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HomeMy WebLinkAboutItem 2 - SPEC-0143-2017 (12165 & 12393 LOVR)Meeting Date: December 11, 2019 Item Number: 2 It 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Discussion of the Draft Environmental Impact Report (Draft EIR) for the Froom Ranch Specific Plan project. PROJECT ADDRESS: 12165 and 12393 BY: Emily Creel, Contract Planner Los Osos Valley Road Phone: (805) 543-7095 E-mail: ecreel@swca.com VIA: Shawna Scott, Senior Planner Phone Number: (805) 781-7176 E-mail: sscott@slocity.org FILE NUMBERS: SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 RECOMMENDATION: Receive a presentation regarding an overview of the Draft EIR for the Froom Ranch Specific Plan project and provide comments to staff on any additional analysis needed to adequately evaluate the potential for significant environmental impacts in the EIR for the proposed project. SITE DATA Applicant JM Development Group, Inc.  Representative Pam Ricci and Victor Montgomery,  RRM Design Group    Proposed  Zoning/General  Plan  SP‐3 Madonna on LOVR, would  require pre‐zoning for Specific  Plan. Proposes Medium‐High  Density Residential, High Density  Residential, Commercial Retail,  Conservation/Open Space, and  Public Facilities    Site Area Approximately 110 acres  Environmental  Status  A Draft EIR is now under public  review. The public review period  will extend through December 23,  2019.   Item 2 Packet Page 5 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 2 1.0 BACKGROUND/SUMMARY On April 5, 2016, the City Council authorized initiation of the Madonna on Los Osos Valley Road (LOVR) Specific Plan (currently referred to as the Froom Ranch Specific Plan).1 The project includes a Specific Plan, General Plan Amendment, and related actions that would allow for development of approximately 50 acres of the 109.7-acre Froom Ranch Specific Plan area. Amendments to the General Plan would include a change in the land uses to include a senior residential community (Villaggio) and to allow development above 150 feet in elevation, since hillside development is regulated by several General Plan policies and programs, including Land Use Element Policy 6.4.7(H), which specifies that no building sites should be allowed above the 150-foot elevation line in the Irish Hills area. As part of its initiation of the Specific Plan, the City Council required that the project applicant also develop a feasible “actionable alternative” that locates all development below the 150-foot elevation. Both the proposed project and the actionable alternative are evaluated in the Draft EIR. The Planning Commission previously reviewed this project as part of an EIR scoping meeting held on July 26, 2017 and during a January 24, 2018 conceptual review. Additional guidance on the project has been (and will continue to be) provided by other City advisory bodies, including the Cultural Heritage Committee (CHC), Architectural Review Commission (ARC), Parks and Recreation Committee (PRC), and Active Transportation Committee (ATC). To the extent possible, the project analysis in this staff report reflects direction received by those advisory bodies. The Planning Commission provided the following preliminary feedback regarding the proposed project at its January 24, 2018 conceptual review:  Commission would like to receive substantial presentations on the progress of the Draft EIR.  Concern about development above the 150-foot elevation, some Commissioners noted this is a “non-starter.”  Concern about the size of the affordable housing site.  Concern about the proposed creek re-alignment and groundwater recharge.  Concern about cumulative effect on traffic.  Table 2-2 parameters don’t currently translate to the exhibit/concept plan; Commission would like to see product/unit types, standards for private open space, and parking standards.  Suggest extending bike lanes to connect to park and multi-family units.  Commission wants to see alternatives site layouts and full policy analysis.  Consider size of median (is 10 feet necessary.)  Look closer at need for the proposed cottages.  Consider wildland/fire interface and need for open/usable secondary access.  Consider effects to wildlife corridors, including fencing.  Install story poles (as required by Specific Plan Initiation Resolution)  Implications with the community being gated. o Is it locking community members in? o Gates are appropriate but would like to see samples.  Concerns expressed with community as a whole being fenced and gated. 1 Froom Ranch Specific Plan available online: https://www.slocity.org/government/department-directory/community- development/planning-zoning/specific-area-plans/froom-ranch Item 2 Packet Page 6 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 3  No connections, walk thru, or otherwise to adjacent commercial.  Fee ownership lot plans are encouraged, and commission would like to see charts; support for small lot concepts/smaller homes.  Commission is concerned with siting a Life Plan Community at this project’s location.  Proximity of commercial and residential units may be an issue. Detailed minutes and Commission comments are included as Attachment 1, Planning Commission Meeting Minutes January 24, 2018. Proposed Project. The Froom Ranch Specific Plan proposes a mix of land uses, including a Life Plan Community with 404 units of independent and assisted senior housing known as Villaggio, up to 174 multi-family residential units, 100,000 square feet of retail- commercial uses (including a 70,000- square foot hotel), open space (54% of the project site), and a public park (see Figure 1 Conceptual Site Plan). Both the proposed project and the actionable alternative propose to reconstruct, relocate, and reuse four historic structures within the Froom Ranch Dairy complex to the new public park, including the main residence, creamery/house, dairy (round-nose) barn, and granary. The project and actionable alternative also propose to relocate approximately 2,145 linear feet of Froom Creek within the Specific Plan area. Actionable Alternative. The actionable alternative (Alternative 1) proposes the same type and amount of development within the Specific Plan area; however, it includes a major reconfiguration of the proposed land use plan and redesign of key project elements specifically to cluster proposed land uses into a smaller development footprint by relocating proposed development in the Upper Terrace portion of Villaggio down to the lower portion of the proposed Life Plan Community located below the 150-foot elevation. The actionable alternative was developed in large part based on a revised site plan prepared by the project applicant. However, one significant change to what was proposed by the applicant was made through Figure 1. Conceptual Land Use Plan Item 2 Packet Page 7 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 4 the evaluation of alternatives in the Draft EIR: the location of the public park (incorporating the four historic structures to be relocated/reconstructed) was relocated to the area above the 150-foot elevation in the northwest portion of the site (refer to Figure 2, Alternative 1 Conceptual Land Use Plan). This area is heavily disturbed as a result of its use as an active permitted quarry and is also currently being used for construction staging. The multi-family residential uses proposed by the applicant at this location were moved downhill to the lower portions of the site below the 150-foot elevation. This key change was made and included as part of the actionable alternative because it resulted in a substantial reduction to the level of impacts associated with Aesthetics and Visual Resources, Biological Resources, Cultural and Tribal Cultural Resources, Land Use and Policy Consistency, and Wildfire. Refer to Figure 2, Alternative 1 Conceptual Land Use Plan. Alternative 1 is identified in the Draft EIR as the environmentally preferred alternative. The Draft EIR includes evaluation of potential environmental effects of the proposed project and the actionable alternative. The Draft EIR has been referred to the Planning Commission to receive comments on the environmental analysis which can be incorporated into the Final EIR and included with the discussion when the Planning Commission and City Council consider certification of the Final EIR and project approval. The Draft EIR and supporting technical reports are available on the City’s website: https://www.slocity.org/government/department-directory/community-development/documents- online/environmental-review-documents/-folder-2018 2.0 COMMISSION’S PURVIEW The Planning Commission’s role is to review the Draft EIR and provide any feedback regarding the adequacy of the environmental analysis and additional needed information or modifications or issues which should be addressed in mitigation measures. Staff and the City’s EIR consultant (Wood Environment and Infrastructure Solutions, Inc.) will be available to clarify information contained in the Draft EIR. All comments received in this review will be responded to and included in the Final EIR. The public comment period for the EIR closes on December 23, 2019. Figure 2. Alternative 1 Conceptual Land Use Plan Item 2 Packet Page 8 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 5 3.0 SITE INFORMATION The project site consists of two parcels totaling approximately 109.7 acres (APNs 067-241-030 and 067-241-031) within unincorporated San Luis Obispo County, and adjacent to City of San Luis Obispo city limits. The site is located immediately west of Los Osos Valley Road between U.S. Highway 101 and the Irish Hills Plaza. These parcels are identified for future annexation in the Land Use Element (LUE) as the Madonna on Los Osos Valley Road (LOVR) Specific Plan Area (SP-3). Dominant features at the site include the Froom Ranch Dairy complex, stormwater basins, John Madonna Construction office (within the dairy complex), staging and materials storage, quarry area, wetlands adjacent to Calle Joaquin, grasslands, and Froom Creek and associated tributaries (refer to Figure 3, Existing Site Conditions). Surrounding uses include Irish Hills Plaza (including the Costco/Home Depot shopping center) to the north, Los Osos Valley Road and auto dealerships to the east, hotels along Calle Joaquin and Mountainbrook Church to the south, and the Irish Hills Natural Reserve and associated trails and open space to the west. 4.0 GENERAL PLAN GUIDANCE The Froom Ranch Specific Plan area was one of three Specific Plan areas designated for development in the General Plan Land Use (LUE) and Circulation Elements update (adopted by the City Council in December 2014). The project is intended to be predominantly consistent with policy direction for the area included in the General Plan by providing a mixed-use project that provides workforce housing options and preserves at least 50% of the site as open space. However, the applicant has requested modifications to the range of land uses currently designated in the LUE for the Specific Plan area, including the proposed Villaggio life plan community, an increase in the number of allowable residential units, and a requested modification to allow some development above the 150-foot elevation, subject to certain performance standards. 5.0 DISCUSSION AND EVALUATION The Draft EIR includes an evaluation of all environmental issue areas required to be considered under the California Environmental Quality Act (CEQA). This report focuses on what are anticipated to be the most critical issues associated with the project and/or issue areas where the EIR determined impacts be substantially reduced under Alternative 1: Aesthetic and Visual Resources, Biological Resources, Historic Resources, Land Use and Planning, Transportation, and Wildfire. The applicant stated in a public meeting of the Architectural Review Committee on December 2, 2019 that upon review of the Figure 3. Existing Site Conditions Item 2 Packet Page 9 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 6 Draft EIR, they have decided to focus on pursuing the actionable alternative (Alternative 1) through the public hearing process. Therefore, this discussion focuses primarily on the potential impacts associated with implementation of Alternative 1. Aesthetics and Visual Resources. Table 1 summarizes the project’s potential impacts on aesthetics and visual resources and associated mitigation measures. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24490 Table 1. Summary of Impacts to Aesthetics and Visual Resources Aesthetics and Visual Resources Impacts Mitigation Measures Residual Impact VIS-1. Project implementation would change views of scenic resources, including hillsides, rock outcroppings, open space, and historic buildings, from a State Scenic Highway or local scenic roadway. MM VIS-1 Less than Significant with Mitigation VIS-2. The Project would significantly impact the existing visual character of the site by changing a rural setting to a commercial and residential setting, particularly as viewed from the Irish Hills Natural Reserve trail system. MM VIS-1 Significant and Unavoidable VIS-3. The Project would introduce a new source of nighttime light, impacting the quality of the nighttime sky and increasing ambient light. None Less than Significant Architectural Design and Visual Character. The Draft EIR determined that visual character of the project, including the architectural style, height, bulk, scale, and landscaping would be generally consistent with architectural styles and scale of adjacent commercial development in the Irish Hills Plaza to the north, the four multi-story hotels to the south, and the automobile dealerships and service centers to the east. The Design Guidelines for residential and commercial architectural design aim to adhere to the policies in the City’s General Plan, including Policy LU 1.4, Urban Edges, which requires development to maintain a clear boundary between urban development and undeveloped open space; and Policy COS 2.3.7, Natural Features, which requires residential developments to preserve natural site features such as vegetation and ridgelines. Views from Public Roadways. Views of the proposed development would be limited from U.S. Highway 101, as most of the project site is shielded by existing vegetation, topography, and/or development. Existing views from LOVR and the LOVR Overpass are similarly obstructed by multi-story development or thick vegetation. Therefore, the project would only result in a substantial change to existing views from U.S. 101, LOVR, and the LOVR Overpass in limited places, including identified Key Viewing Areas KVA1, KVA 2, and KVA 3. With the loss of vegetation, mid-range views of the project site from public roadways would become urbanized similar to adjacent development in Irish Hills Plaza or the existing hotels on Calle Joaquin. However, while mid-range views would change, views of scenic resources, including the Irish Hills ridgelines and outcroppings, would remain. Item 2 Packet Page 10 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 7 The Draft EIR concluded that the project would not eliminate or change views of scenic resources, such as Irish Hills ridgelines, outcroppings, and vegetation, and the loss of views of the Froom Ranch Dairy complex in the background would not be substantially perceptible from U.S. 101. However, even though the project’s impacts would be limited to development in the mid-range that would not obscure important scenic resources, the impact on views from LOVR and the LOVR Overpass would be substantial due to the potential loss of vegetation currently providing visual shielding for the project site, as well as the loss of distant views of the Froom Ranch Dairy complex. Because LOVR and the LOVR Overpass are considered scenic roadways by the City, and the project would expose viewers to a replacement of open space and vegetation with urban development, the impact to scenic resources is considered potentially significant. Mitigation was identified in the Draft EIR requiring revision of the Draft Specific Plan to incorporate Landscape Screening Guidelines to provide effective screening of proposed structural massing as experienced from public roadways (refer to MM VIS-1 on page 3.1-31 and 3.1-32 of the Draft EIR). With implementation of this mitigation, residual impacts on visual resources from public roadways were determined to be less than significant with mitigation. Visual Character. The proposed development would transition the project site from predominantly open space and grazing uses to dense multi-story development creating a continuous swath of urban development at the base of the Irish Hills Natural Reserve. The Draft EIR determined that, while the scale and style of the project would be generally visually compatible with surrounding commercial development to the south, east, and north, development of the project site would substantially change the visual character of the area from the loss of open space and vegetation, particularly as viewed from hillsides in the Irish Hills. This change in character would be substantial and development would be highly visible from several public trails within the Irish Hills Natural Reserve, including the Froom Creek Connector, Neil Havlik Way, and Ocean View trails, as well as the existing City-designated scenic vista located 0.35 mile southwest of the project site near Filipponi Ranch, behind Mountainbrook Church. Development of the Upper Terrace of Villaggio and upper elevations of Madonna Froom Ranch would cause the most dramatic change to site character on the project site’s highly visible hillsides (refer to KVA 4 on page 3.1-35 and KVA 5 on page 3.1-37 of the Draft EIR). The Draft EIR determined that, while development of the Lower Area would eliminate open grazing lands that are highly visible from the Irish Hills Natural Reserve, the development would occur in visual context with the Irish Hills Plaza, the four multi-story hotels, and automobile dealerships and service centers. In this context, development of the Lower Area would be visually compatible with surrounding development and would not substantially change the character of the area, including for viewers within the Irish Hills Natural Reserve. However, the project would include substantial development above 150 feet in elevation within the Upper Terrace and portions of Madonna Froom Ranch and place urban development in visual context with the undeveloped Irish Hills Natural Reserve. While open space maintained in the Upper Terrace would buffer proposed development from the project site boundary with the Irish Hills Natural Reserve, the visual result of this development would intrude into or obstruct views of the Irish Hills Natural Reserve natural open spaces. Although adherence to City policies and regulation, as well as the architectural and landscape Design Guidelines in the Draft Specific Plan, would ensure compatibility of the project with surrounding commercial development, analysis of both visual susceptibility and visual severity of project impacts indicated a high potential for substantial impacts to the visual character of the site, including public perception from the Irish Hills Natural Reserve. As depicted by KVA 4 and KVA 5, the project site Item 2 Packet Page 11 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 8 would be extremely visible and would replace existing scenic views of grazing land and riparian habitat. The project design and style would be compatible with adjacent development in the Lower Area, but because the project would substantially degrade the visual quality of the site’s hillsides and upper elevations, aesthetic impacts would be considered potentially significant. The Draft EIR determined that even with implementation of identified mitigation (incorporation of Landscape Screening Guidelines), this impact would remain significant and unavoidable. Nighttime Lighting. Development of the project site would increase the amount of exterior lighting fixtures and light produced on the project site. However, light from surrounding land uses already dominates the night sky and the project site would not be highly visible from surrounding roadways. The Irish Hills Natural Reserve is closed at night and would not be affected by additional lighting. Therefore, the EIR determined that potential impacts related to nighttime lighting would be less than significant. Aesthetics and Visual Resources – Alternative 1. Potential impacts on aesthetics and visual resources that would result from Alternative 1 (compared to the proposed project) are summarized in Table 2. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 2. Summary of Impacts to Aesthetics and Visual Resources – Alternative 1 Aesthetics and Visual Resources Impacts Mitigation Measures Residual Impact VIS-1. Alternative 1 implementation would change views of scenic resources, including hillsides, rock outcroppings, open space, and historic buildings, from a State Scenic Highway or local scenic roadway. MM VIS-1 Less than Significant with Mitigation (Incrementally Less) VIS-2. Alternative 1 would significantly impact the existing visual character of the site by changing a rural setting to a commercial and residential setting, particularly as viewed from the Irish Hills Natural Reserve trail system. MM VIS-1 Less than Significant with Mitigation (Less) VIS-3. Alternative 1 would introduce a major new source of nighttime light, impacting the quality of the nighttime sky and increasing ambient light. None required Less than Significant (Similar) The modified land use configuration under Alternative 1 would substantially reduce aesthetic impacts in comparison to the proposed project. Although total residential units and commercial square footage would remain the same, only public park uses would occur above the 150-foot elevation line in the current quarry/construction staging area. Avoiding development of the Upper Terrace of Villaggio would reduce impacts to scenic resources (including natural habitats, onsite historic resources, and rock outcroppings) that are visible to viewers in the surrounding area, including from within the public trail system of the Irish Hills Natural Reserve. Alternative 1 would substantially reduce the adverse change in visual character as viewed from the Irish Hills and would avoid identified significant and unavoidable Class I impacts associated with urban development above the 150-foot elevation (refer to KVA 4 on page 5-48 and KVA 5 on page 5-49 of the Draft EIR). Item 2 Packet Page 12 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 9 Biological Resources. Permanent and temporary impacts to biological resources within the Specific Plan area are summarized in Table 3. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24493 Table 3. Summary of Impacts to Biological Resources Biological Resources Impacts Mitigation Measures Residual Impact BIO-1. Project implementation would impact sensitive riparian, wetland, and native grassland habitats identified as sensitive natural communities under state and City policy. MM HAZ-2 MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-7 MM BIO-8 Significant and Unavoidable BIO-2. Project implementation would have substantial direct and indirect adverse impacts on candidate, sensitive, or special-status species that are known to or may occur on the Project site. MM HAZ-2 MM BIO-1 MM BIO-9 MM BIO-10 MM BIO-11 MM BIO-12 Significant and Unavoidable BIO-3. Project implementation would have a substantial adverse impact on state and federally protected wetlands. MM BIO-1 MM BIO-2 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-7 MM BIO-8 Significant and Unavoidable BIO-4. Project construction and operation would have a substantial adverse impact on the movement of resident or migratory fish or wildlife species or resident and migratory wildlife corridors along Froom Creek, Drainages 1, 2, and 3 and across open grasslands on the Upper Terrace of the Project site. MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-9 MM BIO-11 MM BIO-12 MM BIO-13 MM BIO-14 Significant and Unavoidable BIO-5. Project construction would result in the potential disturbance, trimming, or removal of up to 75 mature trees. MM BIO-15 Less than Significant with Mitigation Item 2 Packet Page 13 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 10 Substantial adverse impacts to biological resources would result from implementation of the proposed project, including grading, fill import, realignment of Froom Creek, and vegetation/habitat removal, as well as operational generation of new light and noise, and increased human activity. The project would result in significant and unavoidable impacts on sensitive habitats (riparian, wetland, and native grassland, predominantly in the Upper Terrace of Villaggio) identified under state and City policy. Substantial direct and indirect adverse impacts would occur to sensitive species, federally protected wetlands, and the movement of species along wildlife corridors. To mitigate these impacts, the Draft EIR identifies mitigation measures requiring the applicant to prepare and implement a City-approved Biological Mitigation Plan (BMP) that identifies both construction and operational related mitigation measures for impacts to sensitive communities and species. The BMP is required to include a Habitat Mitigation and Monitoring Plan (HMMP) and to address the movement of special-status species within the site. Sensitive natural communities outside of approved development footprints are required to be avoided. Chorro Creek Bog Thistle Management and the preparation of a Community Fire Protection Plan are also required. However, despite implementation of identified mitigation, the proposed project would result in the direct and indirect loss or disturbance of sensitive species for which the avoidance, replacement, and/or additional mitigation is not considered feasible. Multiple Class I significant and unavoidable impacts associated with the project were identified, particularly associated with the highly sensitive biological resource areas in the Upper Terrace portion of the Villaggio Life Plan Community (refer to Figure 4, Existing Biological Constraints). The Draft EIR determined that the proposed project would result in significant and unavoidable impacts to sensitive riparian, wetland, and native grassland habitats; sensitive and special-status species; state and federally protected wetlands; and migratory wildlife corridors along Froom Creek, the three drainages in the Upper Terrace portion of Villaggio, and the open native grasslands on the Upper Terrace portion of the site. Figure 4. Existing Biological Constraints Item 2 Packet Page 14 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 11 Biological Resources – Alternative 1. By removing proposed development from the highly sensitive Upper Terrace area of the project site, Alternative 1 would avoid or minimize almost all potentially significant impacts to Biological Resources to less than significant with mitigation. The only remaining significant and unavoidable impact identified under Alternative 1 is associated with the potential change in wetland habitats and characteristics resulting from the interruption or redirection of ground and surface water sources to the wetlands adjacent to Calle Joaquin. Potential impacts on biological resources that would result from Alternative 1 (compared to the proposed project) are summarized in Table 4. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 4. Summary of Impacts to Biological Resources – Alternative 1 Biological Resources Impacts Mitigation Measures Residual Impact BIO-1. Alternative 1 implementation would impact sensitive riparian, wetland, and native grassland habitats identified as sensitive natural communities under state and City policy. MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-7 MM BIO-8 MM BIO-Alt. 1 MM HAZ-2 Less than Significant with Mitigation (Less) BIO-2. Alternative 1 implementation would have substantial direct and indirect adverse impacts on candidate, sensitive, or special-status species that are known to or may occur on the Project site. MM BIO-1 MM BIO-9 MM BIO-10 MM BIO-11 MM BIO-12 MM HAZ-2 Less than Significant with Mitigation (Less) BIO-3. Alternative 1 implementation would have a substantial adverse impact on state and federally protected wetlands. MM BIO-1 MM BIO-2 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-7 MM BIO-Alt. 1 Significant and Unavoidable (Less) BIO-4. Alternative 1 construction and operation would have a substantial adverse impact on the movement of resident or migratory fish or wildlife species or resident and migratory wildlife corridors along Froom Creek, Drainages 1, 2, and 3 and across open grasslands on the Upper Terrace of the Project site. MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-9 MM BIO-11 Less than Significant with Mitigation (Less) Item 2 Packet Page 15 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 12 MM BIO-12 MM BIO-14 BIO-5. Alternative 1 construction would result in the potential disturbance, trimming, or removal of up to 75 mature trees. MM BIO-15 Less than Significant with Mitigation (Incrementally Less) Under Alternative 1, biological resource impacts related to loss of wetland, riparian, and upland habitats and potential effects on sensitive, threatened, and endangered species would be substantially reduced compared to the project. Residences and related infrastructure would not be constructed within the highly sensitive Upper Terrace portion of Villaggio, which would substantially reduce impacts to serpentine native bunchgrass grassland habitats and minimize impacts to springs, seeps, and wetland habitats along Drainages 1, 2, and 3. The removal of development within the Upper Terrace would also substantially reduce impacts to 12 special status plant species identified in the Upper Terrace. Impacts to wildlife movement and wildlife corridors would also be substantially reduced and consistency with the policies of the City General Plan would be substantially increased. In particular, consistency with LUE Policies 1.8.6, Wildlife Habitats, and 6.4.7, Hillside Planning Areas, and COSE Policies 7.3.1, Protect Listed Species, 7.3.2, Protect Species of Local Concern, 7.3.3, Wildlife Habitat and Corridors, and 7.7.7, Preserve Ecotones, would be improved. Implementation of identified mitigation measures was determined to be adequate in reducing potentially significant impacts to sensitive riparian and native grassland habitats, sensitive and special-status species, and migratory wildlife corridors along Froom Creek, the three drainages in the Upper Terrace, and the open native grasslands on the Upper Terrace. In addition, an additional mitigation measure (MM BIO-Alt. 1) was identified to ensure impacts to biological resources associated with additional emergency access roadways proposed under Alternative 1 would be minimized to less than significant with mitigation. Impact BIO-3, addressing project-related impacts to federally-protected wetlands, would be decreased as compared to the proposed project. Unlike the project, Alternative 1 would not include installation of culvert-headwalls or otherwise disturb Drainages 1, 2, or 3 except near the convergence of these drainages, and would avoid approximately 0.25 acres of rare seep wetlands in the Upper Terrace, as well as water sources for adjacent and downstream riparian and wetland habitat. However, jurisdictional wetlands, including the LOVR ditch and Calle Joaquin wetlands, would continue to be impacted as a result of LOVR frontage improvements, emergency access road construction, and Froom Creek realignment. As under the project, implementation of MM BIO-4 would preserve open space at the confluence of Drainages 1, 2, and 3 and would greatly enhance hydrologic connectivity between the Upper Terrace and downstream wetlands. Additionally, geotechnical recommendations required in MM BIO-7 to reduce potential for horizontal directional drilling operations to adversely affect Calle Joaquin wetlands would still be required. However, the Draft EIR determined that interruption or redirection of ground and surface water sources for onsite wetlands adjacent to Calle Joaquin from realignment of Froom Creek and adjacent development could still result in changes in wetland habitats and characteristics to the Calle Joaquin wetlands. While implementation of MM BIO-1 through -3, MM BIO-5 through -7, and MM BIO-13 would partially reduce impacts to jurisdictional wetland areas through avoidance to the maximum extent feasible of onsite wetlands, full replacement of equivalent wetland values if wetlands are affected would Item 2 Packet Page 16 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 13 be challenging, particularly for jurisdictional wetlands and other waters along Drainages 1, 2, and 3 and their confluence with Froom Creek. Although impacts to wetlands in the Upper Terrace area of Villaggio would be substantially avoided and minimized than under the proposed project, the potential for direct and indirect impacts to jurisdictional wetlands and other waters would continue; therefore, the Draft EIR determined potential impacts would remain significant and unavoidable. Historic Resources. Table 5 summarizes the project’s potential impacts on historic resources and associated mitigation measures. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24494 Table 5. Summary of Impacts to Historic Resources Historic Resources Impacts Mitigation Measures Residual Impact CR-3. The Project would result in relocation, demolition, disturbance, and/or removal of historic resources onsite, including individually eligible historic resources and a historic district. MM CR-9 MM CR-10 MM CR-11 MM CR-12 MM CR-13 MM CR-14 Significant and Unavoidable The project would relocate and adaptively reuse (within the proposed public park) four historic structures within the Froom Ranch Dairy complex (i.e., main residence, creamery, dairy barn, and granary) that are eligible for listing on the National Register of Historic Places (NRHP), California Register of Historic Resources (CRHR), and City’s Master List of Historic Resources (refer to Figure 5, Comparative Conceptual Relocation of Dairy Barn, Creamery/House, Main Residence, and Granary). The EIR determined that the proposed relocation and reconstruction of four of the Froom Ranch Dairy complex buildings within the public park would maintain the character- defining features of the four structures to be retained, including the existence, orientation, relative horizontal and vertical relationship of the main residence, creamery, dairy barn, and granary, and the relative open space and minimally landscaped setting. The main residence would be rehabilitated consistent with the Rehabilitation Standards of the Secretary of the Interior’s Figure 5. Comparative Conceptual Relocation of Dairy Barn, Creamery/House, Main Residence, and Granary Item 2 Packet Page 17 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 14 Standards and the creamery, dairy barn, and granary would be reconstructed consistent with the Reconstruction Standards of the Secretary of the Interior’s Standards, requiring minimal changes to the distinctive materials, finishes, features, or construction techniques. However, the EIR identified impacts associated to the potential for conflict between the design and character of the surrounding commercial development within Madonna Froom Ranch and the rehabilitated main residence. Incompatible design of adjacent new development has the potential to reduce or inhibit the historic quality, character, and context of the relocated and rehabilitated main residence. The project would also result in the demolition and permanent loss of three contributors to the Froom Ranch Dairy historic district (i.e., the shed, bunkhouse, and old barn). These structures contribute to the historic setting and integrity of the Froom Ranch Dairy complex based upon their association with the Froom family, connection to the historic dairy operation, character-defining features of Craftsman- style or vernacular architecture, and good integrity (condition) of location, design, materials, workmanship, feeling, association, and overall historic integrity. Mitigation measures were identified to avoid, reduce, and mitigate potentially significant impacts to historic resources, including design and construction drawing review and monitoring by a qualified professional historic architect, Historic American Building Survey (HABS) documentation of all seven contributing structures of the Froom Ranch Dairy complex, requirements for the reuse of original material, and preparation of design guidelines and a review process for new construction adjacent to the main residence. Even with implementation of identified mitigation measures, the EIR identified a Class I significant and unavoidable impact associated with the loss of the shed, bunkhouse, and old barn, which would reduce the concentration of physical features that make up the character and appearance of the Froom Ranch Dairy complex. While the proposal for relocation and reconstruction of the Froom Ranch Dairy complex would continue to retain sufficient integrity to convey its significant association with the dairy industry and the Froom family, the project would result in the loss of historic materials and character defining features that existed during the resource’s period of significance. Therefore, impacts to the historic district were determined to be significant and unavoidable. Historic Resources – Alternative 1. While the Draft EIR determined that Alternative 1 would avoid or reduce several significant impacts to historic resources, impacts to historic resources under Alternative 1 were determined to remain significant and unavoidable, similar to the proposed project. Impacts (compared to the proposed project) are summarized in Table 6. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 6. Summary of Impacts to Historic Resources – Alternative 1 Historic Resources Impacts Mitigation Measures Residual Impact CR-3. Alternative 1 would result in relocation, demolition, disturbance, and/or removal of historic resources onsite, including individually eligible historic resources and a historic district. MM CR-9 MM CR-10 MM CR-11 MM CR-12 Significant and Unavoidable (Similar) Item 2 Packet Page 18 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 15 MM CR-13 MM CR-14 Alternative 1 would retain, relocate, and restore the same four historic structures within the proposed public park located in the quarry area (above the 150-foot elevation on the Madonna Froom Ranch portion of the site). The Draft EIR concluded that retaining the four historic structures that contribute to the potential historic district within the public park and in a natural setting more reminiscent of their historic past than the proposed project (i.e., set atop a rise against the natural hillside of the Irish Hills rather than set amongst multi-family housing units and commercial buildings) would lessen the potential impact to historic resources. However, similar to the project, proposed relocation of historic structures within the Froom Ranch Dairy complex would adversely affect significant historic resources, including through the significant and unavoidable loss of three structures contributing to the historic district (a Class I impact). Mitigation measures would be implemented to minimize potential impacts of development and operation on historic resources, but potential impacts were determined to remain significant and unavoidable. Flooding. Table 7 summarizes the project’s potential impacts related to hydrology/flooding and associated mitigation measures. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24497 Table 7. Summary of Impacts Related to Flooding Flooding Impacts Mitigation Measures Residual Impact HYD-2. The Project would potentially exacerbate flooding and erosion hazards onsite and in areas downstream, particularly related to the proposed realignment and design of Froom Creek and developed areas of the site. MM HYD-4 Less than Significant with Mitigation Project development would substantially alter onsite drainage patterns through realignment of Froom Creek, reconstruction of LOVR ditch, installation of the Home Depot ditch, replacement of the existing onsite detention basin with the proposed stormwater detention basin on Mountainbrook Church property, increases in development and impervious surfaces, and fill of the Lower Area and Madonna Froom Ranch areas to raise the site elevation by approximately one foot. In addition, project construction and proposed stormwater conveyance systems would substantially alter the volume and velocity of surface water flows and runoff. Further, the existing stormwater detention basin serving adjacent development would be removed and a new detention basin would be constructed within the southern downstream portion of the project site adjacent to Calle Joaquin to detain flood flows from the proposed project, as well as those from Irish Hills Plaza and Mountainbrook Church. These changes to the creek and proposed new stormwater conveyance system would substantially alter surface water flows through the site, as well as peak surface flows downstream. The direct effects of development of the project would result from replacement of approximately 50.7 acres of undeveloped land with residential, commercial, and recreational development. Substantial areas of new impervious surfaces would increase both the total volume of stormwater runoff and the peak flow Item 2 Packet Page 19 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 16 of runoff. Project design features such as the ditches, retention and detention basins, parks, planted parkways, and the drainage conveyance system are proposed to avoid flooding and retain runoff to meet Central Coast Regional Water Quality Control Board’s Post Construction Requirements (PCRs) for peak flow and water quality. Removal of the 2,145 linear feet of Froom Creek through the project site and construction of a new 3,745-foot-long realigned creek channel of an average of 65 feet in width and varying depths are major project features. At the downstream end of the project site adjacent to the proposed stormwater detention basin, the existing creek channel would be widened to 5 feet with a spill-over feature to allow conveyance of storm flows in excess of a 10-year event to flow to the stormwater basin. These proposals are developed at a conceptual level as described in the Preliminary Hydrologic and Hydraulic Calculations report and Draft Specific Plan (see also Figures 2-5, 2-15, and 2-16 of the Draft EIR). These proposed changes to site hydrology would occur during Phase 1 of project implementation between the months of February to September. The new creek would feature substantial bioengineered water flow and bank erosion control features, including restored in-channel and creek bank riparian habitat, installation of 2,300 cy of boulders along the toe of creek banks to reduce erosion from high-velocity flows and flooding within the creek channel and Calle Joaquin wetlands, and creation of pool and riffle sequences in the channel bottom to slow flows and create aquatic habitat, particularly for the Southern steelhead trout (see also, Section 3.4, Biological Resources). Although detailed specifications and design are not yet fully developed, the resiliency of these proposed improvements to survive high-velocity flows and flood volumes during storm events, reduce or avoid creek bank erosion, and provide habitat mitigation and benefits are central to successful creek realignment and redesign (see also, Section 3.4, Biological Resources). Based on the preliminary design of the realigned Froom Creek corridor, the improved and realigned Froom Creek would result in a net increase in peak flow capacity, increasing the ability of Froom Creek to accommodate flows during large storm events and resulting runoff caused by increased impervious surfaces at the project site. Under the project, Froom Creek would overbank only after the 2-year peak flow is achieved. Flows greater than a 2-year storm would overbank to the Calle Joaquin wetlands or be contained within the channel when not adjacent to the wetland, where the creek channel would be sized to handle up to a 100-year storm event with a minimum of one foot of freeboard. The proposed stormwater detention basin would provide additional “surge” storage for flows larger than 2-year storm events, where the existing box culverts overtop Calle Joaquin during 10-year events. The proposed stormwater detention basin would allow for storage to allow the 25-year event to pass entirely through the culverts. The 50-year and 100-year events are prohibitively large to allow for storage during these events and overtop Calle Joaquin as safe overflow. The Froom Creek watershed can experience high intensity rainfall events that can result in short duration high intensity flows of up to 1,241 cfs under 100-year storm conditions, with potential for scouring of the channel bottom and erosion along the banks of the newly realigned creek. Similar conditions are frequently experienced within the existing Froom Creek, which demonstrated deep incising and scouring of creek banks. To address this concern for the proposed alignment, the project includes use of 2,300 cy of imported rock to create a series of channel bottom pools along upper reaches of the creek within the Specific Plan area. This creek design would retain and slow flows and to provide slope protection toe Item 2 Packet Page 20 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 17 rock (i.e., boulders) along the base of the creek bank to prevent or minimize bank erosion, along with in-channel and creek bank revegetation. Based on an analysis of sedimentation and erosion of the proposed Froom Creek realignment, it is anticipated that installation of proposed features to reduce flow velocity (e.g., channel bottom pools) and stabilize channel banks would be effective at reducing or preventing scour and bank erosion (Draft EIR Appendix J; Preliminary Sediment Transport Analysis and Calculations). The Preliminary Hydrologic and Hydraulic Calculations report prepared by RRM Design Group and reviewed by the City notes the flow velocities of the proposed Froom Creek channel would range from 2 – 8 feet per second (fps). Based on an analysis of sedimentation and erosion of the proposed Froom Creek realignment, these proposed velocities, as well as installation of bank stabilization features, would be effective at reducing scour and bank erosion. Where the realigned Froom Creek bends to the south and runs adjacent to the Calle Joaquin wetlands, the realigned creek channel would be constructed with an approximately 1,500-foot-long low-flow channel. A low berm would separate the low-flow channel from the Calle Joaquin wetlands. The low- flow channel would be designed to handle normal flow events but flows in excess of a 2-year storm event would overtop the low-flow channel and spread laterally to and flood the Calle Joaquin wetlands, submerging the low berm. Effectively, the low-flow channel at the Calle Joaquin wetlands would allow the realigned creek to expand into a wide floodplain area in the Calle Joaquin wetlands. The frequency of bank overtopping of the realigned creek channel at this segment is intended to mimic the historic frequency of bank overtopping of the existing Froom Creek prior to 2013 when an artificial earthen berm was installed immediately downslope of the existing channel to reduce potential overtopping. Flow velocity along this portion of the creek during large flow events would be less than 1 foot per second, which would not result in substantial erosion of the low-flow channel, low berm, or the Calle Joaquin wetlands (refer also to Section 3.4, Biological Resources). Based on the findings of the Preliminary Hydrologic and Hydraulic Calculations prepared by RRM Design Group and reviewed by the City, using the City Watershed Management Zones (WMZ) rainfall mapping, and a 24-hour storm event which equates to 1.9 inches of rainfall over the WMZ development area, implementation of the project would result in generation of an additional 4.9 acre-feet (AF) of runoff, which would be detained and treated within the proposed onsite stormwater treatment areas. Based on the combined runoff generated by offsite development during such a storm event (4.0 AF) and natural Froom Creek flood flows entering the project site (16.9 AF), the flows being conveyed via Froom Creek through the site under the project would equate to 20.9 AF. Based on this analysis, all on- and offsite stormwater detention and control measures would be adequately sized to detain on- and offsite flows, consistent with the City’s Drainage Design Manual requirements for attenuation of runoff from 2-year through 100-year events. Implementation of identified measures would adequately attenuate all project stormwater peak flows and even slightly reduce peak flows at the U.S. 101 double box culvert; however, peak flow at the U.S. 101 double box culvert would continue to exceed capacity during storm events greater than 10-year event. Most of the low elevation areas of the project site are currently located within a designated floodplain, Zone A, and development of the project within this area could pose risk of new development to flooding hazards. However, as discussed above, the project would relocate and redesign Froom Creek to provide additional flood-flow capacity and would fill the Lower Area and Madonna Froom Ranch portions of Item 2 Packet Page 21 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 18 the site within these flood zones to engineered elevations above the 100-year floodplain. Implementation of the proposed improvements would remove the site development area from the FEMA floodplain and require a Conditional Letter of Map Revision/Letter of Map Revision from FEMA. The proposed stormwater management system would be sized and designed to accommodate and attenuate 100-year storm event flood waters to ensure proposed development would lie outside a flood hazard zone and the project would not change the potential for flooding offsite; the existing flood risks associated with 10-year storm events due to the existing box culvert under U.S. 101 would remain under the project. However, the proposed design of Froom Creek would not ensure a fixed location and high velocity flows would potentially cause erosion, scouring, and bank undercutting, which would lead to creek rerouting and bank destabilization with unpredictable effects on flows, flooding, and sedimentation. This impact would be potentially significant. Implementation of MM HYD-4, requiring revised Froom Creek realignment plans and additional supporting technical studies would ensure the realigned creek and erosion protection features are sufficient to prevent or significantly reduce erosion and destruction of the creek channel and bank. Implementation of this measure would also ensure stability of proposed in-stream fish habitat improvements (e.g., for Southern steelhead), supporting the success and longevity of improved habitat; therefore, the Draft EIR determined potential impacts would be less than significant with mitigation. Flooding – Alternative 1. Impacts (compared to the proposed project) are summarized in Table 8. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 8. Summary of Impacts Related to Flooding – Alternative 1 Flooding Impacts Mitigation Measures Residual Impact HYD-2. Alternative 1 would potentially exacerbate flooding and erosion hazards onsite and in areas downstream, particularly related to the proposed alignment and design of Froom Creek and developed areas of the site. MM HYD-4 Less than Significant with Mitigation (Similar) Impact HYD-2, addressing potential onsite flooding and erosion hazards, would be similar when compared to the proposed project since the proposed stormwater system for Alternative 1 would involve the same components. Froom Creek realignment would be similar to the design under the project. Preliminary calculations prepared by the Applicant and peer-reviewed by the City’s EIR consultant, indicate the stormwater management system would be capable of accommodating a 100-year storm event. Development under Alternative 1 would be clustered, so the acreage of impervious surfaces would be less severe when compared to the project. Replacement of approximately 8.2 acres of residential development with open space in the Upper Terrace would decrease potential stormwater surface flows. Implementation of MM HYD-4 requiring creek bank and channel bottom stability and avoidance or reduction of further erosion would continue to apply, and impacts were determined to be less than significant with mitigation, similar to the proposed project. Item 2 Packet Page 22 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 19 Land Use and Planning. Implementation of the project that would allow development above the 150- foot elevation, and more specifically development within the environmentally sensitive Upper Terrace, would result in potentially significant and unavoidable impacts to aesthetic and visual resources, biological resources, and emergency access and fire hazards. Table 9 summarizes the project’s potential impacts related to land use and policy consistency and associated mitigation measures. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24498 Table 9. Summary of Impacts to Land Use and Planning Land Use Impacts Mitigation Measures Residual Impact LU-1. The Project would allow urban development above the 150-foot elevation and would relocate portions of the Froom Ranch Dairy complex, which would potentially conflict with City General Plan policies adopted for the purpose of avoiding impacts to visual, biological, and cultural resources and wildfire hazards. MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-9 MM BIO-10 MM BIO-11 MM BIO-12 MM BIO-13 MMBIO-14 MM CR-9 MM CR-10 MM CR-11 MM CR-12 MM CR-13 MM CR-14 MM HAZ-2 MM HAZ-3 MM HAZ-4 MM HAZ-5 MM TRANS-21 MM TRANS-22 MM TRANS-23 Significant and Unavoidable LU-2. The Project would potentially be inconsistent with existing easements and setback requirements onsite. None Required Less than Significant After a review for consistency with City General Plan policies, the Draft EIR determined the project would be potentially inconsistent with City LUCE and General Plan COSE policies that protect sensitive biological, open space, and visual resources, including protections reflected in Policy 6.4.7, Hillside Planning Areas, which prohibits development above the 150-foot elevation within the Irish Hills area. Due to the extent of significant environmental effects associated with the proposed project’s inconsistency with Policy 6.4.7, impacts were determined to be significant and unavoidable. Item 2 Packet Page 23 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 20 Land Use and Planning – Alternative 1. Under Alternative 1, the layout, acreage, and placement of residential and commercial development, as well as parkland and roadways, within the project site would substantially differ from the project. While the total number of residential units and square footage of commercial land uses would remain the same as the proposed project, Alternative 1 would be more consistent with policies within the General Plan LUE that prohibit development above the 150-foot elevation line and protect sensitive resources. Overall, the Draft EIR determined impacts related to Land Use and policy consistency would be substantially reduced under Alternative 1. These impacts (compared to the proposed project) are summarized in Table 10. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 10. Summary of Impacts to Land Use and Planning – Alternative 1 Land Use and Planning Impacts Mitigation Measures Residual Impact LU-1. Alternative 1 would allow urban development above the 150-foot elevation and would relocate portions of the Froom Ranch Dairy complex, which would potentially conflict with City General Plan policies adopted for the purpose of avoiding impacts to visual, biological, and cultural resources and wildfire hazards. MM BIO-1 MM BIO-2 MM BIO-3 MM BIO-4 MM BIO-5 MM BIO-6 MM BIO-9 MM BIO-10 MM BIO-11 MM BIO-12 MM BIO-13 MM BIO-14 MM CR-9 MM CR-10 MM CR-11 MM CR-12 MM CR-13 MM CR-14 MM HAZ-1 MM HAZ-2 MM HAZ-3 MM HAZ-4 MM HAZ-5 Significant and Unavoidable (Less) LU-2. Alternative 1 would potentially be inconsistent with existing easements and setback requirements onsite. None Required Less than Significant (Incrementally Less) Alternative 1 would relocate proposed residential development above 150 feet in elevation within the Villaggio and Madonna Froom Ranch portions of the site to lower elevations of the site and proposes to limit development above 150 feet in elevation on the Madonna Froom Ranch portion of the project site (within the existing quarry area) to public park uses. Residential and commercial development would be tightly clustered within approximately 30 percent of the site (e.g., 36 acres), with over 60 acres of contiguous open space provided on the Upper Terrace and public park uses within the upper reaches of Madonna Froom Ranch. Item 2 Packet Page 24 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 21 Impact LU-1, regarding conflicts with City General Plan policies for visual, biological, and cultural resources and wildfire hazards, would be substantially reduced compared to the proposed project. Unlike the project, urban development above the 150-foot elevation would not be permitted under Alternative 1, providing increased consistency with the City General Plan. This alternative would be substantially more consistent with the General Plan LUE and COSE policies that protect sensitive biological, cultural, open space, and visual resources. These policies include LUE Policies 1.8.6, Wildlife Habitats, and 6.4.7, Hillside Planning Areas, and COSE Policies 7.3.1, Protect Listed Species, 7.3.2, Protect Species of Local Concern, and 9.2.1, Views to and from public places, including scenic roadways. However, development of 12 villas in the southwest corner of Villaggio’s Lower Area would continue to substantially impact onsite biological habitat connectivity between the Froom Creek corridor and grassland within the Upper Terrace, and would be potentially inconsistent with COSE Policies, including 7.3.3, Wildlife Habitat and Corridors, and 7.7.7, Preserve Ecotones. Full compliance with the General Plan LUE and COSE would protect sensitive biological, open space, and visual resources, and reduce potential fire hazards. Avoidance of development within the Upper Terrace would protect biological resources, including state and federal jurisdictional areas and 12 special status plant species. Required implementation of MM BIO-4 would result in relocation of residential uses in the southwest portion of Villaggio to maintain a buffer on the centerline of the confluence of Drainages 1, 2, and 3, and would reduce potential inconsistencies with General Plan policies designed to protect wildlife corridors and ecotones, as discussed above. By relocating residential structures in the northwestern portion of the project site and Upper Terrace of Villaggio, the visual transition between the Irish Hills Natural Reserve and the Project site would be improved, substantially reducing visual impacts (refer to KVA-4 and -5, above). Removing urban development above the 150-foot elevation line would also greatly increase open space buffers between development in Madonna Froom Ranch and Villaggio, improving safety from potential wildfire hazards onsite. Additionally, implementation of MM BIO-1 through -7 and -10 through -12 and MM HAZ-1 through -5 would further reduce potential impacts to biological resources and wildfire hazards. In contrast with the proposed project, Alternative 1 would avoid the significant land use and planning impacts related to General Plan policy consistency by eliminating urban development above the 150-foot elevation line onsite. However, the Project site also supports the historic Froom Ranch Dairy complex, including seven existing structures associated with the historic dairy and Froom family. These structures constitute a potential historic district under the City’s Historic Preservation Ordinance and the CRHR. As under the proposed project, retention and relocation of four structures (i.e., main residence, creamery, dairy barn, and granary) and demolition of three contributors to the Froom Ranch Dairy historic district (i.e., the shed, bunkhouse, and old barn) would result in a significant impact to historic resources. While implementation of MM CR-7 through -14 would reduce potential impacts, the permanent loss of the historic integrity and contributing structures of the potential historic district would result in significant and unavoidable impacts and potentially conflict with City policies for historic resource protection. Therefore, the Draft EIR determined this impact, while substantially reduced, would remain significant and unavoidable. Transportation. Table 11 summarizes the project’s potential impacts related to transportation and associated mitigation measures. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24502 Item 2 Packet Page 25 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 22 The Traffic Impact Study is available in the Draft EIR Appendix, on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24519 Table 11. Summary of Impacts to Transportation Transportation Impacts Mitigation Measures Residual Impact TIS Impact  TRANS-1. Project construction activities would potentially create traffic impacts due to congestion from construction vehicles (e.g., construction trucks, construction worker vehicles, equipment, etc.) as well as temporary traffic lane and sidewalk closures. MM TRANS-1 Less than Significant with Mitigation ‐‐  TRANS-2. Under Existing plus Project conditions, the addition of Project traffic would exacerbate existing queuing and peak hour traffic for automobiles, and poor levels of service for pedestrians and bicycle modes of transportation, causing transportation deficiencies in the Project vicinity. MM TRANS-2 MM TRANS-3 MM TRANS-4 MM TRANS-5 MM TRANS-6 MM TRANS-7 MM TRANS-8 MM TRANS-9 MM TRANS-10 MM TRANS-11 MM AQ-6 Significant and Unavoidable Existing plus Project Impacts TRANS-3. Under Near-Term plus Project (Scenario 2) conditions, the addition of Project traffic would exacerbate existing queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bike modes of transportation, causing transportation deficiencies in the Project vicinity. MM TRANS-2 MM TRANS-5 MM TRANS-6 MM TRANS-8 MM TRANS-9 MM TRANS-12 MM TRANS-13 MM TRANS-14 MM TRANS-15 MM TRANS-16 MM TRANS-17 MM TRANS-18 Significant and Unavoidable Near-Term plus Project Impacts TRANS-4. The Project would result in traffic safety impacts and inadequate emergency access and evacuation options, resulting in potential for structural damage, injuries, or loss of life due to wildland fires or other emergency situations. MM HAZ-4 MM TRANS-19 MM TRANS-20 MM TRANS-21 MM TRANS-22 MM TRANS-23 Less than Significant with Mitigation Emergency Vehicle Access Impacts TRANS-5. Onsite circulation would result in safety impacts to pedestrian and bicycle access. MM TRANS-24 Less than Significant with Mitigation Access Management Assessment Item 2 Packet Page 26 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 23 TRANS-6. Under long-term Cumulative plus Project conditions, Project-generated traffic would result in a cumulatively considerable contribution to traffic for automobiles and poor levels of service for pedestrians and bike modes of transportation, causing transportation deficiencies in the Project vicinity. MM TRANS-8 MM TRANS-9 MM TRANS-13 MM TRANS-23 MM TRANS-25 MM TRANS-26 MM TRANS-27 MM TRANS-28 MM TRANS-29 MM TRANS-30 Less than Significant with Mitigation Cumulative plus Project Impacts Impacts to traffic and transportation upon implementation of the proposed project would consist of delays and/or exceedance of intersection capacities, resulting in poor levels of service for automobiles, pedestrians, and bicycle modes of transportation. More specifically, project-generated traffic would cause exceedance of intersection capacities at various intersections not subject to the City’s authority or requiring completion of the Prado Road Overpass/Interchange project to adequately reduce impacts. Although the project would implement mitigation measures and the applicant would pay a fair share fee to offset project contributions to this impact, as no County or Caltrans program for improvements is currently adopted, potential impacts were determined to be significant and unavoidable. Transportation – Alternative 1. Impacts related to transportation and traffic would not substantially vary in comparison to the proposed project due to the identical levels of residential and commercial development proposed under Alternative 1 and consistent anticipated generation of 2,700 daily vehicle trips. However, emergency access points would potentially be altered as compared to the proposed project, lessening potential evacuation impacts. Alternative 1 would include similar road and transportation improvements as proposed under the project: 1. A signalized intersection with LOVR that would provide four-way pedestrian crosswalks and access to a new two-lane road (Collector “A”) that would serve as the primary access to the Specific Plan area; 2. Widening of LOVR along a portion of the project site’s frontage; 3. Proposed internal roadway network consisting of public and private roads; 4. Proposed bicycle and pedestrian facilities throughout the Specific Plan area; 5. Parking facilities to accommodate residents, employees, and visitors within the Specific Plan area; and 6. A new bus stop that would be integrated into the regional public transportation system. Table 12 summarizes potential impacts related to transportation and associated mitigation measures associated with the implementation of Alternative 1. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Item 2 Packet Page 27 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 24 Table 12. Summary of Impacts to Transportation – Alternative 1 Transportation Impacts Mitigation Measures Residual Impact TRANS-1. Alternative 1 construction activities would potentially create traffic impacts due to congestion from construction vehicles (e.g., construction trucks, construction worker vehicles, equipment, etc.) as well as temporary traffic lane and sidewalk closures. MM TRANS-1 Less than Significant with Mitigation (Incrementally Less) TRANS-2. Under Existing plus Project conditions, the addition of Alternative 1 traffic would exacerbate existing queuing and peak hour traffic for automobiles, and poor levels of service for pedestrians and bicycle modes of transportation, causing transportation deficiencies in the Project vicinity. MM AQ-6 MM TRANS-2 MM TRANS-3 MM TRANS-4 MM TRANS-5 MM TRANS-6 MM TRANS-7 MM TRANS-8 MM TRANS-9 MM TRANS-10 MM TRANS-11 Significant and Unavoidable (Similar) TRANS-3. Under Near-Term plus Project (Scenario 2) conditions, the addition of Alternative 1 traffic would exacerbate existing queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bike modes of transportation, causing transportation deficiencies in the Project vicinity. MM TRANS-2 MM TRANS-5 MM TRANS-6 MM TRANS-8 MM TRANS-9 MM TRANS-12 MM TRANS-13 MM TRANS-14 MM TRANS-15 MM TRANS-16 MM TRANS-17 MM TRANS-18 MM TRANS-19 MM TRANS-20 Significant and Unavoidable (Similar) TRANS-4. Alternative 1 would result in traffic safety impacts and inadequate emergency access and evacuation options, resulting in potential for structural damage, injuries, or loss of life due to wildland fires or other emergency situations. MM HAZ-4 MM TRANS-21 MM TRANS-22 MM TRANS-23 Less than Significant with Mitigation (Incrementally Less) TRANS-5. Onsite circulation would result in safety impacts to pedestrian and bicycle access. MM TRANS-24 Less than Significant with Mitigation (Incrementally Less) TRANS-6. Under long-term Cumulative plus Project conditions, Alternative 1-generated MM TRANS-8 MM TRANS-9 MM TRANS-13 Less than Significant with Mitigation (Incrementally Less) Item 2 Packet Page 28 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 25 traffic would result in a cumulatively considerable contribution to traffic for automobiles and poor levels of service for pedestrians and bike modes of transportation, causing transportation deficiencies in the Project vicinity. MM TRANS-25 MM TRANS-26 MM TRANS-27 MM TRANS-28 MM TRANS-29 MM TRANS-30 Impact TRANS-1, associated with construction traffic impacts, would be less severe when compared to those associated with the proposed project because removal of development in the Upper Terrace would eliminate the need for construction vehicles to travel along Calle Joaquin and within proposed local roads within the project site. Construction timing under Alternative 1 would change to avoid overlap between occupancy of Villaggio and construction activities in the Upper Terrace, as proposed by the project, reducing construction related traffic impacts on the Villaggio population. Alternative 1 would result in construction traffic being separated from occupied portions of the site in Villaggio and Madonna Froom Ranch and would shorten the time in which construction vehicles would interfere with regular roadway traffic. As under the proposed project, this Alternative would implement MM TRANS-1 requiring preparation of a Construction Transportation Management Plan for all phases of development, to be reviewed and approved by the City. Given substantial reductions in development footprint and implementation of required mitigation measures, this impact would be incrementally less severe when compared to the project and would be less than significant with mitigation. Impact TRANS-2, regarding exacerbation of queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bicycle modes of transportation under Existing plus Alternative 1 conditions, would be similar to the proposed project. The anticipated residential population of Alternative 1 is the same as the project and roadway intersecti ons impacted by the project would continue to be impacted by Alternative 1. Although fewer internal roadways would be required as a result of removal of residential uses in the Upper Terrace, internal traffic would continue to be potentially significant at occupation of Madonna Froom Ranch; similar to the proposed project, MM TRANS-11 requiring use of traffic calming measures on Local Street “A” would reduce this impact to less than significant. Although required implementation of MM TRANS-2 through -5 and MM TRANS-7 through -11 would reduce other impacts under Existing plus Alternative 1 conditions to less than significant, MM TRANS-6 requiring payment of fair share costs for the completion of the Prado Road Overpass/Interchange project would not mitigate potential impacts until this infrastructure project is complete. Therefore, similar to the project, if the Prado Road Overpass/Interchange project is not in place by occupancy of Alternative 1, this impact would remain significant and unavoidable. Impact TRANS-3, which addresses exacerbation of existing queuing and peak hour traffic for automobiles and poor levels of service for pedestrians and bicyclists under Near-Term plus Alternative 1 conditions, would be similar to the project. As discussed above, Alternative 1 would generate similar population increases and associated traffic as the proposed project. Although required implementation of MM TRANS-2, -5, -8, -9, -12, -13, and -15 through -18 would reduce impacts under Near-Term plus Alternative 1, completion of MM TRANS-6 and MM TRANS-14 require completion of the Prado Road Overpass/Interchange project, which cannot be ensured by this alternative. Therefore, if the Prado Road Overpass/Interchange project is not in place by occupancy of Alternative 1, this impact would remain significant and unavoidable. Item 2 Packet Page 29 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 26 Impact TRANS-4, addressing inadequate emergency access and evacuations in areas of high and very high fire hazard, would be less severe when compared to the project, as additional emergency evacuation options would be provided under Alternative 1 and development would be reduced to lower risk areas of the site. Similar to the project, Alternative 1 would continue to provide an emergency access route between Madonna Froom Ranch and Irish Hills Plaza. Unlike the proposed project, Alternative 1 would not provide an emergency access route through the Mountainbrook Church private road and would instead provide one emergency access route along the proposed stormwater basin and/or another across the realigned Froom Creek channel to connect to LOVR, thereby improving options for emergency access and evacuation. The access route adjacent to the stormwater basin would allow evacuees located within the southwestern portion of Villaggio to evacuate without further exacerbating potential congestion along LOVR, as well as provide additional ingress and egress points for emergency responders. Additionally, Alternative 1 would require MM TRANS-19, inclusion of an emergency access point from the Lower Area to the existing dirt access road that connects to the utility power line structures at the top of the ridgelines, and MM TRANS-22, requiring provision of emergency respondent access to project site perimeters, which would increase emergency access to the site and reduce potential impacts to less than significant with mitigation, similar to the proposed project. Impact TRANS-5, regarding pedestrian and bicycle circulation safety issues, would be similar to the project, as anticipated generation of internal roadway trips would be the same. MM TRANS-24 would continue to be required, ensuring Alternative 1 would include design guidance published by the National Association of City Transportation Officials and the Federal Highway Administration, including installation of American Disabilities Act-compliant sidewalks, Lead Pedestrian Intervals and pedestrian refuges at the LOVR/Auto Park Way intersection, and Class IV bikeways along LOVR approaching/departing this intersection. Implementation of this mitigation measure would ensure residual impacts to onsite circulation for pedestrians, and bicyclists would be less than significant with mitigation, similar to the proposed project. Impact TRANS-6 regarding Cumulative plus Project conditions, would be similar when compared to the proposed project. As under the project, potentially significant impacts could occur to 14 separate intersections and roadway segments due to increased automobile, pedestrian, and bicycle traffic under Cumulative plus Project conditions (see Table 3.13-16 in Section 3.13, Transportation and Traffic, of the Draft EIR). However, required implementation of MM TRANS-25 through -30, as well as MM TRANS-8, -9, and -13, would reduce cumulative impacts to less than significant with mitigation, similar to the proposed project. Wildfire. The project would place residential and commercial development in a location that is vulnerable to wildfires. Potential impacts related to Wildfire are summarized in Table 13. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24496 Item 2 Packet Page 30 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 27 Table 13. Summary of Wildfire Impacts Wildfire Impacts Mitigation Measures Residual Impact HAZ-1. The Project would exacerbate wildfire risks, thereby exposing occupants to wildfire hazards, and impair emergency response, and would require wildfire fuel management in the Irish Hills Natural Reserve. MM HAZ-1 MM HAZ-2 MM HAZ-3 MM HAZ-4 MM HAZ-5 Significant and Unavoidable The project site is located in a region with very high to moderate fire hazard potential, including the western 1-mile-long perimeter of the site that borders and includes very high fire hazard areas. Adjacent grassland, coastal sage scrub, oak woodland and chaparral vegetation within the Irish Hills Natural Reserve provides substantial flammable natural fuels for future potential wildfires. The project site also lies at the base of the Froom Creek watershed with steep slopes in the Irish Hills Natural Reserve creating wind channels; prevailing winds generally blow northwest up the slopes but periodically reverse and blow southeast downslope toward the project site (Western Regional Climate Center 2018). In addition, grasslands and vegetation along slopes and within drainage channels within the project site would serve as fuels that contribute to potential fire hazards for future development. As part of the project, 39.1 acres of residential uses, 3.1 acres of commercial uses, and 2.9 acres of public facilities are proposed within the CALFIRE-designated Moderate Fire Hazard Severity Zone (FHSZ). While approximately 13 acres of the Very High FHSZ exist within the project site, no development is proposed within this zone; proposed development within the Upper Terrace of Villaggio would be located approximately 200 feet from the Very High FHSZ. Further, along approximately 1,000 feet of the project site’s western perimeter, residential land uses within Madonna Froom Ranch are proposed directly adjacent to Very High FHSZ within the Irish Hills Natural Reserve, though these residential uses would be buffered by the existing Froom Creek alignment. Exacerbated fire hazards that could occur during construction and operation of the project would require implementation of MM HAZ-1 through MM HAZ-5 to reduce potentially significant impacts. MM HAZ-1 would be required to reduce impacts from the risk of fire ignition from construction activities, limiting the potential for fires ignited by construction activities to the furthest extent feasible. Implementation of mitigating fire protection measures during construction phases would reduce the risk of fire caused by construction activities through personnel briefings and provision of fire safety equipment such as extinguishers, designated smoking areas, and access to water tenders during construction. MM HAZ-2 would reduce the potential impacts associated with the proximity of development to biofuels that may cause a wildfire incident, reducing fire hazards associated with vegetation and biofuel mass. This would require defensible space around the project’s habitable structures, which has the potential to affect the adjacent Irish Hills Natural Reserve if the defensible space is not confined to the project site. Implementation of MM HAZ-3 would be required to reduce the risk of wildfire from smoking by residents of the project. This mitigation would maintain consistency with the City-wide smoking policies, ensuring that smoking within privately and publicly maintained spaces does not occur adjacent to areas with high fire hazards (City Municipal Code Section 8.16). Item 2 Packet Page 31 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 28 To ensure that the project would not substantially impair an emergency operation or evacuation plan, MM HAZ-4 would require the development and implementation of a project-specific Evacuation Plan, ensuring resources are available to safely evacuate persons within the project site, with consideration for changes to the anticipated construction schedule or potential development activities. Finally, MM HAZ- 5 would ensure emergency responders can directly access the Irish Hills through the project site in the event of wildfire, including personnel and equipment. However, compared to existing conditions in which firefighters are currently able to stage at the project site and are allowed full, unhindered access to the Irish Hills, the project would continue to impair access for fire-fighting personnel even with implementation of these measures. These measures would reduce the range of wildfire risks associated with the Project. However, given the location of the site at the base of the Irish Hills with slopes, vegetation, and winds that put the Project site and surrounding areas at risk for wildfire impacts, the mitigation measures would not reduce the potential impact to a level of insignificance. Occupants would still be exposed to wildfire hazards and secondary impacts to the Irish Hills would continue to occur from offsite fuel management (refer to Section 3.4 of the Draft EIR, Biological Resources), and emergency response to wildfire in the Irish Hills would continue to be impaired by the project as currently designed. Therefore, with implementation of the above mitigation, impacts related to wildland fires with associated threat of damage to structures and loss of life, were determined to be significant and unavoidable. Wildfire – Alternative 1. Under Alternative 1, impacts related to wildfire hazards would be substantially reduced due to reconfiguration of proposed habitable structures to more defensible locations within the site and provision of additional emergency access options for emergency responders. While the Draft EIR determined that Alternative 1 would avoid or reduce several significant impacts that would result from the proposed project associated with wildfire risks, exposure of occupants to wildfire hazards, and impairment of emergency response and access, impacts associated with Wildfire under Alternative 1 would remain significant and unavoidable. Impacts (compared to the proposed project) are summarized in Table 14. The complete analysis is available on the City’s website: https://www.slocity.org/Home/ShowDocument?id=24506 Table 14. Summary of Wildfire Impacts – Alternative 1 Wildfire Impacts Mitigation Measures Residual Impact HAZ-1. Alternative 1 would exacerbate wildfire risks by exposing occupants to wildfire hazards and impairing emergency response and would require wildfire fuel management in the Irish Hills Natural Reserve. MM HAZ-1 MM HAZ-2 MM HAZ-3 MM HAZ-4 MM HAZ-5 Significant and Unavoidable (Less) Impact HAZ-1, addressing exposure of wildfire hazards and emergency response access, would be substantially reduced. The project site is located in an area with moderate to very high fire hazards due to flammable vegetation onsite and within the adjacent Irish Hills Natural Reserve, as well as due to winds that periodically blow southeast downslope toward the project site. As under the project, adherence to applicable requirements to minimize the risk from accidental construction- and operation- Item 2 Packet Page 32 SPEC-0143-2017 / GENP 0737-2019 / EID 0738-2019 Froom Ranch Specific Plan (12165 & 12393 Los Osos Valley Road) Page 29 related wildfires, including clearance or management of flammable vegetation within 100 feet of residential development (including within the Irish Hills Natural Reserve), would mitigate this impact. Unlike the project, all residential development within the Upper Terrace and in the northwestern portion of the site within Madonna Froom Ranch would be retained as open space and/or public park uses, reducing wildland-urban interface by approximately 4,750 feet (50 percent of wildland-urban interface under the project). This increased clustering within lower hazard areas in the lower portion of the site would increase the buffer between new development and very high fire hazard areas. Impacts resulting from impaired emergency evacuation and exposure of residents and visitors to wildfire hazards would be reduced. Unlike the project, this alternative proposes emergency ingress to the project site from a new emergency access road and bridge across the LOVR ditch to LOVR approximately 800 feet southeast of the main project entrance and/or a new emergency access road to Calle Joaquin located along the western edge of the proposed stormwater detention basin (see EIR Figure 5-1). Emergency access through the Irish Hills Plaza would also be included. Therefore, a total of up to four access routes, including the primary entrance, would provide for evacuation and less congested access to the site for emergency responders in the case of an emergency. Under Alternative 1, security fencing, retaining walls, and closely spaced residential units in Villaggio would continue to limit access for firefighters to attack fires threatening residential units adjacent to the Irish Hills Natural Reserve. As under the project, implementation of several mitigation measures would avoid or reduce impacts. MM HAZ-1, requiring construction measures to reduce the potential for brush or grass fires, MM HAZ-2, requiring preparation of a Community Fire Protection Plan, and MM HAZ- 3, requiring designation of smoking areas away from onsite fire hazards would all reduce these impacts. MM HAZ-4, requiring preparation and implementation of an Evacuation Plan, and MM HAZ-5, requiring that design of the Lower Area provides direct access for emergency response vehicles to the Irish Hills Natural Reserve bordering the project site to the west, would further reduce impacts. Despite these measures, the Draft EIR determined that, because Alternative 1 would continue to be located in an area highly susceptible to potential fire hazards, potential impacts would remain significant and unavoidable. 6.0 NEXT STEPS Provide any feedback regarding the adequacy of the Draft EIR, environmental analysis, and/or additional needed information or modifications or issues which should be addressed in mitigation measures and/or the Final EIR. All comments received in this review will be responded to and included in the Final EIR. When the Final EIR is complete, the Planning Commission and City Council will consider the following entitlements: Specific Plan, General Plan Amendment, Pre-Zoning, Vesting Tentative Map, Annexation, and certification of the FEIR. 7.0 ATTACHMENTS 1. PC Meeting Minutes January 24, 2018 Item 2 Packet Page 33 Minutes Planning Commission Regular Meeting Wednesday, January 24, 2018 CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on Wednesday, January 24, 2018 at 6:01 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Stevenson. ROLL CALL Present: Absent: Staff: Commissioners Hemalata Dandekar, Ronald Malak, Nicholas Ostebur, Mike Wulkan, Vice-Chair John Fowler, and Chair Charles Stevenson. Community Development Deputy Director Davidson, Assistant City Attorney Jon Ansolabehere, Associate Planner Shawna Scott, Associate Planner Kyle Bell, and Recording Secretary Summer Aburashed Pledge of Allegiance Chair Stevenson led the Pledge of Allegiance. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA Kim Bisheff PUBLIC HEARINGS 2. 12165 and 12393 Los Osos Valley Road: Preliminary review of the following Froom Ranch Specific Plan Chapters: Land Use, Zoning, and Development Standards; Conservation, Open Space, and Recreation; and Circulation. Case #: SPEC-0143-2017, Madonna on LOVR Specific Plan Area 3; JM Development Group Inc., applicant. Consultant, Emily Creel, summarized the project; presented the staff report and responded to Commission inquiries. Shawna Scott, Associate Planner responded to Commission inquiries. ATTACHMENT 1Item 2 Packet Page 34 Planning Commission Meeting Minutes January 24, 2018 Page 2 of 4 Applicant Representatives Pam Ricci, Rebecca Gruett, Robert Richmond, and Victor Montgomery provided an overview of the project and responded to questions from the Commission. Chair Stevenson opened the public hearing. Public Comments John Eichler Carole Moran Russ Howard Carolyn Harvey Mia Simmons Dave Romero Gwen Maclane Don Maclane Lea Brooks Ken Riener JudyRiener Neil Havlik David Chipping Sarah Flickinger Cadence Flickinger Chair Stevenson closed the public hearing ACTION: The Commission provided the following preliminary feedback regarding the proposed project: •Commission would like to receive substantial presentations on the progress of the Draft EIRs. •Concern about development above the 150-foot elevation, some Commissioners noted this is a "non-starter." •Concern about the size of the affordable housing site. •Concern about proposed creek re-alignment and groundwater recharge. •Concern about cumulative effect on traffic. •Table 2-2 parameters don't currently translate to the exhibit/concept plan; Commission would like to see product/unit types, standards for private open space, and parking standards. •Suggest extending bike lanes to connect to park and multi-family units. •Commission wants to see alternatives site layouts and full policy analysis. •Consider size of median (is 10 feet necessary.) •Look closer at need for the size of proposed cottages. •Consider wildland/fire interface and need for open/usable secondary access. •Consider effects to wildlife corridors, including fencing. ATTACHMENT 1Item 2 Packet Page 35 Planning Commission Meeting Minutes January 24, 2018 Page 3 of 4 •Install story poles (as required by Specific Plan Initiation Resolution.) •Implications with the community being gated. o Is it locking community members in? o Gates are appropriate but would like to see samples. •Concerns expressed with community as a whole being fenced and gated. •No connections, walk thru, or otherwise to adjacent commercial. •Fee ownership lot plans are encouraged, and commission would like to see charts; support for small lot concepts/smaller homes. •Commission is concerned with siting a Life Plan Community at this project's location. •Proximity of commercial and residential units may be an issue. RECESS: The Commission recessed at 8:25 p.m. and reconvened at 8:39 p.m. with all Commissioners present. BUSINESS ITEMS 3.Zoning Regulations Update. The Zoning Regulations Update is focused on implementing the policies and programs of the Land Use and Circulation Elements (LUCE). This will be a standing item on the Planning Commission agenda from June 14, 2017 through completion of the Update of the Zoning Regulations, tentatively scheduled for completion in March 2018. This will be an opportunity for staff to update the Commission on the status of the Zoning Regulations Update and for the Commission to listen to ongoing public testimony and discuss any such updates as they come forward. As a standing item, sometimes there will be nothing to report; other times staff will give a brief update with limited discussion; and at certain points, such as review of the Land Use Table, Parking Requirements, and the Reformatted Outline, there will be more substantive discussion on the item. When materials are associated with the Update, as with the White Papers associated with the Update, such information will be made available to the public and Commission prior to the meeting. Specific Items for Consideration are: a.Continued discussion on alcohol-related safety problems in Downtown b.Exploring additional S Overlay zones, including, but not limited to, Lincoln St., Dana St., Upper Monterey, and North Chorro/North Broad St. c.Review of Draft Article 1 (Enactment, Applicability, and Enforcement) d.Review of Draft Article 5 (Nonconformities) e.Review of Draft Article 8 (Housing Related Regulations) Doug Davidson, Deputy Director and Kyle Bell Associate Planner presented the staff report and responded to Commission inquiries. Captain Jeff Smith responded to Commission inquiries ATTACHMENT 1Item 2 Packet Page 36 Planning Commission Meeting Minutes January 24, 2018 Page 4 of 4 ,Public Comments Allen Cooper Dominic Tartigalia The following comments were provided: •Last sentence of page 3-53 seems redundant •PC3-35: One proposed change appears to make all fractional units round up to the nearest whole number. Ask staff for clarification about how this will work. Additionally, request clarification as to what income category the additional unit falls into and advocate for the lowest income category. •PC3-46: Staff included a new section to create new incentives and concessions for projects that include transitional foster youth, disabled veterans, and Homeless Persons. This is a great effort to make the City of SLO a more inclusive place to live. •PC3-46: This change would reduce the parking requirement for seniors. Lowering parking requirements for such projects is a practical step, as this population typically does not need all of the spaces required. •PC3-46: Lower-income households typically utilize public transportation at higher rates and have lower rates of car ownership. Our parking requirements should reflect this reality and should also have a lower parking requirement for deed-restricted units. Not only would this make it easier for HASLO and nonprofit developers to produce affordable housing, but it would also incentivize market-rate developers to build affordable housing on-site by allowing such developers to receive this benefit without using an incentive or concession. •PC3-54: Does the elimination of required findings under the conditions of approval strengthen a housing application for a given developer? •PC3-59: There are changes being made related to High Occupancy Residential Use, but are any efforts underway to create an efficient process for "tiny home" approval or zoning? COMMENT AND DISCUSSION 4.Agenda Forecast -Deputy Community Development Director Doug Davidson provided an update of upcoming projects . . ADJOURNMENT The meeting was adjourned at 9:48 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, February 14, 2018 at 6:00 p.m., in the location, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: 02/28/2018 ATTACHMENT 1Item 2 Packet Page 37 Packet Page 38