HomeMy WebLinkAboutAgenda Packet 01/17/2001 NOTICE OF A SPECIAL JOINT MEETING
CITY COUNCIL / PLANNING COMMISSION
Wednesday, January 17,2001 *PUBLIC REVIEW COPY
7:00 p.m. ase do�t+na.
City of Atascadero
6500 Palma Avenue, 4th floor
Atascadero, California
TOWN HALL MEETING
GENERAL PLAN UPDATE OPTIONS
ROLL CALL:
INTRODUCTION:
I. General Plan Update Options
■ Staff recommendation: Council provide direction to staff and the consultant
regarding each of the seven proposed study area options for development of General
Plan land use alternatives as attached.
ADJOURNMENT:
The City Council will adjourn to its next scheduled meeting on January 23, 2001 and the Planning
Commission will adjourn to its regularly scheduled meeting on February 6,2001.
STATE OF CALIFORNIA )
COUNTY OF SAN LUIS OBISPO )
CITY OFATASCADERO )
MARCIA MCCLURE TORGERSON, being fully sworn, deposes,and says: That she is the duly elected City
Clerk of the City of Atascadero and that on Thursday, January 11, 2001, she caused the above Notice to be posted on the
doors of the City's Administration Building,6500 Palma Avenue in Atascadero,California.
MARCIA MCCLURE TO�RGE—RSSION
City Clerk
City of Atascadero
ITEM NUMBER: 1
DATE: 01-17-01
1918 107-9
Joint Atascadero City Council/
Planning Commission Meeting
Staff Report Community & Economic Development Department
Town Hall Meeting
General Plan Update Options
tascader0
Planning Our Future
Dn one
RECOMMENDATION:
Following joint deliberations with the Planning Commission, the Council provide direction to
staff and the consultants regarding each of the seven proposed study area options for
development of General Plan land use alternatives as attached.
BACKGROUND:
Last January, staff began the process of updating all elements of the General Plan with the
assistance of the planning firm Crawford, Multari & Clark Associates of San Luis Obispo.
During the past year, staff has completed a computer-based Graphic Information System (GIS)
mapping of the City, and concluded the first phase of the public outreach program. The public
outreach program consisted of a series of individual Neighborhood Workshops and a Community
Workshop that were intended to provide a forum for the public to identify issues and priorities to
be addressed in the General Plan Update.
Neighborhood Workshops
Eight separate Neighborhood Workshops were conducted over four evenings from Monday, May
15`h to Thursday, May 18`h. The meetings were held in various neighborhood locations including
schools, churches, the library and the Lake Pavilion. Each meeting was facilitated by a team of
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ITEM NUMBER: 1
DATE: 01-17-01
who followed the same a
staff members, genda and participation patron exercises. The workshops were
structured to provide opportunities for the public to comment on and rank issues that they
considered important to the community. For example, participants were asked to identify what
they like best about Atascadero, and, in another exercise they were asked to rank issues that
should be included in the General Plan Update. An exercise involving a visual preference slide
show survey of various sites throughout town was also conducted. The general trends of these
exercises are summarized in Attachments 1-5.
A common theme that emerged from all of the eight workshops was the importance of the natural
environment and the desire to maintain the small town character of Atascadero. Other common
themes involved housing, commercial development, circulation and appearance issues. These
common themes were organized under the following "Framework Principles."
GENERAL PLAN FRAMEWORK PRINCIPLES
1. Natural Resources
• Open Space and Hillsides
• Oak Woodlands
• Wildlife
• Creeks and the Salinas River
2. Appearance and Character
• Rural/Small Town Character
• EI Camino Real/Morro Road Appearance
• US 101 Corridor Appearance
• Signs
3. Secure Revenue Base
• Provision of City Services
• Downtown Revitalization
• Jobs
• Business and Industry
• Additional Commercial Services &Variety
4. Well-Planned Neighborhoods
• Parks and Trails
• Affordable Housing
• Traffic and Streets
• Large Lot Residential
• Mixed Use Areas
Community Workshop
In August, a Community Workshop was held as a follow-up to the Neighborhood Workshops.
The purpose of the Community Workshop was to present the results of the Neighborhood
Workshops and allow the community to respond to and comment on the Framework Principles.
The entire community was invited to attend this workshop, and over 100 citizens attended. Staff
and the consultant presented the results of the Neighborhood Workshops and conducted an open
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ITEM NUMBER: 1
DATE: 01-17-01
microphone discussion with the participants about the Framework Principles. The primary
concern of those who spoke focused on natural resources and appearance issues throughout town.
The results from the participants'comments are summarized without ranking in Attachment 6.
GIS Mapping
As previously stated, a significant accomplishment on the -General Plan last year was the
completion of a GIS map of the Atascadero Colony. The GIS-based mapping system allows the
City to map, track and analyze a variety of different types of parcel information within the City.
For example, the system can display parcel information about the ownership, zoning, street type,
and acreage of any parcel in town. The system is also able to track environmental information
such as slopes, tree coverage, water features, flood zones, fire hazard, and soils type. Examples
of the existing General Plan Land Use Diagram and Circulation Diagram are shown in
Attachments 7 and 8.
The GIS system will be used to analyze development constraints within the City and identify
areas that may be suitable for potential development. This information will be considered in the
development of land use alternatives. All of the maps contained in this report have been
developed using the GIS system.
DISCUSSION:
Framework Principles /GIS Mapping
The Framework Principles are divided into four separate themes that capture a number of broad
planning issues. The Framework Principles are useful in grouping issues that have common
underlying factors.
Natural Resources
Using the GIS Mapping system, areas that contain multiple natural resource features can be
identified. For example, the Natural Resources Principle includes features such as open space,
hillsides, oak woodlands, wildlife and creeks. GIS maps identified the location of these features
and found that they are primarily clustered in the large lot, Single Family Suburban area located
west of US 101 and at Pine Mountain. Based on these findings, efforts to conserve natural
resources can focus on these areas. Attachments 9 to 12 provide GIS map summaries of the
natural resource factors including fire response times.
Appearance and Character
The Appearance and Character Principle generally tended to focus around the character of
commercial and industrial development. Appearance issues includes franchise and other
corporate architecture, auto sales lots, strip-mall development and ineffective landscaping. They
were sited as significant issues that detract from the community's "small town/rural character."
0 GIS mapping of all commercial and industrial areas within the community reveal that these uses
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ITEM NUMBER: 1
DATE: 01-17-01
and issues are almost exclusively located along three corridors defined by El Camino Real /US
101, Morro Road, and Traffic Way. These three corridors converge in the center of Atascadero
in the Downtown area. One approach to improve the community's appearance would be to
develop appearance and landscape districts for each of the corridors that would lead to and
reinforce the Downtown as the focal point of the community. Other measures that can be
considered include refining the City's Appearance Review Guidelines and Landscape Standards.
Attachment 13 provides a GIS map summary of the commercial and industrial district locations
and the related street corridors.
Secure Revenue Base
Revenue Base issues encompass a variety of community issues including primary wage jobs,
recruitment and retention of businesses, the provision of services, shopping variety and
convenience. In order for the City to adequately provide services such as road repair and
recreational facilities, which will maintain the quality life, a competitive sales tax and
employment base should be planned for Atascadero. The location of the existing revenue base
land uses are the same commercial and industrial districts identified under appearance corridors.
When analyzed for vacancy and parcel size, however, the number of available vacant sites for
revenue-based development is limited, especially when viewed over a 20-year planning horizon.
Other constraints affecting revenue-based land uses are the need for City utility services such as
sewer, proximity to major circulation corridors, and the availability of sites that are not
prohibitively sloped.
Based on these assumptions, areas for additional revenue-based uses should be studied along
transportation corridors, that can be served by sewer, and are not constrained by natural resource
issues. Incorporation of the Smart Growth Principles, endorsed by the City Council last year,
should be considered such as the mixing of uses and the proximity to housing. Attachment 14
provides a GIS map summary of the vacant and under-utilized commercial and industrial
districts.
Well-Planned Neighborhoods
The Well-Planned Neighborhood Principle involves issues related to residential neighborhoods,
the supply of housing, parks, pedestrian facilities and schools. The public comments tended to
be divided on housing issues. While many acknowledged the need for more housing, there was
significant concern that new housing might be "tract style", poor quality or destroy natural
resources. The concept of more housing being provided in mixed-use developments like
Downtown generally received support. Clearly, the City needs to take a proactive role in
identifying appropriate locations and mechanisms to accommodate future housing needs in the
community.
Areas suitable for residential development share many of the same constraints as revenue-based
uses. Although proximity to major circulation routes is not as important, an adequate collector
street system is necessary. In addition, the proximity to parks, schools, and shopping are
beneficial to residential development. Based on GIS mapping of these features, areas most
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ITEM NUMBER: 1
DATE: 01-17-01
suitable for residential development are mainly east of US 101 and adjacent to existing single-
family districts that are not constrained by slopes. Incorporation of the Smart Growth Principles
that promote high quality development, mixed uses, and "blending-in" density, should be
considered a key part of neighborhood planning efforts. Attachment 15 provides a GIS map
summary of neighborhood planning areas and support facilities.
General Plan Study Areas
One of the primary.themes that emerged from the workshop process was the high priority placed
on Natural Resource issues and features. Staff and the consultant think that the importance of
this issue should be used as the basis of all planning efforts in the community. In order to focus
on the General Plan process, staff is recommending that a number of areas be taken "off the
table" from consideration of land use changes, and that a smaller General Plan Study Area be
used for the land use alternatives. The following areas are recommended to be excluded from
consideration of land use changes.
West Side/Pine Mountain
The GIS analysis indicates that many of the natural resource features, identified as
community priorities are clustered on the west side of the City. Staff is recommending
that this area be excluded from consideration of land use intensification of density or new
uses. In effect,this recommendation would uphold the existing development standards
and densities as the development requirements for this area. It would still be possible to
provide additional development standards or introduce non-development land uses such
as open space or park uses within this area.
While this protected area would generally be comprised of the Single Family Suburban
areas west of US 101, staff is recommending that the following areas be left in the
General Plan Study Area: 1) the area east of Graves Creek at Del Rio Road; 2) the area
south of San Rafeal Road; and 3) a study ring of areas within 1000-feet of the USL.
Refer to Attachment 16.
The area known as Pine Mountain is an extremely steep and wooded area overlooking
Downtown. Staff is recommending that the current 20-acre minimum lot size be
maintained for this area and that no new intensification of density be considered for this
area. Stadium Park, which is located between Pine Mountain and Downtown is a
valuable community resource that should be protected as well.
Colony Boundary
In addition to protecting the west side, staff is recommending that all areas outside of the
original Atascadero Colony boundary be excluded from further review during the General
Plan Update. This decision would be consistent with: 1) the Council's readoption of the
existing General Plan Goals; 2) the Smart Growth Principles; 3) the potential fiscal
limitation of the City to provide services to these areas; and 4) the service area limitations
of the Atascadero Mutual Water Company. Eliminating these areas would also reduce
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ITEM NUMBER: 1
DATE: 01-17-01
the time and cost required to analyze the environmental impacts of development outside
the Colony Boundary.
Atascadero Creek/Lake Park
The importance of the Lake Park to the identity of the community was continually raised
during the workshop process. In addition, creekways and the Salinas River which serve
as habitats, trails, and linear open space features were commonly identified as important
to the community. Staff is recommending that the Lake Park, Atascadero Creek and the
public zones along the Salinas River be excluded from consideration of development
intensification.
Recommended Study Area
The areas of the community that have not been identified as protected, would constitute the
General Plan Study Area as shown in Attachment 16 and 16A. While the study area contains
most of the existing single-family residential districts, it should not be assumed that significant
changes would necessarily occur in these areas either. These areas are included for analysis of
existing lot size patterns and to study options for limited in-fill development.
Staff recommends that future land use programs needed to address Well-Planned Neighborhoods
and Secure Revenue Base Principles, be analyzed only within this defined study area.
Furthermore, the Smart Growth Principles and the current General Plan Goals should be applied
to all land use alternatives within the Study Area.
The next step in the process will be to develop a land use plan and map to establish the
development pattern for the next 20-years. During the neighborhood charettes, scheduled for
January 31, 2001, neighborhood groups will be given an opportunity to develop their own land
use alternatives within the defined Study Area.
Colony Areas
The incorporated area City of Atascadero included most of the original Colony established by
E.G. Lewis. However, significant portions of the Colony, that have already been subdivided, are
not included within the City limits. This condition exists primarily on the south end of town.
The subdivision of land typically results in the creation of a development right for at least one
residential dwelling. Consequently, hundreds of undeveloped"paper lots" surround the City that
could potentially be developed as residences in the County. Due to the significant impact this
type of development could create on the City, (including impacts to services, roads, school, etc.),
staff is recommending that the General Plan include policy language identifying the City's
position on the development of these areas. The most significant potential project are the Colony
lots on the Eagle Ranch property which consists of approximately 400 paper lots under single
ownership. Development of this area should be considered likely, once the Williamson Act
contract expires in 2009. By developing clear policies for these areas, the City will be in a better
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ITEM NUMBER: 1
DATE: 01-17-01
position to negotiate with the County and developers on the requirements for development
adjacent to the City. Refer to Attachment 17 for a map of unincorporated Colony Areas.
Small Town Character and Appearance
The terms "Small Town Character" and "Rural Atmosphere" were consistently voiced as
important attributes to living in Atascadero. While opinions varied in regard to what constituted
small town character, there was general consensus that the El Camino Real strip was neither
considered small town or rural.
Based on the workshop process, there is clearly a level of dissatisfaction with the character and
appearance of new development especially along the El Camino Real, US 101, Traffic Way, and
Morro Road corridors. Staff is recommending that these corridors be evaluated as special design
districts during the update process and the results be incorporated into the Appearance Review
Guidelines.
CONCLUSION:
The public workshop process identified a number of community concerns that have been
organized under the Framework Principles. By utiltizing GIS mapping capabilities, geographic
areas related to these Framework Principles have been identified. Based on this process the City.
can focus its planning efforts on areas that are most suitable to accommodate development.
Staff is recommending that following joint deliberations with the Planning Commission,
the Council provide direction to staff and the consultant regarding each of the seven
proposed study area options for development of General Plan land use alternatives as
follows:
1. Designate the Single Family Suburban Areas generally west of US 101 and Pine Mountain as
protected from new intensification of density or uses as indicated in Attachment 16 and 16A.
This direction would address many of the Natural Resource issues by protecting much of the
oak woodlands, hillsides, creekways, large lot open space and wildlife area from new
potential development impacts.
2. Identify the Lake Park, Atascadero Creek and Stadium Park as high priority community
assets that should be protected and enhanced.
This direction would clarify the priority these features would have in developing land use
alternatives.
3. Designate the Public Zone along the Salinas River as the ultimate eastern urban development
boundary for the City of Atascadero.
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ITEM NUMBER: 1
DATE: 01-17-01
This direction would protect the Salinas River from further urban encroachment and clarify
the City's position regarding eastern expansion.
4. Limit all alternatives to the existing colony boundaries.
This direction would address issues of sprawl, over extending City services and maintaining
a "small town" atmosphere.
5. Designate the General Plan Study Area and direct staff to work with the community to
develop a 20-year land use plan and map for the Study Area that utilizes Smart Growth
Principles to address Revenue Base and Well-Planned Neighborhood Issues as indicated in
Attachment 16 and 16A.
This direction would provide a concise foundation for the community and staff to begin
developing land use alternatives.
6. Identify El Camino Real, US 101, Morro Road and Traffic Way as important community
image corridors that should be addressed in the General Plan as indicated in Attachment 13.
This direction would identify the corridors for special study during the update and possible
revisions to the Appearance Review Guidelines.
7. Develop policies for dealing with the development of Colony"paper lots" adjacent to the
City as indicated in Attachment 17.
This direction would allow staff to analyze the potential impacts of paper lots on the City and
develop appropriate policies in response.
ALTERNATIVES:
As an alternative action, the Council may modify, delete, or add to any of the recommended
actions.
ATTACHMENTS:
1. Neighborhood Workshop: "What We Like About Atascadero"
2. Neighborhood Workshop: "General Plan Priorities"
3. Visual Preference Survey: Positive Images
4. Visual Preference Survey: Neutral Images
5. Visual Preference Survey: Negative Images
6. Community Workshop Comments
7. Existing General Plan Land Use Diagram
8. General Plan Circulation Diagram
9. Slopes and Creeks
10.Native Tree Cover
11. Existing Lot Size Patterns
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ITEM NUMBER: 1
DATE: 01-17-01
12. Fire Response
13. Commercial and Industrial Corridors
14. Vacant and Under Utilized Revenue Base Areas
15. Neighborhood Areas
16. Staff Recommended General Plan Study Areas
17. Unincorporated Colony Areas
009
Attachment 1
Neighborhood Workshop:"What We Like About Atascadero"
What We Like About Atascadero
Summary of results from eight neighborhood meetings
Lake Park / Zoo / Band71
Rural / Small Town Atmosphere 67
Oak Trees / Woodlands 62
Natural Resources / Open Space 62
Large Residential Lots 53
Historic Downtown 43
""Sense of Community" 30
Creeks and River 26
Attachment 2
Neighborhood Workshop: General Plan Priorities
Top General Plan Priorities
Summary of results from eight neighborhood meetings
Downtown Revitalization 52
Trails / Pedestrian / Rec Facilities 50
General Plan Consistency 41
ECR / Morro Road Appearance 39
Affordable Housing 39
Traffic and Streets 37
Protect Rural Character / open Space 29
oak Tree Preservation 19
Jobs and Industries 17
Attachment 3
Visual Preference Survey: Positive Images
Posmitive- - ma e
■ Lake Park ■ Factory Outlets
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■ San Anselmo Center ■ Rural Streets
■ Landscaped Medians
Attachment 4
Visual Preference Survey: Neutral Images
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■ Multi-family Planned ■ Small Lot Single Family
Development
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■ Bordeaux House Apartments ■ Albertson's
Attachment 5
Visual Preference Survey: Negative Images
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■ Car Lots ■ Old Apartments
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■ El Camino Real Streetsoape ■ Office Complex
■ Hollywood Video
Attachment 6
Community Workshop Comments
General Plan Framework Principles
Public Comments
Natural Resources Appearance and Character Secure Revenue Base Well Planned Neighborhood
Open Space and Hillsides Rural/Small Town Character Provision of City Services Parks and Trails
Oak Woodlands EI Camino ReallMorro Road Appearance Downtown Revitalization Affordable Housing
Wildlife US 101 Corridor Jobs Traffic and Streets
Creeks and the Salinas River Signs Business and Industry Large Lot Residential
Additional Commercial Services&Variety Mixed Use Areas
Protection of water supply wl watershed protection. HWY 101 corridor plan. Provide jobs for existing residents. Allow multiple units within one residence.
Reduced Road with standards for rural hillsides Enforcement of general plan. Support local artists/county artisan plan. Identify and respect natural resources as a growth
areas. limitation
Strategic plan for preservation. Pedestrian oriented areas. Increase businesses Pocket parks.
City Arborist Art in public places. Raise permit fees. Identify a mazium buildout
Landscape trees for parking lots. Participation of new kinds of businesses. Outward perspective;new kinds of thinking. Rehabilitate existing housing.
Lighting standards for commercial development Wider tunnel atAtascadero Avenue/HWY 101. Revenue used toward purpose.(i.e.gas tax) Protect SFR from apartments.
Additional trash cleanup for parksllake. Lanscape plans and maintenance. Relocate schools from downtown-use for commercial. Live work spaces for artists.
Protective O.S.easement Support local businesses. Every effort should focus on downtown. High density=no yards
Protective Ridgelines for buildings. Maintain unique identity not a corporate identity. This type of area brings in business. Help people build houses.
wildlife corridors/O.S.connections. Use arch.review board to preserve viewshed. Maintain and encourage commercial property. Protect hills from subdivisions.
Lot size/shape to follow topography. Consider an ARC review commission. Identify and expand commercial zones. Require affordable housing units in projects.'Inclusionary
recuiremenr
nimize lot splits. Discourage small used auto sales lots. Don't need revenue based planning. Provide for renters.
torm water pollution. Preserve historic buildings. Promote tourism. Bike trails to schools.
Protect young Oaks(-old) Tree varieties-no messy ones. Use Lake and Park to attract tourism. Need low cost rentals.
Create balance between natural and built Follow appearance review guidelines. Relocate schools and use for commercial space. Limit growth.
environments.
Preserve natural environment New buildings don't fit in. Maintain"bedroom community Carfully planned integrated affordable housing.
Preserve view corridors. Scale buildings to environment Use appearance review upgrades to attract business. Downtown residential(2nd story)
Regeneration of oaks. Architectural control. Smaller homes.
Public information on environmental preservation, Trademark buildings. No tract homes.
tree oreservation.act(handouts)
Subdivision restrictions/open space easements Native tree plantings. Perspective multi-family zones for apartiments.
Contiguous trails. Character and style. Plan for high density to limit sprawl.
GreenbeiV urban growth boundries. maintenance of landscaping. Allow higher density near town center.
Creek setbacks. Preserve viewsheds. Parks and trails to be incorporated into neighborhoods
Speed control to aviod roadkill wildlife. Highway 101;enhance its appearance. Rent control for mobil home parks.
Traffic-lack of conjestion Encourage educational facilifies/colleges.
Pocket parks along Morro Road.
More signs for small business that are hidden.
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