HomeMy WebLinkAboutPC-1022-20 (SPEC-0172-2020 -- 1035 Madonna Road)RESOLUTION NO. PC-1022-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
RECOMMENDING APPROVAL OF 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; 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 SEPTEMBER 23,
2020 (1035 MADONNA ROAD, SPEC-0172-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing via teleconference, per the Governor's Executive Order N-29-20 issued on March 17,
2020, relating to the convening of public meetings in response to the COVID-19 pandemic, on
September 23, 2020, pursuant to a proceeding instituted under SPEC-0172-2020, MI San Luis
Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby recommends final approval of
the Specific Plan Amendment and Vesting Tentative Tract Map, based on the following findings:
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.
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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.
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) 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, and 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 development 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.
SECTION 2. Environmental Review. The project is consistent with the certified Final
EIR and Supplemental Final EIR for the 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
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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, honor, and note all existing easements and offers of dedication
proposed with Tract 3096. The noted areas of additional right-of-way dedication and right-
of-way abandonment noted on VTM sheet C2 are not supported and have not been included
in this VTM processing. The parent unrecorded map shall reflect these proposed changes.
If a timely recording of the parent map does not include the required dedications and/or
abandonments for Tract 3142, a separate Summary abandonment process will be required
in accordance with State and local laws and regulations.
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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.
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.
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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.
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.
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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 17.07.070.0 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.
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.
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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.
Indemnification
39. 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 Commissioner Kahn, seconded by Commissioner Wulkan, and on the
following roll call vote:
AYES: Commissioners Kahn, Shoresman, Wulkan, Vice -Chair Jorgensen and
Chair Dandekar
NOES: Commissioner Quincey
ABSENT: None
RECUSED: Commissioner Hopkins
The foregoing resolution was adopted this 23`d day of September 2020.
Tyler Corey, cc etary
Planning Co mission