Loading...
03/29/1982i� 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.