HomeMy WebLinkAboutItem 17 - Specific Plan Amendment and VTTM No. 3142 for a site within the San Luis Ranch Specific Plan (1035 Madonna) 1Department Name: Community Development
Cost Center:4003
For Agenda of:November 17, 2020
Placement:Public Hearing
Estimated Time:60 minutes
FROM: Michael Codron, Community Development Director
Prepared By:John Rickenbach, Contract Planner
SUBJECT:SPECIFIC PLAN AMENDMENT AND VESTING TENTATIVE TRACT MAP
(VTTM 3142) FOR AN 11.44-ACRE NC-ZONED LOCATED IN THE SAN
LUIS RANCH SPECIFIC PLAN; 1035 MADONNA ROAD (SPEC-0172-2020;
SBDV-0173-2020)
RECOMMENDATION
As recommended by the Planning Commission, adopt a Resolution entitled “amending the San
Luis Ranch Specific Plan and approving a Vesting Tentative Tract Map (VTTM 3142) based on
findings and subject to conditions of approval.
REPORT-IN-BRIEF
The applicant, MI San Luis Ranch, LLC, has proposed a Specific Plan Amendment (SPA) and
Vesting Tentative Tract Map (VTTM 3142) that would facilitate future commercial and
residential development within an 11.44-acre portion of the Neighborhood Commercial (NC)
zone of the San Luis Ranch Specific Plan (SLRSP). The Planning Commission recommended
approval of the proposed project on September 23, 2020.
The SPA would allow for 64-77 affordable housing units to be built within the NC zone of the
SLRSP. 26 of the units within the project would replace the requirement for the same number of
deed-restricted units within VTTM 3150, the 296-unit multi-family component of the SLRSP
that was approved by the Planning Commission on March 11, 2020.
VTTM 3142 would implement the proposed SPA and provide a framework for future
development in that 11.44-acre area. It would subdivide Lot 7 (the commercially zoned land)
from VTTM 3096, which is the main subdivision that covers the entire Specific Plan area. The
Final Map for VTTM 3096 was approved in November 2018. The proposed VTTM would
establish 11 parcels ranging from 0.30 to 2.77 acres in size to accommodate development within
the NC-zoned area, with one lot being for the residences, and the other 10 for commercial uses
with up to 114,300 SF of commercial development. Future development on the lots to be created
in the NC zone within the VTTM will require a separate entitlement to permit the building
design and proposed uses. Application materials associated with these actions are included as
Attachment B.
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DISCUSSION
The following summarizes the proposed project:
Specific Plan Amendment:
1. Increase the number of allowed residential units in the SLRSP from 580 to 654. This
would allow for up to 77 affordable units within the NC area as part of a mixed use
development (it also acknowledges that the previously-approved NG-30 MFR project in
the SLRSP decreased its development potential from 299 to 296 units). Various
references and tables with the SP would be updated. The current SP does not consistently
acknowledge the requirement that the commercial development within the NC zone of
the SLRSP must provide 34 units of affordable housing, meaning the actual current
requirement is 580 + 34, or 614 total units. As described above, the affordable units in the
NC zone would also address the affordability requirement for 26 of the previously-
approved multi-family units in the NG-30 zone for a minimum of at least 60 affordable
housing units (approved March 11, 2020);
2. Update the Design Guidelines for the Neighborhood Commercial site to address a
potential horizontal and vertical mixed-use project;
3. Update the allowed level of commercial development to 139,300 SF (114,300 SF in the
NC area and 25,000 in the Ag Center area), a decrease from 150,000 SF;
4. Update the allowed level of office development to 97,000 SF, a decrease from 100,000
SF; and
5. Amend the Community Garden location from Lot 7 Tract 3096 as shown on page 3-20 of
SLRSP to the Farm on Lot 10 of Tract 3096; the Community Garden would be of equal
or greater size.
Vesting Tentative Tract Map 3142:
1. Subdivision of 11.44-acre Lot 7 of Tract 3096 into 11 parcels to accommodate a future
proposal for commercial-retail pads and horizontal mixed-use to include the affordable
housing site with parcels ranging in size from 0.30 acres to 2.77 acres;
2. Establish grading, drainage, utilities and storm water requirements for approximately
114,300 SF of retail and up to 77 Affordable housing units; and
3. Abandon and dedicate new right-of-way to conform with realignment of bus stop at
Dalidio Drive immediately adjacent to Lot 7 of Tract 3096.
Figure 1 shows the proposed lot boundaries within the VTTM. Although no Development Plan
is proposed at this time, the application includes an illustrative site plan (Figure 2) to help
visualize how the project could be implemented based on the boundaries of the proposed VTTM
and in the context of the Specific Plan Amendment. This figure is not a Development Plan but
may be useful to the Planning Commission as it conducts its review of the VTTM.
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Figure 1:
VTTM
3142 –
Proposed Lot
Layout
Figure
2:
Illustr
ative
Site
Plan
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Table 1 summarizes the key proposed project components, and a comparison to what is currently
allowed under the approved San Luis Ranch Specific Plan:
Table 1. Proposed Project Features and Consistency with Requirements
Site Details Proposed Existing SLRSP Requirement
Land Use Designation NC NC
Commercial SF 114,300 SF (in NC under the
amended SLRSP and VTTM)
25,000 SF (in AG under the SLRSP)
150,000 SF (LUE calls for a range of 50,000 to
200,000 SF)
Office SF 97,000 SF 100,000 SF (LUE calls for a range of 50,000 to
150,000 SF)
Residential Units 654 (77 within the NC zone) 580 (does not include 34 inclusionary units
required as part of NC development)
Environmental
Status
An Addendum was prepared to address potential changes associated with the
application and finds the SPA and VTTM is consistent with the certified Final EIR and
Supplemental Final EIR for San Luis Ranch Specific Plan.
Background
The intent of the specific plan amendment is to allow for additional affordable housing which
will range from 64-77 units within the NC-zoned area, and would increase the number of units
allowed within the entire Specific Plan area by 74 units overall, from 580 to 654. Under the
approved Specific Plan, the commercial development in the NC zone was required to either
develop or provide in lieu fees for 34 affordable housing units beyond the 580 units approved as
part of the Specific Plan.
On March 11, 2020, the Planning Commission approved a 296-unit multi-family residential
development within the NG-30 portion of the Specific Plan (Resolution PC-1006-20; Attachment
G), which included 26 deed-restricted units affordable to very-low income households. As part
of their approval, they supported the concept of transferring the affordability requirement of
those 26 units to a consolidated residential development in the NC zone, to combine with a
possible future mixed use development project in the NC zone that could also include the 34
units required as part of the commercial development, for a minimum of at least 60 affordable
housing units within the NC zone. If that occurred, those 26 units in the NG-30 zone would be
sold as market rate units. The proposed Specific Plan Amendment is intended to facilitate this
Planning Commission-supported concept.
As proposed, the project is expected to deliver at least four and potentially up to 17 additional
very-low income housing units. The reason for the range is that the buildings have not been
designed yet and will ultimately have to compete for tax credits to ensure that all of the funding
is available for construction. Currently, People’s Self-Help Housing Corporation (PSHHC) is the
intended developer of the affordable housing project.
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The VTTM would subdivide Lot 7 (the commercially zoned land) from VTTM 3096, the main
subdivision that covers the entire Specific Plan area. The Final Map for VTTM 3096 was approved
in November 2018. The proposed VTTM would establish 11 parcels ranging from 0.30 to 2.77
acres in order to accommodate development within the NC-zoned area, with one lot being for the
residences, and the other 10 for commercial uses up to 114,300 SF of commercial development.
Future development on the lots to be created in the NC zone within the VTTM will require a
separate entitlement.
In August 2020, an Addendum to the certified Final EIR for the SLRSP was prepared to evaluate
possible impacts associated with revised mitigation requirements that would result from a revised
development pattern as described above. The proposed action is consistent with the certified Final
EIR and certified Supplemental Final EIR for San Luis Ranch Specific Plan, when considered in
conjunction with that Addendum. (Attachment D).
Previous Council or Advisory Body Action
The City Council approved the San Luis Ranch Specific Plan in July 2017, which formed the basis
for various subsequent applications within the Specific Plan area, including the one currently
proposed. On September 23, 2020, the Planning Commission recommended approval of the
proposed SPA and VTTM to the City Council (Attachment E, PC Resolution No. PC-10222020
and meeting minutes, Attachment F), with the following recommendations to be carried forward in
a future Development Plan application pursuant to an approved SPA and VTTM:
x Ensure that compatible design considerations are included for Lot 4 adjacent to the
affordable housing;
x Ensure the loading/unloading area doesn’t infringe on the residential parking area for the
affordable housing;
x Install a masonry wall instead of a wood fence and a 5 foot landscape buffer between the
parking lot for lot 11 and the adjacent single family (NC-23) housing area to the south;
x Consider adding a pedestrian crossing of Dalidio Drive mid-block between the traffic
circle and Madonna Road; and
x Bike parking for Lot 11 should include charging stations for e-bikes and parking for large
bikes, such as cargo bikes.
Related to the issue of affordable housing, the Planning Commission had previously reviewed and
approved the Development Plan for the Multi-Family (NG-30) site of the San Luis Ranch Specific
Plan (Attachment G, PC Resolution No. PC-1006-2020). In the review of the multi-family site, the
Commission supported the concept of moving the affordable units on the NG-30 site to a location
within the NC zone with the potential of a significant increase in the amount of affordable units.
Condition 15.B. in the Resolution states the following, which would support the project as
currently proposed in the NC zone:
“The Base Inclusionary Housing Requirement [for the NG-30 project] may be
modified by the Community Development Director in the event that an
application for an Affordable Housing Project on the NC portion of the San
Luis Ranch Specific Plan area is approved providing for at least the same
number (26) very low income affordable housing units currently proposed for
the multi-family site, in addition to the 34 very low income affordable housing
units already required on the NC site through previous project entitlements.”
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This SPA and VTTM are consistent with and provide for implementation of the relocation and
increase in the number of affordable units. The Airport Land Use Commission (ALUC) reviewed
the project on October 21, 2020. The ALUC found that the project revisions would not change
the previous determination that the San Luis Ranch Specific Plan is consistent with the ALUP.
Policy Context
The proposed specific plan amendments and VTTM would further Housing Element goals by
providing a feasible affordable housing opportunity in a mixed-use project in proximity to
commercial development and nearby amenities. The attached Context Policy Analysis
(Attachment H) includes a detailed General Plan evaluation of the proposed amendments.
Subdivision Regulations
In addition to the Specific Plan Amendment, the project includes a subdivision. The applicant
has proposed a commercial common interest 11-lot subdivision with shared use of common
parking areas and access. The subdivision component of the project (proposed VTTM 3142)
requires a PC recommendation and final approval by the City Council. The VTTM provides for
11 lots total, with 10 commercial and 1 residential lot. The applicant’s illustrative site plan
(Figure 2 above and Attachment 3) depicts the anticipated development of the commercial
parcels and affordable housing development for the proposed horizontal mixed-use project. A
future development plan approval will be required to review proposed building designs and final
site plans for the residential lot and commercial development within the VTTM. Public Works
has provided conditions of approval for final map requirements on public and private easements
needed for access, parking, utilities, and drainage and final details that will be required at the
time of development plan review.
Subsequent ARC and PC Development Review Requirements
The SPA and VTTM would direct future development within the NC-zoned area. However, a
Development Plan with detailed information about building locations, circulation, parking,
landscaping, lighting, and building design would be required to implement that development.
Consistent with City requirements, the Development Plan application would be required to
undergo Major Project Review, which includes Architectural Review Commission review and
recommendation to the Planning Commission for final approval.
Public Engagement
As noted under “Previous Council or Advisory Body Action”, the SLRSP was approved by the
City Council in July 2017, and the Planning Commission recommended approval of the proposed
SPA and VTTM in September 2020. The Planning Commission and City Council hearings were
noticed in the newspaper and notification was provided by mail to all occupants and owners
within 300 feet of the project boundaries in accordance with City adopted procedures and the
Government Code.
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CONCURRENCE
The City’s review of the SPA and VTTM involved all City departments in the development
review process. Various conditions of approval from these departments were included in the
Resolution related to the VTTM, based on those conditions set forth in the Planning Commission
Resolution related to this action.
ENVIRONMENTAL REVIEW
The project, including the SPA, VTTM and development facilitated by those actions, is
consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP (July 2017)
and Final Supplemental EIR (July 2018). In August 2020, an Addendum to the certified Final
EIR for the SLRSP was prepared to evaluate possible impacts associated with revised mitigation
requirements that would result from a revised development pattern as described above
(Attachment D). The Addendum was approved by the City Council on August 18, 2020, per
Resolution 11157, with appropriate CEQA Findings. The Addendum considered development
with up to 654 units within the Specific Plan (consistent with what is now proposed) and found
that impacts would not exceed those considered in the original certified Final EIR and
Supplemental Final EIR. 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. Minor modifications to
two transportation mitigation measures were included in the Addendum, which will not affect
any actions being considered in the SPA and VTTM.
FISCAL IMPACT
Budgeted: NA Budget Year: NA
Funding Identified: NA
Fiscal Analysis:
Funding Sources Current FY Cost
Annualized
On-going Cost
Total Project
Cost
General Fund n/a
State
Federal
Fees
Other:
Total NA
There will be no net fiscal impact related to approving the SPA and VTTM. A Development
Agreement that covers all development within the SLRSP was approved in 2018, 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.
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ALTERNATIVES
1.Approve the project.An action to introduce an Ordinance and adopt the Resolution as
proposed, or with modifications to findings or project conditions.
2.Continue project.An action to continue the items should include a detailed list of additional
information or analysis required.
3.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.
Attachments:
a - Draft resolution SPA and VTTM approval
b - Project Application Materials (including SPA and VTTM)
c - Applicant project statement
d - CEQA Addendum and City Council Resolution of August 18, 2020
e - PC Resolution - September 23, 2020
f - 9-23-2020 PC meeting minutes
g - Council Reading File - PC Resolution No. PC-1006-2020, March 11, 2020
h - Policy Context Analysis
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RESOLUTION NO. XXXXX (2020 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A SPECIFIC PLAN AMENDMENT
FOR THE SAN LUIS RANCH SPECIFIC PLAN, IN ORDER TO ALLOW
UP TO 139,300 SF OF COMMERCIAL, 97,000 SF OF OFFICE, AND 654
RESIDENTIAL UNITS WITHIN THE PLAN AREA, AND TO UPDATE
OTHER ASPECTS OF THE SPECIFIC PLAN TO ACCOMMODATE THIS
DEVELOPMENT; APPROVAL OF VESTING TENTATIVE TRACT MAP
3142 WITHIN PREVIOUSLY APPROVED VESTING TENTATIVE
TRACT MAP 3096 TO CREATE 11 LOTS IN THE NC ZONE OF THE SAN
LUIS RANCH SPECIFIC PLAN, FOR THE COMMERCIAL, OFFICE,
AND RESIDENTIAL UNITS WITHIN THESE LOTS, AS ALLOWED
UNDER THE SPECIFIC PLAN AMENDMENT; AND A
DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE
CERTIFIED FINAL EIR AND FINAL SUPPLEMENTAL EIR FOR SAN
LUIS RANCH SPECIFIC PLAN WHEN CONSIDERED IN
CONJUNCTION WITH AN ADDENDUM APPROVED BY THE CITY
COUNCIL ON AUGUST 18, 2020; AS REPRESENTED IN THE AGENDA
REPORT AND ATTACHMENTS DATED NOVEMBER 17, 2020 (1035
MADONNA ROAD, SPEC-0172-2020; SBDV-0173-2020)
WHEREAS,the Planning Commission of the City of San Luis Obispo conducted a public
hearing on September 23, 2020, pursuant to a proceeding instituted under SPEC-0172-2020 and
SBDV-0173-2020, MI San Luis Ranch, LLC, applicant; and
WHEREAS,the Planning Commission of the City of San Luis Obispo recommended
approval of the Specific Plan Amendment as conditioned pursuant to said application; and
WHEREAS,the City Council of the City of San Luis Obispo conducted a public hearing
on November 17, 2020, pursuant to a proceeding instituted under SPEC-0172-2020 and SBDV-
0173-2020, MI San Luis Ranch, LLC, applicant;
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; and
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 (SPEC-0172-2020
and SBDV-0173-2020), based on the following findings:
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1. The proposed amendment to the San Luis Ranch Specific Plan (SLRSP) is consistent with
the intent of the General Plan because it will not result in additional impacts beyond those
anticipated in the 2014 Land Use and Circulation Elements (LUCE) Final EIR, and because
additional affordable housing allowed under the SPA would implement Housing Element
goals.
2. The Specific Plan Amendment (SPA) is intended to ensure internal consistency, to clarify
existing design guidelines, and to allow for more implementable mixed-use development
consistent with the intent of both the General Plan and originally adopted Specific Plan.
3. The SPA does not substantively change the policy framework or overall land use or
circulation pattern envisioned in the originally adopted Specific Plan.
4. The SPA would facilitate a Vesting Tentative Tract Map (VTTM)for horizontal mixed-
use development within the NC zone of the SLRSP, consistent with the SPA as amended.
5. The SPA would allow for more logical and implementable location for a future Community
Garden, which would now be located within the Agriculture (AG) zone of the SLRSP, in
conjunction with the Agricultural Heritage Center.
6. The proposed VTTM is consistent with the General Plan and SLRSP as amended because
the proposed subdivision implements goals for affordable housing, commercial and office
development in the plan area.
7. The site is physically suited for the type and density of development allowed in the NC
zone of the SLRSP, subject to approval of a future Development Plan for this area, subject
to architectural review and possible conditions of approval related to that Development
Plan; resulting development will be subject to consistency with the development standards
of the SLRSP, Community Design Guidelines, and Zoning Regulations.
8. The VTTM will not conflict with easements for access through (or use of property within)
the proposed subdivision since all parcels will have adequate access from Dalidio Drive as
proposed for extension through the SLRSP, and the underlying project where
condominium units will be created is consistent with the circulation pattern and planned
accessways as envisioned within the SLRSP of which this project is a component.
9. The SPA and VTTM are 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, Final Supplemental EIR and Addendum for that project.
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SECTION 2.Environmental Review. The project is consistent with the certified Final
Environmental Impact Report (FEIR) for SLRSP under the California Environmental Quality Act
(CEQA) in conjunction with an Addendum prepared pursuant to CEQA Guidelines 15164, which
was approved through City Council Resolution 11157 on August 18, 2020. 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,
FSEIR and Addendum 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.
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 SPA and VTTM with the incorporation of the following
conditions:
Planning Division
1. 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), No.
10927 (2018 Series), and No. 11157 (2020 Series).
Engineering Division –Public Works/Community Development Department
2. Park improvement fees shall be paid at the time of map recordation unless otherwise
approved for deferral by the Community Development Director for some or all of the
proposed lots. If deferred to development, a separate Notice of Requirements may be
required.
3. The subdivision shall be recorded with a final map. The map preparation and
monumentation shall be in accordance with the City’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The map shall use U.S. Customary
Units in accordance with the current City Engineering Standards. A separate application,
checklist, and final map review fee shall be paid at the time of final map processing.
4. The map for Tract 3096 shall be recorded prior to or concurrent with this Vesting Tentative
Map. All pertinent conditions and mitigation measures for Tract 3096 are applicable to this
map. The map and related improvement plans shall be in agreement with the parent Tract
3096 approvals or the Tract 3096 improvement plans, and construction shall be amended
to agree with the proposed development on this Lot 7.
5. The final map shall show and note all existing and proposed easements and offers of
dedication. The noted areas of additional right-of-way dedication and right-of-way
abandonment noted on VTM sheet C2 are supported and have been included in this VTM
processing. The extent and limits of the new offer(s) of dedication and abandonments shall
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be confirmed with the approved subdivision improvement plans for Tract 3096 and/or any
as-built construction. The developer shall confirm to the satisfaction of all potentially
affected utility companies that all wire utilities and appurtenances are not located within
the former PUE to be adjusted.
6. The final map shall show and note all public and private easements including but not
limited to those needed for access, parking, utilities, drainage, and yards. Said easement
may be provided in part or in total as blanket easements.
7.An easement agreement, CCR’s, or other document shall be approved to the satisfaction of
the City to cover the use and maintenance of the several easements and related
improvements.
8. The development plans shall show and note compliance with the City Standards, Design
Guidelines, and policies in effect at the time of development plan submittal.
9. The development plans and supporting documents shall show and note compliance with
the City’s Drainage Design Manual, Post Construction Stormwater Regulations, and the
master drainage report for Tract 3096.
10. A drainage facility Operation and Maintenance Manual will be required with development
plan submittals. A recorded agreement referencing the maintenance and reporting
requirements will be required in conjunction with the building permit submittal(s).
11. The development plan shall show the minimum width for the multi-use path/pedestrian and
bicycle easement and proposed improvement. The plans shall show and note compliance
with City and Bike Plan Standards unless a reduced width is specifically approved by the
City. If a minimum width of 8’ is supported, the plans shall show and label the required 2’
shoulder on either side of the path. The map shall amend all easements, plans, and sections
accordingly. The final bike route, corner radii, width, lighting, signing and striping, etc.
shall be approved to the satisfaction of the Transportation Division.
12. The development plans shall include all existing and proposed site sections to include all
pertinent detail within the noted section. Additional sections may be needed for clarity or
to provide better detail on the interface with the existing and proposed Tract 3096
improvements. The sections shall be expanded to include the proposed/approved right-of-
way improvements in both Section A and Section B. Include all drive aisles, landscape
areas, and sound walls or fences accordingly. The grades beyond the section lines shall
generally represent the approved grades in accordance the PIP’s for Tract 3096. Show and
label the tract boundary on the sections.
13. The development plans shall include a more comprehensive landscape plan. The plan shall
include additional information and clarification on the depth of cover over the detention
system for the proposed parking lot planters. Plant and tree selections shall honor the
available planting zone above the detention structure.
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14. The final map submittal and development plans shall include an exhibit to show
compliance with the California Building Code for building setbacks, eave overhangs,
exterior wall protection, opening protection or limitations, and required exit paths/yards to
the satisfaction of the Building Official/Fire Marshal.
15. The development plans shall show the proposed parking lot dimensions, driveway
approach widths, bay and parking space dimension, loading/unloading zones, and truck
circulation in accordance with the Parking and Driveway Standards.
16. The proposed solid waste management plan, strategy, placement, and volumes shall be
acceptable to the Utilities Department and San Luis Garbage Company. The final site plan
improvements and circulation aisles shall show conformance with the approved solid waste
management strategy.
17. Separate utilities are required to each lot in accordance with the subdivision regulations
unless specifically approved for deferral to development. If approved for deferral, a
separate Notice of Requirements may be required in conjunction with the map recordation.
18. The development plans shall evaluate the existing and proposed public and private fire
hydrant spacing and locations that serve the project. The location of the existing or
additional public hydrants and the location of the private on-site hydrants shall be approved
to the satisfaction of the Fire Department.
Transportation
19. The development plans shall identify short-term and long-term bicycle parking consistent
with City Zoning Regulations, City Engineering Standards, and the San Luis Ranch
Specific Plan. Short-term bicycle parking shall use “Peak Style” racks unless otherwise
approved by the Public Works Department.
20. The development plans shall identify pedestrian connectivity between the on-side
pedestrian walkways and the sidewalks along the Dalidio Road and Froom Ranch Way
frontages to the satisfaction of the Public Works Director.
21. Prior to recordation of the Final Map for Tract 3142, the Project Applicant shall submit
public improvement plans to establish the proposed pedestrian/bicycle pathway connection
between Tract 3142 and the adjacent residential street (Homestead Place). This connection
must be completed prior to issuance of any occupancy permits for development within
Tract 3142.
Utilities Department
22. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
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23. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to issuance of a Building Permit.
24. Calculations for the proposed sewer generations based on Section 7 of the City’s 2018
Engineering Design Standards shall be included in the building permit submittal.
25. The proposed gravity sewer system shall use HDPE pipe, or an approved equal, that meets
or exceeds the performance needed to eliminate groundwater infiltration and root intrusion.
26. 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.
27. A separate water meter shall be provided for each new parcel per Chapter 13.04.120 of the
City’s Municipal Code. The City’s water meters must be placed per the Engineering
Standards and the water service lateral feeding the meter shall be perpendicular to the
City’s main.
28.The project’s commercial and residential uses shall be metered separately. All residential
units are to be individually metered. Privately owned sub-meters may be provided for
residential apartments upon approval of the Utilities Director. The CCR’s for the
property/homeowner association shall require that the sub-meters be read by the
association (or P/HOA contracted service) and each apartment billed according to water
use.
29. Building permit submittal shall clarify size of existing and proposed water services and
water meters for the project, including both potable and recycled water.
30. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units,
and service lines shall adhere to the provisions of MC 13.04.120.
31. Non-potable water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code.
32. Water service laterals shall have backflow prevention per City Standards since recycled
water use is proposed on site.
33.The project is within the recycled water service area and shall include a “purple pipe”
irrigation system, and backflow preventer consistent with the Engineering Design
Standards.
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34. Projects generating more than two cubic yards of total waste shall comply with AB 1826,
and local waste management ordinance to reduce greenhouse gas emissions.
35. Each trash enclosure shall include space for the three waste streams: trash, recycling, and
organics.
36. A letter of agreement for shared trash collection services shall be provided identifying how
each parcel will be served.
37. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
38. The project will be required to provide a plan for the disposal, storage, and collection of
solid waste material for both the residential and commercial components of the project.
The development of the plan shall be coordinated with San Luis Garbage Company. The
plan must be submitted for approval by the City's Solid Waste Coordinator.
Fire Department
39. 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.
40. City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any
exterior wall in the development.
Indemnification
41. 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 Councilmember _________, seconded by Councilmember ___________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 17th day of November 2020.
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Resolution No. XXXXX (2020 Series) Page 8
R _________
____________________________________
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 this ________________ day of ____________________, 2020.
____________________________________
Teresa Purrington
City Clerk
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SAN LUIS RANCH RETAIL DEVELOPMENTILLUSTRATIVE SITE PLAN# 1046-09-CO19JULY 1, 20201” = 40’-0” (24X36 SHEET)02040 801” = 80’-0” (12X18 SHEET)LOT 10COMMERCIAL0.61 ACRES LOT 9COMMERCIAL 1.27 ACRESLOT 8COMMERCIAL0.41 ACRES LOT 4COMMERCIAL1.67 ACRES LOT 1COMMERCIAL 2.77 ACRESLOT 2COMMERCIAL0.98 ACRES LOT 3COMM.0.49 ACRES LOT 7COMMERCIAL0.3 ACRESLOT 6COMMERCIAL0.32 ACRES LOT 5COMM.0.72 ACRESLOT 11AFFORDABLE HOUSING1.88 ACRES AFFORDABLE HOUSING AFFORDABLE HOUSING PARKING SECURE PARKING GATESECUREPARKING GATEAFFORDABLE HOUSING PARKING DRAINAGE EASMENTSINGLE FAMILY RESIDENTIAL LOTSTO HWY 101 OVERPASS CONNECTIONOPEN SPACESINGLE FAMILY RESIDENTIAL LOTSALUC NO BUILD ZONERESIDENTIAL ENTRY MONUMENT LOCATIONS.BICYCLE/PEDESTRIAN CONNECTIVITY TO NEIGHBORHOOD.CLASS 1 PATH.BICYCLE PATHPEDESTRIAN PATH.VIGNETTE VIEW LOCATION.PUBLIC TRANSIT STOP.SOLID FENCE - PROVIDES PRIVACY AND VISUAL SCREENING AT PROPERTY LINES BETWEEN RESIDENTIAL TYPES.MASONRY WALL - PROVIDES PRIVACY AND BOTH NOISE AND VISUAL SCREENING AT PROPERTY LINES BETWEEN COMMERCIAL AND RESIDENTIAL ZONESSHORT TERM BICYCLE PARKINGLEGENDBUILDING STATISTICSSITE AREA:11.44 ACRES (498,408 SF)MAX ALLOWED LOT COVERAGE:80% = 9.16 ACRES (399,010 SF)PROPOSED LOT COVERAGE:79.63% = 9.11 ACRES (8.49 ACRES = 369,881 SF IMPERVIOUS + 0.62 ACRES = 26,931 SF PERVIOUS)MIN LANDSCAPE/PLAZA COVERAGE:20% = 2.29 ACRES (99,752 SF)PROPOSED LANDSCAPE COVERAGE:20.37% = 2.33 ACRES (101,596 SF) > 2.29 ACRESCOMMERCIAL(RED):114,300 SFAFFORDABLE HOUSING (YELLOW):60-77 AFFORDABLE HOUSING UNITS27,000 SF FOOTPRINT - 3 STORY BLDG.7,700 SF OPEN SPACE (100 SF PER UNIT)COMMERCIAL PARKING:REQUIRED: 114,300/500 = 229 SPACESSEVEN SPACES SHALL BE ADA COMPLIANTBICYCLE PARKING REQ’D: 229*20% = 46 REQUIRED(35 SHORT TERM, 11 LONG TERM)PROVIDED:370 SPACES AND 8 ACCESSIBLE SPACES - 2 VAN (301+ SPACES = 8 REQ’D)BICYCLE PARKING (370*20%)*75% = 74 (60 SHORT TERM SPACES PROVIDED -14 LONG TERM SPACES INSIDE BUILDINGS - TENANT PROVIDES)AFFORDABLE HOUSING PARKING:1.0 PER UNIT REQUIRED: 77*1.0 = 77 SPACES +2 MANAGERIAL(DARKER GREY ON SITE PLAN) PROVIDED: 90 SPACES > 79 SPACES4 ACCESSIBLE SPACES- 1 VANREQUIRED BUILDING HEIGHT:MINIMUM 20’, MAXIMUM 50 FT.PROPOSED BUILDING HEIGHT:NO CHANGEREQUIRED SETBACKS:(NO PROPOSED CHANGE)MINIMUM COMMERCIAL LANDSCAPE BUFFER:5’ STREET FRONT0’ SIDE INTERIOR LOT0’ STREET SIDE CORNER LOT15’ PARKING10’ REAR6’ LANDSCAPE BUFFER FROM PUBLIC STREET (FROOM RANCH WAY & DALIDIO)AND 10’ ADJACENT TO RESIDENTIALPROVIDED LANDSCAPE BUFFER:15’ LANDSCAPE BUFFER FROM PUBLIC STREET (FROOM RANCH WAY & DALIDIO) AND ADJACENT TO RESIDENTIAL50’-0”50’-0”
LANDSCAPE BUFFER
EXISTING P.U.E. SETBACK
10-0”
15’-0”PED/BICYCLEPATHA2A17,700 SF OPEN SPACEPED/BICYCLEPATHPED/BICYCLEPATHCLASS 1 PATHCLASS 1 PATHCLASS 1 PATHCLASS 1 PATHDRAINAGE EASMENT
BIKE PATHPacket Page 317Item 17
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020MIXED USE/AFFORDABLE & PASEO VIGNETTTEPacket Page 318Item 17
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020AFFORDABLE RESIDENTIAL ENTRY MONUMENT & WAYFINDINGPacket Page 319Item 17
SAN LUIS RANCH COMMERCIAL# 1046-09-CO19JULY 1, 2020MIXED USE AND COMMERCIAL PLAZA VIGNETTEPacket Page 320Item 17
COMMERCIAL/RESIDENTIAL BUFFER6’10’ YARDSETBACKLANDSCAPEBUFFERSIDEWALKPARKINGPARKINGTRAVEL LANESPARKING AND COMMERCIAL VEHICLE ACCESSCOMMERCIAL VEHICLE ACCESSCOMMERCIAL BUILDINGSINGLE FAMILY HOME BUILDING ENVELOPESINGLE FAMILY HOME60’6’7’20’7’34’10’ 15’10’10’SETBACK10’34’10’ 15’LANDSCAPE BUFFER10’ YARD SETBACKSIDEWALK5’ HIGH VERTICAL MASONRY WALL FOR PRIVACY, VISUAL/NOISE SCREENING AT PROPERTY LINESSAN LUIS RANCH June 22, 2020Scale: 1/8” = 1’-0”(on 11x17 sheet)02486’6’10’ MIN10’ MINPacket Page 321Item 17
SFR AND MFR BUFFER6’10’ YARDSETBACKSIDEWALKPARKINGLANDSCAPEBUFFERPARKINGTRAVEL LANESTRAVEL LANESSIDEWALKPARKINGPARKING5’ HIGH VERTICAL FENCE FOR VISUAL SCREENING AND PRIVACY AT PROPERTY LINESPARKINGMULTI-FAMILYBUILDINGSINGLE FAMILY HOME BUILDING ENVELOPESINGLE FAMILY HOME60’6’7’20’7’6’10’ 60’10’10’SETBACK10’6’10’LANDSCAPE10’ YARD SETBACKSIDEWALK6’SAN LUIS RANCH June 22, 2020Scale: 1/8” = 1’-0”(on 11x17 sheet)02486’Packet Page 322Item 17
SAN LUIS RANCH June 22, 2020A30248Scale: 1” = 20’(on 11x17 sheet)MULTI-USE PATH - RETAIL SITEMULTI-USE PATH - @HARVEST WAY CONNECTION MULTI-USE PATH - @REAR RESIDENTIAL LOT18’ DEEP PARKING STALLS WITH PERVIOUS PAVERS18’ DEEP PARKING STALLS WITH PERVIOUS PAVERS24’ WIDE DRIVE AISLE24’ WIDE DRIVE AISLE7’ WIDE PEDESTRIAN PATH7’ WIDE PEDESTRIAN PATH30’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE25’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE10’ 10’ 18’24’25’ 25’ 18’ 18’ 24’ 24’ PEDESTRIAN SIDEWALKHARVEST WAYRESIDENTIAL LOTRESIDENTIAL LOTRESIDENTIAL LOTBUFFERDRIVE AISLECROSSWALKTRUCK DOCKCOMMERCIAL BUILDINGCOMMERCIAL BUILDINGCOMMERCIAL BUILDING7’ 7’ 4’12’6’ HIGH MASONRY WALL BETWEEN COMMERCIAL AND RESIDENTIALPacket Page 323Item 17
SAN LUIS RANCH June 22, 2020A40248Scale: 1” = 20’(on 11x17 sheet)MULTI-USE PATH - RETAIL SITEMULTI-USE PATH - @COMM/RESIDENTIAL BUFFER MULTI-USE PATH - @OPEN SPACE CONNECTION20’ LANDSCAPE BUFFER WITH 10’ WIDE MEANDERING MULTI-USE PATH WITH 2’ WIDE SHOULDERS ON EACH SIDE10’ 10’27’ 20’ BUFFER AFFORDABLE RESIDENTIAL BUILDINGAFFORDABLE RESIDENTIAL BUILDINGCOMMERCIAL BUILDINGAFFORDABLE SECURE PARKINGSECURE GATEMULTI-USE PATH6’ HIGH SOLID FENCE BETWEEN OPEN SPACE AND RESIDENTIAL FOR PRIVACY SCREENINGOPEN SPACE MULTI-USE PATH - CONNECTION TO DALIDIO ROAD AND BUS STOPPacket Page 324Item 17
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April 9, 2020
City of San Luis Obispo
Community Development Department
919 Palm Street
San Luis Obispo, CA 93401
RE: Overview for San Luis Ranch Lot 7 Retail/Mixed Use site
(Vesting Tentative Tract Map, Development Plan and Specific Plan Amendment)
San Luis Ranch is excited to present to the City of San Luis Obispo for review and approval the re-subdivision of the
11.44-acre Retail/Mixed use site at San Luis Ranch. Our proposal includes the creation of 11 parcels for horizontal
mixed-use development, with approximately 114, 300 square feet of retail space and 60 affordable units with the ability
to add an additional 17 affordable units.
This project fulfills the City goals and San Luis Ranch’s approvals by:
1. Building more affordable units that is required by the SLR Specific Plan.
2. We are teaming up with People’s Self Help Housing (PSHH) to build the 34 affordable units required by the
Commercial portion of San Luis Ranch and proposing to move the 26 affordable units required by the Multi-
family portion of San Luis Ranch to a combined 60 unit site as part of this application. We are also allowing the
number of affordable units to increase by up to 17 units, if funding sources can be secured. (The current
approval allows the project to pay a fee and not build the units per DA Section 7.05 and SLR SP Section 5.2.2).
3. Providing services and amenities not available in smaller or scattered affordable projects.
4. Building all the affordable units next to transit, services in a mixed-use setting.
5. Allowing the multi-family site to provide additional “affordable by design” micro units.
6. Building the balance of the site in retail uses of various sizes and locations to provide for a variety of services for
the community.
7. The project will meet ALUC requirements. (Please see attached analysis dated March 27, 2020.)
8. The traffic generated by this proposal, even with the addition of more affordable units is under the approved
traffic thresholds in the Certified EIR/SEIR.
9. The project does not cause any additional impact not reviewed in the Certified EIR/SEIR.
10. The project is in conformance with the current design guidelines and will allow for review of the buildings by the
ARC prior to building permit approval.
We have a contract with PSHH to build the affordable units, should the project be approved. With this integrated
project, PSHH is able to deliver to the community more essential affordable housing supportive services, such as
educational and wellness programming, individual and family counseling, and career and business guidance.
Sincerely,
Walter Heiberg; MI San Luis Ranch, LLC
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APPLICATION SUMMARY SAN LUIS RANCH
COMMERCIAL/MIXED USE VESTING TENTATIVE TRACT MAP #3142, DEVELOPMENT PLAN AND
SPECIFIC PLAN AMENDMENT APPLICATIONS
Overall Project Description
Vesting Tentative Tract Map 3142 with concurrent Development Plan and Specific Plan Amendment is
the subdivision of an 11.44-acre parcel into 11 parcels ranging in size from 0.30 acres to 2.77 acres to
establish the horizontal mixed-use development for a total of approximately 114,300 SF of retail and up
to 77 affordable housing units. Specific Plan Amendment application is the correction to the overall
density allowed in the SLR Specific Plan to 654 units.
The proposed VTTM#3142, Development Plan and Specific Plan Amendment applications are in
substantial conformance with EIR/SEIR on file, based upon the updated traffic analysis as provided with
application.
Vesting Tentative Tract Map application:
- Subdivision of Lot 7 Tract 3096, an 11.44-acre parcel into 11 parcels for horizontal mixed-use
ranging in size from 0.30 acres to 2.77 acres;
- Establish grading, drainage, utilities and storm water requirements for approximately
114,300 SF of retail and up to 77 Affordable housing building.
- Abandon and dedicate new right-of-way to conform with realignment of bus stop at Dalidio
Drive immediately adjacent to Lot 7 of Tract 3096;
Development Plan application:
- Refine further the Design Guidelines for the Retail site, establishing the horizontal and
vertical relationship between the retail and residential uses;
- Establish Affordable Housing allowed density to be a maximum of 77 units;
- Establish retail development of approximately 114,300 SF of space.
Specific Plan Amendment application:
- SLR SP Master Planned Community currently requires 580 residential units and 34
commercial affordable housing units for a total of 614 units.
- SLR SP Master Planned Community erroneously limited the allowed density to 614 units,
when per Section 17.140.040 and the currently required affordable housing mix allows for
up to 663 units in the SP Area at a 32.5% Density Bonus, rather than the 20% identified.
- Correct the allowed density in the SLR SP to 654 residential units to accommodate up to 77
affordable housing units on-site – including correction of various reference tables and
narrative language to correct overall allowed density.
- Our application is seeking an overall density correction of 654 units, consistent with ALUC
requirements.
- Amend Community Garden location from Lot 7 Tract 3096 as shown on page 3-20 of SLR SP
to the Farm on Lot 10 Tract 3096 – of equal or greater size.
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Allowed Density per Adopted San Luis Ranch Specific Plan
Use Land Use
Category
Market Rate
Density
Affordable
Density
Maximum
Density
RSF NG-10 194 4 198
RSF NG-23 79 4 83
MF NG-30 273 26 299
Retail NC 0 34 34
Total 546 68 614
Mix of Affordability
CURRENT
Affordable Income
Level
NG-10 NG-23 NG-30 NC Total
Moderate (80%-
120%)
4 0 0 4 8
Low (51%-80%) 0 4 0 4 8
Very Low (31%-50%) 0 0 26 26 52
Extremely Low (30%
and below)
0 0 0 0 0
Manager Unit 0 0 0 0 0
Total 4 4 26 34 68
Allowed Density Bonus Calculation per State Law and Section 17.140.040(E) –
CURRENT
Affordable
Income Level
Total
Affordable
Units
Provided
Percentage of
General Plan
Allowed
Density 500
Units
Percent
Density Bonus
17.140.040(E)
Density
Bonus
Calculation
(500 Units X
Percentage
Allowed)
Maximum
Units
Allowed in
SLR SP
Moderate 8 2% 0
Low 8 2% 0
Very
Low/Extremely
Low
52 10% 32.5% 163
68 663
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Proposed Maximum Density per San Luis Ranch Specific Plan Amendment
Use Land Use
Category
Market Rate
Density
Affordable
Density
Maximum
Density
RSF NG-10 194 4 198
RSF NG-23 79 4 83
MF NG-30 296 0 296
Retail NC 0 77 77
Total 569 85 654
Mix of Affordability
PROPOSED MINIMUM
Affordable
Income Level
NG-10 NG-23 NG-30 NC Total
Moderate 4 0 0 0 4
Low 0 4 0 7 11
Very
Low/Extremely
Low
0 0 0 52 52
Manager Unit 0 0 0 1 1
Total 4 4 0 60 68
Allowed Density Bonus Calculation per State Law and Section 17.140.040(E) –
PROPOSED
Affordable
Income Level
Total
Affordable
Units
Provided
Percentage of
General Plan
Allowed
Density 500
Units
Percent
Density Bonus
17.140.040(E)
Density
Bonus
Calculation
(500 Units X
Percentage
Allowed)
Maximum
Units
Allowed in
SLR SP
Moderate 4 1% 0
Low 11 4% 0
Very
Low/Extremely
Low
52 10% 32.5% 163
68 663
*NC Affordable Housing shows a minimum of 60 units. Breakdown provided is for purposes of
calculating Density Bonus based upon the minimum number of affordable income units proposed.
Actual number of NC affordable units will be between 60-77, with 100% of units available to low income
or below.
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City of San Luis Obispo General Plan Conformance Statement
The proposed design and uses associated with Tract 3142 carry out the existing policies of the City’s
adopted General Plan. The development intended with Tract 3142 fulfills the goals and policies of the
General Plan, particularly those pertaining to affordable housing.
“The City shall support the location of mixed-use projects and community and neighborhood commercial
centers near major activity nodes and transportation corridors/transit opportunities where appropriate. -
General Plan Policy 2.3.6
Tract 3142 locates additional affordable housing units immediately adjacent to commercial, service,
employment and transit uses.
“All land uses proposed shall be in keeping with safety parameters described in this General Plan or other
applicable regulations relative to the San Luis Obispo Regional Airport.” - General Plan Policy 8.1.4
The County Airport Land Use Commission unanimously found the San Luis Ranch Specific Plan to be in
conformance with the San Luis Obispo Airport Land Use Plan. Please see attached “Conformance of San
Luis Ranch Commercial/Mixed Use Proposal – Tract 3142/Specific Plan Amendment” for detailed analysis
of conformance with Airport Land Use Plan policies and conditions.
City of San Luis Obispo Housing Element Policies:
Policy 4.3. Extremely low- and very low-income housing, such as that developed by the Housing Authority
of the City of San Luis Obispo or other housing providers, may be located in any zone that allows housing,
and should be dispersed throughout the City rather than concentrated in one neighborhood or zone.
Policy 6.19. Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City financial assistance.
Policy 7.2. Higher density housing should maintain high quality standards for unit design, privacy, security,
on-site amenities, and public and private open space. Such standards should be flexible enough to allow
innovative design solutions in special circumstances.
Affordable Housing for the San Luis Ranch Specific Plan Area, including Tract 3142, is consistent with the
Housing Element policies:
x The project is consistent by providing affordable development consistent with the San Luis Ranch
locational criteria in a newly developing neighborhood.
x A range of housing products from studio to three-bedroom units will be provided. The variety of
floor plans and sizes of units in the project will appeal to different ages and income levels.
x Affordable units maintain high quality standards for unit design, privacy, security, on-site
amenities, and public and private open space.
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San Luis Ranch Specific Plan Conformance Statement
The proposed design and uses associated with Tract 3142 carry out the existing policies of the adopted
San Luis Ranch Specific Plan. The development intended with Tract 3142 fulfills the goals and policies of
the General Plan, particularly those pertaining to affordable housing, even more robustly than the
adopted Specific Plan.
San Luis Ranch Specific Plan Chapter 8 – Implementation Policies
Policy 1.4. Promote high intensity, clustered development that promotes walking, biking, and transit use.
Policy 3.3. Encourage pedestrian scale development that fosters walking to and from commercial uses.
Policy 4.3. Promote affordable, entry level, and workforce housing opportunities whenever possible.
Policy 6.1. Apply a multimodal approach to transportation networks for the site (i.e., considering safety
and mobility of all users, including pedestrians, cyclists, drivers, and transit riders).
Policy 6.3: Ensure a safe and efficient circulation system within the Plan Area.
Tract 3142 locates up to 77 affordable housing units, targeting low and very-low income groups, in a single
structure, immediately adjacent to multi-use (bike/ped) paths, as well as commercial, employment and
transit uses. Residents and visitors in Tract 3142 have access to wide range of services, transportation
options, and recreational opportunities.
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ADDENDUM TO THE CERTIFIED FINAL SUPPLEMENTAL
ENVIRONMENTAL IMPACT REPORT FOR THE
SAN LUIS RANCH PROJECT
AUGUST 2020
A. INTRODUCTION
This document is an Addendum to the Final Supplemental Environmental Impact Report
(FSEIR) prepared for the San Luis Ranch Project (State Clearinghouse Number 2015101083).
The FSEIR was certified by the City of San Luis Obispo on July 17, 2018, pursuant to City
Council Resolution No. 10927 (2018 Series). The Addendum is intended to bring the existing
CEQA documentation up to date as appropriate. Because there are no new significant impacts or
mitigation measures as a result of this updated analysis, an Addendum is the appropriate CEQA
document.
B. ADDENDUM REQUIREMENTS
The Addendum has been prepared in accordance with the relevant provisions of the California
Environmental Quality Act (CEQA) of 1970 (as amended) and the State CEQA Guidelines as
implemented by the City of San Luis Obispo. According to §15164(b) of the State CEQA
Guidelines, an Addendum to an Environmental Impact Report (EIR) is the appropriate
environmental document in instances when “only minor technical changes or additions are
necessary or none of the conditions described in Section 15162 calling for the preparation of a
subsequent EIR have occurred”. Section 15162(a) of the State CEQA Guidelines states that no
subsequent Negative Declaration shall be prepared for a project unless the lead agency
determines, on the basis of substantial evidence in the light of the whole record, one or more of
the following:
(1) Substantial changes are proposed in the project which will require major
revisions of the previous EIR or Negative Declaration due to the involvement of
new significant environmental effects or a substantial increase in the severity of
previously identified significant effects;
(2) Substantial changes occur with respect to the circumstances under which
the project is undertaken which will require major revisions of the previous EIR
or Negative Declaration due to the involvement of new significant environmental
effects or a substantial increase in the severity of previously identified significant
effects; or
(3) New information of substantial importance, which was not known and
could not have been known with the exercise of reasonable diligence at the time
the previous EIR or Negative Declaration was adopted, shows any of the
following:
(A) The project will have one or more significant effects not discussed
in the previous EIR or Negative Declaration;
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(B) Significant effects previously examined will be substantially more
severe than shown in the previous EIR or Negative Declaration;
(C) Mitigation measures or alternatives previously found not to be
feasible would in fact be feasible, and would substantially reduce one or
more significant effects of the project, but the project proponents decline
to adopt the mitigation measure or alternative; or
(D) Mitigation measures or alternatives which are considerably
different from those analyzed in the previous EIR or Negative Declaration
would substantially reduce one or more significant effects on the
environment, but the project proponents decline to adopt the mitigation
measure or alternative.
This Addendum does not require circulation because it does not provide significant new
information that changes the certified FSEIR in a way that deprives the public of a meaningful
opportunity to comment upon a substantial adverse environmental effect of the project or a
feasible way to mitigate or avoid such an effect.
This Addendum includes this introduction and a description of the proposed actions addressed in
the Addendum as they related to the previously-approved project. The technical analysis in
support of this Addendum is included as an appendix to this document for reference
(Appendix A).
The CEQA documentation for this project, including this Addendum and certified FSEIR, is
available for review on the City’s website at www.slocity.org.
C. PREVIOUS CEQA DOCUMENTATION
The City Council unanimously certified a Final EIR and approved the project on July 18, 2017,
pursuant to City Council Resolution No. 10822 (2017 Series). A Notice of Determination (NOD)
was prepared, and there were no legal challenges to the adequacy of the Final EIR during the 30-
day statute of limitations associated with the NOD, pursuant to CEQA (PRC Section 21167 and
CEQA Guidelines Section 15094).
Subsequently, the City Council unanimously certified a Final Supplemental EIR and approved a
modified project on July 17, 2018, pursuant to City Council Resolution No. 10927 (2018 Series).
A Notice of Determination (NOD) was prepared, and there were no legal challenges to the
adequacy of the Final EIR during the 30-day statute of limitations associated with the NOD,
pursuant to CEQA (PRC Section 21167 and CEQA Guidelines Section 15094).
D. REASONS WHY AN ADDENDUM IS APPROPRIATE
Subsequent to the approval of an amendment to the previously approved San Luis Ranch project
in July 2018, the City of San Luis Obispo conducted additional analysis of traffic operations
related to the Project, a copy of which is attached hereto as Appendix A. The supplemental
traffic analysis evaluates a proposal to implement the Project in a manner that is consistent with
the San Luis Ranch Specific Plan, but with modifications to certain land uses, including a
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reduction in the amount of Office square footage from 100,000 sf to 97,000 sf, a reduction in the
amount of retail square footage from 150,000 sf to 139,300 sf, and an increase in residential uses
from 580 dwelling units to up to 654 dwelling units, of which up to 281 would be single family
residences and 373 would be multi-family residences, some of which are identified as affordable
housing. The change in buildout potential will result in fewer vehicle trips associated with
development of the Project at two intersections evaluated in the FSEIR - Intersection #16: South
Higuera Street & Tank Farm Road and Intersection #18: Prado Road and South Higuera Street.
The updated traffic analysis concludes that it would be appropriate to modify the mitigation
measures associated with these intersections from requiring construction of improvements in
conjunction with development of the Project to requiring payment of the Project’s fair share of
the cost of the future improvements by the City or a future developer at a time to be determined
by the City. The proposed changes do not materially change the findings and conclusions of the
FSEIR, making a second Supplemental EIR unnecessary pursuant to Section 15162 of the
CEQA Guidelines.
E. UPDATED PROJECT ELEMENTS
As discussed above, the project evaluated in this Addendum includes modifications from what
was evaluated in the certified Final EIR and FSEIR to reflect an increase in housing potential
from 580 units to 654 units, and a reduction in non-residential area from 250,000 SF to 236,300
SF. The overall land use mix and pattern envisioned under the approved Specific Plan otherwise
remains unchanged. Please refer to the FEIR and FSEIR for setting information related to
analyzing project impacts.
F. UPDATED ENVIRONMENTAL IMPACT ANALYSIS
This section addresses impacts associated with the project changes that have been proposed since
the FSEIR was certified in July 2018. Except as noted below, none of the analysis or discussion
included in the certified FSEIR has changed. The analysis addresses all the issue areas discussed
in the Final EIR and FSEIR.
Transportation
The proposed changes would not affect any of the Project’s construction-related impacts or the
overall footprint of development, which remains consistent with development that could occur
under the approved Specific Plan. As discussed below, based on the June 2020 traffic memo,
attached hereto as Appendix A, there would be fewer trips generated by development under the
San Luis Ranch Specific Plan, and thus commensurately lesser impacts than what were identified
in the FEIR/FSEIR. Previously identified impacts and mitigation measures would still apply.
However, based on the June 2020 traffic memo, two mitigation measures may be modified as
proposed without changing the severity of identified impacts.
With regard to the Project’s operational impacts, the updated traffic analysis concludes that the
implementation of mitigation measures required for two intersections analyzed in the FSEIR –
Intersection #16: South Higuera Street & Tank Farm Road and Intersection #18: Prado Road
and South Higuera Street –could be modified without additional impact from requiring
construction of the improvements discussed therein in conjunction with buildout of the Project
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to payment of the Project’s fair share toward future construction of these improvements by the
City or a future developer, as determined by the City, when warranted by then existing
conditions.
These mitigation measures are modified as follows, new language is shown in underline and
deleted language is shown in cross-out:
T-1(g) Intersection #16: S. Higuera Street & Tank Farm Road.
x Pay Fair share costs and dedicate necessary ROW for construction of the
Prado Road Overpass & NB Ramps (Timing & Amount of Fair Share
Payments as established in San Luis Ranch Development Agreement).
x Develop a Travel Demand Management Plan consistent with section 2.4.3
and to the satisfaction of the Public Works Director (Prior to Building
Permits or Occupancy)
x Pay fair share costs in the amount of $42,500 toward future construction by
City or another developer of an extension of the Extend northbound right
turn pocket to 230' and channelize movement (Prior to Building Permits or
Occupancy)
T-2(j) Intersection #18: Prado Road & Higuera Street.
x Install 2nd U.S. 101 northbound left turn lane (Prior to Building
Permits or Occupancy)
x Pay fair share costs in the amount of $75,000 toward future
construction by City or another developer of an extension of the
Extend westbound right turn pocket to 400' (Prior to Building
Permits or Occupancy)
No other changes to any other transportation-related mitigation measures are proposed.
Air Quality, Greenhouse Gas Emissions, and Noise
The reduction in the Project’s traffic would result in corresponding reductions in the Project’s
Air Quality, Greenhouse Gas Emissions and operational Noise impacts, which are largely based
on trip generation. However, the level of impacts identified in the FEIR and FSEIR would not
change, nor would any mitigation measures associated with these issue areas.
Water Resources and Recreation
As noted in the FSEIR, the approved Specific Plan Project is projected to result in a total service
population of 2,135 persons, of which the Project would generate 1,293 residents and 842
employees. Based on the population generation factors included in the FSEIR, the proposed
changes would reduce the total service population to 2,042 persons, comprised of 1,418 residents
(a net increase of 125 residents) and 624 employees (a net decrease of 218 employees). The
changes in the service population for the project are not expected to generate any new or
increased environmental impacts related to demands on water resources or recreational facilities,
as described below.
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Based on the water generation rates in Section 4.13 of the EIR, the proposed changes will result
in an increase in water demand from 217.6 AFY to 226.66 AFY; however, this amount is well
within the amount of available water disclosed under the EIR and would not result in any new or
increased significant impacts.
Similarly, the addition of 125 residents, an increase of less than 10%, would place some
additional demands on City park and recreation facilities. However, as discussed in Section 4.11
of the FEIR, in addition to park facilities being constructed within the project, the additional
residential units will pay required City park fees, which will reduce any impacts to recreational
facilities to a level of less than significance, and the proposed changes would not result in any
new or increased significant impacts.
Other Impacts Described in the FEIR and FSEIR
Several impacts described in previous CEQA documentation are based on the amount of land
converted to development activities. The issues include Agricultural Resources, Biological
Resources, Cultural Resources, Hazards, Hydrology/Water Quality, and Land Use. Because the
development footprint would not change under the updated Project, impacts and mitigation
measures related to these issues would not change.
G. DETERMINATION
In accordance with Section 15164 of the CEQA Guidelines, the City of San Luis Obispo (City)
has determined that this Addendum to the certified FSEIR is necessary to document changes or
additions that have occurred in the project description since the FSEIR was originally certified.
The City has reviewed and considered the information contained in this Addendum and finds that
the preparation of subsequent CEQA analysis that would require public circulation is not
necessary.
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Policy Context Analysis
The project area is within the San Luis Ranch Special Focus area as identified in Section 8.1.4 of
the Land Use Element (LUE). Section 8.1.4 of the LUE identifies a general framework guiding
development in that area, including issues related to circulation, site design, view protection,
agricultural protection, and public safety. Specifically, it anticipates that the area could support
commercial, office and residential development, and the proposed SPA and VTTM support
implementation of SLRSP General Plan policy objectives.
The LUE required that a specific plan be prepared for the entire 132-acre San Luis Ranch area. A
specific plan is a tool for the systematic implementation of a general plan. The SLRSP was adopted
in 2017. Because the Specific Plan is inherently consistent with the General Plan, the project’s
consistency with the Specific Plan is the focus of this policy analysis.
The proposed SPA would allow for additional housing not anticipated in the adopted SLRSP,
increasing the number of possible residential units in the plan area from 580 to 654. The intent of
this is to allow for additional affordable housing to be built within the NC-zoned area, beyond the
34 inclusionary units (or in lieu fees) required by the Zoning Regulations with respect to the
development of commercial land (see SLRSP Section 5.2.2 for further discussion). The SPA
would allow up to 77 affordable units to be constructed in the NC-zoned area, which would further
Housing Element goals to provide needed affordable housing citywide.
The proposed increase in housing has the potential effect of increasing impacts to public services
and traffic beyond those anticipated under the General Plan and associated LUCE EIR, as well as
the Final EIR and Supplemental Final EIR for the SLRSP. To address this, an Addendum to the
Final EIR and Supplemental Final EIR for the SLRSP was prepared to evaluate the possible
impacts associated with the updated pattern of development within the Specific Plan area
(Attachment D). Based on that analysis, the modified development levels under the SPA would
not result in greater impacts to traffic, public services, or any other issue addressed in the Final
EIR and Supplemental Final EIR compared to what was anticipated under the approved Specific
Plan prior to its possible amendment (please refer to the “Environmental Review” section for
further discussion of CEQA-related issues). For that reason, the level of development anticipated
under the amended SLRSP remains consistent with the General Plan. The land use pattern
anticipated under the SPA is substantially similar to what was previously approved, so it too
remains consistent with the General Plan.
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San Luis Ranch Specific Plan
Upon its adoption in 2017, the SLRSP became the
primary guiding land use regulatory document for
the area it encompassed. The proposed project
area coincides with the portion of the NC-
designated land generally northwest of the
intersection of Froom Ranch Way and Dalidio
Drive (figure, right).
A Specific Plan is a tool for the systematic
implementation of a General Plan. It effectively
establishes a link between implementing policies
of the general plan and the individual
development proposals in a defined area. In the
case of the SLRSP, it addresses the broad range
of planning issues and policies typically covered
in the City’s General Plan or zoning ordinance,
from land use, circulation, site planning
standards, design guidelines, landscape design
requirements, project phasing, and infrastructure requirements. In some cases, it establishes
standards that go beyond those included in the General Plan, or that are tailored to the needs of the
project site. For that reason, the project will be evaluated against the requirements of the SLRSP
to determine consistency with City planning policies.
The table below summarizes key relevant policies from the SLRSP, and City staff’s analysis of
the project’s consistency with those policies. The applicant has also provided a statement of
conformity with the SLRSP and General Plan in the project statement (Attachment C).
Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
Table 2-1. General Plan San Luis Ranch
Performance Standards
Applicant proposes to increase the Residential
component from 580 to 654 units. However,
this table shows what is in the adopted
General Plan, and the proposed SPA would not
change that. No change to this table is
appropriate.
Table 2-1
should not be
modified as
proposed
Table 2-3. Planned San Luis Ranch Specific
Plan Area Development
This table includes proposed modifications to
accommodate up to 654 residential units, and
a downward revision to a maximum of 139,300
SF of commercial and 97,000 SF of office.
Yes
Figure 3: San Luis Ranch Specific Plan Land
Use Map
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
Although the residential buildout exceeds what
is shown in Table 2-1, it is still consistent with
the intent of the General Plan as described in
Section 4.1 above. This change provides the
basis for other modifications to the Specific
Plan discussed below, and the determination
of potential consistency.
Section 2.5.1 Commercial Retail and Section
2.5.2. Office.
The project is consistent with that intent.
Section 2.5.1 and 2.5.2 call for commercial
retail and office uses that would be
accommodated by the VTTM.
Yes
Section 2.5.6. Integrated Residential Uses.
San Luis Ranch will integrate residential uses
in the Neighborhood Commercial Zone.
Housing development and mixed-use
projects in this Zone expand the range of
housing opportunities offered by San Luis
Ranch, creating an opportunity to make use
of the community’s walkability and
multimodal transit amenities, and could be
promoted as an optimal choice for those
seeking a car-free lifestyle.
This section is a proposed amendment to the
SLRSP. It allows for residential mixed use
within the NC zone as proposed under the
VTTM.
Yes
Section 3.3 Neighborhood Commercial (NC)
Zone
The introduction to this section does not
mention residential uses as a possible land use
that could be included in a mixed use project,
although there are illustrations later in this
section that support this concept, and Table 3-
6 includes residential as an allowed use. It is
recommended that the introduction mention
residential as a potential land use in this zone
when part of a mixed-use development.
Yes; see
analysis for
minor
modification
to SP
3.7.2. Commercial/Mixed Use Design
Guidelines. [The following existing
guidelines are modified as proposed, with
new next underlined, and deleted text
indicated by strikeout. Only modified
Proposed modifications clarify the relationship
between residential and commercial uses in
project design that may come forward through
a Development Plan. Each aspect of the
proposed changes are analyzed below.
Yes
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
portions of the existing guidelines are
shown.]
Site Planning and Design
a. Buildings should be sited close to
and oriented toward external and
interior streets. Building design
should incorporate pedestrian
walkways, outdoor seating, and
landscape areas where possible.
Where buildings front external and
internal streets, building design
should address the streets and not
present the back of the building.
b. Outdoor spaces should reflect
careful planning and provide plaza
spaces with defined edges, benches,
and lighting that establish a sense of
place. Building design should
engage pedestrian circulation paths
with outdoor seating, landscape
areas, and pedestrian-oriented
areas where possible.
c. Transitional pedestrian-oriented
outdoor spaces should be provided
at horizontal mixed-use interface
between uses. Transitional spaces
should include courtyards, benches,
landscape, and lighting that
establish a sense of place.
d. Clearly defined pedestrian and
bicycle circulation paths should be
provided across site connecting to
parking, building entries, public
ways, and multimodal transit
connection points. Use of path
defining elements such as enhanced
paving and landscape should be
incorporated.
Site Planning and Design. In general, the
intent is to promote higher quality design that
emphasizes the visual attributes of
development, integrates pedestrian and
bicycle circulation, and encourages public
meeting opportunities though design. These
guidelines form a solid framework for mixed
use projects that may come forward in a
Development Plan.
Building Form. Includes minor changes that do
not alter the original intent, but clarify and
help visualize how roofing elements would be
integrated into design.
Building Elements and Articulation. Includes
minor changes that do not alter the original
intent, but emphasize pedestrian access and
functionality.
Mixed-Use Integration. This is a new section
to better articulate how residential and
commercial uses will relate, both vertically and
horizontally. It also describes how pedestrian
connections can be better achieved.
Commercial Plazas. This includes minor
changes to an existing section to better clarify
the original intent.
Signs. This includes minor changes to an
existing section to better clarify the original
intent, and to ensure better consistency both
within the SLRSP and the City’s sign
regulations.
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
e. Plazas, courtyards, pocket parks,
and outdoor public spaces cafes
should be designed in an inviting
manner that to encourages
pedestrian use through the
incorporation of trellises, fountains,
art, seating, and shade trees.
Building Form
b. Roofs covering the entire building
such as hips and gables, are
preferred over mansard roofs.
Where practical and on short span
roof elements, the primary roof
form should address the entire
building such as hips and gables.
Application of flat roofs with
parapets or mansard roofs should
be limited in use and apply to large
spans only.
d. Vertical elements such as towers
should be used to accent horizontal
massing and provide visual interest
and a point of reference, especially
on corner buildings engaged with
public areas.
Building Elements and Articulation
e. Building facades facing paseos
should be articulated with detail
and display windows provide for
pedestrian scale elements and
materials where it is not the primary
entry.
Mixed-Use Integration
Building Materials. This includes minor
changes to an existing section to better clarify
the original intent.
Exterior Colors. This includes minor changes to
an existing section to better clarify the original
intent.
Utilitarian Aspects of Buildings. A provision
related to pedestrian access to trash closures
was eliminated because it unnecessarily
restricted potential designs that could be
visually less intrusive.
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
a. Horizontal and vertical mixed-use
incorporating both residential and
office uses provide for a complete
community and are encouraged.
b. Where residential horizontal mixed-
use faces commercial areas and
parking, pedestrian transitional
elements and buffers should be
included such as low fencing or
walls, screening planting, and
seating alcoves.
c. Delineation between public
commercial areas and residential
areas should be defined through the
use of material change, signage and
transitional elements. Transitional
elements should include courtyards,
benches, landscape, and lighting
that establish a sense of place.
d.Lower floors of both horizontal and
vertical mixed-use buildings should
communicate use through key
elements such as scale, plate height,
and architectural details.
Commercial Plazas
a.Specialized, defined, public outdoor
spaces should be incorporated into
the overall building and project
design. These outdoor spaces
should clearly define usable spaces
and take advantage of any “leftover
space.” have clear, recognizable
shapes that reflect careful planning
and should not be a result of
“leftover” areas between structures.
b. Site amenities, including benches,
drinking fountains, provisions for
bicyclists, water features, and public
art, should be utilized and should
complement the project’s
architectural character and be
oriented toward courtyards and
paseos.
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
Signs
b. Signs should reflect the type of
business through design, shape, or
graphic form in addition to
typographic information.
c. Signs oriented toward pedestrian
space and pathways should be
appropriately detailed to enhance
the public space.
e. Signs should not detract from cover
up windows or important
architectural features.
i. Sign construction should reflect a
high level of craftsmanship and be
consistent with City signage
requirements unless otherwise
addressed within the Specific Plan.
Building Materials
b. Smooth plaster finishes, 20-30 sand
finish or smoother, are preferred
over rough, textured stucco. Stucco
may be used in combination with
other materials such as siding and
brick. Stucco should be primarily
used for side and back walls that are
not as visible from public view; with
the richer materials used on the
front or to accent architectural
features serve as a supporting
material with richer, more varied
materials used on the front and
public facing facades. Increased
application of stucco is more
appropriate on the rear and non-
public faces of the buildings.
c. Materials and colors should be
architecturally consistent and
enhance the overall project
character while employing best
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
design practices of authentic
application.
Exterior Colors
a.Exterior colors should be consistent
with the architectural style of the
building. Color schemes that involve
a minimum of three (3) colors
should be utilized but tone on tone
color palettes are also appropriate
in limited application.
b. Different colors accentuating
different aspects and details of the
building architecture should be
utilized. Except for accenting
different aspects and details of a
building or as required by a national
brand, bright colors should be
avoided.
Utilitarian Aspects of Buildings
f. A pedestrian entrance to the trash
enclosure should be provided so the
large access gates do not have to be
opened as often.
5.2.2 Affordable Housing. [The applicant
suggests modifications to this section as
follows:]
1.To reflect the fact that there would
be up to 654 units within the SLRSP,
and 64-77 affordable units on the
NC site (instead of 34).
2.The applicant suggests they qualify
for a 32.5% density bonus instead of
the 20% included in the existing
SLRSP.
These changes essentially would allow for up
to 34 additional affordable units within the
SLRSP than are currently accommodated in the
plan. In achieving this, there would be fewer
deed restricted affordable units in the NG-30
zone, but a significant increase that more than
offsets this within the NC zone.
The density bonus provision corrects a clause
that was inaccurately described in the original
SLRSP, and allows for the magnitude of
Yes
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Project Consistency with the San Luis Ranch Specific Plan
SLRSP Relevant Policy or Guidance Discussion Potential
Consistency
3. States that there would be 2 deed
restricted affordable units in each of
the NG-10 and NG-23 zones.
4. Removes the requirement for 26
deed restricted affordable units in
the NG-30 zone, since these will be
transferred to the NC zone.
affordable housing development contemplated
in the amended SLRSP.
Overall, these changes further the City’s broad
goal of providing additional affordable housing
to a greater extent than could occur under the
originally-approved SLRSP.
Tables 7-2, 7-4, 7-5, 7-7, 7-8, 7-10 and 7-11.
[These are tables that project water demand,
wastewater generation, solid waste
generation, school demand, and buildout.
These have been updated to reflect updated
development potential.]
The updated information does not affect
development potential, or any aspect of future
project. It is intended primarily for
informational purposes.
Yes
Affordable Housing Requirements
The City’s 2019-21 Financial Plan identifies affordable housing as a Major City Goal. The City’s
Housing Element includes numerous policies and programs that support incentives, such as density
bonuses, to provide housing for low, very low and extremely low-income households. The SLRSP
as conceived accounts for a 20% density bonus for achieving affordable housing goals. The project
now proposes up to a 32.5% density bonus to reflect current State Density bonus law.
Both the SLRSP and the Development Agreement for the project require that development within
the Specific Plan area include sufficient affordable housing to be consistent with Housing Element
policies related to this issue (the SLRSP and Development Agreement are consistent with one
another). In both documents, development in the NG-30 zone is required to provide 26 deed-
restricted units that are affordable to very low-income households. The Housing Plan within the
Development Agreement also requires that the project provide 10 deed-restricted workforce
housing units (i.e., affordable to households earning from 121-160% of the area’s median income)
within the NG-30 zone.
The proposed Specific Plan Amendment would provide additional affordable housing as compared
to the currently approved SLRSP. An additional 64-77 affordable units would be provided in the
NC zone compared to what would otherwise be built, although even without the SPA, a
commercial project would be required to pay in lieu fees toward the construction of 34 affordable
units. It should be noted that under this proposal, the 26 deed-restricted units within the NG-30
zone would no longer be deed restricted but become market rate high density housing. Instead,
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the 64-77 affordable units within the NC zone would include 26 deed restricted units (based on the
requirement transferred from the NG-30 zone), as well as the 34 units that are required as part of
the original SLRSP approval. Thus, this proposal could result in 4-17 units beyond the previously
required 60 affordable units.
Overall, the proposed project would result in a realistically achievable affordable housing project
within the NC zone, functioning as a mixed-use project in proximity to commercial
development, consistent with the intent of the City’s Housing Element goals.
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7/26/2021VTTM 3142San Luis Ranch Specific Plan1035 Madonna RoadSPEC-0172-2020; SBDV-0173-2020Public Hearing forSLRSP Amendment and VTTM 3142(Commercial mixed-use component of the San Luis Ranch Specific Plan)November 17, 2020Applicant: MI San Luis Ranch, LLCPresentation OverviewRecommendationProject Description and OverviewPrevious ReviewAnalysis and DiscussionCEQA ProcessRecommendation212
7/26/2021Recommendation3Based on the recommendation of the Planning Commission, adopt a Resolution to amend the San Luis Ranch Specific Plan and approve the Vesting Tentative Tract Map (VTTM 3142) based on findings and subject to conditions of approvalProject Site and Location434
7/26/2021City Council Approved Project: July 18, 20175Specific Plan, General Plan Amendment/Pre-Zoning, and Development Plan/Tentative Tract Map for the 131-acre project siteSpecific Plan guides land use, circulation, parks and open space, infrastructure, architecture/design, and phasingAllows up to 580 Homes; up to 250,000 SF Non-Residential; 200 hotel roomsConsistent with General Plan policies (including LUE 8.1.4)Project Description6Intent is to facilitate an achievable mixed use commercial and affordable housing project in the NC zone Two project components:Specific Plan AmendmentVesting Tentative Tract Map (VTTM 3142)If approved, Development Plan would follow as a separate application requiring development review56
7/26/2021Specific Plan Amendment7Increase SLRSP residential buildout from 580 up to 654 unitsAllow up to 77 affordable units in the NC zone (34 affordable units or in-lieu fees currently required)Update Design Guidelines to address allowed mixed use in NCUpdate commercial square footage potential in SLRSP from 150K to 139.3K (LUE allows a range of 50-200K)Update office square footage potential in SLRSP from 100K to 97K (LUE allows a range of 50-150K)Move Community Garden location shown in SLRSP from NC area to adjacent to AG center; size and function would remain the sameVTTM 31428VTTM 3142 is an 11-lot subdivision of 11.44-acre Lot 7 of approved Tract 3096, which covered the entire Specific Plan areaLots range in size from 0.30 to 2.77 acres10 lots are for commercial development, and 1 is for residentialEstablishes grading, drainage, storm water and utilities requirements for up to 114,300 SF of commercial and 77 residential unitsAbandons and dedicates new ROW to accommodate a new bus stop on Dalidio Drive adjacent to this tract78
7/26/2021VTTM 3096 – Final Map Approved in 20189VTTM 3096 shown above; detail of Lot 7 is at rightVTTM 3142 is a subdivision of VTTM 3096 Lot 7VTTM 3142 – Proposed Lot Layout10910
7/26/2021Illustrative Site Plan based on SPA and VTTM11Why is the project proposed?12Planning Commission approved a 296-unit multi-family project in the NG-30 zone within SLR on March 11, 2020That project included 26 deed restricted units affordable to very low income householdsPlanning Commission encouraged more affordable housing in SLR, and encouraged a mixed use project in the NC zone with affordable housingCondition 15.B. allowed that if an affordable housing project were approved in the NC zone, the MFR project requirement for 26 deed restricted units could be transferred to the NC project. These would be added to the existing requirement in the NC zone to build 34 inclusionary units or to provide an equivalent in-lieu fee.The proposed project would include 64-77 affordable units, or up to 17 more affordable units than if the project were not builtThe 26 units in question in the MFR project would become market rate units11 12
7/26/2021Policy Consistency13General PlanProject implements Housing Element goals related to providing more affordable housingRevised commercial and office buildout is within the range specified in the LUECEQA Addendum shows no additional impacts to City services, so land pattern is consistent with the intent of the GPSan Luis Ranch Specific PlanConsistent with intent of adopted SLRSP relative to land developmentSPA updates certain aspects of SLRSP to ensure internal consistency (see Table 2 of Agenda Report)Subdivision RegulationsProposed commercial common interest subdivision allowedFuture Development Plan application would require development reviewAffordable Housing Policy14Affordable Housing Requirements SLRSP and Development Agreement require affordable housing consistent with Housing Element policies26 deed-restricted units are currently required in NG-30 zone for very low income households10 deed-restricted work force units are required in NG-30 (for households with 121-160% of median income)NG-30 project provides required number of affordable units34 affordable units required in NC zone (or in lieu fees)Affordable Housing in the NC ZoneProposed plan would transfer the requirement for 26 very low income units from the NG-30 to the NC zoneProposed plan is a mixed use development that would include up to 77 affordable units; currently 34 required (or in lieu fees)New proposal would result in up to 17 more affordable units overall than under existing plan13 14
7/26/2021Affordable Housing Details (existing plan)15Affordable Housing in SLR is governed by Affordable and Workforce Housing Agreement (recorded September 14, 2020)Current affordable housing provisions34 to be built in residential zones34 inclusionary units in the commercial (NC) zone (or in lieu fee)Current workforce housing provisions include 14 units total:2 units in NG-10; 2 units in NG-23; 10 units in NG-30)Consistent with Development AgreementAffordable Housing (in Development Agreement)1615 16
7/26/2021Affordable Housing (proposed)17Market Rate vs Affordable Housing in SLRSP1817 18
7/26/2021Market Rate vs Affordable Housing in SLRSP19Market Rate vs Affordable Housing in SLRSP2019 20
7/26/2021CEQA Process21July 18, 2017. City Council certifies Final EIR for SLRSPJuly 17, 2018. City Council certifies Final Supplemental EIR (to address changes to Specific Plan phasing)August 18, 2020. City Council adopts an Addendum to the Final EIR to address modified traffic mitigation requirements that would result from development consistent with the current proposalProject will be required to incorporate all applicable mitigation measures from certified FEIR and Final SEIRSubsequent Development Plan Review22SPA and VTTM would direct future development in the 11.44-acre area in questionDevelopment Plan for this area would be needed to facilitate developmentDevelopment Plan would require ARC review and Planning Commission approval21 22
7/26/2021Additional Planning Commission Direction23…for the future Development Plan…Ensure compatible design for commercial Lot 4 adjacent to affordable housing;Ensure loading/unloading area does not infringe on parking for affordable housing area;Include masonry wall and landscape buffer between parking lot for housing and single-family homes across the street in NG-23 zone;Consider mid-block pedestrian crossing on Dalidio Drive; andBike parking for affordable housing should include charging stations for e-bikes and parking for large bikes.Recommendation24Based on the recommendation of the Planning Commission, adopt a Resolution to amend the San Luis Ranch Specific Plan and approve the Vesting Tentative Tract Map (VTTM 3142) based on findings and subject to conditions of approval23 24
7/26/2021Questions and Comments25Resolution PC-1006-20 - Condition 1526A. Base Inclusionary Housing Requirement: Prior to issuance of certificates of occupancy, the City and the project owners shall enter into an Affordable Housing Agreement for the inclusionary affordable housing units to be developed in the NG-30 Zone, which will be recorded in the office of the County Recorder. The ten (10) deed restricted “workforce” units shall be shown in the final Affordable Housing Agreement to be spread throughout the Zone, as described in the Affordable Housing Plan dated October 24, 2019. The twenty-six (26) deed restricted “very low” income level units shall be operated by a qualified affordable housing provider and shall be clustered into one or more buildings, the location and unit mix of which, is described in the Affordable Housing Plan for the project dated October 24, 2019. Services offered by the qualified housing provider may be provided either on or off-site pursuant to an agreement with the qualified housing provider approved by the City prior to initial occupancy of the first very low-income level unit, and as updated from time to time. All “workforce” and “very-low” deed restricted units shall be either sold or rented subject to the inclusionary housing provisions of the City per the final recorded Affordable and Workforce Housing Agreement and Declaration of Restrictive Covenants for the San Luis Ranch project. B. The Base Inclusionary Housing Requirement may be modified by the Community Development Director in the event that an application for an Affordable Housing Project on the NC portion of the San Luis Ranch Specific Plan area is approved providing for the development of at least the same number (26) very-low income affordable housing units currently proposed for the multi-family site, in addition to the 34 very low income affordable housing units already required on the NC site through previous project entitlements.C. This approval shall not be construed to limit the amount of affordable housing that can be provided on the project site. Additional affordable housing units, as may be necessary to qualify for certain grant applications, may be provided. 25 26
7/26/2021Proposed Affordable Housing Locations2727