizens to make up recently established Ad Hoc
Cultural Heritage Committee.