Loading...
HomeMy WebLinkAboutItem 8 - Vesting Tentative Tract Map (VTTM 3150) for NG-30 Portion of San Luis Ranch Specific PlanItem 8 GtT Y Ofi rn O Council AgendaReport CIS O Department Name: Cost Center: For Agenda of: Placement: Estimated Time: FROM: Michael Codron, Community Development Director Prepared By: John Rickenbach, Contract Planner Community Development 4001 April 7, 2020 Public Hearing 15 Minutes SUBJECT: VESTING TENTATIVE TRACT MAP (VTTM 3150) FOR THE NG-30 PORTION OF THE SAN LUIS RANCH SPECIFIC PLAN (SBDV-0747-2019) RECOMMENDATION 1. As recommended by the Planning Commission, approve the proposed Vesting Tentative Tract Map (VTTM 3150) for the NG-30 Portion of the San Luis Ranch Specific Plan: and 2. Adopt a Resolution (Attachment A) approving a Vesting Tentative Tract Map (VTTM 3150) based on findings and subject to conditions of approval. REPORT -IN -BRIEF The Planning Commission recommends approval of the proposed project, which is a Vesting Tentative Tract Map (Attachment B) that would facilitate ownership condominium units in a Development Plan approved by the Planning Commission. The proposed VTTM would subdivide a +/- 10-acre portion of previously approved VTTM 3096, which covers the entire San Luis Ranch Specific Plan (SLRSP) area. The VTTM would allow condominium subdivision of 296 multi -family units within the portion of the SLRSP zoned for high density residential development (NG-30, Neighborhood General), subject to the requirements of the Specific Plan, as well as the Zoning and Subdivision Regulations. As conditioned, the proposed subdivision is consistent with these regulatory requirements. The proposed VTTM is consistent with the previously certified Final EIR and exempt from further environmental review as a residential project that implements a Specific Plan (CEQA Guidelines Section 15182). DISCUSSION Background The applicant, MI San Luis Ranch, LLC, has proposed a 296-unit multi -family housing project on a 10.6-acre parcel within the 131.3-acre San Luis Ranch Specific Plan (SLRSP) area along Madonna Road, roughly midway between Oceanaire Drive and Dalidio Drive. The parcels were established through an approved vesting tentative tract map (VTTM 3096), which includes the entire SLRSP area. The project site is zoned NG-30, which envisions up to 30 units per acre subject to various standards included in the SLRSP. Development on the site is also regulated by a Development Agreement that was approved by the City Council on July 17, 2018. Packet Page 121 Item 8 The proposed project is a Vesting Tentative Tract Map that would allow condominium subdivision of the Development Plan approved by the Planning Commission on March 11, 2020. The proposed VTTM would subdivide a portion of previously approved VTTM 3096, which covers the entire Specific Plan area. The proposed VTTM proposed for Council consideration and Development Plan approved by the Planning Commission would allow 296 residential condominiums and several accessory structures and amenities as outlined in the list below: • (8) three-story buildings with 12-units each, providing 96-condominium units in total. Each 12-unit building is comprised of (6) 951 square feet (SF) two -bedroom units and (6) 1,140 SF three -bedroom units. • (6) three-story buildings with 20-efficiency lofts, for a total of 120-condominium units ranging in size from 380 SF to 580 SF. These are designed to be reviewed and processed as condominiums. • (80) three-story townhome condominium units configured in two- to six -unit attached townhome buildings. Three different three -bedrooms plans each are proposed, ranging in size from 1,423 SF to 1,611 SF. • (1) One-story community clubhouse "The Harvest Club" that is 1,627 SF with associated outdoor pool and activity areas. • (10) Bicycle storage structures (40 bicycles per structure). • The project also includes trash enclosures, mail kiosks, signage, fencing, pedestrian paseos that include outdoor activity and play amenities, shared streets/plazas, a creek walk, tot lot, children's gardens, and natural play areas. Previous Council or Advisory Body Action On March 11, 2020, the Planning Commission approved a Development Plan (Attachment C) with conditions for the area covered by the VTTM, with the exception of Lot 10, which is an open space area not a part of the Development Plan. At the same time, the Planning Commission recommended approval of the VTTM to the City Council (Attachment D). The Planning Commission's approval of the Development Plan incorporated and concurred with the recommendations of the Architectural Review Commission (ARC), which reviewed the Development Plan in December 2019 (the full Development Plan set is available via Council Reading File). The ARC's purview did not include review of the subdivision component of the project currently under consideration by the City Council (SBDV 0747-2019). The project site had been previously approved for grading and off -site public improvements associated with the development of the SLRSP. These approvals also accounted for all tree removals and utility infrastructure. Packet Page 122 Item 8 Policy Context 1. Consistency with MCG and COVID-19 Orders. This activity is consistent with the Council's adopted 2019-21 Major City Goals. This activity, planning for housing production, is presently allowed under the State and Local emergency orders associated with COVID-19. 2. General Plan, San Luis Ranch Specific Plan, and Zoning Regulations. The approved SLRSP and related entitlements are consistent with the City's adopted General Plan, and findings to that effect were made in both the original project approved in July 2017 as well as the amended project approval in August 2018. An evaluation of the project's consistency with General Plan policies is discussed at length in Section 4.9 of the certified Final EIRt. On March 11, 2020, the Planning Commission found that the proposed project was consistent with the General Plan, SLRSP, and applicable aspects of the Zoning Regulations and Engineering Standards that are not otherwise addressed in the SLRSP, which apply to the overall development plan approval including the subdivision component. Among the key findings were the project's consistency with General Plan policies that relate to affordable housing, based in part on project conditions to the Development Plan to ensure consistency. With respect to the VTTM, the Planning Commission found that the project was consistent with the General Plan and SLRSP because the proposed subdivision is consistent with the development pattern established in the neighborhood, and the resulting parcels allow for residences with sufficient usable outdoor space. 3. Subdivision Regulations. The VTTM provides for private ownership of the various multi- family housing products. While the SLRSP includes lot requirements within the NG-30 zone, the Subdivision Regulations also include additional requirements for common interest subdivisions. As the project is an airspace condominium project, additional requirements of the Subdivision Regulations address issues related to private open space, common open space, common recreational facilities, storage and laundry facilities. Apart from the minor exceptions discussed below for open space, the proposed project meets or exceeds these requirements, especially with respect to common open space and recreation facilities, storage and laundry facilities. The applicant requests two exceptions to the subdivision requirements that relate to private and common open space. These include: a) Private open space dimensions to be 10 feet by 5 feet, rather than the required 10 feet by 6 feet for Unit Types B and D within the Efficiency Buildings (totaling 48 units). b) Total combined private and common open space for the entire development to be 391 SF per unit, rather than the required 400 SF per unit. ' Link to final San Luis Ranch Supplemental EIR: https://www.slociiy.org/aovemment/department- directory/community-development/documents-online/environmental-review-documents/-folder-1960 Packet Page 123 Item 8 The proposed project exceeds private and common open space requirements identified for the Specific Plan and deviations from the standard Subdivision Regulation open space requirements are very minor. The project also provides a desirable range of unit configurations and units sizes including efficiency units which range from 380-580 square feet and which are the only units that do not fully meet the standard Subdivision Regulations for private open space. As part of its resolution recommending approval to the City Council, the Planning Commission found that the VTTM was consistent with the intent of the Subdivision Regulations, and that the requested exceptions could be made. Findings for the requested exceptions to the Subdivision Regulations, pursuant to Section 16.17.110.0 have been incorporated into the City Council Resolution approving the Subdivision. Public Engagement Consistent with the City's Public Engagement and Noticing (PEN) Manual and the City's Municipal Code, staff noticed this item per the City's notification requirements. Newspaper legal advertisements were posted in the New Times ten days prior to each meeting (Architectural Review Commission, Planning Commission, and City Council). Additionally, postcards were sent to both tenants and owners of properties located within 300 feet of the project site ten days before each advisor body hearing. CONCURRENCE The City's review of the VTTM involved all City departments in the development review process. Various conditions of approval from these departments were included in the Resolution. ENVIRONMENTAL REVIEW The project, including the VTTM and development facilitated by that VTTM, is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. Packet Page 124 Item 8 With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in this agenda report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. FISCAL IMPACT Budgeted: No Budget Year: N/A Funding Identified: No Funding Sources Current FY Cost Annualized On -going Cost Total Project Cost General Fund N/A State Federal Fees Other: Total N/A There will be no net fiscal impact related to approving the VTTM. A Development Agreement that covers all development within the SLRSP was approved in 2019, and a Community Facilities District (CFD) was subsequently approved by the City Council in order to help facilitate the construction of required infrastructure as development occurs under the SLRSP. The proposed VTTM is consistent with and implements a portion of the SLRSP and Development Agreement. No previously unanticipated fiscal impacts would occur as a result of this action. ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required. 2. Deny the project. An action denying the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, SLRSP, Zoning Regulations, Subdivision Regulations or other policy documents. Should the Council want to pursue this alternative, Staff recommends that the specific findings under Government Code § 65915(d)(1)(B) and (d)(3) are adequately addressed. Packet Page 125 Item 8 Attachments: a - Draft Resolution b - COUNCIL READING FILE - Vesting Tentative Tract Map Plans c - COUNCIL READING FILE - 02/26/2020 PC Staff Report & Draft Minutes d - Planning Comission Resolution No. 1007-20 (SBDV-0747-2019 - 1035 Madonna Road) e - COUNCIL READING FILE - Project Plan Set Packet Page 126 Item 8 RESOLUTION NO. (2020 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT MAP (VTTM 3150) WITHIN PREVIOUSLY APPROVED VESTING TENATIVE TRACT MAP 3096 TO CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 296 UNITS APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0459-2019 WITHIN THE NG- 30 ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN, WITH REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS OF PRIVATE OPEN SPACE, AND THE TOTAL COMBINED PRIVATE AND COMMON OPEN SPACE REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 7, 2020 (1035 MADONNA ROAD, SBDV-0747-2019) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 11, 2020, which was continued from a public hearing held on February 26, 2020, pursuant to a proceeding instituted under SBDV-0747-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo recommended approval of Vesting Tentative Tract Map 3150 as conditioned pursuant to said application; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 7, 2020, pursuant to a proceeding instituted under SBDV-0747-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the City Council of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of San Luis Obispo as follows: SECTION 1. Findings. The City Council hereby approves the project (SBDV-0747- 2019), based on the following findings: Packet Page 127 Item 8 Resolution No. (2020 Series) Page 2 The design of the common interest subdivision is consistent with the General Plan and San Luis Ranch Specific Plan (SLRSP) because the proposed subdivision is consistent with the development pattern established in the neighborhood and the resulting parcels allow for residences with sufficient usable outdoor space. 2. The site is physically suited for the type and density of development allowed in the NG-30 zone of the SLRSP, since only minor deviations from open space requirements from the Subdivision Regulations for the efficiency units are required and all other units within the project comply with the private and community open space requirements of the SLRSP; resulting development will be subject to consistency with the development standards of the Zoning Regulations. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all parcels will have adequate access from Madonna Road and the underlying project where condominium units will be created is consistent with the circulation pattern and planned accessways as envisioned within the SLRSP for which this project is a component of. 4. The design of the common interest subdivision is not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision would be sufficiently setback from creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development, and is planned for further urban development consistent with the approved SLRSP and Final EIR and Final Supplemental EIR for that project. Common Interest Subdivision Exceptions Findings 5. The property to be divided is of such size that it is impractical/undesirable, in this particular case, to conform to the strict application of the standards codified in the Subdivision Regulations because the project has been designed cohesively to result in a more efficient use of the land and allow for the achievement of City housing goals, including those related to affordability since the condominium units are located in an approved development project which provides for a range of product sizes and types with minor exceptions to open space requirements only required for the smallest "efficiency unit" product type. 6. The required common and private open space standards would decrease the size or number of units within the project resulting in a loss of entitlement as majority of the residential units are smaller and the efficiency units are far smaller than what the Subdivision Regulations set as a threshold where full compliance with property improvement standards would decrease the size or number of units (900 square feet for 1-bedroom and 1,200 square feet for two -bedroom units). The deviation from open space requirements are minor and the project is fully consistent with requirements for open space in the San Luis Ranch Specific plan where the units are located. Packet Page 128 Item 8 Resolution No. (2020 Series) Page 3 7. Granting the exceptions is in accord with the intent and purposes of the Subdivision Regulations and is consistent with the General Plan because the exceptions do not grant special privileges that would be inconsistent with the limitations upon other properties. The project site zoning is designated with the NG-30 zone which is unique to the San Luis Ranch Specific Plan where the units to be subdivided are located. The units requiring the exceptions are located within a specific plan that is cohesively planned with goals for provision of affordable housing that is deed restricted and "affordable by design" which are not applicable to other areas of the City that are in the vicinity of the project. 8. The proposed exceptions to the Subdivision Regulations will not affect the functionality of proposed development, nor the utility of the private open space within the project. The requested exceptions are minor in nature and no useful purpose would be realized by requiring full compliance as the project does provides community open space and private open space consistent with requirements of the SLRSP. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. Packet Page 129 Item 8 Resolution No. (2020 Series) Page 4 SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The City Council hereby approves the common interest subdivision with the incorporation of the following conditions: Planning Division 1. All project conditions and noted code requirements associated with the approval of the project as approved by Planning Commission on March 11, 2020 (ARCH-0459-2018), shall be incorporated herein as conditions of approval. 2. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). Engineering Division — Public Works/Community Development Department 3. The subdivision shall be recorded with a final map. The final map preparation and monumentation shall be in accordance with the city's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units and shall include monumentation in accordance with the current City Engineering Standards. 4. The final map exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 5. Park In -Lieu fees shall be paid for the proposed new dwelling units prior to building permit issuance, subject to the satisfaction of the Community Development Director. Credit for the existing houses/dwellings that were demolished or relocated/converted will be applicable. 6. The building plan submittal may be used to show some or all of the required private on - site subdivision improvements. Any improvements or construction staging located within the public right-of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review of the subdivision improvements and final map in accordance with the most current fee resolution. Packet Page 130 Item 8 Resolution No. (2020 Series) Page 5 7. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the final map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each lot if applicable. Any utility relocations, demolitions, water well or private waste system abandonments, and/or other on -site work shall be completed with proper permits and receive final inspection approvals prior to recordation of the final map. 8. Gas service may not be required to each lot/unit if the approved building plans do not propose mixed fuels and "all electric" residences are proposed. If proposed, a "Notice of Requirements" may be required for concurrent recordation with the map to identify the lack of gas service to any lot(s)/unit(s). 9. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, storm drain systems, slope banks, construction, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to map recordation if applicable. Said easements may be provided for in part or in total as blanket easements. 10. The map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. A subdivision agreement and guarantee will be required for this process. 11. An Operation and Maintenance Manual for the stormwater improvements and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The Stormwater Agreement shall be recorded separately or concurrent with the map recordation. 12. The final map shall include reference to the project soils report in accordance with the subdivision regulations. 13. The final map shall include an "Additional Map Sheet" to show the existing and proposed floodplain limits and base flood elevations for both the Cerro San Luis Channel and Prefumo Creek in accordance with the final map exhibits and supporting documentation for Tract 3096. Utilities Department 14. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. Packet Page 131 Item 8 Resolution No. (2020 Series) Page 6 15. The proposed project is within an area subject to shallow groundwater, therefore heat -fused HDPE pipe shall be used for the proposed private and public sewer collection system to prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view of the proposed infrastructure improvement plans. 16. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 17.If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 18. The fire service shall connect to the proposed private water main within the public right of way and shall install a RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 19. The private water distribution system shall be looped within the development and will serve the proposed townhomes using a public water meter and a 13D fire protection system. The remaining structures shall have separate services from the private water distribution system for domestic meters and fire laterals compliant with 13R requirements. Each building cluster, or structure, shall be equipped with a public master meter and private sub -meters compliant with the CC&Rs. The proposed private distribution system shall be based on hydraulic model and calculations per Section 6 of the Engineering Standards, and common area parcels receiving both potable and recycled water services shall be equipped with an domestic water service shall have a separate water system with a master meter and private sub -meters that includes an RP-backflow preventor per Engineering Standards for sites utilizing recycled water. 20. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 21. Irrigation systems using recycled water shall be designed and operated as described consistent with the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 22. The project's Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 23. Recycled water, or another non -potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Packet Page 132 Item 8 Resolution No. (2020 Series) Page 7 24. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on -site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 25. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 26. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. 27. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 28. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City's Development Standards for Solid Waste. 29. Per the General Requirements of the City's Development Standards for Solid Waste, bin enclosure walls shall be at least 6' or the height of the bin enclosure door, whichever is greater. 30. Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Fire Department 31. All access roads less than 36 feet in width shall have restricted parking and posted as fire lanes. One side only where 28-36 feet in width, both sides where less than 28 feet. 32. City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any exterior wall in the development. Planning Commission 3-11-20 33. Lot 10 shall be considered for possible passive park development in the event a future development plan within the SLRSP includes this area, subject to requirements and restrictions included in the SLRSP Final EIR, including but not limited to the provisions of the Habitat Mitigation and Monitoring Plan prepared pursuant to EIR Mitigation Measure BIO-2(a). Packet Page 133 Item 8 Resolution No. (2020 Series) Page 8 Indemnification 34. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review ("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Upon motion of Council Member , seconded by Council Member , and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this day of 2020. Mayor Heidi Harmon ATTEST: Teresa Purrington City Clerk APPROVED AS TO FORM: J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on Teresa Purrington City Clerk Packet Page 134 Item 8 RESOLUTION NO. PC-1007-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING APPROVAL OF A VESTING TENTATIVE TRACT MAP WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE TRACT MAP 3096 TO CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 296 UNITS APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0459-2019 WITHIN THE NG-30 ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN, WITH REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS OF PRIVATE OPEN SPACE, AND THE TOTAL COMBINED PRIVATE AND COMMON OPEN SPACE REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 11, 2020 (1035 MADONNA ROAD, SBDV-0747-2019) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on March 11, 2020, which was continued from a public hearing held on February 26, 2020, pursuant to a proceeding instituted under SBDV-0747-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby recommends final approval of the project to the City Council (SBDV-0747-2019), based on the following findings: 1. The design of the common interest subdivision is consistent with the General Plan and San Luis Ranch Specific Plan (SLRSP) because the proposed subdivision is consistent with the development pattern established in the neighborhood and the resulting parcels allow for residences with sufficient usable outdoor space. 2. The site is physically suited for the type and density of development allowed in the NG-30 zone of the SLRSP, since only minor deviations from open space requirements from the Subdivision Regulations for the efficiency units are required and all other units within the Packet Page 135 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 2 Item 8 project comply with the private and community open space requirements of the SLRSP; resulting development will be subject to consistency with the development standards of the Zoning Regulations. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all parcels will have adequate access from Madonna Road and the underlying project where condominium units will be created is consistent with the circulation pattern and planned accessways as envisioned within the SLRSP for which this project is a component of. 4. The design of the common interest subdivision is not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision would be sufficiently setback from creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development, and is planned for further urban development consistent with the approved SLRSP and Final EIR and Final Supplemental EIR for that project. Common Interest Subdivision Exceptions Findings 5. The property to be divided is of such size that it is impractical/undesirable, in this particular case, to conform to the strict application of the standards codified in the Subdivision Regulations because the project has been designed cohesively to result in a more efficient use of the land and allow for the achievement of City housing goals, including those related to affordability since the condominium units are located in an approved development project which provides for a range of product sizes and types with minor exceptions to open space requirements only required for the smallest "efficiency unit" product type. 6. The required common and private open space standards would decrease the size or number of units within the project resulting in a loss of entitlement as majority of the residential units are smaller and the efficiency units are far smaller than what the Subdivision Regulations set as a threshold where full compliance with property improvement standards would decrease the size or number of units (900 square feet for 1-bedroom and 1,200 square feet for two -bedroom units). The deviation from open space requirements are minor and the project is fully consistent with requirements for open space in the San Luis Ranch Specific plan where the units are located. 7. Granting the exceptions is in accord with the intent and purposes of the Subdivision Regulations and is consistent with the General Plan because the exceptions do not grant special privileges that would be inconsistent with the limitations upon other properties. The project site zoning is designated with the NG-30 zone which is unique to the San Luis Ranch Specific Plan where the units to be subdivided are located. The units requiring the exceptions are located within a specific plan that is cohesively planned with goals for provision of affordable housing that is deed restricted and "affordable by design" which are not applicable to other areas of the City that are in the vicinity of the project. Packet Page 136 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 3 Item 8 8. The proposed exceptions to the Subdivision Regulations will not affect the functionality of proposed development, nor the utility of the private open space within the project. The requested exceptions are minor in nature and no useful purpose would be realized by requiring full compliance as the project does provides community open space and private open space consistent with requirements of the SLRSP. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby recommends final approval to the City Council of the common interest subdivision with the incorporation of the following conditions: Packet Page 137 Item 8 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 4 Planning Division 1. All project conditions and noted code requirements associated with the approval of the project as approved by Planning Commission on February 26, 2020 (ARCH-0459-2018), shall be incorporated herein as conditions of approval. 2. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). Engineering Division — Public Works/Community Development Department 3. The subdivision shall be recorded with a final map. The final map preparation and monumentation shall be in accordance with the city's Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units and shall include monumentation in accordance with the current City Engineering Standards. 4. The final map exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 5. Park In -Lieu fees shall be paid for the proposed new dwelling units prior to building permit issuance, subject to the satisfaction of the Community Development Director. Credit for the existing houses/dwellings that were demolished or relocated/converted will be applicable. 6. The building plan submittal may be used to show some or all of the required private on - site subdivision improvements. Any improvements or construction staging located within the public right-of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review of the subdivision improvements and final map in accordance with the most current fee resolution. 7. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the final map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each lot if applicable. Any utility relocations, demolitions, water well or private waste system abandonments, and/or other on -site work shall be completed with proper permits and receive final inspection approvals prior to recordation of the final map. Packet Page 138 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 5 Item 8 8. Gas service may not be required to each lot/unit if the approved building plans do not propose mixed fuels and "all electric" residences are proposed. If proposed, a "Notice of Requirements" may be required for concurrent recordation with the map to identify the lack of gas service to any lot(s)/unit(s). 9. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, storm drain systems, slope banks, construction, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to map recordation if applicable. Said easements may be provided for in part or in total as blanket easements. 10. The map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. A subdivision agreement and guarantee will be required for this process. 11. An Operation and Maintenance Manual for the stormwater improvements and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The Stormwater Agreement shall be recorded separately or concurrent with the map recordation. 12. The final map shall include reference to the project soils report in accordance with the subdivision regulations. 13. The final map shall include an "Additional Map Sheet" to show the existing and proposed floodplain limits and base flood elevations for both the Cerro San Luis Channel and Prefumo Creek in accordance with the final map exhibits and supporting documentation for Tract 3096. Utilities Department 14. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 15. The proposed project is within an area subject to shallow groundwater, therefore heat -fused HDPE pipe shall be used for the proposed private and public sewer collection system to prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view of the proposed infrastructure improvement plans. 16. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 17.If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall Packet Page 139 Item 8 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 6 be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 18. The fire service shall connect to the water main within the public right of way and shall install an RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 19. The private water distribution system shall be looped within the development and will serve the proposed townhomes using a public water meter and a 13D fire protection system. The remaining structures shall have separate services from the private water distribution system for domestic meters and fire laterals compliant with 13R requirements. Each building cluster, or structure, shall be equipped with a public master meter and private sub -meters compliant with the CC&Rs. The proposed private distribution system shall be based on hydraulic model and calculations per Section 6 of the Engineering Standards, and common area parcels receiving both potable and recycled water services shall be equipped with an RP-backflow preventor per Engineering Standards. 20. The site is within the City's Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 21. Irrigation systems using recycled water shall be designed and operated as described consistent with the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 22. The project's Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 23. Recycled water, or another non -potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. 24. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on -site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 25. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 26. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Packet Page 140 Item 8 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 7 27. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 28. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City's Development Standards for Solid Waste. 29. Per the General Requirements of the City's Development Standards for Solid Waste, bin enclosure walls shall be at least 6' or the height of the bin enclosure door, whichever is greater. 30. Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Fire Department 31. All access roads less than 36 feet in width shall have restricted parking and posted as fire lanes. One side only where 28-36 feet in width, both sides where less than 28 feet. 32. City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any exterior wall in the development. Planning Commission direction of 3-11-20 33. Lot 10 shall be considered for possible passive park development in the event a future development plan within the SLRSP includes this area, subject to requirements and restrictions included in the SLRSP Final EIR, including but not limited to the provisions of the Habitat Mitigation and Monitoring Plan prepared pursuant to EIR Mitigation Measure BIO-2(a). Indemnification 34. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review ("Indemnified Claims"). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner McKenzie, seconded by Commissioner Vice -Chair Dandekar, and on the following roll call vote: Packet Page 141 Resolution No. PC-1007-20 1035 Madonna Road, SBDV-0747-2019 Page 8 Item 8 AYES: Commissioners Jorgensen, McKenzie, Quincey, Stevenson, Vice -Chair Dandekar and Chair Wulkan NOES: None ABSENT: None RECUSED: Commissioner Kahn The foregoing resolution was passed and adopted this 11 th day of March 2020. Tyler Corey, S �re Planning Commission Packet Page 142 7/20/2021 The Orchard at San Luis Ranch f San Luis Ranch Specific Plan 1035 Madonna Road ARCH-0459-2019; SBDV-0747-2019 Public Hearing for the The Orchard at San Luis Ranch (multi -family component of the San Luis Ranch Specific Plan) April 7, 2020 Applicant: MI San Luis Ranch, LLC Project Site and Location s.� ..' obi �pn '7 6o:eus� 7/20/2021 City Council Approved Project: July 18, 2017 Specific Plan, General Plan i Amendment/Pre-Zoning, and K' Development Plan/Tentative Tract Map for the 131-acre project site ■ Specific Plan guides land use, t' circulation, parks and open space,:. infrastructure, architecture/design,' and phasing ■ Allows up to 580 Homes; 250,000 „ SF Non -Residential; 200 hotel rooms NG-310 NG-23 NC 1' NG-10 Consistent with General Plan policies (including LUE 8.1.4) U e:.1 ni1 Project Description Three multi -family configurations are proposed consisting of: ■ (8) three story buildings with 12 units each ■ (6) three story buildings with 20 efficiency lofts ■ (80) townhome condominium units configured in two - to six -unit attached townhome buildings. One common amenity clubhouse of 1,627 SF and with associated common area. 7/20/2021 Proposed VTTM 3150 5 6 Planning Commission Direction on 3-11-20 ■ Found the Project consistent with City Policy ■ General Plan, Specific Plan, Zoning Regulations, Subdivision Regulations ■ Concurred that no additional CEQA analysis is required ■ Approved the Development Plan (subject to conditions) Recommended Approval of VTTM to City Council ■ Subject to conditions, including a new parks condition added by the PC 7/20/2021 Key Issues — applicability to VTTM Housing Provisions, including Affordability • Project is consistent with City Housing policies ■ VTTM does not address housing provisions, Development Plan does ■ Development Plan approval included condition to ensure affordable housing will be provided consistent with previously approved Development Agreement Planning Commission Parks Condition PC added condition to consider Lot 10 as possible future pocket park site on VTTM if there is a future Development Plan Fiscal Neutrality • VTTM approval would allow development to move forward and infrastructure to be built under the approved Development Agreement ■ VTTM approval would not have a fiscal impact 7/20/2021 Affordable Housing Policy Affordable Housing Requirements ■ SLRSP and Development Agreement require affordable housing consistent with Housing Element policies ■ 26 deed -restricted units are required in NG-30 zone very low income households ■ 10 deed -restricted work force units are required (for households with 121-160% of median income) ■ Project provides required number of affordable units ■ Affordable Housing Location ■ Proposed plan shows 26 very low income units on site ■ Developer working with staff to move these to Commercial portion of Specific Plan in a mixed use development that would include 77 affordable units; currently 34 required there already ■ New proposal would result in 17 more affordable units overall than under proposed plan 9 10 7/20/2021 Proposed Affordable Housing Locations 11 12 Policy Consistency: Subdivision Regulations ■ Subdivision Proposal ■ Project is considered an "airspace condominium project" requiring a VTTM ■ VTTM provides for private ownership of multi -family components ■ This is known as a "common interest subdivision" ■ Proposed VTTM requires recommendation from Planning Commission and City Council approval ■ Subdivision Regulations Requirements for common interest subdivisions address private open space, common open space, common recreational facilities, storage and laundry facilities 7/20/2021 Policy Consistency: Subdivision Regulations ■ Policy Consistency and Requested Exceptions Project is consistent with all Subdivision requirements, except for: ■ Private open space dimensions ■ Required: 10' x 6' ■ Proposed: 10' x 5' (for 48 efficiency units) ■ Total combined private and common open space per unit ■ Required: 400 SF per unit ■ Proposed: 391 SF per unit ■ Applicant requests exceptions from these two requirements Findings to support these exceptions have been made per Section 16.17.110.0 and included in the attached resolution if PC recommends approval to the City Council 13 14 CEQA Process ■ July 18, 2017. City Council certifies Final EIR for SLRSP ■ July 17, 2018. City Council certifies Final Supplemental EIR (to address changes to Specific Plan phasing) ■ Current project is exempt from further CEQA review ■ Gov't Code 65457 (residential projects consistent with an approved Specific Plan are exempt from further review) ■ No Supplemental EIR required per CEQA Guidelines 15162 because there are no substantial changes to the what was described in the Specific Plan ■ Exceptions to subdivision regulations are minor and do not trigger further CEQA review ■ Project will be required to incorporate all applicable mitigation measures from certified FEIR and Final SEIR ■ Resolutions will be updated to reflect final condition language 7/20/2021 Policy Consistency: Subdivision Regulations Table 2— Common Interest Subdivision Project Statistics Site Details Proposed Allowed/Required Private Open Space 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 5 feet 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 6 feet Common Open Space 263 SF per unit 100 SF per unit Combined Total Open Space 391 SF per unit 400 SF per unit Common Recreation Facilities 263 SF per unit ofoutdoor recreation facilities 40 5F per unit of outdoor recreation facilities Storage 200 cubic feet per unit 200 cubic feet per unit Laundry Facilities Washer and dryer provided within each unit One washer and dryer per each 30 units 15 16 7/20/2021 y s - 1 NG-30 ��• NG 23 NC�� NG-10 AG 1 = CITY OF SHn LUIS OBISPO 17 Specific Plan NG-30 Zone Concept Fig ,. 119 AhX amity W-ha [chnp col Fqu•.. 2A A N.It-F..Iy AttxhW c.rya SV Ilan fat Sne Flan mule -Family COMPACT i� _ f l F�N,F 1199MW F—ly9 thW C—WW uF.ana.n F•;u•.: 2QA WF—ly A—x C9 p—lm c,.nt— 18 7/20/2021 19 --r EA.Tim y_ ic"�i�• -'�r why � �.i�e �. .� � �F _� . �1 TEE} r design CB \AMA group c�,,, Community p�W,,U �.,, tol On.+aECWkN. WlP+][E5. yr n.En FOCUS OF REVIEW 1. As recommended by the Planning Commission, approve the proposed Vesting Tentative Tract Map (VTTM 3150) for the NG-30 Portion of the San Luis Ranch Specific Plan; and 2. Adopt a Resolution (Attachment A) approving a Vesting Tentative Tract Map (VTTM 3150) based on findings and subject to conditions of approval. * No changes requested to new project issued conditions of approval PC-1006- 2020 (ARCH-0459-2019) and PC-1007-20 (SBDV-0747-2019) MASTER SITE PLAN f060'A Rk77Cy WAY' LAGUNA LAKE PARK PROJECT SITE "'."o" v I _ EXISTING MADONNA ROAD CONDITI - -- N rp� rduEF I F50953'SSY 3Ti�6Y' R•, E.00 i� FRSE4� I,es. O n ' � 1 C ' 1 + LOT 1 ' � rRrc oeRe uc me TnoE / c,wolvpev uc wncr ' I RFPfORYFD9 CINN:IN, IASSOCXIES r I 1 � LEGEND l RIGHT—OF—WAY/PROPERTY LINE 1 CENTERLINE RIGHT-GF-WAY/PRGPERiY LINE I -' TREE DRIP LINE TOP OF BANK EASEMENT (AS DESCRIBEC) SUBDIVISION BOUNDARY CREEK SETBACK EXISTING TREE TO REMAIN R•,�.LO• ]'nw F Wu Ex5TW n..W —T �R ESui PER uW f0 �rn�c�«sawu `rai°`4Fwsc,n�n I �� _ — r -�• � � r 1 �a1 �� ':woe �uaEm arER _ - �•• �- f LOT 2 RT�OP940 ir< f�]R W500.,F5 ael vns„9 iwo env,9 OgR ,7 ERR : F.eS.E1K„T' PROJECT MAKE ■ Affordable by Design Lofts ■ Condominiums - 96 units Town Homes (Citrus Grove Total Unit Count - 296 unit ■ Clubhouse - 1,627 sf ■ Common Open Space - 77, VESTING TENTATIVE TRACT MA Concurrently processing Vesting Tentative Tract I Condominium Map - seven residential (7) lots o Lot I — 60 units o Lot 5 — 8 units o Lot 2 — 36 units o Lot 3 — 100 units o Lot 4 — 20 units 12 lots total o Lot 6 — 36 units o Lot 7 — 36 units o Total — 296 units o Lot 8 — Private Recreation o Lot 10 — Open space o Lot 9 — Access o Lot I 1 / 12 — Easements LEGEND SUBDIVISION BOUNDARY PROPOSED LOT LINE EASEMENT TOP OF BANK CREEK SETBACK §� LOT 72 LOTS 11 MADONNA ROAD °" "` _ _Heeo+rosw _ _ - -��_� 'EKE Ai�j'.pgn` 5655mv am, Lox U Et6i•t° {E]ts' RyE A NR Ru@t[ IFl fY firt a P�wIE �WfE r RviiS E[4 [WtLI ]OOR 6• 90.00 cw.uri FkRk4C[ �[ pE 1IX1E55 l0 9E yet UhC�kT ;5315V1 Si i.st' R•[k� M �— f�1 t�slM[i N VESTING � ry------_-- -_-- - ----__---_ sr! �..� 1' RRpWSFO RunutE npk[ of'smfl 5- wo-xDcrC RLE _ _ N - _ _ f __RExs M Kcm ] '�cawEM'To N USPS TENTATIVE � mEaSEx6CwG PoE S'wEEi . � f k� FREE*TREE PrNG o/smcCrt[o ' 2332- OR- 3 18 'RECk•'.:C FnSE�[rv[ ' �, -J��Y �` "J LOT.2 ' _ NAP TRACT k-.; ' ut j _ _III���� AOT 9 5 oA LOT 1 w aa MAPl �+ �IIIII��IjI�IIIIIL - a - t < <T $ 02­ -. - .— LOT 4 i j rLn7r' j LOT 5 LOT 3 - E,S�,ok,��,oR, LOT 10 R .- CR[Fx SE*H•d� me�ERLL�,pwo ��� LOT 8'�-.,:`�NEL n 'S H •.�-= k�___-_• �„ ram- � � `. -- � � SAl1 LV 4 Ex5n p EE ro H 1 �1— + CRFEk 'Y181Cf � NAP n m� Tc �y9� I OWT, 341W mt��- 77-11 1 �► • r r m IrA design IN on group &hh.