General Plan Digest
December 2004
City of San Luis Obispo
General Plan Digest
Produced and Maintained by:
The City of San Luis Obispo
Community Development Department
John Mandeville, Director
Mike Draze, Long- Range Planning, Deputy Director
Jaime Britz Hill, Planning Technician
City of San Luis Obispo
city of san luis obispo - General Plan Digest - December 2004
Table of Contents
INTRODUCTION
CITY OF SAN LUIS OBISPO GENERAL PLAN DIGEST .................................................. I- 3
Figures
Figure 1 - The Urban Area, the Greenbelt, and the Outer Planning Area .................... I- 5
LAND USE ELEMENT
INTRODUCTION .......................................................................................................... LU- 3
COMMUNITY GOALS .................................................................................................. LU- 7
GROWTH MANAGEMENT ......................................................................................... LU- 10
CONSERVATION AND DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS .................... LU- 25
COMMERCIAL & INDUSTRIAL DEVELOPMENT ................................................................... LU- 37
DOWNTOWN....................................................................................................................... . LU- 51
PUBLIC & CULTURAL FACILITIES ......................................................................................... LU- 57
RESOURCE PROTECTION ........................................................................................ LU- 62
OPEN SPACE ......................................................................................................................... LU- 63
HILLSIDES ............................................................................................................................ LU- 64
CREEKS, WETLANDS AND FLOODING ................................................................................. LU- 73
COMMUNITY HERITAGE....................................................................................................... LU- 78
HISTORICAL RESOURCES .................................................................................................... LU- 79
AIRPORT AREA ........................................................................................................... LU- 81
OPTIONAL USE & SPECIAL DESIGN AREAS ............................................................ LU- 85
REVIEW & AMENDMENT........................................................................................... LU- 89
IMPLEMENTATION .................................................................................................... LU- 90
Tables
Table 1 - Residential Clustering for Open Space Protection .................................... LU- 15
Table 2 - Anticipated City Population Growth .......................................................... LU- 17
Table 3 - Residential Capacity of Major Expansion Areas ......................................... LU- 31
Table 4 - Residential Densities ................................................................................... LU- 32
Figures
Figure 1 - San Luis Obispo Planning Area ................................................................. LU- 11
Figure 2 - Urban Reserve Line and Principle Expansion Areas ............................... LU- 30
Figure 3 - Vehicle Sales Area at Auto Park Way ......................................................... LU- 45
Figure 4 - Downtown Planning Area ......................................................................... LU- 49
Figure 5 - Public Facilities Areas ................................................................................ LU- 60
Figure 6 - Hillside Planning Areas ............................................................................. LU- 71
Figure 7 - Woodland Drive Specific Planning Area ................................................... LU- 72
Figure 8 - Creeks and Floodplains ............................................................................ LU- 77
Figure 9 - Airport Area ............................................................................................... LU- 82
Figure 10 - Optional Use and Special Design Areas ................................................. LU- 86
December 2004 - General Plan Digest - City of san luis obispo
Table of Contents
HOUSING ELEMENT
SAFETY ........................................................................................................................... H- 3
AFFORDABILITY ............................................................................................................ H- 4
HOUSING CONSERVATION.......................................................................................... H- 8
MIXED- INCOME HOUSING .......................................................................................... H- 10
HOUSING VARIETY AND TENURE............................................................................. H- 11
HOUSING PRODUCTION ........................................................................................... H- 11
NEIGHBORHOOD QUALITY ...................................................................................... H- 15
SPECIAL HOUSING NEEDS ........................................................................................ H- 17
SUSTAINABLE HOUSING, SITE AND NEIGHBORHOOD DESIGN .......................... H- 19
LOCAL PREFERENCE ..................................................................................................... H- 21
SUITABILITY ................................................................................................................ H- 22
Tables
Table 2 - Inclusionary Housing Requirement ............................................................... H- 5
Table 2A- Inclusionary Housing Adjustment Factor ...................................................... H- 6
Figures
Figure 1 - Areas to be Considered for Possible Rezoning ............................................ H- 14
OPEN SPACE ELEMENT
GENERAL GOALS, POLICIES, AND PROGRAMS ........................................................ OS- 3
HILLS AND MOUNTAINS ............................................................................................ OS- 6
CREEKS......................................................................................................................... OS- 9
MARSHES, SEEPS, VERNAL POOLS, LAKES, PONDS, AND SIMILAR WETLANDS.. OS- 20
GRASSLAND COMMUNITIES .................................................................................... OS- 24
PLANTS AND ANIMALS.............................................................................................. OS- 26
HAZARD AREAS ......................................................................................................... OS- 31
HISTORICAL, ARCHAEOLOGICAL, OR CULTURAL RESOURCES .......................... OS- 32
MINERAL RESOURCES .............................................................................................. OS- 34
AGRICULTURAL LANDS ............................................................................................ OS- 37
SCENIC RESOURCES................................................................................................. OS- 43
OUTDOOR RECREATION ......................................................................................... OS- 46
URBAN EDGE............................................................................................................. OS- 54
MANAGEMENT OF OPEN SPACE AND GREENBELT AREAS BY THE CITY ............ OS- 55
IMPLEMENTATION MECHANISMS ........................................................................... OS- 60
Tables
Table 1 - Federal, State and Native Plant Society Classified Plants and Animals ..... OS- 29
Table 2 - City Classified Plants and Animals .............................................................. OS- 30
city of san luis obispo - General Plan Digest - December 2004
Table of Contents
Table 3 - Recreation Locations ................................................................................... OS- 47
Table 4 - Resources and Recreation .......................................................................... OS- 49
Figures
Figure 1 - Hillside Development ................................................................................. OS- 9
Figure 2 - Flood Corridor .......................................................................................... OS- 10
Figure 3 - Creek Sections .......................................................................................... OS- 12
Figure 4 - Resource Protection ................................................................................. OS- 13
Creek Map ( Fold- Out Available Separately) .............................................................. OS- 17
Figure 5 - Ag Buffers Within and Outside the URL and City Limits ......................... OS- 40
Figure 6 - Open Space Element Site Map Legend ................................................... OS- 66
CIRCULATION ELEMENT
GENERAL GOALS, STRATEGIES AND OBJECTIVES ................................................... CI- 3
TRAFFIC REDUCTION .................................................................................................. CI- 8
COMMUNITY TRIP REDUCTION.............................................................................................. CI- 8
TRANSIT SERVICE .................................................................................................................. CI- 10
BICYCLE TRANSPORTATION .................................................................................................. CI- 13
WALKING........................................................................................................................ ....... CI- 15
TRAFFIC MANAGEMENT ............................................................................................ CI- 16
STREET DESIGNATIONS ........................................................................................................ CI- 16
NEIGHBORHOOD TRAFFIC MANAGEMENT .......................................................................... CI- 21
TRAFFIC FLOW....................................................................................................................... CI- 24
STREET NETWORK CHANGES............................................................................................... CI- 26
TRUCK TRANSPORTATION ........................................................................................ CI- 33
AIR TRANSPORTATION .............................................................................................. CI- 35
RAIL TRANSPORTATION ............................................................................................ CI- 37
PARKING MANAGEMENT ........................................................................................... CI- 38
COMMERCIAL PARKING ........................................................................................................ CI- 38
NEIGHBORHOOD PARKING MANAGEMENT ......................................................................... CI- 39
SCENIC ROADWAYS .................................................................................................... CI- 39
IMPLEMENTATION, FUNDING AND MANAGEMENT ............................................... CI- 43
Figures
Figure 1 - Modal Split Objectives ................................................................................. CI- 7
Figure 2 - Street Classifications .............................................................................. .... CI- 17
Street Classification Map ............................................................................. CI- 19
Figure 3 - Neighborhood Traffic Management Areas ................................................ CI- 22
December 2004 - General Plan Digest - City of san luis obispo
Table of Contents
Figure 4 - Transportation Capital Projects ................................................................. CI- 31
Figure 5 - Truck Route Map ........................................................................................ CI- 34
Figure 6 - Scenic Roadways Map ................................................................................ CI- 40
NOISE ELEMENT
GOALS, POLICIES AND PROGRAMS............................................................................. N- 3
Tables
Table 1 - Maximum Noise Exposure Due to Transportation Sources ......................... N- 5
Table 2 - Maximum Noise Exposure Due to Stationary Sources ....................................... N- 6
Figures
Figure 1 - Acceptability of New Noise Sensitive Uses Exposed to Transportation Noise .... N- 4
Figure 2 - Chart for Determining Noise Exposure and Mitigation ............................ N- 10
Figure 4a - 1990 Noise Contours, Southern Section ................................................. N- 12
Figure 4b - 1990 Noise Contours, Northern Section ................................................. N- 13
Figure 5a - Build- Out Noise Contours, Southern Section ......................................... N- 14
Figure 5b - Build- Out Noise Contours, Northern Section ........................................ N- 15
Figure 6 - Airport Noise Contours .............................................................................. N- 16
SAFETY ELEMENT
GOALS .............................................................................................................................. S- 3
FLOODING ....................................................................................................................... S- 3
FIRE ............................................................................................................................... .. S- 5
EARTHQUAKES AND OTHER GEOLOGIC HAZARDS ........................................................ S- 8
HAZARDOUS MATERIALS ............................................................................................... S- 12
ELECTROMAGNETIC FIELDS ......................................................................................... S- 12
AIRPORT HAZARDS ........................................................................................................ S- 12
HAZARDOUS TREES ....................................................................................................... S- 15
AVOIDING AND PREPARING FOR EMERGENCIES.......................................................... S- 15
Figures
Figure 1 - Flood Hazards .................................................................................................. S- 4
Figure 2 - Wildland Fire Hazard....................................................................................... S- 6
Figure 3 - Earthquake Faults - Local Area ......................................................................... S- 9
Figure 4 - Earthquake Faults - Regional ....................................................................... S- 10
Figure 5 - Ground Shaking and Landslide Hazards .................................................... S- 11
Figure 6 - Power Lines and Power Plant ...................................................................... S- 13
Figure 7 - Airport Hazards ............................................................................................ S- 14
city of san luis obispo - General Plan Digest - December 2004
Table of Contents
CONSERVATION ELEMENT
ENVIRONMENTAL QUALITY ....................................................................................... CO- 3
WATER RESOURCES MANAGEMENT.......................................................................... CO- 4
AIR RESOURCE CONSERVATION ............................................................................... CO- 5
SOIL CONSERVATION ................................................................................................. CO- 8
PLANT AND WILDLIFE CONSERVATION ................................................................. CO- 10
MINERAL AND ENERGY RESOURCE CONSERVATION ........................................... CO- 10
HISTORIC PRESERVATION ....................................................................................... CO- 11
NOISE POLLUTION ................................................................................................... CO- 13
ODOR POLLUTION ................................................................................................... CO- 13
VISUAL POLLUTION .................................................................................................. CO- 14
ENERGY CONSERVATION ELEMENT
GOALS, POLICIES AND PROGRAMS ............................................................................... EC- 3
Tables
Table 1 - Solar Access Guidelines .............................................................................. EC- 11
PARKS AND RECREATION ELEMENT
PARKS AND RECREATION ............................................................................................ PR- 3
THE PARK SYSTEM ....................................................................................................... PR- 4
SPORTS FIELDS ............................................................................................................ PR- 6
NEIGHBORHOOD PARKS ............................................................................................ PR- 7
COMMUNITY CENTER ................................................................................................. PR- 7
LAGUNA LAKE NATURE PARK...................................................................................... PR- 8
SINSHEIMER PARK ....................................................................................................... PR- 8
PLAYGROUNDS AND SPECIAL RECREATION AREAS ................................................. PR- 9
OPEN SPACE SERVICES AND PROGRAMS ................................................................ PR- 10
RECREATION FACILITIES .......................................................................................... PR- 11
PARKS AND RECREATION ACTIVITIES ..................................................................... PR- 14
FUTURE NEEDS ........................................................................................................... PR- 16
FINANCING .................................................................................................................... PR- 17
IMPLEMENTATION ...................................................................................................... PR- 19
Figures
Figure 1 - City Parks and Joint Use Sites Map ............................................................ PR- 12
Figure 2 - Open Space and Recreation Trails ............................................................. PR- 13
Figure 3 - Park Aquisition and Implementation Priority ........................................... PR- 22
December 2004 - General Plan Digest - City of san luis obispo
Table of Contents
WATER AND WASTEWATER ELEMENT
SAFE ANNUAL YIELD.................................................................................................. WW- 3
WATER CONSERVATION ............................................................................................ WW- 4
WATER DEMAND PROJECTIONS ............................................................................... WW- 5
RELIABILITY RESERVE ............................................................................................... WW- 5
SILTATION AT SALINAS AND WHALE ROCK RESERVOIRS ...................................... WW- 6
SUPPLEMENTAL WATER REQUIREMENTS ................................................................ WW- 6
MULTI- SOURCE WATER SUPPLY ................................................................................ WW- 8
ALLOCATION OF NEW WATER SUPPLIES ................................................................. WW- 8
WATER ALLOCATION AND OFFSETS ...................................................................... WW- 10
RECLAIMED WATER .................................................................................................. WW- 11
WATER SERVICE WITHIN THE CITY ....................................................................... WW- 11
WASTEWATER SERVICE AREA AND POPULATION ................................................. WW- 11
WASTEWATER COLLECTION, TREATMENT, AND DISPOSAL ................................ WW- 13
WASTEWATER REVENUES AND FINANCING.......................................................... WW- 15
Tables
Table 1 - Safe Annual Yield ........................................................................................... WW- 4
Table 2 - Required Safe Annual Yield for General Plan Buildout ................................. WW- 6
Table 3 - New Water Supply Requirements ................................................................ WW- 7
GLOSSARY........................................................................... GL- 3
Introduction
City of San Luis Obispo
city of san luis obispo - General Plan Digest - December 2004 I- 3
Introduction
CITY OF SAN LUIS OBISPO GENERAL PLAN DIGEST
The general plan is the community’s statement of what it is and what it wants to become.
It describes what should be preserved as well as what should be changed over time. To
do this the general plan directs the type, location, and timing of new development. It
also guides the use and protection of various resources so that what is important to the
citizens of San Luis Obispo today will be sustained for future generations. The general
plan is often called a community’s “ blue print” for growth and development.
The goals, objectives, policies and programs of the City’s General Plan reflect community
consensus and compromise involving diverse issues and priorities. The community’s
desires are presented within a framework set by State law. The General Plan was originally
adopted as separate sections, called “ elements”, which address various topics. According
to State law, each element carries equal weight in defining City policies. The State requires
that a general plan include seven specific elements, but allows the City to adopt optional
elements as the City deems appropriate. The table at the end of this introduction
illustrates how the City’s General Plan elements address the seven topics required by
State law.
A general plan is typically composed of goals, objectives, policies, and programs. Goals
and objectives are direction- setters. They describe desirable conditions and preferred
outcomes as they are applied to specific situations. Goals are generally not quantifiable,
time- dependent or suggestive of specific actions for their achievement. Objectives
generally state an intermediate step toward attaining a goal. Policies are typically more
specific statements that guide decision making. Programs implement goals, objectives
and policies.
This digest version of the City’s General Plan contains all the policies and programs of
separately published elements. It is meant to be a more convenient means of accessing
the goals, policies and programs. Several of the separately published elements contain
background information that is not contained in this digest. In this digest’s Table of
Contents, each major heading corresponds with a General Plan element. The Table of
Contents also shows the date each element was adopted or most recently revised.
For ease of reference, a consistent system for numbering policies and programs is used
throughout this digest. The resulting numbering system differs from the format used in
many of the separately published elements. The digest’s contents are footnoted to
maintain a clear correlation between the content of the digest and the original elements.
Where a goal, policy or program number in the digest differs from the number used in
the original element, the original number is cited in parentheses following its appearance
in the digest. The number in front of the comma is the page in the original element
where the item is found. The number, letter, or combination of numbers and letters
following the comma is the identification of the item on that page. For example, ( p3,1. A)
refers to page 3, item 1. A. Where only a number in parentheses appears, it is because
an item has no further identification other than its page number in the original element.
References among elements within the digest use the digest’s numbering system.
􀀇
This digest version of the
City’s General Plan is
meant to be a more
convenient means of
accessing the goals,
policies and programs.
􀀇
The Digest provides an
endnote for clear
correlation between the
the Digest and the
original General Plan
elements where the
numbering system
differs.
I- 4 December 4004 - General Plan Digest - City of san luis obispo
Introduction
In addition to the updated format, this digest includes cross referencing and an integrated
glossary. Cross references are identified by a within the margin followed by the
number of the related policy or program. The glossary combines the glossaries of the
separately published elements.
Some minor changes to sentence structure have been made to avoid redundancy or
complicated descriptions of where a policy applies. Unless otherwise stated, a goal or
policy applies within the city limits where the City has jurisdiction as well as outside the
City limits where the goal or policy would direct the City’s interaction with any agencies
that have jurisdiction in the matter ( Figure 1 shows the relationship of the City to the
greenbelt and the Outer Planning Area). These format changes do not change the
meaning of items in the adopted elements.
GENERAL PLAN ELEMENTS CORRESPONDING TO STATE MANDATED ELEMENTS
􀀇 􀀇
Cross references and
other special notes are
identified in this space
within the margin.
Goals are called out by
this icon in the margin.
CITY
ELEMENTS
STATE REQUIRED ELEMENTS
Land
Use Circulation Housing Open
Space Conservation Noise Safety Optional
Land Use X X X X
Circulation X X X
Housing X X
Open Space X X X X
Conservation X X
Noise X
Safety X
Parks and
Recreation
X X
Water &
Wastewater X X
Energy
Conservation
X
city of san luis obispo - General Plan Digest - December 2004 I- 5
Introduction
slo
urban area
community development department N
city of san luis obispo
greenbelt
greenbelt
outer
planning
area
outer
planning
area
Figure 1 - A generalized drawing depicting the City’s urban area, the
greenbelt, and the Outer Planning Area
The center of the drawing is the City’s urban area, the regiona outlined in black is a
generalized depiction of the greebelt, and the area outside the greenbelt ( but with the
gray line) is the Outer Planning Area.
City of San Luis Obispo
Land Use Element
August 1994
As Amended through July 2004
PREAMBLE TO THE LAND USE ELEMENT
We the people of San Luis Obispo hold that we have the right to determine our
community’s destiny based on our community’s values; that the future livability
of our community will be driven by historical choices made from day to day, and
not by inevitable forces beyond our control; that in an age when the livability of
large, urban communities to our north, south, and east is being destroyed by
incrementally accelerating environmental degradation and the breakdown of ci-vility,
we assert our desire to seek a different sort of future for our community;
that, therefore, we direct our elected representatives and civic employees to
preserve our community’s natural environment and control excessive growth
detrimental to the long- term sustainability of the community.
SAN LUIS OBISPO’S VISION
Our vision is of a sustainable community, within a diverse natural and agrarian
setting, which is part of a larger ecosystem upon which its existence depends.
San Luis Obispo will maintain its healthy and attractive natural environment val-ued
by residents, its prosperity, and its sense of safety and community, within a
compact urban form. Our community will have a comprehensible scale, where
people know each other and where their participation in government is wel-come
and effective. The general plan outlines basic features of the city needed
to sustain our livelihoods, our natural and historical heritage, and our needs for
interaction and expression. The general plan is a benchmark in the continuing
planning process, reflecting the desires of citizens with different backgrounds to
sustain the community’s qualities for themselves and for future generations.
The City should provide a setting for comfortable living, including work and
recreation. The City should live within its resources, preserve the relatively high
levels of service, environmental quality and clean air valued by its residents, and
strive to provide additional resources as needed.
city of san luis obispo - General Plan Digest - December 2004 LU- 3
Land Use Element
INTRODUCTION TO THE LAND USE ELEMENT
The City’s General Plan guides the use and protection of various resources to meet community
purposes. It reflects consensus and compromise among a wide diversity of citizens’
preferences, within a framework set by State law. The General Plan is published in separately
adopted sections, called elements, which address various topics.
The Land Use Element represents a generalized blueprint for the future of the City of San
Luis Obispo. Required by State law, it is the core of the General Plan. Starting with conditions
at the time of adoption, the Land Use Element sets forth a pattern for the orderly development
of land within the City’s planning area. This pattern should be based on residents’ preference
and on protection of natural assets unique to the planning area. The Element also describes
the expected level of population growth resulting from construction of the kinds of housing
units included in the plan, as well as the kinds of new commercial and industrial development
that are responsive to the City’s economic needs.
The City’s planning area coincides with the County’s San Luis Obispo planning area ( Figure
1), and can be generally described as extending to the ridge of the Santa Lucias ( Cuesta
Ridge) on the north and east; the southerly end of the Edna Valley ( northern Arroyo Grande
Creek watershed boundary) on the southeast; the ridge of the Davenport Hills on the
southwest; and the Irish Hills, Turri Road in the Los Osos Valley, and Cuesta College in the
Chorro Valley on the west.
Policies in the Land Use Element and the General Plan Land Use Map are consistent with
other General Plan elements. The Housing Element goals, policies, and programs reflect the
land use policies as they relate to residential development. The Circulation Element
recognizes implications of land use policy on traffic and establishes relevant goals, policies,
standards, and implementation measures that address both existing and potential circulation
deficiencies. The Safety Element identifies hazards that could affect both existing and future
development and the Open Space Element addresses protection of open space amenities
and resources. The Land Use Element recognizes these potential constraints on land use
policy.
History
The City’s First General Plan, including land use and other elements, was adopted in 1961.
A revised plan was adopted in 1966, following the County’s first adoption of a plan for the
San Luis Obispo area in 1965. The City adopted major revisions of its land use element in
1972 and in 1977. The current element is a revision of the 1977 version.
Public Participation
Before adopting or revising any General Plan element, the Planning Commission and the
City Council hold public hearings. The City publishes notices in the local newspaper to let
citizens know about the hearings at least ten days before they are held. Also, the City
prepares environmental documents to help citizens understand the expected consequences
LU- 4 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
of its planning policies before the hearings are held. The City started work on updating this
element with a series of public workshops in 1988. Also, the City took a public opinion
survey and established committees to give advice on the element.
The City intends to re- evaluate this element about every ten years. Parts of it may be updated
more often. There will be annual reports on how the plan has been implemented and
changed. Anyone may suggest or apply for an amendment to the General Plan at any time,
though there are limits on how often it can be amended.
Background to This Land Use Element Update
The Introduction to the 1977 Land Use Element contained a philosophical discussion existing
conditions and issues facing the City. The discussion is still valid today. Its premise is that
the City and County, while still relatively rural and apparently capable of providing room for
new residents, face some known and several undefined finite resources which may constrain
growth. Furthermore, the introduction said, public attitudes towards the desirablility of
growth had changed since the City’s first General Plan; experience with growth had caused
citizens and public officials to question whether growth, even well planned, produces benefits
worth the social, economic and environmental costs and consequences. On the environmental
side, the element stated that key resources know to have finite limits were water supply and
air quality. All the basic resources -- land, water and air -- can accommodate some additional
growth without severe impacts, but eventually and inevitably growth must stabilize and
stop, or else exceed resource limitations with destructive social, economic and environmental
ramifications. The purpose of the 1977 element, the Introduction said, was to apply planning
methodologies to manage the rate and extent of growth so that irreversible environmental
problems would not get out of hand before they were recognized.
Concerns about environmental quality continue today, and have informed much of the current
revision. Votes of residents and the public opinion survey of residents done as part of this
General Plan update have strongly reaffirmed the commitment of residents to preserve and
enhance the environmental quality of our community. In the years since 1977 additional
issues have become better defined. One, for example, is the maintenance of the remaining
prime farmland in and around the City. The 1977 Element cited this as one of the primary
issues facing planners, but failed to propose a concrete solution. As a result, irreplaceable
agricultural land has been lost. This revision proposes solutions to the continued irretrievable
loss of this world- class natural asset. Another issue that was less well understood in 1977 is
the preservation of important wildlife and native plant habitats; this revision proposes methods
to begin preservation of such habitats, including planning based on the identification,
mapping and monitoring of the community’s existing natural assets. This element is a
continuation of the 1977 element; it represents fine tuning rather than a new beginning.
Community Values
As the 1977 element noted, public attitudes and values are an essential part of what shapes
planning documents. The residents of San Luis Obispo have expressed strong community
values. For the past 25 years, residents have again and again voiced their desire to preserve
city of san luis obispo - General Plan Digest - December 2004 LU- 5
Land Use Element
environmental assets and control excessive growth. There have been many public votes on
such issues, and all have expressed the same set of community values:
1) In 1972, 70% of city voters rejected by referendum an environmentally- contraversial
annexation in the Edna Valley, the Danley Annexation.
2) In June 1978, 62% of city voters amended the city Charter by initiative to allow voters to
vote yes or no on annexations.
3) In November 1978, when the first Charter- mandated votes on annexations were held,
58% of voters rejected the Foothills Annexation, and 56% the Ferrini Annexation.
4) In 1983, 73% of city voters said the city should protect sensitive hillsides and consider
purchasing open space in order to preserve it.
5) Also in 1983, 69% of city voters said Port San Luis should not be used for offshore oil
activities.
6) In 1985, 71% of voters chose to amend the San Luis Obispo Charter to require that land
annexed to the city can only be developed in consistency with the General Plan.
7) In 1989, 68% of city voters said growth management regulations should apply to all
development in the city.
8) In 1991, 69% of city voters repealed by referendum Council- approved zoning for the
Islay Hill/ Arbors Tract.
9) Also in 1991, in the midst of the worst drought in history, 56% of city voters said the city
should not participate in the State Water Project.
10) In a 1992 referendum, similar percentage of city voters rescinded Council approval for
joining the State Water Project.
As voters, the people of San Luis Obispo have spoken clearly and consistently on environmental
protection and quality of life issues for the past 25 years.
Citizens spoke equally clearly when polled by the City in 1988 as part of the current Land
Use Element update. The 585 poll respondents placed quality of life and environmental
issues at the top of their concerns. Ninety percent of respondents listed the natural
environment as their top quality of life concern. Asked, in an open- ended question, the
City’s greatest problem, the top response ( 42%) was excessive growth. ( The next largest
response, at 15%, was traffic). Asked, also in an open- ended question, the City’s greatest
strength, 53% of responses concerned environmental quality and sense of community.
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Land Use Element
Asked what reductions in quality of life they were willing to accept in return for greater
economic growth, in the following areas a majority said “ none”.
1) air pollution, 83%;
2) increased traffic and traffic noise, 67%;
3) development on peaks and hillsides, 66%;
4) development on farmland and ranch land, 51%;
5) development harmful to creeks, 67%;
6) overall pace of life, 51%.
Asked to pick a growth rate from listed categories, 85% of respondents picked categories
ranging from none ( 15%) to slower than the state and county ( 51%) to no faster than the
county ( 19%).
Despite such consistent and strong expression of community values, there has been continued,
incremental degradation of the natural environment expressly valued by residents of San
Luis Obispo.
The present Land Use Element update must be understood as emerging from the context of
the community’s past experiences and present attitudes. It is a document that charts a
future course of concern with environment, society, economy, and quality of life, and responds
to the desires of the City’s residents.
city of san luis obispo - General Plan Digest - December 2004 LU- 7
Land Use Element
COMMUNITY GOALS
Introduction
Goals describe desirable conditions. In this context, they are meant to express the
community’s preferences for basic future directions. In the goal statements, “ San Luis
Obispo” means the community as a whole, not just the City as a municipal corporation.
The statements also indicate what the City should do and what it should influence others
to do. The goals state San Luis Obispo’s basic positions on the extent, rate, composition,
and financing of growth. The following Growth Management section includes policies
and programs which offer more specific guidance on these topics. Later sections, dealing
with parts of the City and with land- use categories, give more detailed direction on
preserving neighborhoods and designing new development.
Approach to Planning San Luis Obispo should:
1) Choose its future, rather than let it happen. San Luis Obispo should be proactive in
implementing its vision of the future, and should work with other agencies and
institutions to create our desired mutual future.
Environment San Luis Obispo should:
2) Protect and enhance the natural environment, including the quality of air, water,
soil, and open space.
3) Protect, sustain, and where it has been degraded, enhance wildlife habitat on land
surrounding the city, at Laguna Lake, along creeks and other wetlands, and on open
hills and ridges within the city, so that diverse, native plants, fish, and animals can
continue to live within the area.
4) Protect public views of the surrounding hills and mountains.
5) Recognize the importance of farming to the economy of the planning area and the
county, protect agriculture from development and from incompatible uses, and
protect remaining undeveloped prime agricultural soils.
6) Protect and restore natural landforms and features in and near the city, such as the
volcanic morros, hillsides, marshes, and creeks.
7) Foster appreciation among citizens of the complex abundance of the planning area’s
environment, and of the need to respect natural systems.
8) Identify, map and monitor our community’s natural assets to preserve and protect
them.
􀀇
The Land Use Map is
available separately in
the Community
Development
Department
􀀇
In the Land Use
Element all of the Goals
are listed first.
LU- 8 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
Society & Economy
San Luis Obispo should be a well balanced community. Environmental, social, and
economic factors must be taken into account in important decisions about San Luis
Obispo’s future. A healthy economy depends on a healthy environment. The social
fabric of the community for both residents and visitors must also be a part of that balance.
Therefore, complementary to the goals and objectives of this element, the City shall
maintain and bi- annually review goals and objectives that promote the economic well
being of the community.
San Luis Obispo should:
9) Provide employment opportunities appropriate for area residents’ desires and skills.
10) Provide goods and services which substantial numbers of area residents leave the area
regularly to obtain, provided doing so is consistent with other goals.
11) Retain existing businesses and agencies, and accommodate expansion of existing
businesses, consistent with other goals.
12) Emphasize more productive use of existing commercial buildings and land areas already
committed to urban development.
13) Provide an adequate revenue base for local government and public schools.
14) Provide high quality public services, ensuring that demands do not exceed resources
and that adequate facilities and services can be provided in pace with development.
15) Cooperate with other agencies in the county to assure that increases in the numbers
of workers and college and university students in the San Luis Obispo area do not
outpace housing availability.
16) Accommodate residents within all income groups.
17) Preserve existing housing which is affordable to residents with very low, low, and
moderate incomes.
18) Actively seek ways to provide housing which is affordable to residents with very low,
low, and moderate incomes, within existing neighborhoods and within expansion areas.
19) Encourage opportunities for elder care and child care within the city.
20) Enrich community cultural and social life by accommodating people with various
backgrounds, talents, occupations, and interests.
city of san luis obispo - General Plan Digest - December 2004 LU- 9
Land Use Element
21) Provide a resilient economic base, able to tolerate changes in its parts without causing
overall harm to the community.
22) Have developments bear the costs of resources and services needed to serve them,
except where the community deliberately chooses to help pay in order to achieve
other community goals.
23) Provide for high quality education and access to related services such as museums, art
galleries, public art, and libraries.
24) Serve as the county’s hub for: county and state government; education; transportation;
visitor information; entertainment; cultural, professional, medical, and social services;
community organizations; retail trade.
25) Provide a wide range of parks and sports and recreational facilities for the enjoyment
of our citizens.
26) Retain accessible, responsive, and capable local government.
27) Ensure that residents’ opportunities for direct participation in City government and
their sense of community can continue.
City Form San Luis Obispo should:
28) Maintain the town’s character as a small, safe, comfortable place to live, and maintain
its rural setting, with extensive open land separating it from other urban development.
29) Maintain existing neighborhoods and assure that new development occurs as part of
a neighborhood pattern.
30) Keep a clear boundary between San Luis Obispo’s urban development and surrounding
open land.
31) Grow gradually outward from its historic center until its ultimate boundaries are
reached, maintaining a compact urban form.
32) Foster an awareness of past residents and ways of life, and preserve our heritage of
historic buildings and places.
33) Develop buildings and facilities which will contribute to our sense of place and
architectural heritage.
34) Develop buildings and places which complement the natural landscape and the fabric
of neighborhoods.
LU- 10 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
35) Focus its government and cultural facilities and provide a variety of business services
and housing in the downtown.
36) Provide a safe and pleasant place to walk and ride a bicycle, for recreation and other
daily activities.
37) Be a safe place to live.
GROWTH MANAGEMENT
POLICIES
LU 1.0: Overall Intent
LU 1.0.1: Growth Management Objectives
The City shall manage its growth so that:
A) The natural environment and air quality will be protected.
B) The relatively high level of services enjoyed by City residents is
maintained or enhanced.
C) The demand for municipal services does not outpace their
availability.
D) New residents can be assimilated without disrupting the
community’s social fabric, safety, or established neighborhoods.
E) Residents’ opportunities for direct participation in City
government and their sense of community can continue.
The City will not designate more land for urban uses than its resources can be expected
to support.
LU 1.1: Urban Separation
Broad, undeveloped open spaces should separate the City from nearby urban areas.
This element establishes a final edge for urban development.
LU 1.2: Build- out Capacity
This element seeks to establish an ultimate population capacity.
􀀇
LU Table 2
city of san luis obispo - General Plan Digest - December 2004 LU- 11
Land Use Element
city of san luis obispo
community development department N
San Luis Obispo
Planning Boundary
#
#
PACIFIC OCEAN #
Avila Beach
Shell Beach
Pismo Beach
San Luis Obispo
#
227
1
101
101, 1
Figure 1 - San Luis Obispo Planning Area
LU- 12 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.3: Urban Edges Character
The boundary between San Luis Obispo’s urban development and surrounding open
land should be clear. Development just inside the boundary shall provide measures to
avoid a stark- appearing edge between buildings in the city and adjacent open land.
Such measures include: using new or existing groves or windrows of trees, or hills or
other landforms, to set the edge of development; increasing the required side yard and
rear yard setbacks.
LU 1.4: Jobs/ Housing Relationship
The gap between housing demand ( due to more jobs and college enrollment) and
supply should not increase.
LU 1.5: Regional Planning
The City will encourage regional planning and growth management throughout the
County, and in cooperation with neighboring counties and the State.
LU 1.6: City Size and Expansion
LU 1.6.1: Urban Reserve
The City shall have an urban reserve line containing the area around the City where
urban development might occur ( Land Use Element Map and Figure 2). Urban uses
within this line should be developed according to City- approved plans, consistent with
this element. Nonurban agricultural, open space, and wildlife corridor uses are also
encouraged within the urban reserve, as interim or permanent uses shown on
City- approved plans.
LU 1.6.2: Expansion Areas
Expansion areas adequate for growth consistent with these policies should be designated
within the urban reserve line ( Land Use Element Map and Figure 2).
LU 1.6.3: Interim Uses
Expansion areas should be kept in agriculture, compatible agricultural support services,
or open- space uses until urban development occurs, unless a City- approved specific
plan provides for other interim uses.
􀀇
LU Figure 2
city of san luis obispo - General Plan Digest - December 2004 LU- 13
Land Use Element
LU 1.7: Greenbelt ( See also Section 6, Resource Protection)
LU 1.7.1: Open Space Protection Outside the URL
Within the City’s planning area and outside the urban reserve line, undeveloped land
should be kept open. Prime agricultural land, productive agricultural land, and potentially
productive agricultural land should be protected for farming. Scenic lands, sensitive
wildlife habitat, and undeveloped prime agricultural land should be permanently
protected as open space.
LU 1.7.2: Greenbelt Uses
Appropriate greenbelt uses include: watershed; wildlife habitat; grazing; cultivated crops;
parks and outdoor recreation ( with minimal land or landscape alteration, building,
lighting, paving, or use of vehicles, so rural character is maintained); and home sites
surrounded by land of sufficient size and appropriately located with respect to topography
and vegetation to maintain the open character.
LU 1.7.3: Commercial Uses
Commercial development shall not occur, unless it is clearly incidental to and supportive
of agriculture or other open- space uses.
LU 1.7.4: Parcel Sizes & Density
The City will encourage the County to create no new parcels within the greenbelt, with
the exception of those permitted under the following cluster incentive. Outside of
clusters, allowed parcel sizes within the greenbelt should be no smaller, and the number
of dwellings allowed on a parcel should be no more, than designated by the 1989 San
Luis Obispo County Land Use Element.
LU 1.7.5: Building Design and Siting
All new buildings and structures should be subordinate to and in harmony with the
surrounding landscape. The City should encourage County adoption of regulations
prohibiting new structures on ridge lines or in other visually prominent or
environmentally sensitive locations, and allowing transfer of development rights from
one parcel to another in order to facilitate this policy.
LU 1.7.6: Wildlife Habitat
Continuous wildlife habitat — including corridors free of human disruption— shall be
preserved and, where necessary, created.
LU 1.7.7: Trees
Significant trees, particularly native species, shall be preserved.
􀀇
Introduction ( Figure 1)
LU- 14 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.8: Prime Agricultural Land
LU 1.8.1: Agricultural Protection
It is the City’s policy to encourage preservation of economically viable agricultural
operations and land within the urban reserve and city limits. The City should provide
for the continuation of farming through steps such as provision of appropriate general
plan designations and zoning.
LU 1.8.2: Prime Agricultural Land
Development of prime agricultural land may be permitted, if the development contributes
to the protection of agricultural land in the urban reserve or greenbelt by one or more
of the following methods, or an equally effective method: acting as a receiver site for
transfer of development credit from prime agricultural land of equal quantity; securing
for the City or for a suitable land conservation organization open space easements or
fee ownership with deed restrictions; helping to directly fund the acquisition of fee
ownership or open space easements by the City or a suitable land conservation
organization. Development of small parcels which are essentially surrounded by
urbanization need not contribute to agricultural land protection.
LU 1.9: Residential Clustering for Open Space Protection
LU 1. 9.1: Basis for Variation
Allowed parcel sizes and the number of dwellings may vary from LU Policy 1.7.4 when:
A) All new dwellings will be clustered contiguously in accordance
with Table 1;
B) The area outside the cluster is permanently protected as open
space;
C) Agricultural easements are placed on prime agricultural lands
outside the cluster.
LU 1. 9.2: Means of Protection
Open space is to be preserved either by dedication of permanent easements or transfer
of fee ownership to the City, the County, or a responsible, nonprofit conservation
organization.
LU 1.9.3: Public Access
Areas preserved for open space should include public trail access, controlled to protect
the natural resources, to assure reasonable security and privacy of dwellings, and to
allow continuing agricultural operations. Public access through production agricultural
land will not be considered, unless the owner agrees.
city of san luis obispo - General Plan Digest - December 2004 LU- 15
Land Use Element
Table 1 - Residential Clustering for Open Space Protection
LU 1.9.4: Design Standards
Cluster development shall:
A) Be set back approximately 150 feet from public roads;
B) Be screened from public views by land forms or landscaping,
but not at the expense of habitat. If the visually screened
locations contain sensitive habitats or unique resources as
defined in the Open Space Element, avoid development in
those areas and instead design the cluster in the form of
vernacular farm building complexes, to blend with the
traditional agricultural working landscape.
C) Be located on other than prime agricultural land and be situated
to allow continued agricultural use;
D) Prohibit building sites and roads within stream corridors and
other wetlands, on ridge lines, rock outcrops, or visually
prominent or steep hillsides, or other sensitive habitats or
unique resources as defined in the Open Space Element.
E) Preserve historic or archaeological resources.
Minimum non-cluster
parcel size
( acres)
Minimum site
area to be open
space, outside
cluster
( percent)
Minimum
overall site
area per
dwelling
( acres)
Maximum lot
area ( acres)
20 80 10 1
30 80 15 1
40 85 20 1
80 90 40 1
160 95 80 2.5
320 or more 95 160 2.5
LU- 16 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.10: Air Quality
If measures proposed at the time this element was adopted, mitigation decided during
project review, or other programs or incentives intended to offset significant air- quality
impacts of growth prove to be ineffective, the City will amend this Land Use Element to
reduce its development capacity and will encourage other jurisdictions to reduce theirs,
so that air quality will not deteriorate unacceptably because of growth. The City would
then consider raising planned capacities to previous levels only if measures effective in
protecting air quality are carried out.
LU 1.11: Growth Rates & Phasing
LU 1.11.1: Overall Intent
Growth rates should provide for the balanced evolution of the community and the
gradual assimilation of new residents. Growth must be consistent with the City’s ability
to provide resources and services and with State and City requirements for protecting
the environment, the economy, and open space.
LU 1.11.2: Residential Growth Rate
The City’s housing supply shall grow no faster than one percent per year, averaged over
a 36- month period, excluding dwellings affordable to residents with very low or low
incomes as defined in the Housing Element. This rate of growth may continue so long
as the City’s basic service capacity is assured. Table 2 shows the approximate number of
dwellings and residents which would result from the one percent maximum average
annual growth rate over the planning period.
LU 1.11.3: Phasing Residential Expansions
Before a residential expansion area is developed, the City must have adopted a specific
plan or a development plan for it. Such plans for residential expansion projects will
provide for phased development, consistent with the population growth outlined in
Table 2, and taking into account expected in- fill residential development within the
1994 City limits.
Though the periods of development of the major residential expansion areas may overlap,
the City prefers to complete one neighborhood before beginning another. The sequence
of development of the major residential expansion areas will be decided based on the
affordability of dwellings, and other public benefits, primarily open space. The area
committing to development of the largest number of dwellings affordable to residents
with very low, low, or moderate incomes would be developed first, with open space
dedication or other public benefits used to decide the order if two or three areas offer
substantially the same housing affordability. The anticipated intervals for the major
expansion areas’ development are: first area, 1997 - 2003; second area, 2004 - 2010;
third area, 2011 - 2017.
􀀇
H 6.2.1
city of san luis obispo - General Plan Digest - December 2004 LU- 17
Land Use Element
ò Estimated urban reserve capacity: 57,700 ( 2)
Notes:
( 1) Includes residents of group housing.
( 2) Includes Cal Poly campus residents, who are inside the urban reserve but who were outside the City limits in
1994.
LU 1.11.4: Nonresidential Growth Rate
Each year, the City Council will evaluate the actual increase in nonresidential floor area
over the preceding five years. The Council shall consider establishing limits for the rate
of nonresidential development if the increase in nonresidential floor area for any five-year
period exceeds five percent, except that the first 300,000 square- feet of nonresidential
floor area constructed after 1994 shall be excluded from calculating the increase. Any
limits so established shall not apply to:
A) Changed operations or employment levels, or relocation or
ownership change, of any business existing within the City at
the time the limit is set;
B) Additional nonresidential floor area within the downtown core
( Figure 4);
C) Public agencies;
D) Manufacturing, light industrial, or research businesses.
Table 2: Anticipated City Population Growth
49,700
19,100 20,100 21,000
23,300
24,300
18,200 22,200
52,200
42,800
54,900 57,200
45,000 47,300
0
10,000
20,000
30,000
40,000
50,000
60,000
1992 1997 2002 2007 2012 2017 2022
Approximate
Maximum Number
of Dwellings
Anticipated
Number of People
( 1)
LU- 18 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.12: Educational and Governmental Facilities Near the City
LU 1.12.1: Overall
Communication and cooperation between the City and nearby government institutions
is important and must be maintained, because changes in the numbers of workers,
students, and inmates of the three major public institutions near the City directly influence
the City’s economic base, land use, circulation, and ability to manage growth. The City
should continue to work with Cuesta College and Cal Poly to assure that enrollment
growth addressed in their approved master plans will not result in any significant adverse
impacts on the City.
LU 1.12.2: Cal Poly
The City favors Cal Poly’s approved master plan enrollment targets. These targets should
not be changed in a way that would exceed campus and community resources. The City
favors additional on- campus housing, enhanced transit service, and other measures to
minimize impacts of campus commuting and enrollment.
LU 1.12.3: California Men’s Colony
The City supports communication and cooperation between the City and California
Men’s Colony ( CMC). The City shall continue to work with CMC to identify resource
constraints and to avoid adverse impacts of increased inmate population.
LU 1.12.4: Cuesta Community College
The City favors measures such as course offerings at satellite campuses and enhanced
transit service to avoid housing and commuting impacts of increasing enrollment at
Cuesta College.
LU 1.13: Annexation and Services
LU 1.13.1: Water & Sewer Service
The City shall not provide nor permit delivery of City water or sewer services to the
following areas. However, the City will serve those parties having valid previous
connections or contracts with the City.
A) Outside the City limits;
B) Outside the urban reserve line;
C) Above elevations reliably served by gravity- flow in the City water
system;
D) Below elevations reliably served by gravity- flow or pumps in
the City sewer system.
􀀇
LU 2.7.1
H 8.2.4
H 8.2.5
H 8.2.6
H 8.2.7
􀀇
H 8.28
city of san luis obispo - General Plan Digest - December 2004 LU- 19
Land Use Element
LU 1.13.2: Annexation Purpose and Timing
Annexation should be used as a growth management tool, both to enable appropriate
urban development and to protect open space. Areas within the urban reserve line
which are to be developed with urban uses should be annexed before urban development
occurs. The City may annex an area long before such development is to occur, and the
City may annex areas which are to remain permanently as open space. An area may be
annexed in phases, consistent with the city- approved specific plan or development plan
for the area. Phasing of annexation and development will reflect topography, needed
capital facilities and funding, open space objectives, and existing and proposed land
uses and roads.
LU 1.13.3: Required Plans
Land in any of the following annexation areas may be developed only after the City has
adopted a plan for land uses, roads, utilities, the overall pattern of subdivision, and
financing of public facilities for the area. The plan shall provide for open space protection
consistent with LU policy 1.13.5.
A) For the Airport area, a specific plan shall be adopted for the
area. Until a specific plan is adopted, properties may only be
annexed if they meet the following criteria:
1) The property is contiguous to the existing city limits;
and
2) The property is within the existing urban reserve line;
and
3) The property is located near to existing infrastructure;
and
4) Existing Infrastructure capacity is available to serve the
proposed development; and
5) A development plan for the property belonging to the
applicant( s) accompanies the application for
annexation; and
6) The applicant( s) agree to contribute to the cost of
preparing the specific plan and constructing area- wide
infrastructure improvements according to a cost
sharing plan maintained by the City.
B) For the Orcutt expansion area, a specific plan shall be adopted
for the whole area before any part of it is annexed.
LU- 20 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
C) For the Margarita Area, annexation may occur following the
City Council’s 1998 approval of a draft specific plan as the project
description for environmental review. Except for City parks or
sports fields, further development shall not occur until the City
has completed environmental review and adopted a specific plan.
City parks or sports fields may be developed before the specific
plan is adopted, if environmental review for the park or sports
field has been completed, and if the park or sports field is
consistent with the General Plan and the draft specific plan most
recently endorsed by the City Council.
Private properties that are annexed before the specific plan is
adopted shall be zoned Conservation/ Open Space upon
annexation, and shall be zoned consistent with the specific plan
when it is adopted.
D) For any other annexations, the required plan may be a specific
plan, development plan under “ PD” zoning, or similar
development plan covering the entire area.
LU 1.13.4: Development and Services
Actual development in an annexed area may be approved only when adequate City services
can be provided for that development, without reducing the level of services or increasing
the cost of services for existing development and for build- out within the City limits as of July
1994, in accordance with the City’s water management policies. Water for development in
an annexed area may be made available by any one or any combination of the following:
A) City water supply, including reclaimed water;
B) Reducing usage of City water in existing development so that
there will be no net increase in long- term water usage;
C) Private well water, but only as an interim source, pending
availability of an approved addition to City water sources, and
when it is demonstrated that use of the well water will not
diminish the City’s municipal groundwater supply.
LU 1.13.5: Open Space
Each annexation shall help secure permanent protection for areas designated Open
Space, and for the habitat types and wildlife corridors within the annexation area that
are identified in LU Policy 6.1.1. Policies concerning prime agricultural land shall apply
when appropriate. The following standards shall apply to the indicated areas:
A) Irish Hills Area properties shall dedicate land or easements
covering an area in the hills at least equal to the area to be
developed.
􀀇
LU 8.10
city of san luis obispo - General Plan Digest - December 2004 LU- 21
Land Use Element
B) Margarita Area properties shall dedicate land or easements
covering the hills above the elevation designated in the hillside
planning section and riparian and wetlands areas as identified
in the Open Space Element.
C) Orcutt Area properties shall dedicate land or easements
covering the Santa Lucia foothills and Mine Hill, as identified
in the Open Space Element.
D) Airport Area properties shall secure protection for any on-site
resources as identified in the Open Space Element. These
properties, to help maintain the greenbelt, shall also secure
open space protection for any contiguous, commonly owned
land outside the urban reserve. If it is not feasible to directly
obtain protection for such land, fees in lieu of dedication shall
be paid when the property is developed, to help secure the
greenbelt in the area south of the City’s southerly urban reserve
line.
E) Dalidio area properties ( generally bounded by Highway 101,
Madonna Road, and Los Osos Valley Road) shall dedicate land
or easements for the approximately one- half of each
ownership that is to be preserved as open space.
F) Foothill Annexation: The northern portion of the Foothill
property ( Open Space Element Site Map, Site # 3) and the creek
area shall be annexed as open space. Development on this
site should be clustered or located near Foothill Boulevard,
with the northern portion of the site and the creek area
preserved as open space.
G) Other area properties, which are both along the urban reserve
line and on hillsides, shall dedicate land or easements for about
four times the area to be developed ( developed area includes
building lots, roads, parking and other paved areas, and setbacks
required by zoning).
LU 1.14: Costs of Growth
The costs of public facilities and services needed for new development shall be borne by
the new development, unless the community chooses to help pay the costs for a certain
development to obtain community- wide benefits. The City will adopt a development
fee program and other appropriate financing measures, so that new development pays
its share of the costs of new services and facilities needed to serve it.
􀀇
LU 8.8
LU- 22 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.15: Solid Waste Capacity
In addition to other requirements for adequate resources and services prior to
development, the City must determine that adequate solid waste disposal capacity will
be available before granting any discretionary land use approval which would increase
solid waste generation.
PROGRAMS
LU 1.16: County Wide Planning
LU 1.16.1: Resource Management System
The City will monitor reports of the County RMS’s and advocate adherence to that system’s
principle of assuring that there will be adequate resources and environmental protection
before development is approved.
LU 1.16.2: Meetings
The City will advocate and help arrange annual meetings among decision- makers of
local jurisdictions to discuss regional issues.
LU 1.16.3: Summary
The City will help keep up to date a summary of the land- use plans of all agencies in the
County, showing areas designated for urban, rural, and open- space uses, and tabulating
the capacities for various kinds of uses.
LU 1.16.4: Countywide Group
The City will discuss with other jurisdictions the desirability of forming a countywide
planning group. This group would be composed of representatives of the County and
each city. It could establish a regional plan, to define urban and rural areas and
approximate capacities for different types of uses.
LU 1.16.5: Project Review
The City will help establish a procedure for all jurisdictions in the County to formally
review local projects and general- plan amendments that could have countywide impact.
LU 1.16.6: Regional Growth Management
The City will advocate a regional growth- management program, which should include:
A) Population growth no faster than the statewide average growth
rate for the preceding year, and no faster than can be sustained
by available resources and services, whichever is less.
city of san luis obispo - General Plan Digest - December 2004 LU- 23
Land Use Element
B) No significant deterioration in air quality, due to development
activities for which local government has approval.
C) Plans for large residential developments to include a range of
housing types to provide opportunities for residents with very
low, low, or moderate incomes.
D) Voter approval for any significant change from open space,
agriculture, or rural use to urban land uses.
LU 1.16.7: Consistent Plans
The City will seek County Board of Supervisors approval amending the County Land
Use Element to make it consistent with this element, within San Luis Obispo’s planning
area. The City will work with the County during updates of the County’s plan for the
San Luis Obispo planning area.
LU 1.16.8: City- County Agreement
The City will pursue a memorandum of understanding between the City and County
governments, pledging that neither agency will approve a substantial amendment to its
plan for San Luis Obispo’s planning area without carefully considering the comment
and recommendation of the other agency. The key feature of the memorandum would
be the City’s acceptance of the planned amount of growth and the County’s agreement
to not allow urban development within the planning area but outside the City.
LU 1.17: Rural Areas and Open- Space Planning
LU 1.17.1: Means of Protection
The City will pursue a wide range of means to protect the surrounding open lands,
including: agreements with the County; annexations; zoning; acquisition of fee title,
open space and conservation easements, or development rights; agricultural preserve
contracts with tax reductions; transfer of development credits; and cluster development;
acquisition of land, easements, or access rights along public road extensions through
agricultural or open space areas; a program for payment of fees in lieu of dedicating
open space; adoption of a right- to- farm ordinance.
LU 1.17.2: Funding
The City will aggressively pursue sources of revenue for open space purchase and
protection. Such revenue will augment and extend the effectiveness of traditional tools
for open space protection ( such as zoning) and deal with the equity issues of land-owner
compensation. The City will explore all potential funding sources and other
creative incentive programs, including general obligation bonds, sales tax increase,
property transfer tax, assessment districts, tax incentives, and state and federal loans
and grants. The City will advocate countywide planning and funding for open space
protection.
LU- 24 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 1.17.3: Refined Planning Area Map
The City will prepare, incorporate into the general plan, and seek County concurrence
for a refined land- use map applying to the City’s planning area outside the urban reserve.
The map will show:
A) Areas to be kept in permanent open space, including scenic
lands, sensitive wildlife habitat, and undeveloped prime
agricultural land.
B) Existing uses other than open space, relatively far from the
City’s urban reserve line, which may be maintained but which
should not be expanded or made more intense, including
institutional uses such as California Men’s Colony, Camp San
Luis Obispo, and Cuesta College, and scattered residential and
commercial developments.
C) Existing uses other than open space which may be considered
for inclusion within the urban reserve line during the ten- year
updates of this element, such as nearby groups of rural
homesites;
D) Any existing uses other than open space which should be
changed, relocated, or removed to allow restoration of the
natural landscape or agricultural uses.
LU 1.17.4: Cluster District
The City should encourage the County to adopt a “ mandatory cluster district” for
appropriate areas of the greenbelt under County jurisdiction, to implement LU Policies
1.7 and 1.9 and to better preserve the open space qualities of the land. The City recognizes
the County major and minor cluster programs and TDC programs.
LU 1.18: Air Quality
LU 1.18.1: Model City
The City will be a model of pollution control efforts. It will manage its own operations
to be as pollution- free as possible. The City will work with other agencies and
organizations to help educate citizens in ways to prevent air pollution.
LU 1.18.2: Helping the Air Pollution Control District
Along with other agencies and organizations, the City will help the Air Pollution Control
District update and implement the County Clean Air Plan. The City, working with involved
agencies and organizations, will help implement programs to reduce the number of
single- occupant trips in gasoline and diesel- fueled vehicles, including restrictions on,
and alternatives to, car access for Cal Poly and Cuesta College.
city of san luis obispo - General Plan Digest - December 2004 LU- 25
Land Use Element
LU 1.18.3: Development Review
The City shall consult with the Air Pollution Control District on all significant development.
CONSERVATION/ DEVELOPMENT OF RESIDENTIAL NEIGHBORHOODS
POLICIES
LU 2.1: Neighborhood Protection and Enhancement
LU 2.1.1: Neighborhood Identity
The city shall assist residents to identify and designate neighborhoods. The city will work
with residents to prepare neighborhood plans, to facilitate development of a sense of place
within neighborhoods.
LU 2.1.2: Neighborhood Groups
The City should encourage and support the formation and continuation of neighborhood
planning groups, composed of neighborhood residents.
LU 2.1.3: Neighborhood Traffic
Neighborhoods should be protected from intrusive traffic. All neighborhood street and
circulation improvements should favor the pedestrian and local traffic. Vehicle traffic on
residential streets should be slow. To foster suitable traffic speed, street design should
include measures such as narrow lanes, landscaped parkways, traffic circles, textured
crosswalks, and, if necessary, stop signs, speed humps, and bollards.
LU 2.1.4: Neighborhood Connections
All areas should have a street and sidewalk pattern that promotes neighborhood and
community cohesiveness. There should be continuous sidewalks or paths of adequate
width, connecting neighborhoods with each other and with public and commercial
services to provide continuous pedestrian paths throughout the City.
LU 2.1.5: Neighborhood Open Links
The City should treat streets, sidewalks, and front setbacks as a continuous open link
between all areas of the City and all land uses. These features should be designed as
amenities for light, air, social contact, and community identity.
􀀇
CI 4.2
LU- 26 December 2004 - General Plan Digest - City of san luis obispo
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LU 2.2: Residential Location, Uses, and Design
LU 2.2.1: Mixed Uses & Convenience
Neighborhoods shall include a mix of uses to serve the daily needs of nearby residents,
including schools, parks, churches, and convenience retail stores. Neighborhood
shopping and services should be available within about one mile of all dwellings. When
nonresidential, neighborhood- serving uses are developed, existing housing shall be
preserved. If existing dwellings are removed for such uses, the development shall include
replacement dwellings.
LU 2.2.2: Separation and Buffering
Residential areas should be separated or screened from incompatible, nonresidential
activities, including most commercial and manufacturing businesses, traffic arteries, the
freeway, and the railroad. Residential areas should be protected from encroachment by
detrimental commercial and industrial activities.
LU 2.2.3: Housing and Aircraft
New housing should not be allowed in areas where aircraft noise exposure and the risk
of aircraft accidents are not acceptable.
LU 2.2.4: Residential Next to Nonresidential
In designing development at the boundary between residential and nonresidential uses,
protection of a residential atmosphere is the first priority.
LU 2.2.5: Street Access
New residential developments, or redevelopment involving large sites, should be
designed to orient low- density housing to local access streets, and medium- or
high- density housing to driveways accessible from collector streets. Major arterials through
residential areas shall provide only limited private access or controlled street
intersections.
LU 2.2.6: Neighborhood Pattern
All residential development should be integrated with existing neighborhoods. Where
physical features make this impossible, the new development should create new
neighborhoods.
LU 2.2.7: Housing and Businesses
Where housing can be compatible with offices or other businesses, mixed- use projects
should be encouraged.
LU 2.2.8: Natural Features
Residential developments should preserve and incorporate as amenities natural site
features, such as land forms, views, creeks, wetlands, wildlife habitats, and plants.
􀀇
LU 7.2
􀀇
H 7.2.4
H 7.2.5
􀀇
H 5.2.2
􀀇
H 5.2.2
H 5.2.3
city of san luis obispo - General Plan Digest - December 2004 LU- 27
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LU 2.2.9: Parking
Large parking lots should be avoided. Parking lots should be screened from street views.
In general, parking should not be provided between buildings and the street.
LU 2.2.10: Compatible Development
Housing built within an existing neighborhood should be in scale and in character with
that neighborhood. All multifamily development and large group- living facilities should
be compatible with any nearby, lower density development.
A) Architectural Character: New buildings should respect
existing buildings which contribute to neighborhood historical
or architectural character, in terms of size, spacing, and variety.
B) Privacy and Solar Access: New buildings will respect the
privacy and solar access of neighboring buildings and outdoor
areas, particularly where multistory buildings or additions may
overlook backyards of adjacent dwellings.
LU 2.2.11: Site Constraints
Residential developments shall respect site constraints such as property size and shape,
ground slope, access, creeks and wetlands, wildlife habitats, native vegetation, and
significant trees.
LU 2.2.12: Residential Project Objectives
Residential projects should provide:
A) Privacy, for occupants and neighbors of the project;
B) Adequate usable outdoor area, sheltered from noise and
prevailing winds, and oriented to receive light and sunshine;
C) Use of natural ventilation, sunlight, and shade to make indoor
and outdoor spaces comfortable with minimum mechanical
support;
D) Pleasant views from and toward the project;
E) Security and safety;
F) Separate paths for vehicles and for people, and bike paths along
collector streets;
G) Adequate parking and storage space;
H) Noise and visual separation from adjacent roads and
􀀇
H 7.2.1
LU- 28 December 2004 - General Plan Digest - City of san luis obispo
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commercial uses. ( Barrier walls, isolating a project, are not
desirable. Noise mitigation walls may be used only when there
is no practicable alternative. Where walls are used, they should
help create an attractive pedestrian, residential setting through
features such as setbacks, changes in alignment, detail and texture,
places for people to walk through them at regular intervals, and
planting.)
I) Design elements that facilitate neighborhood interaction, such
as front porches, front yards along streets, and entryways facing
public walkways.
J) Buffers from hazardous materials transport routes, as
recommended by the City Fire Department.
LU 2.2.13: Nonresidential Activities
Residential areas may accommodate limited nonresidential activities which generally
have been compatible, such as child day care, elementary schools, churches, and home
businesses meeting established criteria.
LU 2.3: Residential Expansion Areas
LU 2.3.1: Specific Plans
Specific plans for the Margarita Area and Orcutt Area residential expansions shall include:
A) Desired types and intensities of development, compatible with
the surrounding area;
B) Phasing of development and public facilities, subject to
availability of resources;
C) Measures to protect resources and open space, including,
among other types, permanent wildlife habitats and corridors,
and farm fields;
D) Desired types of public facilities and the means to provide them,
to City standards, including water supply, sewage collection,
storm water drainage, streets, bikeways, walking paths, and
passive and active park space;
E) Desired levels of public services and the means to provide
them, including fire, police, and schools;
F) A variety of owner and rental housing, including a broad range
of prices, sizes, and types. ( See also LU Policy 2.5 below.)
􀀇
H 5.2.5
H 6.3.4
􀀇
N 1.2.11
N 1.2.15
N 1.2.16
N 1.2.17
city of san luis obispo - General Plan Digest - December 2004 LU- 29
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G) Trees to help reduce wind exposure, and water- frugal
landscaping;
H) Public parks and open space, and other land that is not to be
built on, such as yards, and community gardens for multifamily
areas;
I) Dual water systems allowing use of treated wastewater for non-potable
uses.
J) Energy efficient design, utilizing passive and active solar
features;
K) Amenities to facilitate public transportation within the area;
L) Opportunities for individuals or small groups, other than the
specific plan developer, to build homes or to create living
environments suited to small groups or to special needs.
LU 2.3.2: Separate Paths
Within the major expansion areas, bicycle and walking paths which are separate from
roadways should connect residential areas with neighborhood commercial centers,
schools, parks and, where feasible, other areas of the City.
LU 2.3.3: Residential Neighborhood Designation
The major residential expansion areas are shown as Residential Neighborhood on the
General Plan Land Use Map. They may be developed as adequate utilities and services
are made available. They should be developed as residential neighborhoods, with a wide
range of housing types and costs, and supporting uses such as small parks, elementary
schools, and shopping and services to meet the daily demands of neighborhood residents.
The estimated residential capacities of the major expansion areas are shown in Table 3.
These capacities are based on the amount of land suitable for development according to
policies of this element, and average densities on the housing sites in the range of eight
to ten dwellings per acre ( excluding public streets, parks, and other land dedicated to
public use).
LU 2.3.4: Transfer of Development Credits
For each major expansion area, Table 3 indicates a low capacity which may be developed
without transfer of development credits and a high capacity which may be used with transfer
of development credits. Development credits would be transferred from areas in the City,
the urban reserve, or the greenbelt where development would be less appropriate, generally
those designated conservation/ open space or, on the County’s map, agriculture or rural
lands.
LU- 30 December 2004 - General Plan Digest - City of san luis obispo
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Residential
Commercial & Industrial
Use To Be Determined
Urban Reserve Line
N
city of san luis obispo
community development department
Figure 2 - Urban Reserve Line and Principle Expansion Areas
city of san luis obispo - General Plan Digest - December 2004 LU- 31
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LU 2.4.1: Density Categories
The following residential density categories are established ( Table 4). Residential density
is expressed as the number of dwellings per acre of net site area within the designation.
In determining net area, the following types of areas are excluded: sensitive features
such as creeks, habitats of rare or endangered plants and animals, and significant trees;
land dedicated in fee to the public for streets or neighborhood parks.
For the categories other than Rural, Suburban, and Low- Density Residential, densities
are expressed in terms of a standard two- bedroom dwelling. This approach is intended
to achieve population densities approximately like those indicated. More or fewer
dwellings having different bedroom counts may be built depending on the number of
people expected to live in a project, as indicated by the number of bedrooms. The
population- density standards also apply to group residential facilities. ( For allowed
residential development in Office, commercial, and manufacturing districts, see the
sections concerning those districts.
LU 2.4.2: Density Bonuses
The City may approve a density bonus for a project which will:
A) Be a receiving site, within expansion areas or the downtown
commercial core only, for development credit transferred to
protect open space;
B) Provide for the minimum percentage of dwellings for elderly
or affordable to the income groups specified in State law.
Table 3 - Residential Capacity of Major Expansion Areas
LU 2.4.3: Density Reductions
The allowed density of residential development shall decrease as slope increases. The City
may require a residential project to have fewer units than generally allowed for its density
category ( Table 4), upon finding that the maximum density would have adverse
environmental impacts or cause significant adverse impacts on the health, safety, or welfare
of future residents of the site, neighbors, or the public generally.
Name of Area
Approximate Number of Dwellings
Low High
Irish Hills 500 500
Margarita 1,100 1,200
Orcutt 500 700
LU 2.4: Residential Density
LU- 32 December 2004 - General Plan Digest - City of san luis obispo
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LU 2.4.4: Rural Residential
Rural development consists of not more than one dwelling per ten acres. Suburban
residential development consists of not more than one dwelling per acre. These
residential categories are appropriate for areas that have been developed, or subdivided
to allow such development, within predominantly open space areas near the edges of
the City. These areas generally were subdivided under County jurisdiction, and are
beyond City services. They will be limited to areas shown for such use in the 1989
County Land Use Element.
LU 2.4.5: Low- Density Residential
Development should be primarily dwellings having locations and forms that provide a sense
of both individual identity and neighborhood cohesion for the households occupying them.
Such dwellings are generally detached, one- or two- story buildings, with private outdoor
space separating them from neighboring dwellings. Other uses which are supportive of and
compatible with these dwellings, such as parks, schools, and churches, may be permitted.
Low- density development is appropriate within and next to neighborhoods committed to
this type of development.
LU 2.4.6: Medium- Density Residential
Development should be primarily dwellings having locations and forms that provide a
sense of both individual identity and neighborhood cohesion for the households
occupying them, but in a more compact arrangement than Low- Density Residential.
Such dwellings are generally one- or two- story detached buildings on small lots, or attached
dwellings, with some private outdoor space for each dwelling. Other uses which are
supportive of and compatible with these dwellings, such as parks, schools, and churches,
may be permitted. Medium- density development is appropriate as a transition from
low- density development to higher densities.
Table 4 - Residential Densities
Category
Average Population
Density ( People Per Acre)
Maximum Dwelling
Density ( Units Per Acre)
Rural .16 .1 ( 1du/ 10ac)
Suburban 1.6 1
Low 20 7
Medium 25 12
Medium- High 40 18
High 55 24
city of san luis obispo - General Plan Digest - December 2004 LU- 33
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LU 2.4.7: Medium- High Density Residential
Development should be primarily attached dwellings in two- or three- story buildings,
with common outdoor areas and very compact private outdoor spaces. Other uses
which are supportive of and compatible with these dwellings, such as group housing,
parks, schools, and churches, may be permitted. Such development is appropriate near
employment centers and major public facilities.
LU 2.4.8: High- Density Residential
Development should be primarily attached dwellings in two- or three- story buildings,
with common outdoor areas and very compact private outdoor spaces. Other uses
which are supportive of and compatible with these dwellings, such as group housing,
parks, schools, and churches, may be permitted. Such development is appropriate near
the college campus, the downtown core, and major concentrations of employment.
LU 2.5: Affordable Housing
The City will help conserve and increase residential opportunities for residents with
very low, low, or moderate incomes. As explained more fully in the Housing Element,
each development project should contribute in some way to the conservation or
production of affordable housing, considering the opportunities and limitations for the
project. The major residential expansion areas, in particular, should include a wide
range of housing types and costs to meet the needs of various income levels and housing
preferences.
LU 2.6: Residential Land Protection
LU 2.6.1: Large Areas
Substantial areas designated for residential use should not be changed to nonresidential
designations.
LU 2.6.2: Boundary Adjustments
The City may adjust land- use boundaries in a way that would reduce land designated as
residential, only if:
A) A significant, long- term neighborhood or citywide need, which
outweighs the preference to retain residential capacity, will be
met, and;
B) The need is best met at the proposed location and no
comparable alternative exists.
􀀇
H 2.2.4
H 2.3.1
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LU 2.7: Student and Campus Housing
LU 2.7.1: Cal Poly
California Polytechnic State University campus should provide housing opportunities
for both faculty and students. Existing on- campus housing should be retained. On-campus
housing should increase at least as fast as enrollment, so the proportion of
students living on campus can remain the same as in 1992.
LU 2.7.2: Cuesta College
The City should encourage Cuesta College to facilitate student housing.
LU 2.7.3: Amenities
Multifamily housing likely to be occupied by students should provide the amenities which
students seek in single- family areas, to provide an attractive alternative.
LU 2.7.4: Location
Housing likely to attract faculty or students should be encouraged to locate close to Cal
Poly, to reduce commute travel.
LU 2.7.5: Fraternities & Sororities
Fraternities and sororities should be located, in order of preference, ( 1) on campus, ( 2)
in medium- high and high- density residential areas near the campus.
LU 2.8: Group Housing
LU 2.8.1: Large Group Housing
Large group housing other than fraternities and sororities, such as retirement homes or
homes for handicapped, should not be located in low- density residential areas. They
may be located, but not concentrated, in medium- density residential areas. They may
be concentrated in medium- high or high- density residential areas, or in suitable
commercial or light- industrial areas, where services are convenient. Each large group
housing proposal shall be evaluated through use- permit review.
LU 2.8.2: Small Residential Care Facilities
Small residential care facilities should be treated the same as individual houses.
LU 2.9: Old Town
In downtown residential areas ( Figure 4), the City should encourage the rehabilitation
and maintenance of existing housing. Additional dwellings may be permitted, in
keeping with density limits, provided that the existing character of the area is not
significantly changed. Demolition of structurally sound dwellings shall be strongly
discouraged.
􀀇
H 8.2.4
H 8.25
􀀇
H 8.2.6
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H 8.2.8
􀀇
H 8.3.4
􀀇
H 3.3.5
city of san luis obispo - General Plan Digest - December 2004 LU- 35
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PROGRAMS
LU 2.10: Updating & Enforcing Standards
LU 2.10.1: Enforcement
The City will review, revise if deemed desirable, and enforce noise, parking, and property-development
and property- maintenance standards. Staff to adequately enforce these
standards will be provided.
LU 2.10.2: Regulations
The City will adopt and implement property- maintenance regulations, focused on proper
enclosure of trash, appearance of yards and buildings from the street, and storage of
vehicles. The regulations will be periodically reviewed and updated.
LU 2.11: Multifamily Preferences & Standards
LU 2.11.1: Student Housing Preferences
The City will evaluate student housing preferences and consider revising development
standards to better meet them in multifamily housing near campus.
LU- 36 December 2004 - General Plan Digest - City of san luis obispo
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LU 2.11.2: Review
The City will review, and revise if deemed desirable, its standards for multifamily housing
so that apartments will provide usable open space and storage similar to the requirements
for condominiums.
LU 2.12: Downtown Residential Development
The City will consider adopting special development standards to guide addition of
dwellings within downtown residential areas, to implement LU Policy 2.9. The following
should be included when evaluating new standards for this area:
A) A new density category between the current Low- Density
( R- 1) and Medium- Density ( R- 2) designations;
B) Requirements that new dwellings on lots with existing houses
be above or behind the existing houses, and that the added
building area be modestly sized and of similar architecture in
comparison with the principal residences on the site and in
the surrounding area;
C) Requiring new buildings to reflect the mass and spacing of
existing, nearby buildings;
D) Requiring special parking and coverage standards;
E) Requiring minimum amounts of usable open space.
LU 2.13: Affordable Housing
The City will adopt inclusionary housing and development fee ordinances consistent
with the Housing Element.
LU 2.14: Neighborhood Compatibility
The City will consider new regulations, for Low- Density and Medium- Density Residential
areas, to require special review for ( 1) incompatibly large houses, ( 2) replacement or
infill homes in existing neighborhoods, and ( 3) accessory buildings with plumbing
facilities allowing easy conversion to illegal second dwellings.
LU 2.15: Neighborhood Wellness Action Plans
To help residents preserve and enhance their neighborhoods, the City will:
A) Identify neighborhoods, and work with residents to prepare
neighborhood plans that empower them to shape their
neighborhoods;
city of san luis obispo - General Plan Digest - December 2004 LU- 37
Land Use Element
B) Help devise strategies to help stabilize the rental/ owner ratio,
to maintain neighborhood character, safety, and stability;
C) Help identify neighborhood problems, and undertake a wide
range of focused development- review, capital- improvement,
and code- enforcement efforts;
D) Encourage the formation of voluntary neighborhood groups,
so residents can become involved early in the development
review process;
E) Involve residents early in reviewing proposed public and
private projects that could have neighborhood impacts, by
notifying residents and property owners and holding meetings
at convenient times and places within the neighborhoods.
F) Provide appropriate staff support, possibly including a single
staff person for neighborhood issues, and train all staff to be
sensitive to issues of neighborhood protection and
enhancement.
LU 2.16: Residential Density Calculation
The City will evaluate alternatives to the current maximum number of dwelling units
per acre ( based on bedroom count) and height and setback standards, to regulate
residential building intensity, and bulk and mass. Floor area limits will be considered.
COMMERCIAL & INDUSTRIAL DEVELOPMENT
POLICIES
LU 3.0: Commercial Siting
LU 3.0.1: Slope
Commercial and industrial uses should be developed in appropriate areas where the
natural slope of the land is less than ten percent.
LU 3.0.2: Access
Commercial and industrial uses should have access from arterial and collector streets,
and should be designed and located to avoid increasing traffic on residential streets.
LU 3.0.3: Residential Area
Expansion of commercial and industrial uses into residential areas is prohibited.
􀀇
LU 3.6.4
LU- 38 December 2004 - General Plan Digest - City of san luis obispo
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LU 3.1: General Retail
LU 3.1.1: Purpose and Included Uses
The City should have areas for General Retail uses adequate to meet most demands of
City and nearby County residents. General Retail includes specialty stores as well as
department stores, warehouse stores, discount stores, restaurants, and services such as
banks. Not all areas designated General Retail are appropriate for the full range of uses
( see LU Policies 3.1.2 and 3.1.5).
LU 3.1.2: Locations for Regional Attractions
The City should focus its retailing with regional draw in the locations of downtown, the
area around the intersection of Madonna Road and Highway 101, and the area around
Highway 101 and Los Osos Valley Road.
LU 3.1.3: Madonna Road Area Retail Expansion
No substantial additional land area should be added to the commercial centers at
Madonna Road and Highway 101 until a detailed plan for the retail expansion has been
approved by the City. The plan should describe the limits of commercial expansion,
acceptable uses, phasing, and circulation improvements. Any permitted expansion should
be aesthetically and functionally compatible with existing development in the area. Before
approving an expansion plan, the City should consider an evaluation of how much it
would transfer sales from existing retail areas in the City and whether the proposed uses
could be developed in existing retail areas.
LU 3.1.4: Mid - Higuera Enhancement
The City shall consider the potential enhancement of underutilized commercial land
along Higuera Street between Madonna Road and High Street.
LU 3.1.5: Specialty Store Locations
Most specialty retail stores should be downtown, in the Madonna Road area, or the Los
Osos Valley Road area, and in other community shopping areas identified by the
Community Commercial district ( see the Community Commercial section below) where
they will not detract from the role of the downtown as the City’s primary concentration
of specialty stores; some may also be in neighborhood shopping centers so long as they
are a minor part of the centers and they primarily serve neighborhood rather than citywide
or regional markets.
􀀇
LU 8.5
city of san luis obispo - General Plan Digest - December 2004 LU- 39
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LU 3.1.6: Building Intensity
The ratio of building floor area to site area shall not exceed 3.0, except that downtown
sites which receive transfers of development credits for open space protection shall not
exceed 4.0. The Zoning Regulations will establish maximum building height and lot
coverage, and minimum setbacks from streets and other property lines, as well as
procedures for exceptions to such standards in special circumstances. Architectural
review will determine a project’s realized building intensity, to reflect existing or desired
architectural character in a neighborhood. With the exception of the Downtown Core,
when dwellings are provided in General Retail districts, they shall not exceed 36 units
per acre. Council may, by ordinance, establish flexible development standards for
residential and mix- ed use developments in the Downtown Core, including residential
density that exceeds 36 units per acre. So long as the floor area ratio is not exceeded,
the maximum residential density may be developed in addition to nonresidential
development on a site.
LU 3.2: Neighborhood Commercial
LU 3.2.1: Purpose and Included Uses
The City should have areas for Neighborhood Commercial uses to meet the frequent
shopping demands of people living nearby. Neighborhood Commercial uses include
smaller- scale grocery stores, laundromats, and drug stores. Neighborhood Commercial
uses should be available within about one mile of all residences. These uses should be
locatedon sites not exceeding about four acres, unless the neighborhood to be served
includes a significant amount of high density residential development. Small- scale
specialty stores may be located in areas designated for neighborhood commercial uses
as long as they will not be a major citywide attraction or displace more general,
convenience uses.
LU 3.2.2: New or Expanded Centers
New or expanded areas of neighborhood commercial uses should:
A) Be created within, or extended into, nonresidential areas
adjacent to residential neighborhoods;
B) Provide uses to serve nearby residents, not the whole City;
C) Have access from arterial streets, and not increase traffic on
residential streets;
D) Have safe and pleasant pedestrian access from the surrounding
service area, as well as good internal circulation;
E) Be designed to be pedestrian- oriented, and architecturally
compatible with the adjacent neighborhoods being served.
Pedestrian- oriented features of project design should include:
LU- 40 December 2004 - General Plan Digest - City of san luis obispo
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1. Off- street parking areas located to the side or rear of buildings
rather than between buildings and the street;
2. Landscaped areas with public seating; and
3. Indoor or outdoor space for public use, designed to provide
a focus for some neighborhood activities.
LU 3.2.3: Expanding Existing Neighborhood Commercial Areas
The City should evaluate the need for and desirability of additions to existing areas of
neighborhood commercial use only when specific development proposals are made,
and not in response to rezoning requests which do not incorporate a development
plan.
LU 3.2.4: Stores in Residential Areas
Small, individual stores within established residential areas may be retained when they
are compatible with surrounding uses. Other isolated commercial uses which are not
compatible with residential surroundings eventually should be replaced with compatible
uses.
LU 3.2.5: Building Intensity
The ratio of building floor area to site area shall not exceed 2.0. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks from streets
and other property lines, as well as procedures for exceptions to such standards in special
circumstances. Architectural review will determine a project’s realized building intensity, to
reflect existing or desired architectural character in a neighborhood. When dwellings are
provided in Neighborhood Commercial districts, they shall not exceed 12 units per acre. So
long as the floor area ratio is not exceeded, the maximum residential density may be
developed in addition to nonresidential development on a site.
LU 3.3: Community Commercial
LU 3.3.1: Purpose and Included Uses
Areas for shopping centers that serve community- wide needs are designated Commu-nity
Commercial. Community commercial areas are intended to provide for a wide
range of retail sales and personal services within the context of distinctive, pedestrian-oriented
shopping centers that serve customers and clients from all over the City. These
centers may accommodate retail uses of a larger scale that would be inappropriate in the
downtown, but proposed uses will be reviewed to ensure that they will not detract from
the role of the downtown as the City’s primary concentration of specialty stores.
city of san luis obispo - General Plan Digest - December 2004 LU- 41
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LU 3.3.2: Building Intensity
The ratio of building floor area to site area shall not exceed 2.0. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, as well as procedures for exceptions to such standards
in special circumstances. Architectural review will determine a project’s realized build-ing
intensity, to reflect the existing or desired architectural character in the surrounding
area. Dwellings may be provided in Community Commercial districts only as part of
mixed use projects, where their density shall not exceed 35 dwelling units per acre. So
long as the floor area ratio is not exceeded, the maximum residential density may be
developed in addition to nonresidential development on a site. ( See the residential
section for policies on density bonuses for affordable housing.)
LU 3.3.3: Office Uses
Certain office uses with limited need for access to downtown government services may
be located away from the downtown in areas designated Community Commercial. Ap-propriate
types of offices include those that provide direct “ over- the- counter” services
to customers and clients. Professional offices, and those identified by the Zoning Regu-lations
as “ production and administrative” offices may also be appropriate, particularly
above the ground floor.
LU 3.4 Offices
LU 3.4.1: Purpose and Included Uses
The City should have sufficient land for Office development to meet the demands of
City residents and the specialized needs of County residents. Office development includes
professional and financial services ( such as doctors, architects, and insurance companies
and banks) and government agencies. The City should retain the regional offices of
state and federal agencies. Not all types of offices are appropriate in all locations.
LU 3.4.2: Office Locations
A) All types of offices are appropriate in the downtown General
Retail district, but are discouraged at street level in storefronts
of the commercial core.
B) All types of office activities are appropriate in the Office district
which surrounds the downtown commercial area, though
offices needing very large buildings or generating substantial
traffic may not be appropriate in the area which provides a
transition to residential neighborhoods.
C) Medical services should be near the hospitals, and may also
be located in other commercial areas of the City.
LU- 42 December 2004 - General Plan Digest - City of san luis obispo
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D) Government social services and the regional offices of state
and federal agencies should be near the intersections of South
Higuera Street, Prado Road, and Highway 101 ( Figure 5)
E) Offices having no substantial public visitation or need for access
to downtown government services may be in Services and
Manufacturing districts.
F) Certain business and professional services having no
substantial public visitation or limited need for access to downtown
government services may be in Services and Manufacturing districts.
Examples of such uses are computer services, utilities engineering
and administration, architects and engineers, industrial design,
advertising, building contractors, labor and fraternal organizations,
veterinarians, and insurance and financial services that do not
directly serve retail customers.
G) Certain business and professional services with limited
need for access to downtown government services may be
located in areas that are away from the downtown, and
designated Community Commercial. Appropriate types of
offices include those that provide direct “ over- the- counter”
services to customers and clients. Professional offices may also
be appropriate, particularly above the ground floor.
LU 3.4.3: Offices Outside Designated Areas
Existing office buildings outside the areas described in LU Policy 3.4.2 may continue to
be used and may have minor expansions if they:
A) Have access directly from collector or arterial streets, not local
residential streets;
B) Will not significantly increase traffic in residential areas;
C) Will not have significant adverse impacts on nearby uses.
LU 3.4.4: Building Conservation
Historic or architecturally significant buildings located in Office districts should be
conserved, not replaced.
city of san luis obispo - General Plan Digest - December 2004 LU- 43
Land Use Element
LU 3.45: Building Intensity
The ratio of building floor area to site area shall not exceed 1.5. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, as well as procedures for exceptions to such standards
in special circumstances. Architectural review will determine a project’s realized building
intensity, to reflect existing or desired architectural character in a neighborhood. When
dwellings are provided in Office districts, they shall not exceed 12 units per acre. So
long as the floor area ratio is not exceeded, the maximum residential density may be
developed in addition to nonresidential development on a site.
LU 3.5: Tourist Commercial
LU 3.5.1: Basis for Tourism
The City should be an attractive place for short- term stays, as well as an attractive
destination for long- term visitors. The City should base its attraction on the character of
the community, its natural qualities, and its educational and cultural facilities. The City
should emphasize conference and visitor- serving facilities which have a low impact upon
the environment and upon existing land forms and landscapes, and which provide low-impact
visitor activities and low- impact means of transportation.
LU- 44 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 3.5.2: Locations
Visitor- serving uses should be integrated with other types of uses, including overnight
accommodations downtown, near the airport, and near the train station; small- scale
facilities ( such as hostels or bed- and- breakfast places) may be located in Medium- High
Density Residential and High- Density Residential Districts, where compatible. Visitor-serving
uses are especially appropriate where such uses have already concentrated: along
upper Monterey Street; at the Madonna Road area; at certain freeway interchanges; and
in the downtown.
LU 3.5.3: Appropriate Uses
Tourist Commercial uses are those which primarily serve the traveling public. Tourist
Commercial areas should accommodate motels, restaurants, service stations, recreational
uses, and minor retail sales for the convenience of travelers. To assure adequate space
for visitor- serving uses, areas designated Tourist Commercial should not include offices,
general retail stores, auto repair, or business services.
LU 3.5.4: Residential Neighbors
Site planning, building design, and types of activities for new tourist- commercial
development adjacent to residential areas should be carefully reviewed by the
Architectural Review Commission, the Planning Commission, or both, to assure
compatibility.
LU 3.5.5: Building Intensity
The ratio of building floor area to site area shall not exceed 2.5. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, as well as procedures for exceptions to such standards
in special circumstances. Architectural review will determine a project’s realized building
intensity, to reflect existing or desired architectural character in a neighborhood. When
dwellings are provided in Tourist Commercial districts, they shall not exceed 12 units
per acre. So long as the floor area ratio is not exceeded, the maximum residential
density may be developed in addition to nonresidential development on a site.
LU 3.6: Services and Manufacturing
LU 3.6.1: Purpose
The City should have sufficient land designated for Services and Manufacturing to meet
most demands of the City, and some demands of the region, for activities such as business
services, medical services, wholesaling, building contractors, utility company yards, auto
repair, printing, food manufacturing and other light manufacturing, and retail sales of
large items, bulk quantities, and items often stored outdoors ( vehicles, building materials,
plants). Areas reserved for these uses may also accommodate convenience restaurants
and other activities primarily serving area workers.
city of san luis obispo - General Plan Digest - December 2004 LU- 45
Land Use Element
AUTO PARK
LOS OSOS VALLEY
CALLE JOAQUIN
HIGHWAY 101
city of san luis obispo
community development department N
Vehicle Sales Area
Figure 3 - Vehicle Sales Area at Auto Park Way
LU- 46 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 3.6.2: Appropriate Uses
The following types of uses are appropriate in areas designated Services and
Manufacturing. Certain areas designated Services and Manufacturing may be reserved
through special zoning provisions for certain types of uses, to assure compatibility among
the wide range of potential uses, and to assure adequate land for certain types of uses.
A) Wholesaling, warehousing, and storage;
B) Vehicle sales and rental;
C) Retail sales of products which require outdoor areas or large
floor areas for display and storage, such as warehouse stores,
lumber and building materials dealers, home improvement
centers, furniture and appliances stores, and plant nurseries;
D) Repair shops, printing services, laundries, animal hospitals,
sporting goods stores, auto parts stores, and some recreation
facilities;
E) Light manufacturing, research and development, and
laboratories.
F) Offices having no substantial public visitation or need for access
to downtown government services may be in Services and
Manufacturing districts.
G) Medical services may be allowed if proposed medical uses are
found to be compatible with surrounding land uses, are located
along commercial collector or arterial streets with convenient
access to public transportation, do not significantly increase
traffic in residential neighborhoods and are consistent with the
Airport Land Use Plan.
LU 3.6.3: General Retail and Neighborhood Commercial Uses
New specialty stores, department stores, or neighborhood commercial centers should
not be developed in Service and Manufacturing areas. However, existing uses such as
supermarkets and drugstores may be expanded if:
A) They are compatible with nearby uses;
B) The expanded use will not divert trade from other general-retail
or neighborhood- commercial areas which are better
located to serve the expected market area.
city of san luis obispo - General Plan Digest - December 2004 LU- 47
Land Use Element
LU 3.6.4: Access
Access to Service and Manufacturing areas should be provided by commercial collector
streets, to avoid customer traffic on residential streets or delivery routes which pass
through residential areas. Driveway access onto arterial streets should be minimized.
LU 3.6.5: Air & Water Quality
Industries locating or expanding in San Luis Obispo shall comply with all applicable air-quality
and water- quality regulations.
LU 3.6.6: Utility Service
Services and Manufacturing uses should connect to the City water and sewer systems,
unless other means of providing service are identified in a City- adopted plan.
LU 3.6.7: Vehicle Sales
A) Auto Park Way The City intends to create around Auto Park
Way an easily accessible and attractive auto sales and service
center. The City will reserve about 50 acres total for vehicle
sales in this area, including the areas shown in Figure 3. ( This
amount is expected to be sufficient for relocation of dealerships
located elsewhere in the City, plus expansion of dealerships in
proportion to projected County population growth.) The areas
shown for vehicle sales should be reserved for that use at least
until the anticipated year 2004 update of this element, when
the amount of reserved land may be reconsidered.
If a plan for vehicle sales expansion onto prime agricultural
soils is approved, it shall provide for permanent preservation
of prime soils, within the urban reserve or greenbelt. If a plan
for vehicle sales expansion into wetland or creek areas is
approved, mitigation shall consist at least of restoration and
permanent preservation, within the urban reserve or greenbelt,
consistent with the Open Space Element.
B) Other Areas Auto sales in areas of the City other than Auto
Park Way should be minimized, in order to reinforce the auto
sales center and to maximize space for other uses in other
locations.
LU- 48 December 2004 - General Plan Digest - City of san luis obispo
Land Use Element
LU 3.6.8: Building Intensity
The ratio of building floor area to site area shall not exceed 1.5. The Zoning Regulations
will establish maximum building height and lot coverage, and minimum setbacks from
streets and other property lines, as well as procedures for exceptions to such standards
in special circumstances. Architectural review will determine a project’s realized building
intensity, to reflect existing or desired architectural character in a neighborhood.
Dwellings may be provided only as caretaker quarters, as shelters ( with discretionary
review), or as part of a specially approved mixed- use development. The appropriate
residential density would be set considering the maximum residential density allowed
in any neighboring residential area.
LU 3.7: Overall
LU 3.7.1: Dependent Care
New development should be offered incentives for provision of child care and elder
care for employees.
LU 3.7.2: Convenience Facilities
Convenience facilities serving daily needs, such as small food stores, branch banks, and
child and elder care, and amenities such as picnic areas, will be allowed in centers of
employment. Space for such amenities may be required within large commercial and
industrial developments.
LU 3.8: Mixed Uses
Compatible mixed uses in commercial districts should be encouraged.
COMMERCIAL & INDUSTRIAL DEVELOPMENT PROGRAMS
LU 3.8.1: Zoning Regulations
The City will amend its Zoning Regulations to implement the commercial and industrial
policies.
LU 3.8.2: Planned Development Zoning
The City will amend the Zoning Regulations so the “ planned development” approach
can be used on any size parcel, in any commercial or industrial zone.
LU 3.8.3: Neighborhood Uses
The City will rezone to Neighborhood Commercial existing Service Commercial sites
which have become neighborhood convenience centers, if: ( 1) they primarily serve a
neighborhood rather than citywide market; and ( 2) they are appropriately located
considering access and compatibility with other nearby uses.
city of san luis obispo - General Plan Digest - December 2004 LU- 49
Land Use Element
Downtown Core
Downtown Planning Area
community development department
city of san luis obispo
N
MILL
PALM
BROAD
MARSH
PISMO
CHORRO
OSOS
LEFF
ISLAY
BUCHON
TORO
NIPOMO
SANTA ROSA
HIGUERA MONTEREY
HILL
GARDEN
BEACH
LINCOLN
DANA
CARMEL
WALNUT
MORRO
CHURCH
PEPPER
OLIVE
CALIFORNIA
UPHAM
GROVE
ARCHER
CENTER
ALMOND
PHILLIPS
PEACH
SANTA BARBARA
BRIZZOLARA
MISSION
WALKER
LEMON
MOUNTAIN VIEW
JENNIFER
PACIFIC
VENABLE
RACHEL
MONTALBAN
BRECK
SWAZEY
BIANCHI
HOWARD
ELLEN
FAIRVIEW
JOHNSON
TORO
MORRO
PISMO
PEPPER
JOHNSON
TORO
PHILLIPS
HIGUERA
SAN LUIS
MONTEREY
PEACH
CHURCH
GROVE
MISSION
PACIFIC
HIGH
HWY 101
HWY 101
Figure 4 - Downtown Planning Area
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LU 3.8.6: Neighborhood Centers
The City will identify suitable sites for new or expanded neighborhood centers as it
prepares specific plans.
LU 3.8.7: Downtown Office Design
The City will make more explicit its architectural review guidelines and revise its zoning
standards, as necessary, to better achieve the desired architectural character of downtown
areas zoned “ office” and “ residential- office,” so the character and fabric of existing
neighborhoods will be protected.
LU 3.8.8: Auto Sales Relocation
The City will provide incentives to encourage relocation of vehicle sales to the Auto
Park Way area.
LU 3.8.9: Noise Control
Zoning Regulations and Architectural Review Guidelines will include measures such as
the following to prevent unacceptable noise exposure for residential areas or other
noise- sensitive uses: location and shielding of mechanical equipment; location of truck
loading, trash collection areas, and loudspeakers; landscaped setbacks or noise
attenuation walls along property lines.
LU 3.8.10: Madonna Road Center
The City will investigate ways to encourage more intense commercial development within,
and more cohesion between, the existing shopping centers on Madonna Road.
LU 3.8.11: Tourism
The City will:
A) Encourage sufficient conference and meeting space to
accommodate the demand for medium size conferences;
B) Work with the Performing Arts Center in promoting arts
oriented tourism;
LU 3.8.4: Tourist Information
The City will consider establishing tourist information facilities near highway entries to
the City, to reduce demands for on- site and off- site advertising by tourist and general-retail
uses.
LU 3.8.5: Dependent Care
The City will provide zoning incentives and investigate a program coordinating commercial
and industrial development for the provision of child care and elder care for workers.
􀀇
H 9.2.3
city of san luis obispo - General Plan Digest - December 2004 LU- 51
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C) Develop aggressive tourism marketing programs;
D) Develop concepts such as rail tours, sea cruises, historical tours,
and bicycle tours;
E) Encourage development of appropriate recreational facilities
for golf, tennis, equestrian activities, soccer, swimming, fishing,
and eco- tourism.
DOWNTOWN
POLICIES
LU 4.1: Downtown’s Role
Downtown is the cultural, social and political center of the City for its residents, as well
as home for those who live in its historic neighborhoods. The City wants its commercial
core to be economically healthy, and realizes that private and public investments in the
downtown support each other. Downtown should provide a wide variety of professional
and government services, serving the region as well as the city. The commercial core is
a preferred location for retail uses that are suitable for pedestrian access, off- site parking,
and compact building spaces. Civic, cultural and commercial portions of downtown
should be a major tourist destination. Downtown’s visitor appeal should be based on
natural, historical, and cultural features, retail services, and numerous and varied visit