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HomeMy WebLinkAboutR-11192 approving a Specific Plan Amendment for the San Luis Ranch Specific Plan (1035 Madonna Road, SPEC-0172-2020)R 11192 RESOLUTION NO. 11192 (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: Resolution No. 11192 (2020 Series) Page 2 R 11192 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. Resolution No. 11192 (2020 Series) Page 3 R 11192 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 Resolution No. 11192 (2020 Series) Page 4 R 11192 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. Resolution No. 11192 (2020 Series) Page 5 R 11192 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. Resolution No. 11192 (2020 Series) Page 6 R 11192 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. Resolution No. 11192 (2020 Series) Page 7 R 11192 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. Resolution No. 11192 (2020 Series) Page 8 R 11192 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 Council Member Pease, seconded by Council Member Christianson and on the following roll call vote: AYES: Council Member Christianson, Pease, Stewart, and Mayor Harmon NOES: None ABSENT: Vice Mayor Gomez The foregoing resolution was adopted this 17th day of November 2020. ____________________________________ Mayor Heidi Harmon ATTEST: ____________________________________ Teresa Purrington City Clerk APPROVED AS TO FORM: ____________________________________ J. Christine Dietrick City Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, on ____________________________. ____________________________________ Teresa Purrington City Clerk